As published in The Erin Advocate
High income, low crime and low unemployment have teamed up with a strong arts and sports culture to place the Town of Erin at #76 on the MoneySense list of Canada’s Best Places to Live.
This is the first time Erin has been included in the magazine’s annual ranking of 209 municipalities. Orangeville is another new arrival, coming in at #97, and it seems we live in a good neighbourhood. Veterans of the list include Caledon at #56 this year, Centre Wellington (Fergus-Elora) at #52, Halton Hills at #21 and Guelph at #15.
Of the 209 places listed, Erin scored in the top 25% for income, employment, arts and sports activity and lack of crime.
It scored lower in the categories of affordable housing, healthy population growth (only 1.3% in five years), access to health care, low taxes, good weather, and ease of walking, biking and taking transit. The report says 3% of Erin residents use public transit to get to work.
Many Canadians say the place they live is the best, but MoneySense writer Mark Brown says the list is not about civic pride. “The purpose is to take an objective look at the communities across the country and identify the ones where residents can thrive,” he said.
The statistics were provided by Environics Analytics, Statistics Canada, Environment Canada and IHS Automotive. Points were awarded to communities using weighted categories: Weather - 10%; Commuting - 11%; Wealth - 28%; Demographics - 17% and Other (including crime, amenities, healthcare, culture and taxation) - 35%.
Boucherville, Quebec (south of Montreal) came in #1, while Calgary, a former #1, slipped to #19. Other highlights include Burlington #3, Oakville #6, Stratford #7, Waterloo #16, Toronto #35, Kitchener #40, Hamilton #41, Milton #57, Mississauga #61 and Brampton #154.
The median annual household income in Erin is listed at $105,809, with average discretionary income of $58,112 and an average household net worth of $784,001.
In comparison, households in the Town of Caledon are said to have median annual income of $95,118, with discretionary income averaging $61,238, net worth at $926,552, property valued at $621,859 and property taxes at $3,414.
The value of an average Erin resident’s primary real estate is pegged at $576,460, with the property tax averaging $3,306. What that tax figure includes, and for what year, is not stated, but it does not line up with the Town’s numbers.
After passage of the 2015 budget, the Town of Erin calculated that a home assessed at $400,000 would generate about $1,150 in Town taxes, $2,596 in County taxes and $780 in School taxes, for a total of $4,526. That’s up 2.22% from 2014.
Erin is not on any of the specialty lists published by MoneySense, including Canada’s Richest Cities, based on Household Net Worth. Caledon places #9 on that list with households averaging $926,552. That’s similar to places like Oakville, Vaughan, Richmond Hill and Aurora, but far short of West Vancouver, #1 with households averaging $3,152,364.
Halton Hills has the distinction of being #9 on the list of Best Places to Raise Kids. It has an average monthly daycare cost of $1,222, with 62.6% of families having children, 20.6% of the population under age 15, and a crime rate that has dropped 32% in five years.
Other interesting facts about Erin from the profile:
• Population: 11,282.
• Unemployment rate: 2.98%.
• Crime Rate per 100,000 people: 2,636 (down 23% in the last 5 years).
• Violent crime severity index: 15.8 (compared to Halton Hills at 20.1, Guelph at 42.5 or Brampton at 51.3).
• Average income tax for a person earning $50,000: $8,571.
• Vehicles 2012 or newer: 17.9% (Luxury vehicles 2012 or newer: 1.3%).
• People walking to work: 2.6%.
• People employed in arts and recreation: 2%.
• Medical doctors per 1,000 people: .98.
• Owned homes: 94.8%.
• Climate: 750 mm annual rainfall, 105 days with maximum temperature over 20°C, 7.7 days over 24°C.
Showing posts with label Real Estate. Show all posts
Showing posts with label Real Estate. Show all posts
June 10, 2015
May 13, 2015
Mayor says wastewater essential for economic growth
As published in The Erin Advocate
Mayor Al Alls continues to push for an Environmental Assessment (EA) of wastewater options, saying that sewer service is essential for economic growth.
He provided an update on economic development initiatives during a breakfast meeting for local business people on May 6 at David’s Restaurant.
“We’ve changed our idea of economic development in Erin and we want to do more,” said Alls. “We all need to work together – there’s no one route.”
Economic Development Coordinator Bob Cheetham has brought together a 14-member advisory committee to develop a 4-year Action Plan. Community focus groups will have a chance to provide input before it goes to council for approval in July.
“It’s a pretty aggressive plan to move forward, but we need to get moving on it,” said Cheetham. The mayor has been promoting a more helpful approach by Town staff, and said council wants to hear from people with ideas for investment or improvement to the Town’s service to businesses.
Calling wastewater the “elephant in the room”, Alls said council will make a definite decision on proceeding with the EA in June, which is expected to cost $200,000 per year over three years. He said the town has been “stymied” in its development, and that a plan is needed before senior governments will consider providing the essential funding of at least 66%.
“It is money well-spent in my opinion,” said Alls. “It is a gamble, but if you don’t take that first step in the journey, you’re not going to get through, and you’re not going to get this town to grow. We want it to grow – not to go crazy, but we need it to grow.
“Erin has been stalled, and we want to get it going. I want to make Erin the economic engine for Wellington County.”
On hand at the breakfast to promote Wellington County’s commitment to economic growth were Warden George Bridge, CAO Scott Wilson and Economic Development Officer Jana Reichert.
The County has developed an Economic Development Strategy and Sector Investment Profiles. They are actively recruiting new investment by Canadian and international firms, as well as supporting expansion plans for existing businesses.
They have an on-line business directory, promote a wide range of festivals and events, publish profiles of local businesses and have provided a grant of $25,000 to support Erin’s economic development activities.
Bridge said Minto has dealt with some of the same challenges facing Erin and has succeeded in boosting commercial and industrial assessment by more than 10%. They have programs that provide business plan advice, mentors and an incubation program for entrepreneurs. There is also a plan to attract “alumni” – people who grew up in the community and might want to move back and set up a business.
Cheetham showed off the banners that Erin now uses at public events, promoting the town as a destination and a place to live, with a thriving economy. He has been working with the Business Improvement Area, the Chamber of Commerce and Headwaters Tourism (no longer “Hills of Headwaters”).
He said Erin will soon be part of the Headwaters Parade of Horses, a series of 25 outdoor fiberglass horse sculptures painted in a whimsical fashion by various artists – like the moose sculptures of a few years ago in the Toronto area. There will be one at McMillan Park in Erin village and another at Century Church Theatre in Hillsburgh.
With 400 horse farms, Erin wants to to highlight this major base of business during the equine events in Caledon and Mono that are part this summer’s Pan-Am Games.
Mayor Al Alls continues to push for an Environmental Assessment (EA) of wastewater options, saying that sewer service is essential for economic growth.
He provided an update on economic development initiatives during a breakfast meeting for local business people on May 6 at David’s Restaurant.
“We’ve changed our idea of economic development in Erin and we want to do more,” said Alls. “We all need to work together – there’s no one route.”
Economic Development Coordinator Bob Cheetham has brought together a 14-member advisory committee to develop a 4-year Action Plan. Community focus groups will have a chance to provide input before it goes to council for approval in July.
“It’s a pretty aggressive plan to move forward, but we need to get moving on it,” said Cheetham. The mayor has been promoting a more helpful approach by Town staff, and said council wants to hear from people with ideas for investment or improvement to the Town’s service to businesses.
Calling wastewater the “elephant in the room”, Alls said council will make a definite decision on proceeding with the EA in June, which is expected to cost $200,000 per year over three years. He said the town has been “stymied” in its development, and that a plan is needed before senior governments will consider providing the essential funding of at least 66%.
“It is money well-spent in my opinion,” said Alls. “It is a gamble, but if you don’t take that first step in the journey, you’re not going to get through, and you’re not going to get this town to grow. We want it to grow – not to go crazy, but we need it to grow.
“Erin has been stalled, and we want to get it going. I want to make Erin the economic engine for Wellington County.”
On hand at the breakfast to promote Wellington County’s commitment to economic growth were Warden George Bridge, CAO Scott Wilson and Economic Development Officer Jana Reichert.
The County has developed an Economic Development Strategy and Sector Investment Profiles. They are actively recruiting new investment by Canadian and international firms, as well as supporting expansion plans for existing businesses.
They have an on-line business directory, promote a wide range of festivals and events, publish profiles of local businesses and have provided a grant of $25,000 to support Erin’s economic development activities.
Bridge said Minto has dealt with some of the same challenges facing Erin and has succeeded in boosting commercial and industrial assessment by more than 10%. They have programs that provide business plan advice, mentors and an incubation program for entrepreneurs. There is also a plan to attract “alumni” – people who grew up in the community and might want to move back and set up a business.
Cheetham showed off the banners that Erin now uses at public events, promoting the town as a destination and a place to live, with a thriving economy. He has been working with the Business Improvement Area, the Chamber of Commerce and Headwaters Tourism (no longer “Hills of Headwaters”).
He said Erin will soon be part of the Headwaters Parade of Horses, a series of 25 outdoor fiberglass horse sculptures painted in a whimsical fashion by various artists – like the moose sculptures of a few years ago in the Toronto area. There will be one at McMillan Park in Erin village and another at Century Church Theatre in Hillsburgh.
With 400 horse farms, Erin wants to to highlight this major base of business during the equine events in Caledon and Mono that are part this summer’s Pan-Am Games.
February 18, 2015
County tax share continues to grow
As published in The Erin Advocate
Steady increases in property values have been a bonus for Erin residents when they want to sell their homes, but when county tax taxes are calculated, there is an extra price to pay for living close to the Greater Toronto Area.
Wellington County recently approved a tax increase that averages 2.8%, meaning an extra $18 for every $100,000 of a home’s assessed value. If all property values were increasing at the same rate, we would all pay an extra 2.8% in county taxes, but that is not the case.
The County has never reported the tax impact split by municipality in the past, but I asked Treasurer Ken DeHart to crunch the numbers.
“An average residence in the Town of Erin will experience a 3.1% increase due to the change in property assessment being higher than the County average,” he said.
Tax bills will vary based on individual properties, but the average assessed value of an Erin home was up 3.8% last year, compared to an average of 3.4% countywide. By provincial law, assessment determines the share of property taxes – the County and the Town have no authority to change the system.
Paying .3% above the county average may not seem like much, but over the years the differences in assessment have become quite dramatic, and Erin is not the highest. The average single family detached (SFD) home in Erin has gone from $444,572 in 2013, to $463,933 in 2014 and $481,394 in 2015.
The average SFD home assessment for Wellington County in 2015 was $372,956. Here are the averages by municipality:
The relatively low amount of taxes paid on farmland, 25% of the regular rate, is a particular issue for municipal taxpayers. Farmland qualifies for the Farm Tax Rebate if it is actually farmed, generating at least $7,000 in gross income per year.
The rebate used to be paid by the province and shared through income taxes. When it was shifted to municipalities, provincial grants were supposed to cover the cost. Actual grants cover less than half, however, leaving county taxpayers to cover the balance. The net cost is $487 per household.
Steady increases in property values have been a bonus for Erin residents when they want to sell their homes, but when county tax taxes are calculated, there is an extra price to pay for living close to the Greater Toronto Area.
Wellington County recently approved a tax increase that averages 2.8%, meaning an extra $18 for every $100,000 of a home’s assessed value. If all property values were increasing at the same rate, we would all pay an extra 2.8% in county taxes, but that is not the case.
The County has never reported the tax impact split by municipality in the past, but I asked Treasurer Ken DeHart to crunch the numbers.
“An average residence in the Town of Erin will experience a 3.1% increase due to the change in property assessment being higher than the County average,” he said.
Tax bills will vary based on individual properties, but the average assessed value of an Erin home was up 3.8% last year, compared to an average of 3.4% countywide. By provincial law, assessment determines the share of property taxes – the County and the Town have no authority to change the system.
Paying .3% above the county average may not seem like much, but over the years the differences in assessment have become quite dramatic, and Erin is not the highest. The average single family detached (SFD) home in Erin has gone from $444,572 in 2013, to $463,933 in 2014 and $481,394 in 2015.
The average SFD home assessment for Wellington County in 2015 was $372,956. Here are the averages by municipality:
Puslinch - $644,852;
Erin - $481,394;
Guelph-Eramosa - $450,361;
Centre Wellington - $342,817;
Mapleton - $308,628;
Wellington North - $221,778 and
Minto - $202,304.
It is important to remember that assessment growth does not directly result in tax increases. But with the county deciding it needs to collect $84.5 million in taxes this year (as part of a $185.8 million total budget), assessment determines the relative share for each taxpayer.
People are often shocked at how much money the county spends. In 2014 Wellington collected $12.5 million from Erin, 55.2% of total taxes. The Town of Erin collected $5.5 million (24.4%), while schools got $4.6 million (20.4%).
County roads and bridges make up the largest part of Wellington’s budget, but many expenses can be traced back to the downloading of the 1990s, when the provincial government forced counties to take over the cost of some major services. Those still account for more than $40 million on the annual tax levy.
The big-ticket items include:
It is important to remember that assessment growth does not directly result in tax increases. But with the county deciding it needs to collect $84.5 million in taxes this year (as part of a $185.8 million total budget), assessment determines the relative share for each taxpayer.
People are often shocked at how much money the county spends. In 2014 Wellington collected $12.5 million from Erin, 55.2% of total taxes. The Town of Erin collected $5.5 million (24.4%), while schools got $4.6 million (20.4%).
County roads and bridges make up the largest part of Wellington’s budget, but many expenses can be traced back to the downloading of the 1990s, when the provincial government forced counties to take over the cost of some major services. Those still account for more than $40 million on the annual tax levy.
The big-ticket items include:
• Rural OPP service ($17.3 million),
• The Farm Tax Rebate ($10.6 million),
• Social Housing ($4.3 million),
• Land Ambulance ($4 million),
• Former Provincial Highways ($3.7 million),
• Social Services and Childcare ($1.8 million) and
• Public Health ($2 million).
The relatively low amount of taxes paid on farmland, 25% of the regular rate, is a particular issue for municipal taxpayers. Farmland qualifies for the Farm Tax Rebate if it is actually farmed, generating at least $7,000 in gross income per year.
The rebate used to be paid by the province and shared through income taxes. When it was shifted to municipalities, provincial grants were supposed to cover the cost. Actual grants cover less than half, however, leaving county taxpayers to cover the balance. The net cost is $487 per household.
August 27, 2014
SSMP report recommends sewage system
As published in The Erin Advocate
The Final Report of the Servicing and Settlement Master Plan (SSMP) is now in the hands of Council, after $1 million in research and debate about the Town’s future, and it recommends further study of sewers for Erin village and Hillsburgh.
The need for a study on servicing and growth was identified in 2004. It finally started with a public meeting in 2009, and will end with a public meeting next Tuesday, September 2, at the council chambers. The following week, Council is expected to decide on a preferred strategy and whether to accept the recommendation for further environmental assessment.
The 220-page Final Report by consultant BM Ross (plus six appendices) can be downloaded at www.erin.ca. It includes a five-page executive summary that outlines several options and a series of recommendations.
It urges the Town to provide water and wastewater services to all existing and future urban residents and businesses. Rural areas would be unaffected, but septic systems and private wells in urban areas would eventually be eliminated.
If approved, the SSMP report is intended as the primary tool to help Erin build a case for government funding, a process that could start immediately. The capital cost could be $58 million for traditional sewers, plus about $7 million in water system upgrades, but the Town does not have enough borrowing capacity to consider such a venture. It would require grants covering 60-66% of costs to make it possible.
Doing the work in extended stages, inclusion of private financing, use of a performance-based contract and adoption of alternative technologies could make the project more financially viable, but those decisions will be made later.
The report discusses the option of excluding Hillsburgh from servicing, but says this would be harmful, concentrating businesses, services and about 2,500 of new population in Erin village. The report also recommends against the Big Pipe option (directing sewage to other towns) because it would spur intense population and business growth and be contrary to existing rules on discharge to the Great Lakes.
The report outlines the consequences of keeping things as they are. It estimates urban homeowners would pay a total of about $30 million over the next 25 years to replace or upgrade septic systems (at $20,000 each). Many lots are too small for standard systems and would require more expensive treatment. Some lots are too small for any new system and some retail properties are dependent on holding tanks.
The lack of sewers is making it difficult to attract new businesses to Erin, restricting existing businesses that may be forced to leave and limiting the availability of moderate-cost housing for young families, singles and seniors.
Remaining on septics is likely to result in a municipal inspection system to ensure that systems on private property are pumped regularly, and repaired or replaced if not functioning properly.
It is possible that Erin could revert to some housing development with septic systems on larger lots – a trend that helped prompt the SSMP. This would require special permission from the province, since it is not the preferred method of development. There had been concern about the impact of septic systems on the river, but that has turned out to be relatively low.
If the Town is not building a sewage system, a large developer could theoretically do an environmental assessment and build their own. The Town would have to approve the size and location of a subdivision, but could end up owning and operating the developer’s treatment plant – and adding new modules to service existing homes in the future.
Council has voted to reserve sewage capacity for the 4,500 existing urban residents. Had it not done so, developers would be eager to use it.
Completion of the SSMP ends an official freeze on new subdivisions that has lasted 10 years in the Official Plan, but development will still have to wait for a detailed sewage plan. The SSMP is expected to be used as a guide when Council revises the Official Plan and allocates growth.
As a result of the SSMP, which protects the West Credit River by limiting population growth to 1,500 people (500 homes), there is not nearly enough sewage capacity to satisfy the plans of developers.
Council could decide to split growth between Erin village and Hillsburgh. About 20% of the growth has to go to infilling existing neighbourhoods. Council may set aside some of the growth capacity for commercial and industrial projects – perhaps another 20%, the report says. A small portion of the sewage treatment capacity would be used for septage from rural septic tanks.
Solmar Developments, which had hoped to build about 1,200 homes, has objected to the Town reserving sewage capacity for existing residents. Other landowners on hold during the SSMP include Manuel Tavares (800 units in Hillsburgh), Jim Holmes, owner of Erin Heights Golf Course (173 units as of 2001), and Gary Langen, with land on the west side of Eighth Line.
Appendix C of the SSMP has correspondence from developers and community groups Concerned Erin Citizens and Transition Erin, with summaries of Public Meetings and Liaison Committee meetings. Other appendices include a Background Report, a Problem/Opportunity Statement, a scientific Existing Conditions report by Credit Valley Conservation, and cost estimates and financial analysis by Watson and Associates Economists.
The Final Report of the Servicing and Settlement Master Plan (SSMP) is now in the hands of Council, after $1 million in research and debate about the Town’s future, and it recommends further study of sewers for Erin village and Hillsburgh.
The need for a study on servicing and growth was identified in 2004. It finally started with a public meeting in 2009, and will end with a public meeting next Tuesday, September 2, at the council chambers. The following week, Council is expected to decide on a preferred strategy and whether to accept the recommendation for further environmental assessment.
The 220-page Final Report by consultant BM Ross (plus six appendices) can be downloaded at www.erin.ca. It includes a five-page executive summary that outlines several options and a series of recommendations.
It urges the Town to provide water and wastewater services to all existing and future urban residents and businesses. Rural areas would be unaffected, but septic systems and private wells in urban areas would eventually be eliminated.
If approved, the SSMP report is intended as the primary tool to help Erin build a case for government funding, a process that could start immediately. The capital cost could be $58 million for traditional sewers, plus about $7 million in water system upgrades, but the Town does not have enough borrowing capacity to consider such a venture. It would require grants covering 60-66% of costs to make it possible.
Doing the work in extended stages, inclusion of private financing, use of a performance-based contract and adoption of alternative technologies could make the project more financially viable, but those decisions will be made later.
The report discusses the option of excluding Hillsburgh from servicing, but says this would be harmful, concentrating businesses, services and about 2,500 of new population in Erin village. The report also recommends against the Big Pipe option (directing sewage to other towns) because it would spur intense population and business growth and be contrary to existing rules on discharge to the Great Lakes.
The report outlines the consequences of keeping things as they are. It estimates urban homeowners would pay a total of about $30 million over the next 25 years to replace or upgrade septic systems (at $20,000 each). Many lots are too small for standard systems and would require more expensive treatment. Some lots are too small for any new system and some retail properties are dependent on holding tanks.
The lack of sewers is making it difficult to attract new businesses to Erin, restricting existing businesses that may be forced to leave and limiting the availability of moderate-cost housing for young families, singles and seniors.
Remaining on septics is likely to result in a municipal inspection system to ensure that systems on private property are pumped regularly, and repaired or replaced if not functioning properly.
It is possible that Erin could revert to some housing development with septic systems on larger lots – a trend that helped prompt the SSMP. This would require special permission from the province, since it is not the preferred method of development. There had been concern about the impact of septic systems on the river, but that has turned out to be relatively low.
If the Town is not building a sewage system, a large developer could theoretically do an environmental assessment and build their own. The Town would have to approve the size and location of a subdivision, but could end up owning and operating the developer’s treatment plant – and adding new modules to service existing homes in the future.
Council has voted to reserve sewage capacity for the 4,500 existing urban residents. Had it not done so, developers would be eager to use it.
Completion of the SSMP ends an official freeze on new subdivisions that has lasted 10 years in the Official Plan, but development will still have to wait for a detailed sewage plan. The SSMP is expected to be used as a guide when Council revises the Official Plan and allocates growth.
As a result of the SSMP, which protects the West Credit River by limiting population growth to 1,500 people (500 homes), there is not nearly enough sewage capacity to satisfy the plans of developers.
Council could decide to split growth between Erin village and Hillsburgh. About 20% of the growth has to go to infilling existing neighbourhoods. Council may set aside some of the growth capacity for commercial and industrial projects – perhaps another 20%, the report says. A small portion of the sewage treatment capacity would be used for septage from rural septic tanks.
Solmar Developments, which had hoped to build about 1,200 homes, has objected to the Town reserving sewage capacity for existing residents. Other landowners on hold during the SSMP include Manuel Tavares (800 units in Hillsburgh), Jim Holmes, owner of Erin Heights Golf Course (173 units as of 2001), and Gary Langen, with land on the west side of Eighth Line.
Appendix C of the SSMP has correspondence from developers and community groups Concerned Erin Citizens and Transition Erin, with summaries of Public Meetings and Liaison Committee meetings. Other appendices include a Background Report, a Problem/Opportunity Statement, a scientific Existing Conditions report by Credit Valley Conservation, and cost estimates and financial analysis by Watson and Associates Economists.
August 13, 2014
Water system upgrades key to servicing plan
As published in The Erin Advocate
Improving Erin’s water system will cost considerably less than building a sewer system, but it will still be an expensive item when the Town’s servicing is upgraded.
The Servicing and Settlement Master Plan (SSMP) Liaison Committee met recently for the last time. They’ve learned a lot about the community’s problems over the last five years, but have never reached a consensus on what should be done – especially with growth now limited to about 500 new homes.
The SSMP Final Report was to be available this week, with the study expected to wrap up after a Public Information Meeting on September 2
Town Council may decide on September 9 to proceed with the next phase of environmental assessment (EA). That will mean spending money to investigate various sewer options, without actually committing to build a system.
Erin does not have the borrowing capacity to build a traditional system unless it gets grants to cover more than 60% of the cost. It will need a detailed plan in order to apply for grants, and the EA will be valid for 10 years.
The water part of the puzzle was explained to Liaison members by Matt Pearson of consulting firm BM Ross. He said even with no growth, Erin has a ‘water deficit’. That means the municipal water supply system does not have an ideal capacity.
After five years of 20% rate increases, making Erin municipal water very expensive at $4.08 per cubic meter, BM Ross says there is still not enough “firm capacity”. That is the ability to maintain adequate supply even when the largest well in one area is out of service.
There is considerable redundancy, since the Town has two wells for the Hillsburgh system and two for Erin village. BM Ross Engineer Dale Erb said there have been some occurrences when the firm capacity is exceeded, but that it has not been common. Project Manager Christine Furlong of Triton Engineering said exceedances of firm capacity do tend to occur in smaller communities.
The SSMP will recommend that private wells be shut down in urban areas – 110 in Erin village and 230 in Hillsburgh. The Town has suspended its Water System Connection Fee until June 30, 2015 to promote more use of the water system, but many Hillsburgh residents have no access to water mains.
To provide water to all residents, even with no growth, BM Ross recommends that the unused Bel-Erin well, just south of County Road 124 on the Ninth Line, be brought back into service. They also recommend replacing the Hillsburgh Heights well, which currently requires treatment of water to remove naturally-occurring lead, and adding reservoir storage.
To supply all existing residents, plus 250 new homes in each urban area, Erin village would need the Bel-Erin well, plus an additional well. Hillsburgh would need additional storage and another well, in addition to replacing the Hillsburgh Heights well. If all 500 new homes went to either Hillsburgh or Erin village, similar but slightly larger upgrades would be needed in the community getting the growth.
Interconnection of the Hillsburgh and Erin village systems is being evaluated separately. It would be expensive, but it would increase redundancy and reduce the number of additional wells required in the future. The Erin water tower could not provide pressure to Hillsburgh, which has a 30-metre higher elevation.
The total capital cost of the fully-built water plan is $6.7 million in the split-growth scenario, $5.4 million for Erin only and $5.0 million for Hillsburgh only. The variation does not affect existing residents, but the system becomes less costly for developers if new homes are clustered in one community.
The greatest share of water improvements (especially new wells) would be paid through growth – $4,418 for each new home if the growth is in Hillsburgh only, $5,158 each for Erin only and $7,798 if it is split.
There would be a charge of $984 each for existing connected homes, and $4,550 for existing unconnected homes. A 15-year municipal loan of $4,500 at 3.25% would cost a homeowner $380 per year. If grants are provided for the water system, costs will be proportionally reduced.
Improving Erin’s water system will cost considerably less than building a sewer system, but it will still be an expensive item when the Town’s servicing is upgraded.
The Servicing and Settlement Master Plan (SSMP) Liaison Committee met recently for the last time. They’ve learned a lot about the community’s problems over the last five years, but have never reached a consensus on what should be done – especially with growth now limited to about 500 new homes.
The SSMP Final Report was to be available this week, with the study expected to wrap up after a Public Information Meeting on September 2
Town Council may decide on September 9 to proceed with the next phase of environmental assessment (EA). That will mean spending money to investigate various sewer options, without actually committing to build a system.
Erin does not have the borrowing capacity to build a traditional system unless it gets grants to cover more than 60% of the cost. It will need a detailed plan in order to apply for grants, and the EA will be valid for 10 years.
The water part of the puzzle was explained to Liaison members by Matt Pearson of consulting firm BM Ross. He said even with no growth, Erin has a ‘water deficit’. That means the municipal water supply system does not have an ideal capacity.
After five years of 20% rate increases, making Erin municipal water very expensive at $4.08 per cubic meter, BM Ross says there is still not enough “firm capacity”. That is the ability to maintain adequate supply even when the largest well in one area is out of service.
There is considerable redundancy, since the Town has two wells for the Hillsburgh system and two for Erin village. BM Ross Engineer Dale Erb said there have been some occurrences when the firm capacity is exceeded, but that it has not been common. Project Manager Christine Furlong of Triton Engineering said exceedances of firm capacity do tend to occur in smaller communities.
The SSMP will recommend that private wells be shut down in urban areas – 110 in Erin village and 230 in Hillsburgh. The Town has suspended its Water System Connection Fee until June 30, 2015 to promote more use of the water system, but many Hillsburgh residents have no access to water mains.
To provide water to all residents, even with no growth, BM Ross recommends that the unused Bel-Erin well, just south of County Road 124 on the Ninth Line, be brought back into service. They also recommend replacing the Hillsburgh Heights well, which currently requires treatment of water to remove naturally-occurring lead, and adding reservoir storage.
To supply all existing residents, plus 250 new homes in each urban area, Erin village would need the Bel-Erin well, plus an additional well. Hillsburgh would need additional storage and another well, in addition to replacing the Hillsburgh Heights well. If all 500 new homes went to either Hillsburgh or Erin village, similar but slightly larger upgrades would be needed in the community getting the growth.
Interconnection of the Hillsburgh and Erin village systems is being evaluated separately. It would be expensive, but it would increase redundancy and reduce the number of additional wells required in the future. The Erin water tower could not provide pressure to Hillsburgh, which has a 30-metre higher elevation.
The total capital cost of the fully-built water plan is $6.7 million in the split-growth scenario, $5.4 million for Erin only and $5.0 million for Hillsburgh only. The variation does not affect existing residents, but the system becomes less costly for developers if new homes are clustered in one community.
The greatest share of water improvements (especially new wells) would be paid through growth – $4,418 for each new home if the growth is in Hillsburgh only, $5,158 each for Erin only and $7,798 if it is split.
There would be a charge of $984 each for existing connected homes, and $4,550 for existing unconnected homes. A 15-year municipal loan of $4,500 at 3.25% would cost a homeowner $380 per year. If grants are provided for the water system, costs will be proportionally reduced.
April 16, 2014
Phosphorous levels limiting population growth
As published in The Erin Advocate
The amount of phosphorus contamination in the West Credit River is “a key parameter of concern” that will limit the future population of Erin village and Hillsburgh to 6,000 people, according to a presentation from SSMP Consultant BM Ross.
At a meeting of the Liaison Committee for the Servicing and Settlement Master Plan on April 9, factors surrounding the Assimilative Capacity Study (ACS) were discussed.
Early last year, BM Ross Project Manager Matt Pearson was estimating that the ACS could result in an urban population cap of more than 9,000, depending on treatment methods and comments from the Ministry of the Environment (MOE) and Credit Valley Conservation (CVC).
Additional stream monitoring, plus a reduction to account for climate change, has resulted in a more conservative cap of 6,000. Town Council recently endorsed the strategy of reserving sewage capacity for the 4,500 existing residents of the villages, leaving 1,500 (33%) for growth.
A detailed financial analysis of costs per household will now be done, for both traditional gravity based sewers and the alternative small bore collection method.
The final SSMP report will examine the implications of three scenarios, including the status quo – no sewers. That could lead to a rigorous inspection system and upgrading of septic systems. For those with large enough properties to upgrade, the cost could be similar to a sewer system.
Mayor Lou Maieron has speculated that the Town might have to try to get special permission to allow new housing on septic systems. A new housing development is being allowed in Cheltenham on medium sized lots close to the river, but strict effluent criteria mean that each septic system will cost about $40,000.
The scenario of a “big pipe” delivering waste to another municipality would allow a much higher population in Erin, but BM Ross says this option is very expensive, and may not be desirable or practical.
Building sewers for existing urban homes, plus about 500 new homes, will be the prime scenario for discussion. Pearson says it will only work if all the urban households are obliged to contribute to the cost, though he said those with newer septic systems could be offered a grace period to delay hook-up.
“There are going to be some people who are going to have to take one for the team,” said Pearson, who has always contended that substantial funding from senior governments would be essential to the feasibility of a sewer project. “Communal servicing is cheaper in the long run, if you get some help.”
Many river contaminants were analyzed as part of the SSMP, but there was particular concern about phosphorous and nitrates, nutrients that can come from fertilizers and other human activity. Certain amounts exist naturally, but excessive levels can increase vegetation growth such as algae and deplete dissolved oxygen, affecting fish and other aquatic life.
Phosphorous levels are always changing. Concentrations have been measured monthly over the last 35 years, with readings tracked at their 75th percentile level according to MOE standards.
Levels drop every April, August and November, but spike high in June, September and December. Having 6,000 people on sewers would put those peaks at the MOE maximum of 0.03 mg of phosphorus per litre of river water.
Nitrates are the next limiting factor, so the treatment plant may need special de-nitrification technology to keep levels in a safe range. There is also the possibility of storing fully-treated effluent in lagoons during months when river contamination is already high, and releasing it later when levels drop.
Any technology that reduces the impact on the river could be used to argue in favour of more housing, but no dramatic changes to the 6,000 limit are expected.
Even an aggressive water conservation system (mandatory low-flow toilets, for example) could lower the amount of sewage and create extra capacity.
Discharging effluent at the Tenth Line has been discussed in the past, but river water quality is better at Winston Churchill Blvd., making it a better discharge point. The sewage treatment plant does not have to be the discharge point. It could be piped to another spot for discharge – although John Kinkead of CVC warned against a pipe next to the West Credit, since river flows can shift over time.
The amount of phosphorus contamination in the West Credit River is “a key parameter of concern” that will limit the future population of Erin village and Hillsburgh to 6,000 people, according to a presentation from SSMP Consultant BM Ross.
At a meeting of the Liaison Committee for the Servicing and Settlement Master Plan on April 9, factors surrounding the Assimilative Capacity Study (ACS) were discussed.
Early last year, BM Ross Project Manager Matt Pearson was estimating that the ACS could result in an urban population cap of more than 9,000, depending on treatment methods and comments from the Ministry of the Environment (MOE) and Credit Valley Conservation (CVC).
Additional stream monitoring, plus a reduction to account for climate change, has resulted in a more conservative cap of 6,000. Town Council recently endorsed the strategy of reserving sewage capacity for the 4,500 existing residents of the villages, leaving 1,500 (33%) for growth.
A detailed financial analysis of costs per household will now be done, for both traditional gravity based sewers and the alternative small bore collection method.
The final SSMP report will examine the implications of three scenarios, including the status quo – no sewers. That could lead to a rigorous inspection system and upgrading of septic systems. For those with large enough properties to upgrade, the cost could be similar to a sewer system.
Mayor Lou Maieron has speculated that the Town might have to try to get special permission to allow new housing on septic systems. A new housing development is being allowed in Cheltenham on medium sized lots close to the river, but strict effluent criteria mean that each septic system will cost about $40,000.
The scenario of a “big pipe” delivering waste to another municipality would allow a much higher population in Erin, but BM Ross says this option is very expensive, and may not be desirable or practical.
Building sewers for existing urban homes, plus about 500 new homes, will be the prime scenario for discussion. Pearson says it will only work if all the urban households are obliged to contribute to the cost, though he said those with newer septic systems could be offered a grace period to delay hook-up.
“There are going to be some people who are going to have to take one for the team,” said Pearson, who has always contended that substantial funding from senior governments would be essential to the feasibility of a sewer project. “Communal servicing is cheaper in the long run, if you get some help.”
Many river contaminants were analyzed as part of the SSMP, but there was particular concern about phosphorous and nitrates, nutrients that can come from fertilizers and other human activity. Certain amounts exist naturally, but excessive levels can increase vegetation growth such as algae and deplete dissolved oxygen, affecting fish and other aquatic life.
Phosphorous levels are always changing. Concentrations have been measured monthly over the last 35 years, with readings tracked at their 75th percentile level according to MOE standards.
Levels drop every April, August and November, but spike high in June, September and December. Having 6,000 people on sewers would put those peaks at the MOE maximum of 0.03 mg of phosphorus per litre of river water.
Nitrates are the next limiting factor, so the treatment plant may need special de-nitrification technology to keep levels in a safe range. There is also the possibility of storing fully-treated effluent in lagoons during months when river contamination is already high, and releasing it later when levels drop.
Any technology that reduces the impact on the river could be used to argue in favour of more housing, but no dramatic changes to the 6,000 limit are expected.
Even an aggressive water conservation system (mandatory low-flow toilets, for example) could lower the amount of sewage and create extra capacity.
Discharging effluent at the Tenth Line has been discussed in the past, but river water quality is better at Winston Churchill Blvd., making it a better discharge point. The sewage treatment plant does not have to be the discharge point. It could be piped to another spot for discharge – although John Kinkead of CVC warned against a pipe next to the West Credit, since river flows can shift over time.
April 02, 2014
Residents don’t want to own Pidel storm pond
As published in The Erin Advocate
Town staff will investigate and look for ways to assist a group of Ospringe residents who feel trapped by owning a share of the storm water pond at the Pidel subdivision.
“We do not want to own sewage works,” said resident George Rigas at the March 18 council meeting, contending the current situation is a mistake and that the Town should “correct the ownership”.
Residents are feeling “handcuffed” if they wish to sell their homes, since potential buyers are not likely to want part ownership of a storm pond, said Rigas, noting that failing to disclose the pond ownership could expose a seller to legal action.
In a written submission, he said the recent discovery of their dilemma had caused “angst and frustration” among homeowners, with 34 of them providing feedback and wanting the Town to correct the situation, and no one expressing interest in owning the pond.
“You’re asking us to perish in these homes,” he told council. “The Town is the rightful owner.”
If the Town takes no action, he suggests it could compromise new development by sending “an unwelcoming message to current and future residents, confusing responsibility, imposing burden and peril, and violating the rights of its taxpayers.”
Councillors want to see the legal opinion that the Town received 10 years ago on the issue, and have staff present them with a selection of options. CAO Kathryn Ironmonger said it could take a couple of months.
“Until such time as this mistake is corrected, the homeowners will hold the Town of Erin responsible for any future liability,” said Rigas.
The issue has arisen now because the Town is about to assume ownership of the roads and other public infrastructure such as the storm water drains, since the builder has completed its required work.
Pidel sent a letter to residents last November, saying the company would take no responsibility for liability, taxes or maintenance of the pond property after January 1, and that the residents are required, according to their agreements, to form a corporation to deal with the parcel.
The Town has not promised to take ownership of the pond property. It does have an easement that allows it to go onto the property and do any required work, so in effect the Town owns the storm water control function, without owning the land itself. Rigas argues it is one entity, and that it is improper for private citizens to have any ownership of public infrastructure.
“Additional liability exposure would be created if the Town of Erin were to assume ownership,” said Road Superintendent Larry Van Wyck.
Mayor Lou Maieron said council needs to understand the costs of assuming ownership and consider whether it is fair for them to covered by the Town.
During planning of the development, which is also known as Madison Lake Estates and Berkeley Estates, the Town decided it did not want to have ownership of the huge central pond because of liability concerns. The pond is part of a stream that drains the area into the Eramosa River.
Van Wyck said that since the Grand River Conservation Authority also did not want to own that parcel of land, Pidel sold it to residents as they bought homes there, in 43 equal shares.
“This mess was not created by the Town,” said Councillor John Brennan. “The developer dumped it on the people who bought the houses.”
Construction of the storm water facility, including enlargement of the existing pond, was approved by the Ministry of the Environment. The shared ownership is outlined in the subdivision agreement with the Town, and the residents’ contracts with Pidel.
Rigas said the lake was part of the marketing of the subdivision, and that residents were not fully aware of what they were buying.
“We knew we were owning part of a lake, but not a sewage works,” he said.
Pidel Homes President Carm Piccoli was contacted about the situation, but was not available to comment.
Town staff will investigate and look for ways to assist a group of Ospringe residents who feel trapped by owning a share of the storm water pond at the Pidel subdivision.
“We do not want to own sewage works,” said resident George Rigas at the March 18 council meeting, contending the current situation is a mistake and that the Town should “correct the ownership”.
Residents are feeling “handcuffed” if they wish to sell their homes, since potential buyers are not likely to want part ownership of a storm pond, said Rigas, noting that failing to disclose the pond ownership could expose a seller to legal action.
In a written submission, he said the recent discovery of their dilemma had caused “angst and frustration” among homeowners, with 34 of them providing feedback and wanting the Town to correct the situation, and no one expressing interest in owning the pond.
“You’re asking us to perish in these homes,” he told council. “The Town is the rightful owner.”
If the Town takes no action, he suggests it could compromise new development by sending “an unwelcoming message to current and future residents, confusing responsibility, imposing burden and peril, and violating the rights of its taxpayers.”
Councillors want to see the legal opinion that the Town received 10 years ago on the issue, and have staff present them with a selection of options. CAO Kathryn Ironmonger said it could take a couple of months.
“Until such time as this mistake is corrected, the homeowners will hold the Town of Erin responsible for any future liability,” said Rigas.
The issue has arisen now because the Town is about to assume ownership of the roads and other public infrastructure such as the storm water drains, since the builder has completed its required work.
Pidel sent a letter to residents last November, saying the company would take no responsibility for liability, taxes or maintenance of the pond property after January 1, and that the residents are required, according to their agreements, to form a corporation to deal with the parcel.
The Town has not promised to take ownership of the pond property. It does have an easement that allows it to go onto the property and do any required work, so in effect the Town owns the storm water control function, without owning the land itself. Rigas argues it is one entity, and that it is improper for private citizens to have any ownership of public infrastructure.
“Additional liability exposure would be created if the Town of Erin were to assume ownership,” said Road Superintendent Larry Van Wyck.
Mayor Lou Maieron said council needs to understand the costs of assuming ownership and consider whether it is fair for them to covered by the Town.
During planning of the development, which is also known as Madison Lake Estates and Berkeley Estates, the Town decided it did not want to have ownership of the huge central pond because of liability concerns. The pond is part of a stream that drains the area into the Eramosa River.
Van Wyck said that since the Grand River Conservation Authority also did not want to own that parcel of land, Pidel sold it to residents as they bought homes there, in 43 equal shares.
“This mess was not created by the Town,” said Councillor John Brennan. “The developer dumped it on the people who bought the houses.”
Construction of the storm water facility, including enlargement of the existing pond, was approved by the Ministry of the Environment. The shared ownership is outlined in the subdivision agreement with the Town, and the residents’ contracts with Pidel.
Rigas said the lake was part of the marketing of the subdivision, and that residents were not fully aware of what they were buying.
“We knew we were owning part of a lake, but not a sewage works,” he said.
Pidel Homes President Carm Piccoli was contacted about the situation, but was not available to comment.
March 26, 2014
Hillsburgh could be left out in sewer plan
As published in The Erin Advocate
The Town of Erin will be restricted to 6,000 residents on sewers, after a review of data on the West Credit River’s ability to safely absorb the discharge from a sewage treatment plant.
The long-awaited number, set by Credit Valley Conservation (CVC) on behalf of the Ministry of the Environment (MOE), was announced at a public Town Council workshop last week. It could permanently limit total growth in Erin village and Hillsburgh to as few as 500 new homes.
Councillors are now being asked to narrow down their choices about which options should get detailed financial study in the last phase of the Servicing and Settlement Master Plan (SSMP) – including the possibility that Erin village will get servicing and Hillsburgh will not.
The option of servicing existing homes in both villages is also likely to be studied, but council is also being asked to decide very soon whether both villages will get a share of future housing growth.
The option of giving most of the sewage allocation to developers, while leaving all existing homes on private septic systems, has been strongly discouraged by SSMP Consultant Matt Pearson of BM Ross.
The options for investigation could be chosen at the April 1 council meeting next week, as part of a schedule to complete the SSMP before this fall’s municipal election. Mayor Lou Maieron suggested there too many unknown factors to make any choices among options.
“Where do we get the basis of information to make an intelligent decision?” he asked.
Analysis of specific options by Watson & Associates will lay out the detailed costs for urban homeowners, which would become part of a combined water and sewer bill when they actually get service. In addition to a monthly fee, the bill will include the costs of construction, individual hook-up and debt interest, possibly spread over 30 years. Rural residents will not get service, and will not have to pay a share of the construction and interest charges.
The 6,000 number is low compared to earlier estimates ranging from 6,500 to 13,500, and could dramatically restrict new housing development. CVC Deputy CAO John Kinkead warned council last May that the number would be near the low end. It was set after additional study of the river, with low flow measurements reduced an extra 10% to allow for the harmful effects of climate change and land use changes.
The number of existing urban residents has been set at 4,500 (1,400 in Hillsburgh and 3,100 in Erin village), leaving only 1,500 for new residents. At the accepted ratio of 2.83 residents per household, that would mean only 530 new homes, total for Hiillsburgh and Erin village – but only if all existing residents also get sewer service. The number could range from 500 to 600 based on housing styles.
The population cap is intended to be permanent, since the Assimilative Capacity (AC) of the river is not expected to rise, but it only applies to sewered homes. If it was decided that Hillsburgh would never get sewers, not only would the village get virtually no development, but the sewage allocation of the 1,400 Hillsburgh residents could then be given to developers to build about 500 additional homes in Erin village.
That would mean a total of 1,030 new homes, almost the number being requested now by Solmar Developments, though the number is meant to include infilling, the process of adding small numbers of new homes or apartments in existing neighbourhoods.
Dale Murray of Triton Engineering told council last week that they should be considering whether they want to reserve sewage capacity for future use, if there are no plans to use it in the early stages of the process. Pearson said, “You can’t sit on 4,500 capacity forever.”
BM Ross has also outlined other options such as piping the sewage to another municipality, which is considered very expensive. There is also the possibility of servicing Hillsburgh, but not Erin village, which is considered unlikely.
Gary Cousins, Director of Planning and Development at Wellington County, told councillors that no large-scale housing developments will be approved using septic systems.
Roy Val of Transition Erin recently organized a workshop on alternative sewer methods, including Small Bore Systems (SBS), which use septic tanks at individual homes. The effluent is sent to a smaller treatment plant through narrow pipes that do not require the road to be dug up.
He believes both Erin village and Hillsburgh are entitled to service, and contends that SBS is not just a technology issue to be studied later, but a concept that should be cost-analyzed now, since it could change the feasibility of the entire venture.
Kinkead said new technologies would have little impact on the 6,000 limit, and that the MOE is unlikely to approve any technology that does not have a proven track record in Ontario.
If all existing residents (4,500) kept their septic systems, and all the sewage allocation was given to developers (6,000), that would add up to an urban population of 10,500. Combined with the rural population of about 7,000, that would put the entire Town of Erin at 17,500 in 20-30 years.
If not for the restrictions imposed by the river, existing lands in the two villages could support an extra 24,000 people.
Pearson also favours servicing both existing communities. He said leaving a community unserviced would cause it to decline, with businesses and community services drawn away from the core, restricted ability to redevelop vacant buildings, and no resolution to problems such as aging septic beds and holding tanks, and lack of housing for young couples and seniors.
“Servicing one community creates inequalities,” he said. “Investment in properties will decline.”
Councillor Barb Tocher said, “You’ll get two classes of people.”
Pearson has suggested the best route for a pipe to move sewage from Hillsburgh to Erin village is the Elora Cataract Trailway, estimating it could cost $2 million.
There has been discussion of a possible treatment plant at Tenth Line and Wellington Road 52 (Bush Street). CVC said last year that the ideal discharge point is further downstream near Winston Churchill Boulevard, where the river has greater capacity.
The review of costs is scheduled for a public Town Council workshop in May, followed by a choice of one of the options. Council would review a draft SSMP report that would be presented at a public meeting in July. After final revisions, council could vote on August 5 to approve the SSMP, clearing the way for environmental studies of which technologies could be used for a sewer system.
“It’s an expensive proposition no matter what gets built,” said Pearson, who believes Erin has a good chance of getting senior government grants to offset costs. He said if there is substantial housing growth, there could be extra costs for a water tower in Hillsburgh, and a second one in Erin.
He reminded council that if residents had to replace all their aging septic systems, it would cost millions of dollars without any government grants or the option to spread costs over 30 years. He said the cost of a high-end septic system required for small properties is now about $40,000.
The Town of Erin will be restricted to 6,000 residents on sewers, after a review of data on the West Credit River’s ability to safely absorb the discharge from a sewage treatment plant.
The long-awaited number, set by Credit Valley Conservation (CVC) on behalf of the Ministry of the Environment (MOE), was announced at a public Town Council workshop last week. It could permanently limit total growth in Erin village and Hillsburgh to as few as 500 new homes.
Councillors are now being asked to narrow down their choices about which options should get detailed financial study in the last phase of the Servicing and Settlement Master Plan (SSMP) – including the possibility that Erin village will get servicing and Hillsburgh will not.
The option of servicing existing homes in both villages is also likely to be studied, but council is also being asked to decide very soon whether both villages will get a share of future housing growth.
The option of giving most of the sewage allocation to developers, while leaving all existing homes on private septic systems, has been strongly discouraged by SSMP Consultant Matt Pearson of BM Ross.
The options for investigation could be chosen at the April 1 council meeting next week, as part of a schedule to complete the SSMP before this fall’s municipal election. Mayor Lou Maieron suggested there too many unknown factors to make any choices among options.
“Where do we get the basis of information to make an intelligent decision?” he asked.
Analysis of specific options by Watson & Associates will lay out the detailed costs for urban homeowners, which would become part of a combined water and sewer bill when they actually get service. In addition to a monthly fee, the bill will include the costs of construction, individual hook-up and debt interest, possibly spread over 30 years. Rural residents will not get service, and will not have to pay a share of the construction and interest charges.
The 6,000 number is low compared to earlier estimates ranging from 6,500 to 13,500, and could dramatically restrict new housing development. CVC Deputy CAO John Kinkead warned council last May that the number would be near the low end. It was set after additional study of the river, with low flow measurements reduced an extra 10% to allow for the harmful effects of climate change and land use changes.
The number of existing urban residents has been set at 4,500 (1,400 in Hillsburgh and 3,100 in Erin village), leaving only 1,500 for new residents. At the accepted ratio of 2.83 residents per household, that would mean only 530 new homes, total for Hiillsburgh and Erin village – but only if all existing residents also get sewer service. The number could range from 500 to 600 based on housing styles.
The population cap is intended to be permanent, since the Assimilative Capacity (AC) of the river is not expected to rise, but it only applies to sewered homes. If it was decided that Hillsburgh would never get sewers, not only would the village get virtually no development, but the sewage allocation of the 1,400 Hillsburgh residents could then be given to developers to build about 500 additional homes in Erin village.
That would mean a total of 1,030 new homes, almost the number being requested now by Solmar Developments, though the number is meant to include infilling, the process of adding small numbers of new homes or apartments in existing neighbourhoods.
Dale Murray of Triton Engineering told council last week that they should be considering whether they want to reserve sewage capacity for future use, if there are no plans to use it in the early stages of the process. Pearson said, “You can’t sit on 4,500 capacity forever.”
BM Ross has also outlined other options such as piping the sewage to another municipality, which is considered very expensive. There is also the possibility of servicing Hillsburgh, but not Erin village, which is considered unlikely.
Gary Cousins, Director of Planning and Development at Wellington County, told councillors that no large-scale housing developments will be approved using septic systems.
Roy Val of Transition Erin recently organized a workshop on alternative sewer methods, including Small Bore Systems (SBS), which use septic tanks at individual homes. The effluent is sent to a smaller treatment plant through narrow pipes that do not require the road to be dug up.
He believes both Erin village and Hillsburgh are entitled to service, and contends that SBS is not just a technology issue to be studied later, but a concept that should be cost-analyzed now, since it could change the feasibility of the entire venture.
Kinkead said new technologies would have little impact on the 6,000 limit, and that the MOE is unlikely to approve any technology that does not have a proven track record in Ontario.
If all existing residents (4,500) kept their septic systems, and all the sewage allocation was given to developers (6,000), that would add up to an urban population of 10,500. Combined with the rural population of about 7,000, that would put the entire Town of Erin at 17,500 in 20-30 years.
If not for the restrictions imposed by the river, existing lands in the two villages could support an extra 24,000 people.
Pearson also favours servicing both existing communities. He said leaving a community unserviced would cause it to decline, with businesses and community services drawn away from the core, restricted ability to redevelop vacant buildings, and no resolution to problems such as aging septic beds and holding tanks, and lack of housing for young couples and seniors.
“Servicing one community creates inequalities,” he said. “Investment in properties will decline.”
Councillor Barb Tocher said, “You’ll get two classes of people.”
Pearson has suggested the best route for a pipe to move sewage from Hillsburgh to Erin village is the Elora Cataract Trailway, estimating it could cost $2 million.
There has been discussion of a possible treatment plant at Tenth Line and Wellington Road 52 (Bush Street). CVC said last year that the ideal discharge point is further downstream near Winston Churchill Boulevard, where the river has greater capacity.
The review of costs is scheduled for a public Town Council workshop in May, followed by a choice of one of the options. Council would review a draft SSMP report that would be presented at a public meeting in July. After final revisions, council could vote on August 5 to approve the SSMP, clearing the way for environmental studies of which technologies could be used for a sewer system.
“It’s an expensive proposition no matter what gets built,” said Pearson, who believes Erin has a good chance of getting senior government grants to offset costs. He said if there is substantial housing growth, there could be extra costs for a water tower in Hillsburgh, and a second one in Erin.
He reminded council that if residents had to replace all their aging septic systems, it would cost millions of dollars without any government grants or the option to spread costs over 30 years. He said the cost of a high-end septic system required for small properties is now about $40,000.
March 19, 2014
Trails provide exercise and escape to nature
As published in Country Routes
Trails in the Erin-Hillsburgh area are getting more attention in recent years, as people realize their value for exercise and enjoyment of the great outdoors.
They are also recognized for their role in attracting tourists and enhancing property values in the Town.
On a combination of private, conservation and Town-owned lands, sections of the network are used by hikers, cyclists, snowmobilers and horseback riders.
Working with the Town are members of the Erin Trails Committee, an extension of the Recreation and Culture Committee (RACC). Its current project is development of the small, grassy area at the end of Church Blvd. next to Hull’s Dam, to be called Riverside Park.
“It connects with the Trails Network and will have a historical sign, picnic tables, landscaping and river observation areas, to be completed in 2014,” said RACC Chair Bill Dinwoody. The park is dedicated to the memory of Steve Revell, an active trails advocate and volunteer who passed way last year.
“Steve left a legacy of ideas for the future, which are and will be worked on by the RACC Trails Committee,” said Dinwoody. The group also organizes community tree plantings, with the next one happening at the Deer Pit behind Centre 2000, on May 3, 9 am to noon. Volunteers are needed.
The Elora Cataract Trailway, on the 1879 rail road that was once Erin’s economic lifeline, is now owned and managed by Credit Valley Conservation (CVC) in this area. It is also a segment of the Trans-Canada Trail, a 21,500-kilometre recreational trail system (the world's longest).
Robert and May MacDonald of Erin have been enjoying the trailway on their bicycles for the past 20 years, and appreciate the bench that has been installed where the trail crosses the river east of Erin village.
“It’s just beautiful – there are lots of wildflowers,” said May. “We meet a lot of friendly people from Brampton and Toronto who come up to use the trail.”
Some trail users would prefer to have a loop route, but May doesn’t mind going back and forth on the straight trailway.
“We see different things on the way back,” she said. Are there any changes they’d like to see?
“A hot dog stand would be nice,” said Robert, but he’s quite happy with the maintenance, signs and parking. “The condition of the trail is good – we are lucky to have it.”
Cameron Cuthbert and his wife Andrea liked the trail so much they bought a home next to it.
“We utilize it for commuting to the tennis courts, schools, Tim Horton’s; walking the dogs, running, x-country skiing, leisure sports and socially,” said Cameron, who chairs the Trails Committee.
“I love the idea of connecting the town through trails. It creates a sense of community. I want to get people out of their cars and onto their feet. It can help the whole community being more physically fit, connecting with nature and each other. As we know this takes time, but we need a plan to execute for the future. To not do this is shortsighted.”
The Hillsburgh Snow Roamers have also done a lot to enhance local trails, building a valuable network that is enjoyed by local residents, and which attracts many visitors.
“We are a proud club with over 40 years of improving the trail riding experience in the Hillsburgh / Erin area,” says President Gord Wiesner, on the club’s website, www.snowroamers.com.
“Our volunteers, members, executive and sponsors know that this is one of the best and most scenic trail riding areas in the region.”
The Elora Cataract Trailway, known as Trail B202 in the Ontario Federation of Snowmobile Clubs (OFSC) system, is the backbone of the local network. Other trails extend south through Brisbane, north into Hillsburgh and into East Garafraxa, with connections to another trail that runs parallel to Dufferin Road 3, linking the Fergus and Orangeville clubs.
Last December’s ice storm was a serious threat to the club, with fallen tree branches blocking trails. Credit Valley Conservation didn’t want people using the trailway, and said it would not be able to clean up the mess until spring.
Volunteers from the Snow Roamers jumped into action, in cooperation with CVC, so pass holders would still be able to enjoy the season, with higher than normal snowfall. They put in over 554 hours of work, and were able to open the trailway by January 19.
Another group that values trails and would like to see more of them is the horse-riding community. Horses are allowed on sections of the Elora Cataract Trailway, except in the spring when the trail is too soft and wet.
The interest was highlighted in the Equine Economic Development Report presented to Town Council last December, which advocates improvements to riding infrastructure.
“Bringing more riders to the area will intensify demand for equine services and while here, increase patronage of other services as well,” the report says. “Increased demand will lead to expansion of existing and new services, which foster expansion and new development, contributing to increased property tax revenue.”
The report points out that trails are relatively inexpensive compared to other infrastructure.
“Trails greatly increase the appeal to riders, and with opportunities shrinking within the GTA, Erin is positioned to be the closest location for GTA riders.
“Already there are numerous informal trails intersecting the Town of Erin in all directions. We propose the idea of a trail hub to create Erin as the centre with trails radiating out to destination spots within a few hours ride such as event facilities (local arenas, Angelstone, Palgrave and Orangeville to name a few) and neighbouring communities (lnglewood, Cheltenham, Fergus, Elora) much like the spokes on a bicycle wheel.
“Complementing the trail system would a hitching post and trailer park centrally located so that riders can safely leave their horses and vehicles while they visit Erin. The fairgrounds would be an ideal location and offer a revenue stream for the Agricultural Society should they be willing to enter into a partnership.”
Phil Gravelle is a freelance writer and a member of the Erin Trails Committee.
Trails in the Erin-Hillsburgh area are getting more attention in recent years, as people realize their value for exercise and enjoyment of the great outdoors.
They are also recognized for their role in attracting tourists and enhancing property values in the Town.
On a combination of private, conservation and Town-owned lands, sections of the network are used by hikers, cyclists, snowmobilers and horseback riders.
Working with the Town are members of the Erin Trails Committee, an extension of the Recreation and Culture Committee (RACC). Its current project is development of the small, grassy area at the end of Church Blvd. next to Hull’s Dam, to be called Riverside Park.
“It connects with the Trails Network and will have a historical sign, picnic tables, landscaping and river observation areas, to be completed in 2014,” said RACC Chair Bill Dinwoody. The park is dedicated to the memory of Steve Revell, an active trails advocate and volunteer who passed way last year.
“Steve left a legacy of ideas for the future, which are and will be worked on by the RACC Trails Committee,” said Dinwoody. The group also organizes community tree plantings, with the next one happening at the Deer Pit behind Centre 2000, on May 3, 9 am to noon. Volunteers are needed.
The Elora Cataract Trailway, on the 1879 rail road that was once Erin’s economic lifeline, is now owned and managed by Credit Valley Conservation (CVC) in this area. It is also a segment of the Trans-Canada Trail, a 21,500-kilometre recreational trail system (the world's longest).
“It’s just beautiful – there are lots of wildflowers,” said May. “We meet a lot of friendly people from Brampton and Toronto who come up to use the trail.”
Some trail users would prefer to have a loop route, but May doesn’t mind going back and forth on the straight trailway.
“We see different things on the way back,” she said. Are there any changes they’d like to see?
“A hot dog stand would be nice,” said Robert, but he’s quite happy with the maintenance, signs and parking. “The condition of the trail is good – we are lucky to have it.”
Cameron Cuthbert and his wife Andrea liked the trail so much they bought a home next to it.
“We utilize it for commuting to the tennis courts, schools, Tim Horton’s; walking the dogs, running, x-country skiing, leisure sports and socially,” said Cameron, who chairs the Trails Committee.
“I love the idea of connecting the town through trails. It creates a sense of community. I want to get people out of their cars and onto their feet. It can help the whole community being more physically fit, connecting with nature and each other. As we know this takes time, but we need a plan to execute for the future. To not do this is shortsighted.”
The Hillsburgh Snow Roamers have also done a lot to enhance local trails, building a valuable network that is enjoyed by local residents, and which attracts many visitors.
“We are a proud club with over 40 years of improving the trail riding experience in the Hillsburgh / Erin area,” says President Gord Wiesner, on the club’s website, www.snowroamers.com.
“Our volunteers, members, executive and sponsors know that this is one of the best and most scenic trail riding areas in the region.”
The Elora Cataract Trailway, known as Trail B202 in the Ontario Federation of Snowmobile Clubs (OFSC) system, is the backbone of the local network. Other trails extend south through Brisbane, north into Hillsburgh and into East Garafraxa, with connections to another trail that runs parallel to Dufferin Road 3, linking the Fergus and Orangeville clubs.
Last December’s ice storm was a serious threat to the club, with fallen tree branches blocking trails. Credit Valley Conservation didn’t want people using the trailway, and said it would not be able to clean up the mess until spring.
Volunteers from the Snow Roamers jumped into action, in cooperation with CVC, so pass holders would still be able to enjoy the season, with higher than normal snowfall. They put in over 554 hours of work, and were able to open the trailway by January 19.
Another group that values trails and would like to see more of them is the horse-riding community. Horses are allowed on sections of the Elora Cataract Trailway, except in the spring when the trail is too soft and wet.
The interest was highlighted in the Equine Economic Development Report presented to Town Council last December, which advocates improvements to riding infrastructure.
“Bringing more riders to the area will intensify demand for equine services and while here, increase patronage of other services as well,” the report says. “Increased demand will lead to expansion of existing and new services, which foster expansion and new development, contributing to increased property tax revenue.”
The report points out that trails are relatively inexpensive compared to other infrastructure.
“Trails greatly increase the appeal to riders, and with opportunities shrinking within the GTA, Erin is positioned to be the closest location for GTA riders.
“Already there are numerous informal trails intersecting the Town of Erin in all directions. We propose the idea of a trail hub to create Erin as the centre with trails radiating out to destination spots within a few hours ride such as event facilities (local arenas, Angelstone, Palgrave and Orangeville to name a few) and neighbouring communities (lnglewood, Cheltenham, Fergus, Elora) much like the spokes on a bicycle wheel.
“Complementing the trail system would a hitching post and trailer park centrally located so that riders can safely leave their horses and vehicles while they visit Erin. The fairgrounds would be an ideal location and offer a revenue stream for the Agricultural Society should they be willing to enter into a partnership.”
Phil Gravelle is a freelance writer and a member of the Erin Trails Committee.
October 23, 2013
Councillors won't answer SSMP questions
As published in The Erin Advocate
Erin Town Councillors were willing to discuss the SSMP and the prospect of new housing development last week, but not to answer tough questions about the confusion surrounding the process and exactly how it will proceed in the coming months.
Shelley Foord from the Wastewater Solutions Working Group of Transition Erin appeared as a delegation, with questions about the Servicing and Settlement Master Plan that were outlined in a Letter to the Editor in last week’s Advocate.
Council authorized SSMP Project Manager Dale Murray to work with the Town lawyer to come up with a written response to the questions, which will later be posted on the Town website.
“Our first question is, ‘Who is in charge of this process?’” said Foord. “This is not meant in any way to be antagonistic, but from a citizen’s perspective, it is hard to tell.”
Transition Erin wants to know why planned work was not done by consultant BM Ross, and whose responsibility it was to monitor the work. They are concerned that the SSMP is proceeding so slowly that the Town may be vulnerable to an Ontario Municipal Board appeal that could “take the options out of our hands”.
They agree with Mayor Lou Maieron, who wants the SSMP done well before the October 2014 municipal election. Murray has been authorized to get additional work done on sewage options, ground and surface water and financial analysis as soon as possible.
Foord also asked whether the action plan suggested last May by Water Superintendent Frank Smedley would be pursued.
The Town and its consultants are waiting for new data from Credit Valley Conservation about the flow of the West Credit River, which will enable calculation of its Assimilative Capacity – how much treated sewage effluent the river can handle. There are other issues, however, which are being discussed now for the first time.
Murray has told council that they should decide the location of future development before the SSMP is complete, not afterwards, even if the exact numbers are not set.
“There’s more land in the urban boundary than assimilative capacity of the river, so everyone can’t build out at the new [provincial] densities, so it’s going to be a difficult decision,” said Maieron.
Councillor Barb Tocher said, “I wouldn’t want any council to make any decisions with less than as complete and accurate information as possible. We would love to see this done during this term, but I wouldn’t want to see this done just to rush it through. I want to see it done properly.”
Councillor John Brennan wants a timeline laid out at the next meeting.
“The scope of whatever growth we might have depends on the assimilative capacity. The location is different. I think we can get the location without necessarily knowing the scope. No matter how you decide, there’s going to be some degree of arbitrariness,” he said.
“Do we exclude Hillsburgh, do we split it evenly between the two urban areas, does Erin get more because it is bigger, does Hillsburgh get more to achieve some kind of parity? I think we should go ahead and work on that.”
He noted that a sewer system would make it practical to subdivide urban properties. He said sewage capacity needs to be reserved for existing homes, then for the infill growth that is required by provincial growth guidelines.
“Whatever is left over is what you have for the developmental growth that we’re looking at,” he said.
Mayor Maieron said it is important to consider the needs of the existing population.
“I don’t think that dialogue with the existing has been carried out that far to say, do you want a plant? What sort of a plant do you want? Who needs it? Who doesn’t need it? Why don’t you want it? What if you got it 15 years from now, would you be more receptive?” he said.
Foord was assured by councillors that the final SSMP report would include a range of practical options, and that the new format of the Liaison Committee would enable its members to put forward their suggestions to council, instead of primarily just receiving information from the consultant.
Erin Town Councillors were willing to discuss the SSMP and the prospect of new housing development last week, but not to answer tough questions about the confusion surrounding the process and exactly how it will proceed in the coming months.
Shelley Foord from the Wastewater Solutions Working Group of Transition Erin appeared as a delegation, with questions about the Servicing and Settlement Master Plan that were outlined in a Letter to the Editor in last week’s Advocate.
Council authorized SSMP Project Manager Dale Murray to work with the Town lawyer to come up with a written response to the questions, which will later be posted on the Town website.
“Our first question is, ‘Who is in charge of this process?’” said Foord. “This is not meant in any way to be antagonistic, but from a citizen’s perspective, it is hard to tell.”
Transition Erin wants to know why planned work was not done by consultant BM Ross, and whose responsibility it was to monitor the work. They are concerned that the SSMP is proceeding so slowly that the Town may be vulnerable to an Ontario Municipal Board appeal that could “take the options out of our hands”.
They agree with Mayor Lou Maieron, who wants the SSMP done well before the October 2014 municipal election. Murray has been authorized to get additional work done on sewage options, ground and surface water and financial analysis as soon as possible.
Foord also asked whether the action plan suggested last May by Water Superintendent Frank Smedley would be pursued.
The Town and its consultants are waiting for new data from Credit Valley Conservation about the flow of the West Credit River, which will enable calculation of its Assimilative Capacity – how much treated sewage effluent the river can handle. There are other issues, however, which are being discussed now for the first time.
Murray has told council that they should decide the location of future development before the SSMP is complete, not afterwards, even if the exact numbers are not set.
“There’s more land in the urban boundary than assimilative capacity of the river, so everyone can’t build out at the new [provincial] densities, so it’s going to be a difficult decision,” said Maieron.
Councillor Barb Tocher said, “I wouldn’t want any council to make any decisions with less than as complete and accurate information as possible. We would love to see this done during this term, but I wouldn’t want to see this done just to rush it through. I want to see it done properly.”
Councillor John Brennan wants a timeline laid out at the next meeting.
“The scope of whatever growth we might have depends on the assimilative capacity. The location is different. I think we can get the location without necessarily knowing the scope. No matter how you decide, there’s going to be some degree of arbitrariness,” he said.
“Do we exclude Hillsburgh, do we split it evenly between the two urban areas, does Erin get more because it is bigger, does Hillsburgh get more to achieve some kind of parity? I think we should go ahead and work on that.”
He noted that a sewer system would make it practical to subdivide urban properties. He said sewage capacity needs to be reserved for existing homes, then for the infill growth that is required by provincial growth guidelines.
“Whatever is left over is what you have for the developmental growth that we’re looking at,” he said.
Mayor Maieron said it is important to consider the needs of the existing population.
“I don’t think that dialogue with the existing has been carried out that far to say, do you want a plant? What sort of a plant do you want? Who needs it? Who doesn’t need it? Why don’t you want it? What if you got it 15 years from now, would you be more receptive?” he said.
Foord was assured by councillors that the final SSMP report would include a range of practical options, and that the new format of the Liaison Committee would enable its members to put forward their suggestions to council, instead of primarily just receiving information from the consultant.
October 16, 2013
Development charges mid-range in Wellington
As published in The Erin Advocate
The Town should put a positive spin on its development charges (DCs), which are lower than in some neighbouring municipalities, according to Erin Finance Director Sharon Marshall.
“In my opinion, respectfully, I think it is important for Council to paint a more ‘positive’ face on the town,” said Marshall, in a letter to Erin councillors, with charts showing Erin’s DC’s compared to those in other Wellington municipalities, plus Halton Hills and Guelph.
“You will notice that the Town is not really ‘high’ compared to Wellington – nor to our neighbours,” she said.
The letter came after comments by Mayor Lou Maieron and Councillor Jose Wintersinger, who are concerned that DCs are making it difficult to attract growth in the town.
“We have high development charges,” said Maireon, during a recent debate on whether to increase the fee to landowners who qualify to sever their land, known as Cash-in-lieu of Parkland (separate from DCs).
He also noted that Centre Wellington (Fergus-Elora) “is dropping their DCs by a thousand – they’re trying to encourage people to come into their community.”
“It’s a big concern because our DC charges are high,” said Wintersinger. “A lot of people can barely afford to set up buildings. Farmers in particular, if you want to take a severance, you also lose ten feet of your frontage – that’s a lot of land you have to give for nothing. Then you have to give your park fees, then you have give your DC fees. It’s got to stop, or else nobody’s going to be able to afford to live here. I’m sorry, but I can’t ignore that.”
A bylaw to increase the flat rate parkland fee from $5,000 to $7,500 was to be considered by council at this week’s meeting. The Planning Act allows the Town to charge up to 5% of the land value as the parkland fee, and the average price of lots has gone up.
In 2007-2008, the average lot sold for $150,738, while in 2013 the average was $184,000 – 5 % of which is $9,200. The mayor said a 50% increase in the fee would stifle the Town’s current main source of growth.
“I look at it as another tax grab,” he said.
Centre Wellington’s residential DCs remain the highest in the county, though direct comparisons are complicated by the fact that DCs have three components: the fee for a detached residence, the fee for water service and the fee for wastewater. These vary dramatically, and some municipalities such as Erin have no wastewater service.
“I feel that it is important that the correct information is available to the public,” said Marshall regarding her letter to council. “It seems that Erin is getting a reputation for high taxes and high fees – and it isn’t entirely justified.”
She referred to a recent issue in which Olympic Forest Products was facing development charges of $56,304 ($42,024 in Town DCs and the rest from the county) for a $110,000 building.
“If they built the same addition in Acton or Georgetown they would pay $166,953 to Halton Hills,” said Marshall in her letter. “Certainly the Town of Erin is NOT high compared to other GTA municipalities. Let’s promote that fact!”
Municipalities are not obliged to collect DCs, but if they do, the methodology for calculating, collecting and spending them is controlled by Ontario law. DCs are meant to pay for increased capital costs required because of increased needs for services arising from development.
There are no minimums or maximums, but the levy amount must be supported by a background study. The study and its calculations can be appealed to the Ontario Municipal Board, which sometimes happens with large-scale developments.
The Town should put a positive spin on its development charges (DCs), which are lower than in some neighbouring municipalities, according to Erin Finance Director Sharon Marshall.
“In my opinion, respectfully, I think it is important for Council to paint a more ‘positive’ face on the town,” said Marshall, in a letter to Erin councillors, with charts showing Erin’s DC’s compared to those in other Wellington municipalities, plus Halton Hills and Guelph.
“You will notice that the Town is not really ‘high’ compared to Wellington – nor to our neighbours,” she said.
The letter came after comments by Mayor Lou Maieron and Councillor Jose Wintersinger, who are concerned that DCs are making it difficult to attract growth in the town.
“We have high development charges,” said Maireon, during a recent debate on whether to increase the fee to landowners who qualify to sever their land, known as Cash-in-lieu of Parkland (separate from DCs).
“It’s a big concern because our DC charges are high,” said Wintersinger. “A lot of people can barely afford to set up buildings. Farmers in particular, if you want to take a severance, you also lose ten feet of your frontage – that’s a lot of land you have to give for nothing. Then you have to give your park fees, then you have give your DC fees. It’s got to stop, or else nobody’s going to be able to afford to live here. I’m sorry, but I can’t ignore that.”
A bylaw to increase the flat rate parkland fee from $5,000 to $7,500 was to be considered by council at this week’s meeting. The Planning Act allows the Town to charge up to 5% of the land value as the parkland fee, and the average price of lots has gone up.
In 2007-2008, the average lot sold for $150,738, while in 2013 the average was $184,000 – 5 % of which is $9,200. The mayor said a 50% increase in the fee would stifle the Town’s current main source of growth.
“I look at it as another tax grab,” he said.
Centre Wellington’s residential DCs remain the highest in the county, though direct comparisons are complicated by the fact that DCs have three components: the fee for a detached residence, the fee for water service and the fee for wastewater. These vary dramatically, and some municipalities such as Erin have no wastewater service.
“I feel that it is important that the correct information is available to the public,” said Marshall regarding her letter to council. “It seems that Erin is getting a reputation for high taxes and high fees – and it isn’t entirely justified.”
She referred to a recent issue in which Olympic Forest Products was facing development charges of $56,304 ($42,024 in Town DCs and the rest from the county) for a $110,000 building.
“If they built the same addition in Acton or Georgetown they would pay $166,953 to Halton Hills,” said Marshall in her letter. “Certainly the Town of Erin is NOT high compared to other GTA municipalities. Let’s promote that fact!”
Municipalities are not obliged to collect DCs, but if they do, the methodology for calculating, collecting and spending them is controlled by Ontario law. DCs are meant to pay for increased capital costs required because of increased needs for services arising from development.
There are no minimums or maximums, but the levy amount must be supported by a background study. The study and its calculations can be appealed to the Ontario Municipal Board, which sometimes happens with large-scale developments.
September 11, 2013
Town wants SSMP done, but faces more new costs
As published in The Erin Advocate
Councillors are getting impatient for completion of the Servicing and Settlement Master Plan (SSMP) but they will face more costs, and it could take until next June to get it done, according to Project Manager Dale Murray of Triton Engineering.
Murray appeared as a delegation to council last week to explain the further work proposed by consultant BM Ross, which has been criticized for not completely fulfilling their original assignment.
“They recognize the concerns,” said Murray. “They are definitely committed to completing this SSMP process – within the Terms of Reference.”
Mayor Lou Maieron expressed concern about the length of the process. BM Ross got the contract in 2008, and expected to be finished in 2010, but delays have come from various sources.
“What I hear from a lot of residents is they are voting with their For Sale signs, and this is causing a great economic challenge in the community, as many people are unaware of how things are moving forward and are opting to sell,” he said. “I’ve never seen more real estate signs. The sooner the SSMP process is concluded one way or another, the better it will be for our community.”
The mayor is hoping to avoid the possibility that a developer “pulls the trigger” and appeals to the Ontario Municipal Board, claiming that the delays have been excessive.
“Everybody loses in that equation,” he said, and asked Murray for a guarantee that council will be in a position to make a decision during its current term.
“As your project manager, I will do the best I possibly can to direct your consultant to get this thing finished for you,” said Murray.
Councillor John Brennan agreed with the urgency of the project, saying, “Let’s get this done.” Councillor Jose Wintersinger said that with some new members joining the Liaison Committee, representation from Hillsburgh would be desirable. Murray said the advice from the expanded group will be important.
“They’ve got something to say, and I think we need to listen to it. Now is the time to do it,” he said.
BM Ross estimates that council could approve the SSMP report by next May, while Murray thinks it will take until June.
Maieron is concerned that if further delays push the project into September, council will be in a “lame duck” status, not legally allowed to make decisions until after the October municipal election. It could take a while for any new councillors to become familiar enough with the SSMP to make a decision.
Progress on the project was delayed this year, since Credit Valley Conservation did not have enough data on the river flow to enable BM Ross to calculate a specific population limit for the Town’s combined urban areas. They could only give a range, from 6,500 to 13,500.
A preliminary report with data from five new river surveys will be ready in October. Murray said it is important to know the exact capacity of the Credit River to handle sewage effluent.
“The schedule reflects a need to involve and seek more direction from this council and your planner on what growth can occur, and where it will occur,” he said. “I don’t think the SSMP can provide any kind of meaning without that kind of direction from council.”
Maieron asked how council could approach this, since the developable land within the urban boundaries could handle far more population than the capacity of the river will allow.
“Who gets to build, and who doesn’t?” he said.
Murray conceded it is a difficult issue, but insisted it needs to be brought forward once the river capacity and population limits are approved by the CVC and Ministry of the Environment.
“That’s the cornerstone of how we’re going to build on this thing,” he said, suggesting a spring workshop with council and BM Ross. “Look at the numbers and have them explain them to you, so you can make educated decisions on where you want the growth.”
Murray was the engineering consultant for Erin village when it studied a sewage plan in 1995. In the years leading up to the start of the current environmental assessment, he was the Project Manager for the SSMP process. In November 2008, on his recommendation, council accepted the $350,000 bid from BM Ross to do the project.
BM Ross ranked second on technical merit in the selection process, behind Stantec. But when the cost was factored in, BM Ross ranked first. Stantec’s bid was $847,000.
In 2008, Murray specifically warned council that the final cost would likely be 15 to 20% higher than the $350,000 quote, because it did not include work to be done by hydrogeologist Ray Blackport on storm and ground water, and economic analysis by Watson Associates.
Murray included that work when he wrote the SSMP Terms of Reference. Although he was a member of the Steering Committee, which includes council members, Town staff and provincial representatives, he was not involved in supervising the project once BM Ross started their work.
“I could have used your help during the last three years,” said Maieron.
It turns out that the consultation with Blackport and Watson Associates was never arranged, but no one from council or staff ever pointed this out publicly. Then, when former CAO Frank Miele was saying last spring that the SSMP was 95% done, Water Superintendent Frank Smedley wrote a critique of the project, for a meeting with Triton, saying significant work remained to be done.
BM Ross will be doing more work at no extra charge within its $350,000 contract, but is requesting an additional $54,000 to deal with new river data from CVC, to host and attend a series of meetings to discuss the growth allowed by the Assimilative Capacity Study, and to re-write the final draft of the SSMP report.
Then there will still be other charges, with the amounts still unknown, from Blackport, Watson Associates and Triton Engineering.
The total cost to the Town of the SSMP since 2006 has been $419,067, including payments to other engineering and hydrogeological consultants, including Triton Engineering. In addition, Credit Valley Conservation (CVC) has spent about $380,000, bringing the overall public expenditure total as of last May to $799,000.
Councillors are getting impatient for completion of the Servicing and Settlement Master Plan (SSMP) but they will face more costs, and it could take until next June to get it done, according to Project Manager Dale Murray of Triton Engineering.
Murray appeared as a delegation to council last week to explain the further work proposed by consultant BM Ross, which has been criticized for not completely fulfilling their original assignment.
“They recognize the concerns,” said Murray. “They are definitely committed to completing this SSMP process – within the Terms of Reference.”
Mayor Lou Maieron expressed concern about the length of the process. BM Ross got the contract in 2008, and expected to be finished in 2010, but delays have come from various sources.
“What I hear from a lot of residents is they are voting with their For Sale signs, and this is causing a great economic challenge in the community, as many people are unaware of how things are moving forward and are opting to sell,” he said. “I’ve never seen more real estate signs. The sooner the SSMP process is concluded one way or another, the better it will be for our community.”
The mayor is hoping to avoid the possibility that a developer “pulls the trigger” and appeals to the Ontario Municipal Board, claiming that the delays have been excessive.
“Everybody loses in that equation,” he said, and asked Murray for a guarantee that council will be in a position to make a decision during its current term.
“As your project manager, I will do the best I possibly can to direct your consultant to get this thing finished for you,” said Murray.
Councillor John Brennan agreed with the urgency of the project, saying, “Let’s get this done.” Councillor Jose Wintersinger said that with some new members joining the Liaison Committee, representation from Hillsburgh would be desirable. Murray said the advice from the expanded group will be important.
“They’ve got something to say, and I think we need to listen to it. Now is the time to do it,” he said.
BM Ross estimates that council could approve the SSMP report by next May, while Murray thinks it will take until June.
Maieron is concerned that if further delays push the project into September, council will be in a “lame duck” status, not legally allowed to make decisions until after the October municipal election. It could take a while for any new councillors to become familiar enough with the SSMP to make a decision.
Progress on the project was delayed this year, since Credit Valley Conservation did not have enough data on the river flow to enable BM Ross to calculate a specific population limit for the Town’s combined urban areas. They could only give a range, from 6,500 to 13,500.
A preliminary report with data from five new river surveys will be ready in October. Murray said it is important to know the exact capacity of the Credit River to handle sewage effluent.
“The schedule reflects a need to involve and seek more direction from this council and your planner on what growth can occur, and where it will occur,” he said. “I don’t think the SSMP can provide any kind of meaning without that kind of direction from council.”
Maieron asked how council could approach this, since the developable land within the urban boundaries could handle far more population than the capacity of the river will allow.
“Who gets to build, and who doesn’t?” he said.
Murray conceded it is a difficult issue, but insisted it needs to be brought forward once the river capacity and population limits are approved by the CVC and Ministry of the Environment.
“That’s the cornerstone of how we’re going to build on this thing,” he said, suggesting a spring workshop with council and BM Ross. “Look at the numbers and have them explain them to you, so you can make educated decisions on where you want the growth.”
Murray was the engineering consultant for Erin village when it studied a sewage plan in 1995. In the years leading up to the start of the current environmental assessment, he was the Project Manager for the SSMP process. In November 2008, on his recommendation, council accepted the $350,000 bid from BM Ross to do the project.
BM Ross ranked second on technical merit in the selection process, behind Stantec. But when the cost was factored in, BM Ross ranked first. Stantec’s bid was $847,000.
In 2008, Murray specifically warned council that the final cost would likely be 15 to 20% higher than the $350,000 quote, because it did not include work to be done by hydrogeologist Ray Blackport on storm and ground water, and economic analysis by Watson Associates.
Murray included that work when he wrote the SSMP Terms of Reference. Although he was a member of the Steering Committee, which includes council members, Town staff and provincial representatives, he was not involved in supervising the project once BM Ross started their work.
“I could have used your help during the last three years,” said Maieron.
It turns out that the consultation with Blackport and Watson Associates was never arranged, but no one from council or staff ever pointed this out publicly. Then, when former CAO Frank Miele was saying last spring that the SSMP was 95% done, Water Superintendent Frank Smedley wrote a critique of the project, for a meeting with Triton, saying significant work remained to be done.
BM Ross will be doing more work at no extra charge within its $350,000 contract, but is requesting an additional $54,000 to deal with new river data from CVC, to host and attend a series of meetings to discuss the growth allowed by the Assimilative Capacity Study, and to re-write the final draft of the SSMP report.
Then there will still be other charges, with the amounts still unknown, from Blackport, Watson Associates and Triton Engineering.
The total cost to the Town of the SSMP since 2006 has been $419,067, including payments to other engineering and hydrogeological consultants, including Triton Engineering. In addition, Credit Valley Conservation (CVC) has spent about $380,000, bringing the overall public expenditure total as of last May to $799,000.
February 27, 2013
Many consider sewer system too costly
As published in The Erin Advocate
A public meeting on the prospect of a sewer system last week revealed a strong block of opposition, as residents of Erin village and Hillsburgh learned about the costs and disruptions they may have to face.
Concerns ranged from the impact of a sewage treatment plant to the projections of significant population growth, but there were also people who were optimistic about the benefits that sewers might bring to the community.
Matt Pearson, the consultant managing Erin's Servicing and Settlement Master Plan (SSMP) revealed details of his rough cost estimates, based on a sewage system for a combined urban population of 6,500 (the current total is now about 4,200).
The underground pipe system, with pumping stations, could cost $27 million for Erin village and $9.8 million for Hillsburgh. The sewage treatment plant could cost $28.6 million, bringing the total for the system to $65.4 million.
The cost share for each urban homeowner could total $32,000 (including $19,500 for collection, and $12,500 for the plant). The cost of the collection system would only be about $5,700 per lot for future subdivisions, with the same $12,500 for treatment, bringing that total to $18,200.
These costs, plus interest, would be spread over 10 to 20 years, as a separate charge either on the tax bill, or more likely on the water bill. The system would be built in phases, and property owners would not be charged until they actually have sewer service.
Pearson said there is a good chance of federal and provincial grants to reduce the cost to home and business owners by as much as two-thirds. He said the Town could only borrow up to $14 million towards the project. Additional revenue would come from development.
"There are two things going for us," he said. "We have this old aging infrastructure of septics. And we've got growth, and governments like growth because growth is jobs. You've got a case, and the SSMP is your case to carry forward and try to get a grant. I don't think you're going to build this on your own."
Some of the 150 in attendance at the Centre 2000 meeting were skeptical about the plan, or openly hostile.
"A lot of people live here for the size of it, for the quaintness of it," said Matthew Sammut. "Growth is a reality of the GTA area and we have to accept it, but at a manageable level. Is it reasonable to double our town in a relatively short period of time?"
"We already have debt in this town. My tax bills are pretty darn high. I've compared it to other communities in our region, and we are 20-40% higher than most areas. Our costs are not going to go down with this, and over time will drive residents out of Erin – simple," he said, to a round of applause.
"I think that's irresponsible. I'm not counting on grants. Our governments are broke, and they may come through – they may make themselves broker," he said, arguing that even if the bill for homeowners was reduced to $20,000 or $10,000, it would still be "not acceptable".
Pearson noted that virtually none of the aging septic systems in the urban zones are being replaced, as people await the outcome of this process. Replacement can cost $20,000, and possibly much more for small lots.
Sammut also said it would be "inexcusable" to build a sewage treatment plant in a location that could hurt existing residents through "lifestyle or financial impact."
County Councillor Ken Chapman said growth is essential for the quality of life in Erin. "If we do not grow, we will lose the high school," he said.
"Everybody bitches about how high their taxes are, and ours are the same, but if we can get some business into town, that will drop the tax rate down," said Shelley Foord, Chair of the Business Improvement Area, and a member of the SSMP Liaison Committee and Transition Erin. "We need to look at some option, because they're just going to keep going up."
"Is business actually going to come?" said Andrew Gorsky. He lives close to the possible treatment site near Tenth Line and County Road 52, and believes a plant would "massacre house pricing".
"We don't have close proximity to 400 series highways. Looking at knowledge base (software) we don't have the infrastructure. Who's going to want to come here to build an infrastructure? Are we actually going to get any business out of this, other than just homes?"
Pearson said the annual sewage bill for homeowners could be $450-500, as a rough estimate, but it could be higher depending on how much revenue needs to be generated for future replacement of part of the system.
There would be additional costs, including a fee to hook up, the cost of laying pipe from the house to the road, and the cost of ripping out or decommissioning the old septic system.
The SSMP has concluded that a gravity-based system could be built, with no pumping stations in Hillsburgh and a big pipe to Erin village along the Elora-Cataract Trail. Two pumping stations would be needed in Erin, and about 10% of properties would need individual sewage pumps to move their waste from low elevations up to the main sewer line.
To finish off the SSMP, the Ministry of the Environment MOE and Credit Valley Conservation will review the Assimilative Capacity Study, which measures the ability of the West Credit River to tolerate effluent from a treatment plant using current technology.
They will set a long-term population limit for the combined Hillsburgh-Erin village urban areas, possibly in the 9,000 to 13,000 range – though at the high end, nitrate and phosphorus contamination are above MOE limits.
"The river is telling us, through this chemistry, what it can accept," said Pearson.
The final draft report will be reviewed with the liaison committee, and the core management team (which includes representatives of the Town, MOE, CVC, Wellington County, Peel Region, Ministry of Natural Resources and Triton Engineering), and council will make comments on it. The report will be finalized, the public will have a period of time to make comments, then council will vote on revising or approving the plan. This could take two months, said Pearson.
The SSMP study has covered the first two phases of the full environment assessment that would be required for a sewer system. Town council will have to decide whether to proceed with the next phases.
A public meeting on the prospect of a sewer system last week revealed a strong block of opposition, as residents of Erin village and Hillsburgh learned about the costs and disruptions they may have to face.
Concerns ranged from the impact of a sewage treatment plant to the projections of significant population growth, but there were also people who were optimistic about the benefits that sewers might bring to the community.
Matt Pearson, the consultant managing Erin's Servicing and Settlement Master Plan (SSMP) revealed details of his rough cost estimates, based on a sewage system for a combined urban population of 6,500 (the current total is now about 4,200).
The underground pipe system, with pumping stations, could cost $27 million for Erin village and $9.8 million for Hillsburgh. The sewage treatment plant could cost $28.6 million, bringing the total for the system to $65.4 million.
The cost share for each urban homeowner could total $32,000 (including $19,500 for collection, and $12,500 for the plant). The cost of the collection system would only be about $5,700 per lot for future subdivisions, with the same $12,500 for treatment, bringing that total to $18,200.
These costs, plus interest, would be spread over 10 to 20 years, as a separate charge either on the tax bill, or more likely on the water bill. The system would be built in phases, and property owners would not be charged until they actually have sewer service.
Pearson said there is a good chance of federal and provincial grants to reduce the cost to home and business owners by as much as two-thirds. He said the Town could only borrow up to $14 million towards the project. Additional revenue would come from development.
"There are two things going for us," he said. "We have this old aging infrastructure of septics. And we've got growth, and governments like growth because growth is jobs. You've got a case, and the SSMP is your case to carry forward and try to get a grant. I don't think you're going to build this on your own."
Some of the 150 in attendance at the Centre 2000 meeting were skeptical about the plan, or openly hostile.
"A lot of people live here for the size of it, for the quaintness of it," said Matthew Sammut. "Growth is a reality of the GTA area and we have to accept it, but at a manageable level. Is it reasonable to double our town in a relatively short period of time?"
"We already have debt in this town. My tax bills are pretty darn high. I've compared it to other communities in our region, and we are 20-40% higher than most areas. Our costs are not going to go down with this, and over time will drive residents out of Erin – simple," he said, to a round of applause.
"I think that's irresponsible. I'm not counting on grants. Our governments are broke, and they may come through – they may make themselves broker," he said, arguing that even if the bill for homeowners was reduced to $20,000 or $10,000, it would still be "not acceptable".
Pearson noted that virtually none of the aging septic systems in the urban zones are being replaced, as people await the outcome of this process. Replacement can cost $20,000, and possibly much more for small lots.
Sammut also said it would be "inexcusable" to build a sewage treatment plant in a location that could hurt existing residents through "lifestyle or financial impact."
County Councillor Ken Chapman said growth is essential for the quality of life in Erin. "If we do not grow, we will lose the high school," he said.
"Everybody bitches about how high their taxes are, and ours are the same, but if we can get some business into town, that will drop the tax rate down," said Shelley Foord, Chair of the Business Improvement Area, and a member of the SSMP Liaison Committee and Transition Erin. "We need to look at some option, because they're just going to keep going up."
"Is business actually going to come?" said Andrew Gorsky. He lives close to the possible treatment site near Tenth Line and County Road 52, and believes a plant would "massacre house pricing".
"We don't have close proximity to 400 series highways. Looking at knowledge base (software) we don't have the infrastructure. Who's going to want to come here to build an infrastructure? Are we actually going to get any business out of this, other than just homes?"
Pearson said the annual sewage bill for homeowners could be $450-500, as a rough estimate, but it could be higher depending on how much revenue needs to be generated for future replacement of part of the system.
There would be additional costs, including a fee to hook up, the cost of laying pipe from the house to the road, and the cost of ripping out or decommissioning the old septic system.
The SSMP has concluded that a gravity-based system could be built, with no pumping stations in Hillsburgh and a big pipe to Erin village along the Elora-Cataract Trail. Two pumping stations would be needed in Erin, and about 10% of properties would need individual sewage pumps to move their waste from low elevations up to the main sewer line.
To finish off the SSMP, the Ministry of the Environment MOE and Credit Valley Conservation will review the Assimilative Capacity Study, which measures the ability of the West Credit River to tolerate effluent from a treatment plant using current technology.
They will set a long-term population limit for the combined Hillsburgh-Erin village urban areas, possibly in the 9,000 to 13,000 range – though at the high end, nitrate and phosphorus contamination are above MOE limits.
"The river is telling us, through this chemistry, what it can accept," said Pearson.
The final draft report will be reviewed with the liaison committee, and the core management team (which includes representatives of the Town, MOE, CVC, Wellington County, Peel Region, Ministry of Natural Resources and Triton Engineering), and council will make comments on it. The report will be finalized, the public will have a period of time to make comments, then council will vote on revising or approving the plan. This could take two months, said Pearson.
The SSMP study has covered the first two phases of the full environment assessment that would be required for a sewer system. Town council will have to decide whether to proceed with the next phases.
July 04, 2012
Historic Exchange Hotel looks modern inside
As published in The Erin Advocate
Renovations are proceeding nicely at the Exchange Hotel in Hillsburgh, with seven condominium units now on the market and plans made to open the Coach House Creamery restaurant on the Civic Holiday weekend.
A public walk through the interior of the hotel building was the highlight in a tour of downtown Hillsburgh hosted last week by lifelong resident Lee Tocher, a former owner of the property.
It is still a construction site, but much of the electrical, plumbing and drywall work is complete and the elevator shaft is in place.
Built about 1883, in the prosperous years that followed the arrival of the Credit Valley Railway, the Exchange "outclassed the other hotels in Hillsburgh" according to Wellington historian Steve Thorning.
It served as a headquarters for the well-to-do members of the Caledon Mountain Trout Club, and the main hotel parlour was a favourite meeting place for Erin Township Council.
Tocher said traveling salesmen "in the old days" would often use the hotel as their base of operations in the area, showing their products in the sample room above the arched passageway that led to the livery stable.
"Years later, they had a restaurant in here and a big pool room at the back with three tables," he said. "It was a working hotel up until about 1966."
Tocher owned the building from 1966 to 1986, operating his store and renting out apartments. He has given some hotel artifacts to the new owners, including some glassware and a Seagrams 3-Star whiskey bottle, with a cork, which was inside a wall.
Developers Roy McCullough and Justin Morrow were on hand to show off the progress they've made.
"We've gone through a lot," said Morrow. "It's been about a year process trying to get it converted over to condominiums, and we just got approval last week."
The Creamery will be selling ice cream, soups, sandwiches and a variety of treats. The new restaurant is at the south end, while the north end on the ground floor is available for lease (or purchase) as retail or commercial space.
A section at the back of the building has been rebuilt, and reinforcements have been made to the structure. Most of the wood in the interior had to removed to meet fire regulations. They have also purchased the small building just north of the hotel. They are using it as an office, but it will soon be demolished.
There are four condo units on the second floor and three on the third, each with its own laundry facilities, furnace and air conditioning.
They range from a 534 sq.ft. one-bedroom unit called The Cataract, listed for $229,900, to The Grand (what Morrow calls the "gem"): a 1,490 sq.ft. two-bedroom unit stretching across the full front of the third floor, listed at $429,900. More information is available at www.exchange-hotel.com.
The Exchange Hotel was originally built by Bill Dwier, in a style that incorporated details normally found on much larger commercial buildings in cities. That exterior appearance has been preserved. The third floor has a mansard roof, with windows in dormers.
"This style was a feature of Second Empire buildings, perhaps the dominant style in the 1875 to 1890 period, and which still adds flavour to downtown Fergus and Guelph," said Thorning, in an article on the hotel. A series of his articles is available at www.erin.ca. Go to the About Erin section and click on History of Erin.
Renovations are proceeding nicely at the Exchange Hotel in Hillsburgh, with seven condominium units now on the market and plans made to open the Coach House Creamery restaurant on the Civic Holiday weekend.
A public walk through the interior of the hotel building was the highlight in a tour of downtown Hillsburgh hosted last week by lifelong resident Lee Tocher, a former owner of the property.
It is still a construction site, but much of the electrical, plumbing and drywall work is complete and the elevator shaft is in place.
 |
| Front door will have stained glass |
It served as a headquarters for the well-to-do members of the Caledon Mountain Trout Club, and the main hotel parlour was a favourite meeting place for Erin Township Council.
 |
| Decorative brick exterior preserved |
"Years later, they had a restaurant in here and a big pool room at the back with three tables," he said. "It was a working hotel up until about 1966."
Tocher owned the building from 1966 to 1986, operating his store and renting out apartments. He has given some hotel artifacts to the new owners, including some glassware and a Seagrams 3-Star whiskey bottle, with a cork, which was inside a wall.
Developers Roy McCullough and Justin Morrow were on hand to show off the progress they've made.
"We've gone through a lot," said Morrow. "It's been about a year process trying to get it converted over to condominiums, and we just got approval last week."
The Creamery will be selling ice cream, soups, sandwiches and a variety of treats. The new restaurant is at the south end, while the north end on the ground floor is available for lease (or purchase) as retail or commercial space.
 |
| Septic system under construction |
A section at the back of the building has been rebuilt, and reinforcements have been made to the structure. Most of the wood in the interior had to removed to meet fire regulations. They have also purchased the small building just north of the hotel. They are using it as an office, but it will soon be demolished.
There are four condo units on the second floor and three on the third, each with its own laundry facilities, furnace and air conditioning.
They range from a 534 sq.ft. one-bedroom unit called The Cataract, listed for $229,900, to The Grand (what Morrow calls the "gem"): a 1,490 sq.ft. two-bedroom unit stretching across the full front of the third floor, listed at $429,900. More information is available at www.exchange-hotel.com.
The Exchange Hotel was originally built by Bill Dwier, in a style that incorporated details normally found on much larger commercial buildings in cities. That exterior appearance has been preserved. The third floor has a mansard roof, with windows in dormers.
"This style was a feature of Second Empire buildings, perhaps the dominant style in the 1875 to 1890 period, and which still adds flavour to downtown Fergus and Guelph," said Thorning, in an article on the hotel. A series of his articles is available at www.erin.ca. Go to the About Erin section and click on History of Erin.
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