A couple Wawa residents spoke against proposed financial incentives for a housing development.
In a public meeting under the Planning Act last night, Wawa Municipal Council heard a report proposing the Municipality adopt a "Community Improvement Plan" specifically for the 39 Algoma Street housing development, with CAO/Clerk Maury O'Neill explaining the private developer Council agreed to sell the roughly 2.11 acres of land to plans to build at least 15 - and potentially up to 45 - housing units that would be "senior friendly" - something O'Neill noted could alleviate the town's housing need and retain the aging population by allowing older residents to downsize to the new rental housing and free up their larger single detached homes for others currently unable to get suitable housing, further noting this aligns with Council and the Municipality's commitments for housing, and would expand the tax base, which could mean an extra $50,000 in annual tax revenue, the equivalent of a 1 percent levy increase now.
Emphasizing incentives are needed to attract private developers, O'Neill explained the provincial government wants housing development increased and streamlined and assured provincial legislation allows targeted CIPs, while only 2 incentives are proposed here: a tax increment grant, like one offered through the Downtown CIP, offsetting property tax increases from the development, starting at 100 percent in the first year and decreasing to 20 percent in the fifth and final year; and a purpose-built rental housing grant providing up to $10,000 per housing unit but with conditions, including that the occupancy permit's obtained before it's paid out and that remain rental housing for a specific period - breaching the conditions could see the payments suspended or the Municipality could even demand repayment.
Joe Leadbetter - who submitted a letter about the proposal - spoke, saying he objects as the owner of the Churchill subdivision phase 4 as he has a contract with the Municipality that promises not to release new lots until 30 of his are sold - only 20 have so far - he said talks with municipal staff saw assurances they'd "encourage" developers to work with him, so he's unhappy the Municipality's selling land and providing support for an "outside developer" in a "closed door deal" without giving local developers a chance, warning Council faces legal trouble if it approves the proposal, so should instead direct developers to his "shovel ready" lots.
Outdoorsman Motel owner Ray Valliant also spoke - having submitted his own letter opposing the proposal - citing concerns about the "site-specific nature" and apparent "preferential treatment" and "use of public funds" - particularly after approving a temporary work camp he claims could cost local businesses up to $22.5-million over 3 years - and while staff said they'll seek independent legal advice before moving forward, Valliant questioned paying lawyers instead of "listening" to constituents, wondering if the "rush" in approving this relates to the potential "lame duck" period ahead of the fall election - a comment that prompted a warning from Mayor Melanie Pilon to stay on the topic of land use planning - with Valliant urging for a broader program not just open to a single developer - O'Neill did note the CIP would apply to the property itself, so could potentially involve other developers even if it only involves one now, further encouraging other developers to come forward as other plans or an expanded area could be considered in the future.
Councillors Cathy Cannon and Jim Hoffmann indicated they were in favour of the proposed CIP - pending legal advice - while Councillor Mitch Hatfield said she was not at this time, and would need to look into it further - Mayor Pilon did not comment, while Councillor Joe Opato did not attend the meeting.