Comparing Pelham’s Residential Taxes

If you pay your property taxes by installments, you will know that your third installment of your 2017 property tax bill comes due on Friday. With this deadline, why not “take stock” of Pelham’s property taxes and compare with other Cities and Towns?

You will recall that the amount of property tax you pay to the Town of Pelham, to the Region, and to the Province (for Education) is not solely based on the Market Value Assessment of your property by the Municipal Property Assessment Corporation (MPAC); one must multiply your assessment by each of these three tax rates and add them up for your total bill.

With the Region and the Province making some last policy changes and adjustments for rates and tax ratios, we now know that the combined property tax increase for an average residential property (which is valued at $316,400) in Pelham is 2.0%. Because of those changes, that’s actually a 0.3% decrease from what I reported to you in April.

You can consider this 2.0% a “pocket-book” increase – an increase in the amount it cost an average residential property owner by adjusting for the average MPAC increase.

How do we measure whether that amount is “affordable” or not?

One independent way to judge whether Pelham’s taxes are “affordable” is to compare with inflation. For example, the Bank of Canada calculated that, over the last 11 years (January to January), inflation increased the value of goods and services by 19.7%. Over the same period, Pelham’s combined taxes for the average residential property in Pelham increased by 19.7% – the same level as inflation. Notionally, that means that the average home is paying the same level of taxes in 2017 that they did in 2006.

And, this 19.7% includes the equivalent of approximately 1.1% (in 2016) to fund the Pelham Community Centre. And, it also includes our annual increases for improved infrastructure – approximately 1.7% over the last three years, for example – supporting new roads, pipes, and other capital improvements.

What about a more concrete way to judge? How about if we compare Pelham with other Niagara Cities, Towns, and Townships?

Last November, the Region published a table of non-blended property tax increases from 2010 to 2016 for local municipalities. If you start at zero and add up the cumulative increases from 2010, Niagara Municipalities increased their property taxes an average of 35% over the last seven years.

Pelham stands-out as the second lowest by increasing at 25% – including funding for the Community Centre in 2016. That’s 27% below the average increase. Only Grimsby was lower than Pelham (at 23%). Even the Region was higher than the Town, at 29% (if you don’t include the benefit of Provincial uploading).

Pelham Council and I continue to ensure that we only minimally impact you and other property tax-payers while we work to increase the level and quality of services in the Town.


Check out historic charts or read past columns at www.pelhammayordave.blogspot.ca. Please contact Mayor Dave at mayordave@pelham.ca.

Fonthill East Development Progressing

Over the last two Wednesdays I presented updates about the developments in Fonthill East to residents of the senior’s apartments on Pelham Town Square. I thought I would share some of those updates here with you now.

Summersides Boulevard: 
In this year’s budget, Council re-approved the construction of a new street linking Downtown Fonthill (by extending Pelham Town Square) with Wellspring Way and Rice Road. The street will include a centre boulevard, trees, and wide multipurpose sidewalks/trails on both sides. Council named the road after Jim Summersides, a World War II veteran of the elite, joint Canadian-American "First Special Service Force," and dedicated member of the Fonthill Royal Canadian Legion.

While much of the eastern portion was constructed last year, Council recently approved the completion of the western link to Station Street this year. Initially the intersection will have a four-way stop but we plan to construct a small-roundabout there in the future.

Council is committed to constructing this road to help better link newer developments with Downtown Fonthill, the Library, Post Office, Peace Park and Town Hall.

Walking & Cycling Paths:
You may have noticed some landscaping along Regional Road 20 from the new Tim Hortons to Wellspring Way. Did you also notice a new walking and cycling path at the corner of Rice and Port Robinson Roads, leading around the new development and the Community Centre?

Both of these features exemplify Council’s commitment to making the Town more walkable and cyclable. Soon, for instance, Ontario Hydro will start burying the hydro lines along Hwy 20 – in the area from the new landscaping along the buildings to the roadway. Then, a new treed, walking and cycling path– similar to the new one on Rice Road – will be constructed along Hwy 20.

Ponds & Park:
Water from roofs, roads, parking lots and paths gets collected and fed into the several storm ponds. These ponds store, clean and cool the water and release it at a rate no greater than “predevelopment flows.” We insisted on designing the ponds without fences so that people might enjoy them better.

The East Fonthill plan also includes some parks in key areas that link watercourses and ponds. One such park, near the intersection of Summersides Blvd and Wellspring Way, was granted to the Town in a standard process called a “excess parkland dedication.” The value of the parkland was based on a property appraisal and a peer review of that appraisal. (For a copy of these documents, please click here.) We look forward to adding trails, trees, and other features to complete this park.

Council and I continue to work diligently to fulfill the award-winning East Fonthill plan which offers mixed-use development, a range of housing-types, a walking/cycling network, and protection for existing environmental features.

You may contact Mayor Dave at mayordave@pelham.ca or read past columns at www.pelhammayordave.blogspot.ca.

Pelham’s Population Growth from the 1970s

When I grew up and attended St. Alexander School, the Fonthill Plaza didn’t exist: no Shopper’s Drug Mart or Beer Store or Giant Tiger. In fact, I have distinct memories of walking through long grass and along a warn footpath to the Pelham Library – which was situated in the basement of Pelham Town Hall! And, the school was just an “L-shaped” building in those days – before the addition in the 1990s. The octagon-shaped Church along Hwy 20 (where the current playground is) was replaced in the 2000s.

The railway tracks – still in use along Station Street – had yet to be named the Steve Bauer Trail. With the Fonthill Firehall on South Pelham, it wasn’t odd to hear the siren calling the volunteers. And, school mates crossed Highway 20 to get to a treat at the convenience store where the Royal Bank now stands.

The Post Office likely moved from its location on Pelham Street (now ForestGreen creations) in the 1980s. And, the now iconic Fonthill Branch of the Pelham Public Library wasn’t constructed until the mid-1980s.

I also distinctly remember playing in dirt piles during the building of the roads and homes on Woodstream Boulevard and Spruceside Crescent. And the Town built the then new Pelham Arena – which replaced the outdoor rink in “the Pit” – in the middle of a farmer’s field in the mid-1970s.

Looking back at the population growth, one can see the reasons for these changes.

In 1971, Statistics Canada had the Town’s population at 9,997. While Pelham’s population only grew by 99 people by 1976 (up 1%), the Town’s population took off shortly thereafter. From 1976 to 1981 Pelham grew by 1,008 people – a whopping 10% increase! From 1981 to 1986, the population grew even more – by 1,061 people (or 9.6%). From 1986 to 1991, Pelham grew by another 9.6% to 13,328 – but this time increasing by 1,163 people! That was the Town’s largest growth spurt over a five-year period.

Then, Pelham’s growth started to slow down a bit. From 1991 to 1996, the population grew by 1,015 people (or a 7.6% increase to 14,343). From 1996 to 2001, the Town grew by 929 people or 6.5%. The 2006 Census had the Town’s population at 16,155 or growing by 883 people (5.8%). While I have been serving as your Mayor, the Town grew 443 people from 2006 to 2011 (up 2.7%) to 16,598 and now to 17,110 in 2016 (up 512 people or 3.1%).

Just like we hear a few people complaining today, I remember a few folks in the 1970s and the 1980s and the 1990s expressing concern about the Town growing too quickly.

And, while we are projected to grow by about 850 people (or 5%) to 17,960 by 2021, Council and I will continue to work together with you to ensure we maintain our community’s small-town feel – just as the Town did during our growth in the 1970s, 80s, 90s, and 2000s.


You may contact Mayor Dave at mayordave@pelham.ca or read past columns at www.pelhammayordave.blogspot.ca.

Community Centre Recap about Indoor Pool, Twin-Pad & Fitness Equipment

Since some people asked me recently about certain elements of the Pelham Community Centre, I thought I would also answer their questions here.

Solid Business Case:
As you know, recreational and cultural services in Pelham was at a “log-jam” for decades. Numerous consultant reports outlined great desires and drew nice designs of community centres. However, none evaluated the operating costs nor tested the “business case.” It was like those former reports offered a “shiny new sports car” but failed to account for operating costs and whether the community could afford to “drive” it.

To help break the impasse, the Town hired Leisureplan International to develop a market analysis and business case study. LeisurePlan surveyed 1,091 residents about their recreation and culture habits and spending preferences. They used this statistically significant market analysis and requirements from user-groups to form the business case and their recommendations.

Indoor Pool:
Despite the expressed desire – which still continues today – LeisurePlan recommended against including an indoor pool. They stated that demand for an indoor pool was only at 50% of that required to financially support it. “To be financially viable, a significant annual operating subsidy would be required from the Municipality in the order of $1,000,000 per year.” This is in line with other municipal pools; the Kiwanis Aquatic Centre in in St. Catharines, for example, costs $1.6 million net per year (expenses $2.36 million; revenues $734K). An extra $1 million for an indoor pool would mean about a 9% increase in property taxes for the average residential property, plus another 3% for financing the construction costs. (Please see pages 48-49 of the St. Catharines 2017 budget by clicking here.)

Double Arena:
While LeisurePlan initially estimated that a second arena wouldn’t be financially sustainable until 2023, arena users questioned the completeness of their data and the Architectural Design Advisory Committee questioned the feasibility of a phased design. LeisurePlan considered the missing information and concluded in June 2015 that “a second ice pad would be utilized 69%-77% during prime time” and recommended providing a second ice pad by 2018. In July 2015, Council agreed with that recommendation and directed that the design include two arenas.

It’s a good thing we did because we are already tracking to exceed that demand projection for the second ice pad. In March, the Town signed binding five-year usage agreements with local minor hockey and figure skating associations to use 100% of the Accipiter Arena and more than 90% of the Duliban Insurance Arena during prime time.

Fitness Machines:
LeisurePlan initially suggested including a fitness centre in a new centre if all fitness programs were run by the YMCA. They made this recommendation because of the extensive Pelham membership at the YMCA. Listening to the concerns of the Design Committee and local businesses over this plan, the Town issued a Request for Proposal (RFP) to operate the community centre to the private sector in June 2015. Since no firms replied to the RFP and because of the increased difficulty of completing with discount ($10 per month) fitness centres, the Town removed the fitness centre component from the Community Centre design, ended discussions with the YMCA in November 2015, and will operate the facility for less than $200,000 per year.

I am pleased that we are constructing the Pelham Community Centre based on a solid business case analysis and that will serve as our community’s gathering place and recreational space for people of all ages and abilities for decades to come.


You may contact Mayor Dave at mayordave@pelham.ca or read past columns at www.pelhammayordave.blogspot.ca.