Windsor homeowners save on revamped stormwater tax, but there's a huge increase for big box stores

Nearly every homeowner in Windsor will see savings on their water bill next year now that council approved massive changes to how it charges taxpayers for storm water upgrades. 

But the changes to those rates mean non-residential property owners with large parking lots could pay 2½ times what they were previously charged.

City staff say this approach will make property owners that put a lot of storm water into the city's drainage system pay their fair share. 

"It's been inequitable for a long, long time," said Windsor Mayor Drew Dilkens.

Previously, the city charged taxpayers a sewer surcharge fee based on water usage and would spend that money on infrastructure projects aimed at preventing flooding. 

But those project costs are on the rise and city staff say the property owners that put the most pressure on the system have not been paying their fair share.

The city has been hyper focused on flood prevention after thousands of basements flooded during the devastating once-in-a-century storms that hit Windsor in 2016 and 2017, causing more than $230 million in insured damage in both years.

Record amounts of rain overwhelmed the city's system.

Concrete doesn't absorb water during storms, meaning that water runs off into the city's sewer system, through pumping stations and treatment plants. That puts pressure on the storm water system which, if overrun, can cause flooding throughout the city.

How this will work

City council has approved a split to the previous sewer surcharge fee: a sanitary charge for water usage and a storm charge for the amount of water that runs off a property and into the storm system.

That will mean nearly every homeowner will pay less next year under the new system. 

But the storm charge will represent a huge increase in costs for large commercial business owners because it ties the fee to the property area that is covered by impervious surfaces like concrete.

Owners can apply for up to 40 per cent credit if they can prove that water that runs off their property is treated and goes directly into the Detroit River or St. Clair without putting strain on Windsor's sewer system. 

There's another credit of up to 10 per cent if the owner can show they've put systems in place to slow water from running off their property and into the city's system. 

This applies to large apartment buildings, commercial property owners and also includes properties the city of Windsor owns and operates — which staff say will mean a significant increase in costs. 

These are changes that many cities in North America are either considering adapting or have already move forward with. 

Other cities considering larger credits

The Windsor Port Authority says its bill is about to jump from $300 a year to $301,000, and that includes the credit available under the program because water is treated before running off into the Detroit River. 

"That is a sticker shock beyond comprehension," said CEO Steve Salmons.

"It's going to have a significant impact. These are very competitive businesses and they are not monopolies," he said. 

Salmons said they've already worked out multi-year contracts with companies using the port before this increase and expects the they'll take a financial hit with these added costs.

He also worries that companies could turn to other port authorities like Hamilton. That city is considering a similar rate change with a 90 per cent credit available to the city's port authority. 

That's what Salmons wants to see in Windsor but council decided to keep the cap at up to 50 per cent. Dilkens said they'll continue to evaluate the program to see if it's working. 

"We think we've provided a fair credit not just for places like the port authority, who own riverfront property, but also for residents that might be discharging right to the river," he told reporters. 

There are also new offers for homeowners looking to help reduce the amount of water that goes into the city's sewer system, including a free tree and a $120 rebate for a rain barrel.

That's in addition to previously announced programs like the Basement Flooding Protection program. That subsidy is increasing to a maximum of $3,500 per property from $2,800.