02-27-2024
AGENDA
City Council Meeting
4:00 PM - Tuesday, February 27,
2024
Council Chambers/Zoom App.
All Council Meetings are open to the
public in person, in Council
Chambers or watched virtually.
All electronic meetings can be
viewed on this page, the City of
Niagara Falls YouTube channel, the
City of Niagara Falls Facebook page,
along with YourTV Niagara.
Page
1. CALL TO ORDER
O Canada: Alejandra Alzate (Singing live in Chambers)
Land Acknowledgement and Traditional Indigenous Meeting Opening
2. ADOPTION OF MINUTES
2.1. Council Minutes of February 6, 2024
City Council - 06 Feb 2024 - Minutes - Pdf
10 - 19
3. DISCLOSURES OF PECUNIARY INTEREST
Disclosures of pecuniary interest and a brief explanation thereof will be
made for the current Council Meeting at this time.
4. MAYOR'S REPORTS, ANNOUNCEMENTS
5. DEPUTATIONS / PRESENTATIONS
All speakers are reminded that they have a maximum of 5 minutes to
make their presentation.
5.1. 2024 Development Charges Study: Draft DC Rates
Jackie Hall, Project Manager, Hemson Consulting Ltd., will be
providing a presentation to Council regarding the 2024
Development Charges Study.
Presentation - Niagara Falls DC Study Council Information
Session February 27 2024
20 - 35
Page 1 of 370
5.2. F-2024-11
Development Charges - Draft Rates and Capital Program
F-2024-11 - Development Charges - Draft Rates and Capital
Program - Pdf
36 - 111
5.3. BMA Management Consulting - Water and Wastewater Long-
Range Financial Plan
Jim Bruzzese from BMA Management Consulting Inc., will
provide Council with a presentation pertaining to the City of
Niagara Falls' Water and Wastewater Long-Range Financial
Plan.
RECOMMENDATION: THAT Council APPROVE the financial
plan, as outlined in the BMA Management Consulting Inc. Water
and Wastewater Long-Range Financial Plan presentation and
associated Report.
Presentation - BMA - Niagara Falls Council Presentation
BMA - 2024 Niagara Falls OREG report
112 - 165
5.4. Niagara Region - Niagara Falls Non-Profit Housing -
Presentation (Presentation added)
The Niagara Falls Non-Profit Housing (NFNP) is an organization
undertaking the planning of new 100 unit affordable housing
development on McLeod Road.
The NFNP is requesting to present at City Council in order to
request planning fee waivers, expedited approvals and general
project support.
Gord Szaszi, Project Manager Housing Development at the
Niagara Region, along with John Potts, Board Director of NFNP
will be in attendance to make the presentation.
Presentation - NFNP McLeod Project 2024.02.27 FINAL
166 - 176
6. PLANNING MATTERS
6.1. PBD-2024-03 (Report and presentations added)
AM-2023-022, Official Plan & Zoning By-law Amendment
Application
8885-8911 Lundy’s Lane
Applicant: M5V The Lundy Inc. (Sherard McQueen)
Agent: NPG Planning Solutions (Mary-Lou Tanner)
Alexa Cooper, Planner 2, will provide an overview of Report PBD-
2024-03.
177 - 253
Page 2 of 370
PBD-2024-03 - Pdf
Presentation (Staff) PM - AM-2023-022_Final
Presentation (Agent) - Lundys Lane public meeting
Comments from property owners
6.2. PBD-2024-04 (Report and presentations added)
AM-2023-027
Zoning By-law Amendment Application
Southwest corner of Mountain Road and St. Paul Avenue
Applicant: Mountainview DAC Inc. (Matt Vartanian)
Agent: Upper Canada Consultants (William Heikoop)
Alexa Cooper, Planner 2, will provide an overview of Report PBD-
2024-04.
PBD-2024-04 - Pdf
#6.2 - Presentation (Staff) - AM-2023-027_Final
Presentation (Agent - UCC) - Vista Green Public Meeting
Presentation
Comments from resident - AM-2023-027
254 - 292
6.3. PBD-2024-05 (DEFERRED TO LATER DATE)
AM-2022-024 & 26T-11-2022-001 – Official Plan Amendment,
Zoning By-law Amendment & Draft Plan of Subdivision
Oakwood Drive
Proposal: To facilitate the development of 255 townhouse
Dwellings and up to 46 additional dwelling units.
Applicant: Branthaven Belmont Oakwood Inc.
Agent: Zelinka Priamo Ltd. (Robert MacFarlane / Azar Davis
7. IN CAMERA SESSION OF COUNCIL
7.1. In-Camera Resolution (Updated)
February 27, 2024 - Resolution to go In-Camera
293
7.2. In-Camera Resolution - March 5, 2024 & May 14, 2024 (Added)
MAR 5 and MAY 14 2024 - on Feb 27 agenda- Resolution to go
In-Camera
294
Page 3 of 370
8. REPORTS
8.1. MW-2024-09
Main Street (Chippawa) Road Reconstruction (Sodom Road
to Dock Street) Contract Award 2024-594-23
MW-2024-09 - Pdf
295 - 298
8.2. MW-2024-10
South Chippawa Infrastructure Improvements – Cost Sharing
MW-2024-10 - Pdf
299 - 302
8.3. CAO-2024-03 (Report added)
Fire Communications Consolidation
CAO-2024-03 - Pdf
303 - 314
9. CONSENT AGENDA
The consent agenda is a set of reports that could be approved in one
motion of council. The approval endorses all of the recommendations
contained in each of the reports within the set. The single motion will
save time.
Prior to the motion being taken, a councillor may request that one or
more of the reports be moved out of the consent agenda to be
considered separately.
9.1. MW-2024-05
Centre Street – Temporary Patio Pilot Study Update
MW-2024-05 - Pdf
315 - 318
9.2. MW-2024-06
Single Source Standardization - Parking Pay and Display
Machines Purchases
MW-2024-06 - Pdf
319 - 321
9.3. MW-2024-07
Chippawa Parkway Speed Control Follow-up Review
MW-2024-07 - Pdf
322 - 325
Page 4 of 370
9.4. MW-2024-08
Rural Road Speed Limit Reviews: South of Chippawa Creek
Road and West of Montrose Road
MW-2024-08 - Pdf
326 - 332
10. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK
The Communications section of the agenda is a set of items listed as
correspondence to Council that could be approved in one motion of
Council. If Staff feel that more than one recommendation is required,
the listed communications items will be grouped accordingly. The single
motion per recommendation, if required, will save time.
Prior to any motion being taken, a Councillor may request that one or
more of the items be lifted for discussion and considered separately.
RECOMMENDATION: THAT Council approve/support Item #10.1
through to and including Item #10.7.
10.1. Flag-Raising Request - Polish Constitution Day - Friday, May
3, 2024.
Attached is a request for Council to approve a flag-raising
ceremony at Rosberg's Park at 2:00 PM on Friday, May 3, 2024
to recognize this year's "Polish Constitution Day."
Recommendation: For the Approval of Council.
Flag-Raising - Polish Constitution Day - Friday, May 3, 2024
333 - 334
10.2. Proclamation Request - Jewish Heritage Month 2024
The Director of Government Relations, of B'Nai Brith National
Organization of Canada, is requesting the City of Niagara Falls
Council adopt a motion to recognize May 2024 as "Jewish
Heritage Month 2024," and that the City provides a video
statement about the month.
Recommendation: For Council's support and approval.
Proclamation Request - Jewish Heritage Month 2024 (revised
letter)
335 - 336
10.3. Proclamation Request - Knights of Columbus Week
Attached is a request for Council to proclaim April 21, 2024
through April 28, 2024 as "Knights of Columbus Week" in Niagara
Falls.
337 - 338
Page 5 of 370
Recommendation: For the Approval of Council.
Henry Miller to Mayor and Council re Knights of Columbus Week
in Niagara Falls, April 21-28, 2024
Proclamation - Knights of Columbus Week, Niagara Falls,
Ontario, April 23-30, 2023
10.4. Proclamation Request - World Autism Day
Autism Ontario is requesting Council to purchase a flag for the
"Fly the Flag" campaign and to formally proclaim Tuesday, April
2, 2024 as "World Autism Awareness Day" to show autism
support.
Recommendation: For the Approval of Council.
Proclamation Request - World Autism Day - City of Niagara Falls
339
10.5. Proclamation Request - Apraxia Awareness Day
Attached is a letter requesting Council to proclaim Tuesday, May
14, 2024 as "Apraxia Awareness Day."
Recommendation: For the Approval of Council.
2024_PROCLAMATION_REQUEST Niagara Falls
Sample Proclamation-Template_Niagara Falls 2024
340 - 341
10.6. Flag-Raising Request - Italian Heritage Month
On behalf of the National Congress Italia Canada, the Niagara
Peninsula District is requesting Council to approve a flag-raising
ceremony on Friday, June 7, 2024 at 12:00 PM to celebrate the
14th year of Italian Heritage Month.
Recommendation: For the Approval of Council.
Flag-Raising Request - Italian Heritage Month
342 - 343
10.7. Flag-Raising Request - Children's Mental Health Awareness
Week
Attached is a request for Council to approve a flag-raising request
to support the celebration of the week of May 6 - 11, 2024 as
"Children's Mental Health Awareness Week."
344
Page 6 of 370
Recommendation: For the Approval of Council.
Flag-Raising - Children's Mental Health Awareness Week
11. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK
RECOMMENDATION: THAT Council receive and file for
information Item #11.1 through to and including Item #11.3.
11.1. Resolution - Town of Grimsby - Advocacy of Mental Health
and Addictions
Attached is a resolution that the Council of the Corporation of the
Town of Grimsby passed at its meeting held on February 5, 2024
regarding the Advocacy of Mental Health and Addictions
Recommendation: For the Information of Council.
Resolution - Town of Grimsby - Advocacy of Mental Health and
Addiction
345 - 346
11.2. Motion to Convene Second National Summit to Combat
Antisemitism
On behalf of a human rights advocate, the attached letter
includes a sample motion calling for a national summit on
combating anti-Semitism.
Recommendation: For the Information of Council.
Niagara Falls, ON - Mayor Jim Diodati - 2024-02-06 - photo MR
Motion Urging that A Second National Summit to Combat
Antisemitism Be Convened - 2024-02-05
347 - 350
11.3. Comments from Resident
Comments from resident
351 - 360
12. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK
12.1. Fallsview BIA - 2024 Proposed Budget (budget updated)
Attached is the Fallsview BIA's 2024 proposed budget for
Council's approval.
Recommendation: THAT Council approve the Fallsview BIA
proposed budget for 2024.
361
Page 7 of 370
Fallsview BIA - 2024 budget to city
12.2. Victoria Centre BIA - 2024 Budget (Updated)
Attached is the Victoria Centre BIA (BCBIA) 2024 budget as
recently passed by the Board of Directors.
Recommendation: THAT Council approve the Victoria Centre
BIA budget for 2024.
Victoria Centre BIA - 2024 Budget (Updated)
362 - 363
13. RATIFICATION OF IN-CAMERA
14. MOTION
14.1. At the Council Meeting of February 6, 2024, Councillor
Nieuwesteeg brought forward the following motion:
Motion:
THAT the region be asked to consider amending by-law 96-2006,
a by-law to establish criteria for applications for tax deferrals by
low-income seniors and low-income disabled persons to remove
the $200 threshold as identified in definition of "eligible deferral
amount" and throughout the by-law.
15. NOTICE OF MOTION/NEW BUSINESS
Except as otherwise provided in the Procedural By-law, all Notices of
Motion shall be presented, in writing, at a Meeting of Council, but shall
not be debated until the next regular Meeting of Council.
A Motion may be introduced without notice, if Council, without debate,
dispenses with the requirement for notice on the affirmative vote of two-
thirds of the Members present.
16. BY-LAWS
The City Clerk will advise of any additional by-laws or amendments to
the by-law listed for Council consideration.
2024-
022.
A by-law to amend By-law No. 89-2000, being a by-law to
regulate parking and traffic on City Roads. (Speed Limits on
Highways, Through Highways, Stop Signs at Intersections)
By-law 2024-022 - 02 27 2024 - Speed Limits on Highways
364 - 366
2024-
023.
A by-law to amend By-law No. 2014-65 being a by-law to
establish a System of Administrative Penalties respecting the
367
Page 8 of 370
stopping, standing, or parking of vehicles in the City of Niagara
Falls.
By-law 2024-023 - 02 27 2024 By-law 2014-65 Amendment
2024-
024.
A by-law to amend By-law No. 2002-081, being a by-law to
appoint City employees, agents and third parties for the
enforcement of provincial or municipal by-laws.
By-law 2024 024 - 2024 FEB 27 By-law Enforcement Officers
368 - 369
2024-
025.
A by-law to adopt, ratify and confirm the actions of the City
Council at its meeting held on the 27th of February, 2024.
By-law 2024-025 - 02 27 24 Confirming By-law
370
17. ADJOURNMENT
Page 9 of 370
MINUTES
City Council Meeting
4:00 PM - Tuesday, February 6, 2024
Council Chambers/Zoom App.
The City Council meeting of the City of Niagara Falls was called to order on Tuesday, February
6, 2024, at 4:11 PM, in Council Chambers, with the following members present:
COUNCIL
PRESENT:
COUNCIL
ABSENT:
Mayor Jim Diodati, Councillor Wayne Campbell, Councillor Lori Lococo,
Councillor Ruth-Ann Nieuwesteeg, Councillor Mona Patel, Councillor
Mike Strange, Councillor Wayne Thomson
Councillor Pietrangelo, Councillor Baldinelli
STAFF
PRESENT:
Jason Burgess, Bill Matson, Margaret Corbett, Kira Dolch, Erik Nickel,
Nidhi Punyarthi, Tiffany Clark, Chief Jo Zambito, Shelley Darlington,
Kathy Moldenhauer, Andrew Bryce, Michael Stewart, Daniel
Dragosavlijevic, Clark Bernat, Nick Buckborough (Present in Chambers)
Trent Dark (Present via Zoom)
1. CALL TO ORDER
The meeting was called to order at 4:11 PM.
2. ADOPTION OF MINUTES
2.1. Council Minutes of January 23, 2024
Moved by Councillor Wayne Thomson
Seconded by Councillor Wayne Campbell
That Council approve the minutes of the January 23, 2024 meeting as
presented.
CARRIED UNANIMOUSLY
3. DISCLOSURES OF PECUNIARY INTEREST
a) None
4. MAYOR'S REPORTS, ANNOUNCEMENTS
a) Mayor Diodati extended condolences to the following:
•John Greer, Executive Director, SPCA
•Robert Hunter, father of Platoon Chief Jim Hunter with Fire Services
•Shirley Stanko, mother of Randy Felesko of our Recreation, Culture &
Facilities Department
Page 1 of 10
Page 10 of 370
b) Mayor Diodati mentioned the following City events:
Sports Wall of Fame
•Also attended by Councillors Patel, Nieuwesteeg, Baldinelli and Strange
Retirement of Chief MacCulloch of the Niagara Regional Police
•Also attended by Councillors Nieuwesteeg and Patel
Business Happenings
•Grand Opening Creditshop
• Magnificent Women’s Market- Minister Tangri’s Visit
Also attended by Councillors Strange, Patel, Niewesteeg and Baldinelli
Flag Raising
•Bell Let’s Talk
Also attended by Councillors Thomson, Nieuwesteeg and Patel
c) The next Council Meeting is scheduled for Tuesday, February 27th, 2024
5. DEPUTATIONS / PRESENTATIONS
5.1. Niagara Falls Exchange
Clark Bernat, Senior Manager of Culture, informed the community of the
opening of the Exchange and upcoming events and programs.
Moved by Councillor Lori Lococo
Seconded by Councillor Wayne Campbell
THAT Council receive the presentation and promote the Niagara Falls
Exchange.
Carried Unanimously
5.2. Prototype Art & Fashion Show
Dillon Douglas, founder and event manager of the Prototype Art & Fashion
Show, promoted and discussed the event taking place in Niagara Falls at the
Niagara Falls Exchange on Saturday, February 24, 2024.
Moved by Councillor Ruth-Ann Nieuwesteeg
Seconded by Councillor Mike Strange
That Council receive the presentation from Dillon Douglas, founder and event
manager of the Prototype Art & Fashion Show.
Carried Unanimously
5.3. David Rupay - Local Resident
David Rupay presented the attached letter that was directed to City Council
and Planning Department related to requesting City Council to join the
moratorium to halt future aggregate mining developments in Ontario.
Page 2 of 10
Page 11 of 370
Moved by Councillor Lori Lococo
Lori Lococco motion to support the resolution as presented
Not Put
Moved by Councillor Wayne Thomson
Seconded by Councillor Ruth-Ann Nieuwesteeg
THAT Staff come back with a report at a future Council meeting.
Carried Unanimously
6. REPORTS
6.1. F-2024-09
Treasurer's Write Off Report Under Section 354 of The Municipal Act,
2001
Moved by Councillor Wayne Campbell
Seconded by Councillor Mike Strange
THAT Council AUTHORIZE the Treasurer, under Section 354(4)(b) of The
Municipal Act, 2001 to write off taxes as uncollectible totaling $668.81 where a
tax sale would be ineffective or inappropriate.
Carried Unanimously
6.2. MW-2024-04
Validity of Drainage Petition
Moved by Councillor Mike Strange
Seconded by Councillor Wayne Campbell
THAT Council instruct K. Smart Associates Limited to prepare one final
Engineer’s Report to address both Petitions for Drainage works, pursuant to
the Drainage Act, R.S.O. 1990, received from 5981 Willow Road and 3313
Willow Road.
Carried Unanimously
7. CONSENT AGENDA
7.1. F-2024-06
2023 Q3 Water/Wastewater Fund Budget to Actual Variance (Unaudited)
Moved by Councillor Mike Strange
Seconded by Councillor Ruth-Ann Nieuwesteeg
THAT the 2023 Water & Wastewater Budget to Actual Third Quarter Variance
report for the third quarter ended September 30, 2023 BE RECEIVED.
Page 3 of 10
Page 12 of 370
Carried Unanimously
8. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK
8.1. Flag-Raising and Illumination Request - Restoration Day of the
Dominican Republic
The Dominican Republic community is requesting Council to approve a flag-
raising ceremony at Niagara Falls City Hall and a special illumination of
Niagara Falls with the colours of the flag on Monday, August 19, 2024, to
celebrate their heritage and history.
Recommendation: For the Approval of Council.
8.2. Flag-Raising and Proclamation Request - Parental Alienation Awareness
The requestor is asking Niagara Falls Council to proclaim Thursday, April 25,
2024 as "Parental Alienation Awareness Day," and to coordinate a flag-raising
ceremony at City Hall on a date that is agreeable to both the convenor and the
Mayor's Office.
To educate, inform and advocate to and for the general public, parents, children and youth, working towards bringing awareness against parent alienation, even to perpetrators who may be unaware of the disastrous effect of their alienating behavior on their children and society.
APAC VISION: To provide support, education, and resources to families affected by alienation by being an advocate for change in the legal, mental health, and judicial system with the goal of ending parental alienation across Canada.
Recommendation: For the Approval of Council.
8.3. Proclamation Request - World Parkinson's Day
The Passion for Parkinson's Foundation is requesting Council to proclaim
Thursday, April 11, 2024 as World's Parkinson's Awareness Day.
Recommendation: For the Approval of Council.
8.4. Resolution - County of Prince Edward - Expand the life span of fire
apparatus
Attached is a resolution from the Corporation of the County of Prince Edward
regarding support for the Province to expand the life span of fire apparatus,
specifically pertaining to the replacement of fire trucks due to insurance
requirements.
Recommendation: For the Support of Council.
8.5. Resolution - Town of Orangeville - Social and Economic Prosperity
Review
Attached is a resolution from the Council of the Corporation of the Town of
Orangeville regarding Social and Economic Prosperity Review.
Recommendation: THAT Council Support the Resolution.
8.6. Project Share’s Coldest Night of the Year
Attached is a letter from Pam Sharp, Executive Director of Project Share,
promoting and requesting the support of Council for the Coldest Niagara of the
Year event scheduled for Saturday February 24, 2024.
Recommendation: THAT Council Support Project Share’s Coldest Night of the
Year by participating as best they can with the event.
8.7 Flag-Raising Request - Republic of Kosovo's declaration of
Page 4 of 10
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independence
Kadri Dakaj, The Consul General of the Republic of Kosovo in Toronto is
requesting that Council approve a flag-raising ceremony at Niagara Falls City
Hall on February 17th, 2024 to commemorate the 16th anniversary of the
Republic of Kosovo's declaration of independence.
Recommendation: For the Approval of Council.
8.8 Noise By-law Exemption - Gibbons Contracting Ltd.
Recommendation: That Council grant a noise by-law exemption for Gibbons
Contracting Inc. for one (1) night on or between February 12th-16th, 2024 for
the hours of 11:00pm and 7:00am to complete a watermain connection at the
west end of Morrison.
8.9 Resolution - United Counties of Prescott and Russell - AMO Policy -
Update Social and Economic Prosperity Review (Formerly Item 9.4 on
Agenda)
Attached is a resolution passed on January 24, 2024, at the United Counties of
Prescott and Russell Regular Council Meeting.
Recommendation: THAT Council Support the Resolution.
Moved by Councillor Mike Strange
Seconded by Councillor Ruth-Ann Nieuwesteeg
THAT Council approve/support items #8.1 through to and including #8.9.
Carried Unanimously
9. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK
9.1. Resolution - Municipality of Tweed - Licence Plate Renewal Fees
Attached is a resolution from the Council of the Municipality of Tweed
regarding Licence Plate Renewal Fees.
Recommendation: For the Information of Council.
9.2. Enbridge Gas Inc. - Securing the Future of Natural Gas in Ontario
Attached is a letter from Enbridge Gas Inc., expressing their concerns with the
Ontario Energy Board's (OEB) decision on Phase 1 of the Enbridge Gas 2024
rebasing application, issued on December 21, 2023.
Recommendation: For the Information of Council.
Moved by Councillor Mona Patel
Seconded by Councillor Mike Strange
THAT Council support the resolution to reach out to the MPP and write OEB
Page 5 of 10
Page 14 of 370
about the consequences of reduced access to the natural gas grid.
Carried (Councillor Lococo opposed)
9.3. Niagara Region Correspondence
Attached is correspondence sent from the Niagara Region regarding the
following:
1. Niagara Region Motion Respecting Comprehensive Review and Overhaul
of the Emergency Management and Civil Protection Act, 1990.
Moved by Councillor Lori Lococo
Seconded by Councillor Mike Strange
THAT Council offer support to the Niagara Region Motion Respecting
Comprehensive Review and Overhaul of the Emergency Management and
Civil Protection Act, 1990.
Carried Unanimously
9.5 Comments from Resident
Recommendation: For the Information of Council.
9.6 Reliable and Accessible Public Rail Transit - CN Rail
Attached is the decision letter from Brantford City Council held on January
30th, 2024 in regards to reliable and accessible public rail transit
Recommendation: For the Information of Council.
Moved by Councillor Wayne Campbell
Seconded by Councillor Lori Lococo
THAT Council receive and file for information Items #9.1, #9.5 and #9.6.
Carried Unanimously
10. MOTIONS (ADDED)
a) Background:
A 'windrow' is the pile of snow left at the bottom of a driveway after a
plow clears the road.
Windrow snow clearing is done after secondary roads have been
plowed for emergency and transit.
The program would clear the windrow at the bottom of a driveway.
Does not clear to bare pavement but would make the surface safe and
passable.
To qualify for the service, you must be a resident of Niagara Falls, 65
years or older or have a verified physical disability.
Those not qualified would be someone living with an able bodied
individual at least 16 years of age or older.
Residents who live on a private road, in a high-rise multi unit building,
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Page 15 of 370
condominium or within a commercial property would not be eligible to for
the service.
Moved by Councillor Mona Patel
Seconded by Councillor Mike Strange
THAT staff be directed to come back with a report for a Driveway Windrow
Snow Clearing Program for residents 65 years and older and for persons with
disabilities, including the following options, but not limited to;
1. Cost of contracted-out service to a limited number of residents.
2. Cost of service to a limited number of residents using city staff.
3. Optional program fee. The program would cost money to all the
residents that are interested but would be free for the residents who
meet the financial assistance criteria using city staff and/or contracted-
out service.
4. Cost of service to all the residents using city staff.
Carried Unanimously
12. NOTICE OF MOTION/NEW BUSINESS
a) Budget Process
Direction to Staff: To collect and circulate proposed Council budget
amendments to all of Council prior to final budget deliberations.
b) Library Concerns:
Councillor Lococo discussed concerns raised by Niagara Falls Library staff and
in particular an “Open Letter to our Community” from the Library Board. The
letter is available on the Library’s website and it was asked that the Clerk also
distribute the letter to members of Council as well as City staff once it has been
received.
NFPL Open Letter - February 2024
c) Notice of Motion
Councilor Nieuwesteeg brought forward the following motion:
THAT the region be asked to consider amending by-law 96-2006, a by-law to
establish criteria for applications for tax deferrals by low-income seniors and
low-income disabled persons to remove the $200 threshold as identified in
definition of "eligible deferral amount" and throughout the by-law.
13. BY-LAWS
2024-
017.
A by-law to appoint an auditor.
2024-
018.
A by-law to amend By-law No. 2002-081, being a by-law to appoint City
employees, agents and third parties for the enforcement of provincial or
municipal by-laws.
2024-
019.
A by-law to adopt, ratify and confirm the actions of the City Council at its
meeting held on the 6th of February, 2024.
Page 7 of 10
Page 16 of 370
Moved by Councillor Mona Patel
Seconded by Councillor Wayne Thomson
THAT the by-laws be read a first, second and third time and passed.
Carried Unanimously
14. ADJOURNMENT
a) Adjournment
Moved by Councillor Wayne Thomson
Seconded by Councillor Mona Patel
THAT Council adjourn the meeting at 6:01 PM.
Carried Unanimously
Mayor
City Clerk
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Tuesday,February 6,2024
Dear valued members of the Niagara Falls community,
We extend our sincere gratitude for the positive engagement during the Niagara Falls Public
Library Board’s council presentation of our 2024 Forecast Operating Budget on Tuesday,January
16.The Niagara Falls Public Library Board appreciates the opportunity to foster open and
constructive dialogue with our Council Members and our community at large.
After the Niagara Falls City Council meeting on Tuesday,January 23,at which library
representatives were not present,we heard from concerned citizens,neighbours,and local
business owners regarding the Victoria Avenue Library location operating as a shelter for
unhoused community members.We hope this open letter provides context and clarification and
communicates to you,all members of the public,with transparency and understanding.
The Niagara Falls Public Library Board is a separate entity from the City of Niagara Falls,as well
as being a non-profit registered charity.The Library Board proudly owns both the Victoria Avenue
Library and Chippawa Library buildings.While the Board remains open to discussions about the
future of our buildings,any potential sale or reallocation of services would require careful
consideration by the Library Board and would have to fulfil our mandate as a public library.
Libraries,as public spaces,are open to all and serve the entire community but the Library is not a
shelter,and our staff,while dedicated,are not trained social workers.Operating a shelter would go
beyond our mandate and scope of work.While accessible and welcoming to all residents,including
those at risk,libraries are not the right place to address serious mental health,opioid or addiction
issues.These are complex challenges that require expertise from trained professional staff and
social workers.We work closely with community partners who are trained in this area to connect
customers with the services and resources they need that we are not able to provide.This helps
reaffirm the perception of our library as a safe,accessible,and welcoming space.In addition,we
routinely review our policies and procedures to maintain this delicate balance.
In response to changes in our neighbourhood,which are similar to the challenges faced by other
urban libraries,we have invested in staff training,increased security measures (including working
with the NRPS CORE unit),and engaged in partnerships with the City for after-hours security.The
City Council and City Staff have been supportive,offering assistance when needed.As a result,the
Victoria Avenue location has seen significant improvements over the last several months,with
fewer individuals loitering around the building,or misusing or vandalizing library property.
It is essential to highlight that Victoria Avenue is our largest location and acts as our headquarters
for administration,special collections,and school and visiting library services,in addition to
Page 9 of 10
Page 18 of 370
housing our IT infrastructure.This location is an essential community hub that holds,among other
things,materials to be borrowed or read while in the building,computers for public use,and study
and meeting spaces.Our Victoria Avenue location,which is celebrating 50 years of community
service in 2024,is considered by many to be the heart of Niagara Falls,providing essential,
accessible public services that are available to everyone seven days a week.
In 2023,we recorded 250,730 in-person visits system-wide,with Victoria Avenue welcoming
138,518 of those visitors.That’s more than 2,600 people a week visiting this location for
knowledge,culture,connection and belonging,or to warm up in the winter and cool down in the
summer.
Last year,the Canadian Urban Institute published a report on urban libraries that confirmed what
we at the Library already know.Libraries have always been,and will continue to be,anchors in the
community that help create stronger downtowns and connected neighbourhoods.Not only that,but
libraries are critical infrastructure and deliver an outstanding return on investment.The report
indicates that libraries,out of all publicly funded programs or services,are repeatedly cited as
having the highest return on investment,stating,“For every $1 invested in Canada’s urban
libraries,$6 is generated in community economic impact,a return of over 600%.”
The Victoria Avenue location is a cornerstone of our community and the library is committed to
serving all members,regardless of their background.We acknowledge the challenges in serving
marginalized individuals and firmly believe everyone deserves access to library services.
Prioritizing coordinated services and encouraging government investment in mental health,
addiction,and public safety are proactive steps to ensure Niagara Falls remains a healthy,
connected,vibrant city.
Thank you for your ongoing support and understanding.
Sincerely,
Niagara Falls Public Library Board
OVERDUE:The Case for Canada’s Public Libraries:https://canurb.org/publications/overdue/
Page 10 of 10
Page 19 of 370
2024 Development Charges Study:
Draft DC Rates
Council Information Session
CITY OF NIAGARA FALLS
February 27, 2024Page 20 of 370
Today We Will Discuss...
▪Development Forecast
▪DC Capital Programs
▪Draft Calculated DC Rates
▪Rate Comparison
▪DC Policy Considerations
▪Next Steps
1Page 21 of 370
Development Forecast: City-wide
2
113,259
47,342
45,303
-
20,000
40,000
60,000
80,000
100,000
120,000
2006 2011 2016 2021 2026 2031
City of Niagara Falls
Historic and Forecast Growth
Census Pop Households POW Employment
Historical Growth
2006-2021
Forecast Growth
2024-2033
Note: Census Population exclude Census undercoverage, Place of Work (POW) Employment, excludes work at home employment Page 22 of 370
Development Forecast: Area-Specific
Core Tourist Area/Outside Core Tourist Area
3
Core Tourist
Area
1%
Outside Core
Tourist Area
99%
Population Growth New Units
2024-2033
Core Tourist Area Outside Core Tourist Area
Core Tourist
Area
62%
Outside Core
Tourist Area
38%
Employment Growth
2024-2033
Core Tourist Area Outside Core Tourist Area
Page 23 of 370
Growth-Related Capital Programs
▪Capital programs have been informed by:
▪Previous DC Background Study
▪2024 Capital Budget
▪Preliminary data from ongoing Master Servicing Plan Update
▪Discussions with staff
▪DC eligible costs adjusted for:
▪Grants, subsidies and other contributions
▪“Benefit to existing” or replacement elements
▪Available DC reserve funds
▪“Post Period” benefits
4Page 24 of 370
Service Net Costs Benefit to
Existing
Available
Reserves
2024-
2033
Other
Dev.
Related
General Government 13.94$ 5.94$ 0.33$ 6.53$ 1.1$
Library Services 13.68$ 6.04$ 0.64$ 7.00$ -$
Fire Protection 14.18$ -$ 3.48$ 10.70$ -$
Parks & Recreation 96.04$ 5.67$ 6.07$ 59.89$ 24.42$
Services Related To A Highway: Public Works & Fleet 72.88$ 11.08$ 0.55$ 9.54$ 51.71$
Services Related To A Highway: Roads And Related 85.77$ 15.68$ 7.06$ 61.56$ 1.47$
Water Services 103.87$ 51.31$ 1.59$ 47.02$ 3.94$
Sanitary Sewer Services 163.16$ 47.97$ 0.26$ 89.64$ 25.30$
Storm Water Management Services 24.88$ 15.73$ 6.43$ 2.73$ -$
TOTAL $588.4$ 159.4$ 26.4$ 294.6$ 108.0$
TOTAL %100%27%4%50%18%
Summary of Capital Program (in Millions): 2024-2033
5Page 25 of 370
Development Charges Calculation
▪Draft development charges represent maximum permissible rates calculated
under the Development Charges Act
▪Residential rates are based on the following unit types:
▪Single and Semi-Detached
▪Rows and Other Multiples
▪Apartments
▪Special Care Needs –NEW (aligns with Region)
▪Non-residential rates have been calculated by differentiated area, consistent
with the previous study
▪Core Tourist Area
▪Outside Core Tourist Area
6Page 26 of 370
Fully Calculated Draft Residential Charges
7
$/Unit
Single/Detached
$39,647
Rows & Multiples
$27,303
Apartments
$19,673
Special Care Needs
$12,022
General
Government ,
2%
Library
Services , 3%
Fire
Protection , 3%
Parks &
Recreation ,
26%
Public Works
& Fleet, 3%
Roads &
Related, 18%
Water , 15%
Sanitary
Sewer , 29%
Storm Water
Management ,
1%Page 27 of 370
Calculated vs Current Rates Over 5-Year Phase-In
8
$/Single-Detached Unit Calculated Change (%)
Current $17,239
Year 1 -2024 (80%) $31,718 84%
Year 2 -2025 (85%) $33,700 6%
Year 3 -2026 (90%) $35,682 6%
Year 4 -2027 (95%) $37,665 6%
Year 5 -2028 (100%) $39,647 5%
▪DCA requires DC rates to be
phased-in over 5-years
▪Rate increase due to:
▪Fulsome capital program update
▪Updates to development forecast
▪Inclusion of new Secondary Plan
Areas and associated projects
▪DCs are frozen at site plan or
rezoning (if applicable) Page 28 of 370
$22,707
$24,813
$33,490
$35,220
$36,817
$38,773
$39,818
$41,040
$42,842
$44,220
$47,133
$47,569
$53,041
$55,519
$57,536
$60,432
$60,616
$63,448
$69,292
$92,564
$- $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 $80,000 $90,000 $100,000
Tillsonburg - 2021
Woodstock - 2022
Welland (Wastewater & Water Services) - 2022
Port Colborne (Urban) - 2019
St. Catharines (Urban) - 2022
Niagara-on-the-Lake - 2018
West Lincoln (Urban) - 2019
Niagara Falls (Urban Area) - Current
Brantford (City-Wide) - 2021
Thorold (Rolling Meadows) - 2019
Fort Erie (Urban) - 2019
Grimsby (Urban Area) - 2022
Pelham (Water & Sanitary Sewer Services) - 2021
Niagara Falls (Urban Area) - Year 1
Lincoln (Urban Services) - 2022
Burlington - 2022
Fort Erie (Urban) - Proposed Year 5
Niagara Falls (Urban Area) - Year 5
Hamilton (Dundas/Waterdown) - 2019
Hamilton (Dundas/Waterdown) - Proposed Year 5
Lower Tier Upper Tier ASDC
Residential Rate Comparison ($/Single Detached Unit)
9 Note: Year (XXX) represents the year the DC By-law was implementedPage 29 of 370
Fully Calculated Draft Non-Residential Rates
Core Tourist Area/Outside Core Tourist Area
10
Outside Core Tourist Area
$/Sq.M.
$139.68
Core Tourist Area
$/Sq.M.
$139.78
General
Government ,
3%
Fire Protection
, 5%
Public Works &
Fleet, 5%
Roads &
Related, 28%
Water , 19%
Sanitary Sewer
, 38%
Storm Water
Management ,
1%
General
Government ,
3%
Fire
Protection , 5%
Public Works &
Fleet, 5%
Roads &
Related, 28%
Water , 20%
Sanitary
Sewer , 35%
Storm Water
Management ,
3%Page 30 of 370
Calculated vs Current Rates Over 5-Year Phase-In
11
$/OCTA Calculated Change (%)
Current $57.26
Year 1 -2024 (80%) $111.82 95%
Year 2 -2025 (85%) $118.81 6%
Year 3 -2026 (90%) $125.80 6%
Year 4 -2027 (95%) $132.79 6%
Year 5 -2028 (100%) $139.78 5%
▪DCA requires DC rates to be
phased-in over 5-years
▪Rate increase due to:
▪Fulsome capital program update
▪Updates to development forecast
▪Inclusion of new Secondary Plan
Areas and associated projects
▪DCs are frozen at site plan or
rezoning (if applicable)
$/CTA Calculated Change (%)
Current $33.68
Year 1 -2024 (80%) $111.75 232%
Year 2 -2025 (85%) $118.73 6%
Year 3 -2026 (90%) $125.72 6%
Year 4 -2027 (95%) $132.70 6%
Year 5 -2028 (100%) $139.68 5%Page 31 of 370
$75.42
$92.63
$118.10
$214.04
$223.34
$232.72
$233.79
$237.99
$246.92
$258.55
$274.80
$278.46
$288.37
$301.41
$301.48
$312.69
$329.34
$329.44
$334.65
$357.74
$408.93
$458.00
$683.51
$- $100.00 $200.00 $300.00 $400.00 $500.00 $600.00 $700.00
Woodstock - 2022
Tillsonburg - 2021
Brantford (City-Wide) - 2021
St. Catharines (Urban) - 2022
Niagara Falls (Core Tourist Area) - Current
West Lincoln (Urban) - 2019
Port Colborne (Urban) - 2019
Welland (Wastewater & Water Services) - 2022
Niagara Falls (Outside Core Tourist Area) - Current
Niagara-on-the-Lake - 2018
Grimsby (Urban Area) - 2022
Fort Erie (Urban) - 2019
Thorold (Rolling Meadows) - 2019
Niagara Falls (Core Tourist Area) - Year 1
Niagara Falls (Outside Core Tourist Area) - Year 1
Hamilton (Dundas/Waterdown) - 2019
Niagara Falls (Core Tourist Area) - Year 5
Niagara Falls (Outside Core Tourist Area) - Year 5
Pelham (Water & Sanitary Sewer Services) - 2021
Fort Erie (Urban) - Year 5
Lincoln (Urban Services) - 2022
Hamilton (Dundas/Waterdown) - Proposed Year 5
Burlington - 2022
Lower Tier Upper Tier ASDC
Commercial Rate Comparison ($/Square Metre)
12
Core Tourist Area
Outside Core Tourist Area
Note: Year (XXX) represents the year the DC By-law was implementedPage 32 of 370
DC Policy Items
13
1.Recommend new Industrial Grant Program
▪100% exemption currently provided for industrial development
▪Establish program outside of DC By-law, can be capped/changed outside of DC by -law
2.Recommend CIP Policies be external to DC By-law
▪Reference CIP policies rather than include exemption directly in by-law
▪Allow for changes to DC exemptions outside of by -law update
3.Other Policy Considerations
▪Add exemption for places of worship
▪Add DC rate for Special Care/Special Needs Dwellings
▪Review area-specific rates for the Core Tourist Area/Outside Core Tourist Area
4.Requirements of DCA
▪Council can choose to discount or implement lower DC rates but will require funding
from non-DC revenue sources (e.g. property taxes and/or utility rates)Page 33 of 370
Proposed DC Study Timeline –Key Dates
14
Item Date /Comments
Council Information Session February 27th 2024
Developer Consultation March 4th,2024
Prepare Draft DC Background Study February/March 2024
Release DC Background Study to Public March 28th, 2024 or earlier
(60 days before DC By-law)
Notice of Public Meeting April 10th,2024 (20 days before meeting)
Statutory Public Meeting April 30th, 2024
DC By-law Passage May 28th, 2024
Notice of By-law Passage June 2024
Appeal Period 40 days after DC By-law passage
Page 34 of 370
Questions?
15Page 35 of 370
F-2024-11
Report
Report to: Mayor and Council
Date: February 27, 2024
Title: Development Charges - Draft Rates and Capital Program
Recommendation(s)
1. THAT Council RECEIVE report F-2024-11 Development Charges – Draft Rates
and Capital Program and accompanying Attachments 1-4.
2. That Council ENDORSE the draft population and employment forecasts for the
purposes of informing the capital programs and development charges rate
calculation as outlined in Attachment 3;
3. That the list of draft projects eligible for development charges funding provided in
Attachment 4, BE ENDORSED to be used as input into the 2024 Development
Charges Background Study, subject to amendments as part of the ongoing public
consultation and staff reviews;
4. That staff BE DIRECTED to bring forward an Industrial DC Grant Program and
Community Improvement Plan (CIP) Policies for consideration as part of the
adoption of the 2024 DC By-law;
5. That staff BE DIRECTED to publicly release the draft by-law and Development
Charges Background Study, no later than March 29, 2024, to ensure it is
released a minimum of 60 days prior to the anticipated DC By-Law passage.
Executive Summary
The City’s current Development Charges (DC) By-Law expires July 9, 2024. In order to
continue to collect development charges to fund development-related infrastructure and
growth-related assets, the City needs to pass a new DC By-Law prior to July 9, 2024.
The DC City’s the update to retained Consulting Hemson has City (Hemson)
Background Study and By-Law.
Development Charges are a cost-recovery tool available for municipalities to assist in
the financing of critical growth-related infrastructure. A municipality is not required to
charge DCs, however not imposing DCs would shift the financial burden of growth-
Page 1 of 76
Page 36 of 370
related infrastructure to the tax levy and/or water rates, rather than growth paying for
growth.
Throughout this engagement, the 10-year growth-related capital program will be revised
and updated, along with growth and employment projections. Hemson and staff will also
review the existing By-Law definitions, rules, exemptions and credits and make
recommendations while also considering recent legislative changes.
Staff will solicit feedback from the community (including the general public and
development industry representatives). An initial Developer Consultation session was
held on November 1, 2023 and a second Developer Consultation session is proposed
on March 4, 2024 to discuss draft DC rates. Staff will release the DC Background Study
and Draft DC by-law publicly prior to March 29, 2024. Currently the Statutory Public
Meeting is scheduled for April 30, 2024 with anticipated DC By-Law passage on May
28, 2024. It is important to note that the Development Charges Act only requires one
statutory public meeting. In an effort to ensure an open and transparent process,
additional consultation is being held with the development industry.
Should members of Council be interested, staff can arrange for an optional Council
education session given that the last DC By-Law was passed nearly five years ago,
during the previous term of Council, and there have been numerous changes to the
Development Charges Act since then.
Background
Per the Development Charges (DC) Act,1997, c. 27, s. 2(1):
“The council of a municipality may by by-law impose development charges
against land to pay for increased capital costs required because of increased
needs for services arising from development of the area to which the by-law
applies”.
The City’s current Development Charges By-Law expires July 9, 2024, and in order to
keep collecting Development Charges, the city must update its Development Charges
Background Study and By-Law, inclusive of updating capital infrastructure needs to
service development and growth forecasts, prior to July 9, 2024.
Staff initiated the update process at a June 29, 2023, internal kick-off meeting with
Hemson Consulting (Hemson). Staff from departments across the City have had input
into this update in order to ensure that a robust 10-year growth-related capital program
is established for the basis of the DC rate calculation. Leveraging the ongoing master
plans, along with secondary plans and other key planning data, Staff worked with
Hemson to develop a comprehensive capital program. Given the high quality of data
available during this update, the growth-related capital program is more detailed and the
costs are better aligned with current tenders when compared to the previous 2019 DC
Background Study. Limited data was available during the 2019 update, and therefore
Page 2 of 76
Page 37 of 370
capital cost estimates at the time may have understated the true cost of the works. The
comprehensive update of capital cost estimates are, in part, driving the DC rate
increases.
Staff and Hemson have met with other professionals currently engaged with the City in
ongoing master planning work during this update to ensure assumptions are reasonable
and aligned. Staff and Hemson are also reviewing the current DC by-law to ensure that
terminology development the of the for benefit clearly and updated is defined
community. A review of existing Development Charges Exemptions in the City’s by-law
is being conducted, some of which are being recommended to be redirected to policies
and programs outside of the by-law.
Legislative Changes
There have been many legislative changes since the last DC by-law was brought into
force in 2019. With the introduction of Bill 108, staff brought forward a policy relating to
sections and the of 26.2 26.1 Act Charges Development outlines which (DCA),
requirements for installment payments and DC freezes for eligible developments.
Bill 23 made additional changes to the DCA in November 2022, introducing new
exemptions for non-profit housing, additional units in existing rental housing, residential
intensification in existing units and inclusionary zoning (must be affordable). Affordable
and attainable housing exemptions are part of Bill 23 but are not yet in force. Bill 23 also
introduced new discounts for rental housing developments based on the number of
bedrooms and a mandatory 5-year phase in of the fully calculated DC rates.
Currently the City is facing a very dynamic and ever-changing legislative landscape. As
such, Staff is recommending that, where possible, the updated DC by-law point to
legislation for guidance on exemptions and credits and that the City limit the inclusion of
additional feasible. is staff Instead, where credits the in and exemptions by-law
recommending that grant programs and policies manage some of these items, such as
industrial DC exemptions and Community Improvement Plans (CIP). This will allow the
City to react more dynamically to legislative changes, saving the time and cost
associated with re-opening and amending the DC by-law.
Next Steps
As part of the DC Background Study update process, Hemson and Staff have ensured
there Hemson 2023, 24, On October public for opportunities are engagement.
presented to Council outlining the work completed to date and the process ahead. On
November provide 1, 2023, a Development Industry consultation was hosted to
information on the process to the development community. A public engagement
webpage has been created on “Let’s Talk Niagara Falls” sharing progress of the
initiative and providing opportunities for the community to engage during the process.
This report includes draft DC rates (Attachment 2), a development forecast (Attachment
3), and a draft capital program (Attachment 4). Staff is recommending that the growth
Page 3 of 76
Page 38 of 370
forecast and capital plan be endorsed by Council to inform the DC Background Study.
As outlined in the Presentation included as Attachment 1, Staff and Hemson are holding
a second Development Industry consultation on March 4, 2024. The intention is for the
draft DC Background Study and By-Law to be formally released publicly, no later than
March 29, 2024. Feedback heard from these consultations sessions plus any additional
feedback shared through other communication channels will be considered in the final
draft of the DC by-law. There will be a Statutory Public Meeting held on April 30, 2024,
and staff is anticipating DC By-Law passage on May 28, 2024. This will ensure a new
by-law will be in force prior to the expiry of the City’s current by-law, ensuring the city is
still able to collect DCs to support growth.
The CBC Strategy will be reviewed in the context of the draft DC capital programs to
ensure the Strategy is still reasonable. Staff does not anticipate any changes to the
CBC rate structure as part of this update.
Analysis
At their core, Development Charges are a cost-recovery tool used to finance costs
directly attributable to growth. This ensures that growth pays for the servicing needed
for growth, rather than putting that burden on all tax and rate payers in the City.
Attachment 3 includes a detailed breakdown of the development forecast for 2024 to
2033, which will inform the DC Background Study process. Table 1 below provides a
high-level summary of the 10-year population, household and employment forecast.
Table 1: Summary of 10-year Development Forecast
Year Census Population Occupied
Households Employment
2024 98,800 40,000 39,500
2033 113,300 47,300 45,300
Note:
(1) Census Population excludes Census undercoverage
(2) Employment excludes work at home employment
Since 2019 The City has seen exponential inflationary costs in the construction industry.
Table price construction non-residential annual building summarizes below 2 the
increases year over year as of Q3 (as stipulated in the City’s DC By-Law). The City also
made an ambitious housing pledge of 8,000 new units by 2031, which will require large
capital investments to service areas for expansion. In order to avoid growth to be at the
expense of existing rate payers and taxpayers, Development Charges are the best tool
available to municipalities to allow growth to pay for growth. This ensures that existing
taxpayers growth-related and rate payers do not bear the financial burden of
infrastructure.
Table 2: 5-Year Non-Residential Building Construction Price Index (Q2 Annual)
Page 4 of 76
Page 39 of 370
2019 2020 2021 2022 2023
4.0% 2.6% 7.9% 17.5% 8.1%
The City of Niagara Falls’ DCs are indexed annually on September 1, based on the Q2
year over year non-residential building construction index. From 2019 to 2023 the City
saw very high rates of inflation, which means that something that cost $100 to build in
Q2 of 2018 now costs $146 in Q2 2023.
As part of the update, staff will thoroughly assess the DC By-Law, review and amend
definitions, update existing exemptions, etc. Upon initial review, staff is recommending
that a program be created outside of the DC By-Law for Industrial DC exemptions and
that Community Improvement Plans (CIP) Policies manage exemptions related to CIPs.
This will allow the City to react more dynamically to legislative changes, saving the time
and cost associated with re-opening and amending the DC by-law. Staff is also
exploring introducing a new DC exemption for places of worship.
During this update, staff will be considering a change to its rate structure in the new DC
by-law, introducing a “Special Care Needs” rate to align with the Region. This will
support developments such as retirement homes, group homes and hospices, with a
dedicated DC rate.
Staff is also exploring the removal of the area-specific rates for the “Core Tourist Area”.
These are strictly Non-Residential DC rates, as the Residential DC rates apply uniformly
across the City. The draft rates for the Core Tourist Area are nearly identical to the rates
out of the “Core Tourist Area”. This will significantly reduce the administrative burden for
staff when processing DC payments and applying DC funding to projects, without a
negative cost-impact to industry stakeholders inside or outside the Core Tourist Area.
The current approach is revenue neutral to the City. Council may choose to implement a
lower rate but it will result in a loss of DC revenues which the City must fund from other
sources (tax levy and/or rate budget).
Operational Implications and Risk Analysis
Development Charges are used to fund grow-related assets and infrastructure. The use
of development charges doe not inherently create an operational impact, but net new
assets coming online will come with associated expenses to properly maintain, manage,
and eventually replace them.
Financial Implications/Budget Impact
The proposed draft DC rates, outlined in Attachment 2 reflect the maximum permissible
rates calculated under the DCA. These rates show a rather large increase over the
rates calculated under previous studies. This is attributable to inflation and increasing
costs of engineered services, updates to the development forecast, inclusion of new
Secondary Plan Areas and a fulsome capital program update by staff and consultants.
Page 5 of 76
Page 40 of 370
While further public engagement may refine the draft rates, Council should be aware
that there could be undesirable consequences for not increasing the rates to the extent
required. If rates are not adjusted to reflect the realities of the costs of growth, it will
mean that either key servicing requirements will not be met, inhibiting growth, and
potentially preventing the City from meetings its housing pledge, or it will mean that the
costs will shift to the taxpayers and rate payers to finance these growth-related costs.
Based on the changes legislated in Bill 23, the City is required to phase in the DC rates
over a five-year period. This means that in the year the rates come into force (2024) the
City will only be charging 80% of the full DC rate. Section 26.2 of the DC Act still
applies, meaning that there are still opportunities to freeze the current DC rates at site
plan or rezoning provided these applications are accepted prior to the updated By-Law
coming into force.
The comprehensive 10-year capital program, included as Attachment 4, outlines the
growth-related investments from 2024 to 2033. A high-level summary is included in
Table 3 below totaling approximately $588M in gross capital over 10 years. Hemson
has reviewed the plan in detail and has considered existing DC reserve balances,
determined the portions that relate to post-period development (beyond 2033) as well
as the benefit to existing (the portion that existing residents benefit from). The historical
service levels and related maximum permissible 15-year historical funding envelopes
are also included in Attachment 4.
Table 3: Summary of 10-year Capital Program (In Millions)
Service Net
Costs
Benefit
to
Existing
Available
Reserves
2024-
2033
Other
Dev.
Related
General Government $13.9 $5.9 $0.3 $6.5 $1.1
Library Services $13.7 $6.0 $0.6 $7.0 $0.0
Fire Protection $14.2 $0.0 $3.5 $10.7 $0.0
Parks & Recreation $96.0 $5.7 $6.1 $59.9 $24.4
Services Related To A
Highway: Public Works &
Fleet
$72.9 $11.1 $0.6 $9.5 $51.7
Services Related To A
Highway: Roads and Related $85.8 $15.7 $7.0 $61.6 $1.5
Water Services $103.9 $51.3 $1.6 $47.0 $3.9
Sanitary Sewer Services $163.1 $48.0 $0.3 $89.7 $25.3
Storm Water Management
Services $24.9 $15.7 $6.4 $2.7 $0.0
Total $ $588.4 $159.4 $26.4 $294.6 $108.0
Total % 100% 27% 4% 50% 18%
Page 6 of 76
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Looking at some comparators, the City of Niagara Falls’ Non-Residential DC Rates will
still be less than Fort Erie, Lincoln and Pelham after the 5-year phase in. Residential
rates will be slightly higher than Fort Erie after the 5-year phase in. Several of the Local
Area Municipalities in Niagara Region are in the process of updating their DC rates at
the moment. Staff anticipates that most municipalities progressing through a DC update
in 2024 or 2025 will see rather large cost increases due to the continued rise in
construction costs.
Strategic/Departmental Alignment
This report is consistent with the following Council strategic commitments:
To be financially responsible to the residents of Niagara Falls by practicing
prudent fiscal management of existing resources and by making sound long-term
choices that allow core City programs and services to be sustainable now and
into the future.
To be efficient and effective in our delivery of municipal services and use of
resources and accountable to our citizens and stakeholders
Contributor(s)
Staff and key stakeholders from departments across the City
List of Attachments
F-2024-11 - Attachment 1 - Presentation - 2024 Development Charges Study Draft DC
Rates
F-2024-11 - Attachment 2 - Draft Development Charge Rates
F-2024-11 - Attachment 3 – Draft Development Forecast
F-2024-11 - Attachment 4 – Draft Capital Program
Written by:
James Dowling, Manager of Capital Accounting
Submitted by: Status:
Jason Burgess, CAO None
Page 7 of 76
Page 42 of 370
2024 Development Charges Study:
Draft DC Rates
Council Information Session
CITY OF NIAGARA FALLS
February 27, 2024
Attachment 1 - Presentation - 2024 Development Charges Study Draft DC RatesAttachment 1 - Presentation - 2024 Development Charges Study Draft DC RatesAttachment 1 - Presentation - 2024 Development Charges Study Draft DC Rates
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 8 of 76Page 43 of 370
Today We Will Discuss...
▪Development Forecast
▪DC Capital Programs
▪Draft Calculated DC Rates
▪Rate Comparison
▪DC Policy Considerations
▪Next Steps
1
Attachment 1 - Presentation - 2024 Development Charges Study Draft DC RatesAttachment 1 - Presentation - 2024 Development Charges Study Draft DC RatesAttachment 1 - Presentation - 2024 Development Charges Study Draft DC Rates
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 9 of 76Page 44 of 370
Development Forecast: City-wide
2
113,259
47,342
45,303
-
20,000
40,000
60,000
80,000
100,000
120,000
2006 2011 2016 2021 2026 2031
City of Niagara Falls
Historic and Forecast Growth
Census Pop Households POW Employment
Historical Growth
2006-2021
Forecast Growth
2024-2033
Note: Census Population exclude Census undercoverage, Place of Work (POW) Employment, excludes work at home employment
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Development Forecast: Area-Specific
Core Tourist Area/Outside Core Tourist Area
3
Core Tourist
Area
1%
Outside Core
Tourist Area
99%
Population Growth New Units
2024-2033
Core Tourist Area Outside Core Tourist Area
Core Tourist
Area
62%
Outside Core
Tourist Area
38%
Employment Growth
2024-2033
Core Tourist Area Outside Core Tourist Area
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Growth-Related Capital Programs
▪Capital programs have been informed by:
▪Previous DC Background Study
▪2024 Capital Budget
▪Preliminary data from ongoing Master Servicing Plan Update
▪Discussions with staff
▪DC eligible costs adjusted for:
▪Grants, subsidies and other contributions
▪“Benefit to existing” or replacement elements
▪Available DC reserve funds
▪“Post Period” benefits
4
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Service Net Costs Benefit to
Existing
Available
Reserves
2024-
2033
Other
Dev.
Related
General Government 13.94$ 5.94$ 0.33$ 6.53$ 1.1$
Library Services 13.68$ 6.04$ 0.64$ 7.00$ -$
Fire Protection 14.18$ -$ 3.48$ 10.70$ -$
Parks & Recreation 96.04$ 5.67$ 6.07$ 59.89$ 24.42$
Services Related To A Highway: Public Works & Fleet 72.88$ 11.08$ 0.55$ 9.54$ 51.71$
Services Related To A Highway: Roads And Related 85.77$ 15.68$ 7.06$ 61.56$ 1.47$
Water Services 103.87$ 51.31$ 1.59$ 47.02$ 3.94$
Sanitary Sewer Services 163.16$ 47.97$ 0.26$ 89.64$ 25.30$
Storm Water Management Services 24.88$ 15.73$ 6.43$ 2.73$ -$
TOTAL $588.4$ 159.4$ 26.4$ 294.6$ 108.0$
TOTAL %100%27%4%50%18%
Summary of Capital Program (in Millions): 2024-2033
5
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Development Charges Calculation
▪Draft development charges represent maximum permissible rates calculated
under the Development Charges Act
▪Residential rates are based on the following unit types:
▪Single and Semi-Detached
▪Rows and Other Multiples
▪Apartments
▪Special Care Needs –NEW (aligns with Region)
▪Non-residential rates have been calculated by differentiated area, consistent
with the previous study
▪Core Tourist Area
▪Outside Core Tourist Area
6
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Fully Calculated Draft Residential Charges
7
$/Unit
Single/Detached
$39,647
Rows & Multiples
$27,303
Apartments
$19,673
Special Care Needs
$12,022
General
Government ,
2%
Library
Services , 3%
Fire
Protection , 3%
Parks &
Recreation ,
26%
Public Works
& Fleet, 3%
Roads &
Related, 18%
Water , 15%
Sanitary
Sewer , 29%
Storm Water
Management ,
1%
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Calculated vs Current Rates Over 5-Year Phase-In
8
$/Single-Detached Unit Calculated Change (%)
Current $17,239
Year 1 -2024 (80%) $31,718 84%
Year 2 -2025 (85%) $33,700 6%
Year 3 -2026 (90%) $35,682 6%
Year 4 -2027 (95%) $37,665 6%
Year 5 -2028 (100%) $39,647 5%
▪DCA requires DC rates to be
phased-in over 5-years
▪Rate increase due to:
▪Fulsome capital program update
▪Updates to development forecast
▪Inclusion of new Secondary Plan
Areas and associated projects
▪DCs are frozen at site plan or
rezoning (if applicable)
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$22,707
$24,813
$33,490
$35,220
$36,817
$38,773
$39,818
$41,040
$42,842
$44,220
$47,133
$47,569
$53,041
$55,519
$57,536
$60,432
$60,616
$63,448
$69,292
$92,564
$- $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 $80,000 $90,000 $100,000
Tillsonburg - 2021
Woodstock - 2022
Welland (Wastewater & Water Services) - 2022
Port Colborne (Urban) - 2019
St. Catharines (Urban) - 2022
Niagara-on-the-Lake - 2018
West Lincoln (Urban) - 2019
Niagara Falls (Urban Area) - Current
Brantford (City-Wide) - 2021
Thorold (Rolling Meadows) - 2019
Fort Erie (Urban) - 2019
Grimsby (Urban Area) - 2022
Pelham (Water & Sanitary Sewer Services) - 2021
Niagara Falls (Urban Area) - Year 1
Lincoln (Urban Services) - 2022
Burlington - 2022
Fort Erie (Urban) - Proposed Year 5
Niagara Falls (Urban Area) - Year 5
Hamilton (Dundas/Waterdown) - 2019
Hamilton (Dundas/Waterdown) - Proposed Year 5
Lower Tier Upper Tier ASDC
Residential Rate Comparison ($/Single Detached Unit)
9 Note: Year (XXX) represents the year the DC By-law was implemented
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Fully Calculated Draft Non-Residential Rates
Core Tourist Area/Outside Core Tourist Area
10
Outside Core Tourist Area
$/Sq.M.
$139.68
Core Tourist Area
$/Sq.M.
$139.78
General
Government ,
3%
Fire Protection
, 5%
Public Works &
Fleet, 5%
Roads &
Related, 28%
Water , 19%
Sanitary Sewer
, 38%
Storm Water
Management ,
1%
General
Government ,
3%
Fire
Protection , 5%
Public Works &
Fleet, 5%
Roads &
Related, 28%
Water , 20%
Sanitary
Sewer , 35%
Storm Water
Management ,
3%
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Calculated vs Current Rates Over 5-Year Phase-In
11
$/OCTA Calculated Change (%)
Current $57.26
Year 1 -2024 (80%) $111.82 95%
Year 2 -2025 (85%) $118.81 6%
Year 3 -2026 (90%) $125.80 6%
Year 4 -2027 (95%) $132.79 6%
Year 5 -2028 (100%) $139.78 5%
▪DCA requires DC rates to be
phased-in over 5-years
▪Rate increase due to:
▪Fulsome capital program update
▪Updates to development forecast
▪Inclusion of new Secondary Plan
Areas and associated projects
▪DCs are frozen at site plan or
rezoning (if applicable)
$/CTA Calculated Change (%)
Current $33.68
Year 1 -2024 (80%) $111.75 232%
Year 2 -2025 (85%) $118.73 6%
Year 3 -2026 (90%) $125.72 6%
Year 4 -2027 (95%) $132.70 6%
Year 5 -2028 (100%) $139.68 5%
Attachment 1 - Presentation - 2024 Development Charges Study Draft DC RatesAttachment 1 - Presentation - 2024 Development Charges Study Draft DC RatesAttachment 1 - Presentation - 2024 Development Charges Study Draft DC Rates
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$75.42
$92.63
$118.10
$214.04
$223.34
$232.72
$233.79
$237.99
$246.92
$258.55
$274.80
$278.46
$288.37
$301.41
$301.48
$312.69
$329.34
$329.44
$334.65
$357.74
$408.93
$458.00
$683.51
$- $100.00 $200.00 $300.00 $400.00 $500.00 $600.00 $700.00
Woodstock - 2022
Tillsonburg - 2021
Brantford (City-Wide) - 2021
St. Catharines (Urban) - 2022
Niagara Falls (Core Tourist Area) - Current
West Lincoln (Urban) - 2019
Port Colborne (Urban) - 2019
Welland (Wastewater & Water Services) - 2022
Niagara Falls (Outside Core Tourist Area) - Current
Niagara-on-the-Lake - 2018
Grimsby (Urban Area) - 2022
Fort Erie (Urban) - 2019
Thorold (Rolling Meadows) - 2019
Niagara Falls (Core Tourist Area) - Year 1
Niagara Falls (Outside Core Tourist Area) - Year 1
Hamilton (Dundas/Waterdown) - 2019
Niagara Falls (Core Tourist Area) - Year 5
Niagara Falls (Outside Core Tourist Area) - Year 5
Pelham (Water & Sanitary Sewer Services) - 2021
Fort Erie (Urban) - Year 5
Lincoln (Urban Services) - 2022
Hamilton (Dundas/Waterdown) - Proposed Year 5
Burlington - 2022
Lower Tier Upper Tier ASDC
Commercial Rate Comparison ($/Square Metre)
12
Core Tourist Area
Outside Core Tourist Area
Note: Year (XXX) represents the year the DC By-law was implemented
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DC Policy Items
13
1.Recommend new Industrial Grant Program
▪100% exemption currently provided for industrial development
▪Establish program outside of DC By-law, can be capped/changed outside of DC by -law
2.Recommend CIP Policies be external to DC By-law
▪Reference CIP policies rather than include exemption directly in by-law
▪Allow for changes to DC exemptions outside of by -law update
3.Other Policy Considerations
▪Add exemption for places of worship
▪Add DC rate for Special Care/Special Needs Dwellings
▪Review area-specific rates for the Core Tourist Area/Outside Core Tourist Area
4.Requirements of DCA
▪Council can choose to discount or implement lower DC rates but will require funding
from non-DC revenue sources (e.g. property taxes and/or utility rates)
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Proposed DC Study Timeline –Key Dates
14
Item Date /Comments
Council Information Session February 27th 2024
Developer Consultation March 4th,2024
Prepare Draft DC Background Study February/March 2024
Release DC Background Study to Public March 28th, 2024 or earlier
(60 days before DC By-law)
Notice of Public Meeting April 10th,2024 (20 days before meeting)
Statutory Public Meeting April 30th, 2024
DC By-law Passage May 28th, 2024
Notice of By-law Passage June 2024
Appeal Period 40 days after DC By-law passage
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Questions?
15
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Attachment 2 - Draft Development Charge Rates F-2024-11
February 27, 2024CITY OF NIAGARA FALLS CITY OF NIAGARA FALLS
2024 DEVELOPMENT CHARGES STUDY 2024 DEVELOPMENT CHARGES STUDY
RESIDENTIAL DEVELOPMENT CHARGES BY UNIT TYPE NON-RESIDENTIAL DEVELOPMENT CHARGES PER SQUARE METRE
PROPOSED DRAFT DC RATES - RESIDENTIAL PROPOSED DRAFT DC RATES - OUTSIDE CORE TOURIST AREA
Service
General Government $807 $556 $401 $245 2.0%
Library Services $1,138 $784 $565 $345 2.9%
Fire Protection $1,368 $942 $679 $415 3.5%
Parks & Recreation $10,136 $6,980 $5,029 $3,073 25.6%
Services Related To A Highway: Public Works & Fleet $1,207 $831 $599 $366 3.0%
Services Related To A Highway: Roads & Related $7,250 $4,992 $3,597 $2,198 18.3%
Subtotal Municipal Wide Services $21,906 $15,085 $10,870 $6,642 55.3%
Water $5,895 $4,060 $2,925 $1,788 14.9%
Sanitary Sewer $11,575 $7,971 $5,743 $3,510 29.2%
Storm Water Management $271 $187 $135 $82 0.7%
Subtotal Urban Area Services $17,741 $12,218 $8,803 $5,380 44.7%
TOTAL CHARGE PER UNIT $39,647 $27,303 $19,673 $12,022 100.0%
(1) Based on Persons Per Unit Of:3.30 2.27 1.64 1.00
Residential Rates by Unit Type (1)
Percentage of
Charge Single & Semi-
Detached
Rows and Other
Multiples Apartments
Special
Care/Special
Need Dwellings
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Attachment 2 - Draft Development Charge Rates F-2024-11
February 27, 2024CITY OF NIAGARA FALLS CITY OF NIAGARA FALLS
2024 DEVELOPMENT CHARGES STUDY 2024 DEVELOPMENT CHARGES STUDY
NON-RESIDENTIAL DEVELOPMENT CHARGES PER SQUARE METRE NON-RESIDENTIAL DEVELOPMENT CHARGES PER SQUARE METRE
PROPOSED DRAFT DC RATES - OUTSIDE CORE TOURIST AREA PROPOSED DRAFT DC RATES - CORE TOURIST AREA
Service
General Government $4.18 $4.43 3.2%
Library Services $0.00 $0.00 0.0%
Fire Protection $6.86 $7.50 5.4%
Parks & Recreation $0.00 $0.00 0.0%
Services Related To A Highway: Public Works & Fleet $6.11 $6.63 4.7%
Services Related To A Highway: Roads & Related $39.44 $39.79 28.5%
Subtotal Municipal Wide Services $56.59 $58.35 41.7%
Water $26.22 $27.05 19.4%
Sanitary Sewer $50.45 $53.45 38.2%
Storm Water Management $1.27 $0.93 0.7%
Subtotal Urban Area Services $77.94 $81.43 58.3%
TOTAL CHARGE PER SQUARE METRE $134.53 $139.78 100.0%
Non-Residential Charge
Per Square Metre Percentage of
Charge Unadjusted
Charge
Adjusted
Charge
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Attachment 2 - Draft Development Charge Rates F-2024-11
February 27, 2024CITY OF NIAGARA FALLS
2024 DEVELOPMENT CHARGES STUDY
NON-RESIDENTIAL DEVELOPMENT CHARGES PER SQUARE METRE
PROPOSED DRAFT DC RATES - CORE TOURIST AREA
Service
General Government $4.18 $4.43 3.2%
Library $0.00 $0.00 0.0%
Fire Protection $6.86 $7.50 5.4%
Parks And Recreation $0.00 $0.00 0.0%
Services Related To A Highway: Public Works & Fleet $6.11 $6.63 4.7%
Services Related To A Highway: Roads & Related $39.44 $39.79 28.5%
Subtotal Municipal Wide Services $56.59 $58.35 41.8%
Water $26.52 $28.32 20.3%
Sanitary Sewer $47.08 $49.26 35.3%
Storm Water Management $3.48 $3.75 2.7%
Subtotal Urban Area Services $77.08 $81.34 58.2%
TOTAL CHARGE PER SQUARE METRE $133.67 $139.68 100.0%
Non-Residential Charge Per Square
Metre Percentage of
Charge Unadjusted
Charge Adjusted Charge
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Attachment 2 - Draft Development Charge Rates F-2024-11
February 27, 2024
RESIDENTIAL DEVELOPMENT CHARGES
Charge Type Year 1 Year 2 Year 3 Year 4 Year 5
Single & Semi-Detached $31,718 $33,700 $35,682 $37,665 $39,647
Rows and Other Multiples $21,842 $23,208 $24,573 $25,938 $27,303
Apartments $15,738 $16,722 $17,706 $18,689 $19,673
Special Care/Special Need Dwellings $9,618 $10,219 $10,820 $11,421 $12,022
Non-Residential OCTA $111.82 $118.81 $125.80 $132.79 $139.78
Non-Residential CTA $111.75 $118.73 $125.72 $132.70 $139.68
Phase-in 80%85%90%95%100%
CITY OF NIAGARA FALLS
5-YEAR PHASE-IN OF CALCULATED DEVELOPMENT CHARGES
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Attachment 2 - Draft Development Charge Rates F-2024-11
February 27, 2024CITY OF NIAGARA FALLS CITY OF NIAGARA FALLS
COMPARISON OF CURRENT AND CALCULATED COMPARISON OF CURRENT AND CALCULATED
RESIDENTIAL DEVELOPMENT CHARGES UNIFORM NON-RESIDENTIAL DEVELOPMENT CHARGES
Singles & Semis $/unit Calculated Change (%)
Current $17,239
Year 1 - 2024 (80%)$31,718 84%
Year 2 - 2025 (85%)$33,700 6%
Year 3 - 2026 (90%)$35,682 6%
Year 4 - 2027 (95%)$37,665 6%
Year 5 - 2028 (100%)$39,647 5%
Rows & Other Multiples $/unit Calculated Change (%)
Current $10,813
Year 1 - 2024 (80%)$21,842 102%
Year 2 - 2025 (85%)$23,208 6%
Year 3 - 2026 (90%)$24,573 6%
Year 4 - 2027 (95%)$25,938 6%
Year 5 - 2028 (100%)$27,303 5%
Apartments $/unit Calculated Change (%)
Current $8,194
Year 1 - 2024 (80%)$15,738 92%
Year 2 - 2025 (85%)$16,722 6%
Year 3 - 2026 (90%)$17,706 6%
Year 4 - 2027 (95%)$18,689 6%
Year 5 - 2028 (100%)$19,673 5%
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Attachment 2 - Draft Development Charge Rates F-2024-11
February 27, 2024CITY OF NIAGARA FALLS
COMPARISON OF CURRENT AND CALCULATED
UNIFORM NON-RESIDENTIAL DEVELOPMENT CHARGES
Non-Residential OCTA $/m2 Calculated Change (%)
Current $57.26
Year 1 - 2024 (80%)$111.82 95%
Year 2 - 2025 (85%)$118.81 6%
Year 3 - 2026 (90%)$125.80 6%
Year 4 - 2027 (95%)$132.79 6%
Year 5 - 2028 (100%)$139.78 5%
Non-Residential CTA $/m2 Calculated Change (%)
Current $33.68
Year 1 - 2024 (80%)$111.75 232%
Year 2 - 2025 (85%)$118.73 6%
Year 3 - 2026 (90%)$125.72 6%
Year 4 - 2027 (95%)$132.70 6%
Year 5 - 2028 (100%)$139.68 5%
Page 6 of 6Page 29 of 76Page 64 of 370
APPENDIX A - TABLE 1
CITY OF NIAGARA FALLS
HISTORICAL POPULATION, OCCUPIED DWELLINGS & EMPLOYMENT SUMMARY
Annual Occupied Annual Av. Household Place of Work Annual
Mid-Year Growth Households Growth Size (PPU)Employment Growth Activity Rate
2006 82,184 32,495 2.53 40,669 49.5%
2007 82,346 162 32,670 175 2.52 40,435 -234 49.1%
2008 82,508 162 32,846 176 2.51 40,202 -233 48.7%
2009 82,671 163 33,023 177 2.50 39,971 -231 48.3%
2010 82,834 163 33,201 178 2.49 39,741 -230 48.0%
2011 82,997 163 33,382 181 2.49 39,512 -229 47.6%
2012 83,988 991 33,847 465 2.48 39,692 180 47.3%
2013 84,991 1,003 34,319 472 2.48 39,873 181 46.9%
2014 86,006 1,015 34,797 478 2.47 40,054 181 46.6%
2015 87,033 1,027 35,282 485 2.47 40,236 182 46.2%
2016 88,071 1,038 35,773 491 2.46 40,419 183 45.9%
2017 89,305 1,234 36,168 395 2.47 39,874 -545 44.6%
2018 90,556 1,251 36,568 400 2.48 39,336 -538 43.4%
2019 91,825 1,269 36,972 404 2.48 38,805 -531 42.3%
2020 93,111 1,286 37,380 408 2.49 38,282 -523 41.1%
2021 94,415 1,304 37,793 413 2.50 37,766 -516 40.0%
2022 95,861 1,446 38,526 733 2.49 38,344 578 40.0%
2023 97,327 1,466 39,273 747 2.48 38,930 586 40.0%
Growth 2009 - 2023 14,819 6,427 (1,272)
Source: Statistics Canada, Census of Canada
Census
Population
DRAFTDRAFT
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Year Singles/Semis Rows Apts.Total Singles/Semis Rows Apts.Total
2009 161 9 0 170 95%5%0%100%
2010 257 22 75 354 73%6%21%100%
2011 189 55 2 246 77%22%1%100%
2012 155 41 0 196 79%21%0%100%
2013 226 60 123 409 55%15%30%100%
2014 271 109 0 380 71%29%0%100%
2015 290 28 0 318 91%9%0%100%
2016 446 59 0 505 88%12%0%100%
2017 644 273 9 926 70%29%1%100%
2018 310 237 56 603 51%39%9%100%
2019 149 44 0 193 77%23%0%100%
2020 226 139 39 404 56%34%10%100%
2021 117 100 168 385 30%26%44%100%
2022 207 218 421 846 24%26%50%100%
2023 176 264 150 590 30%45%25%100%
Growth 2009 - 2023 3,824 1,658 1,043 6,525 59%25%16%100%
5 Year Average 175 153 156 484
Source: Canada Mortage and Housing Corporation (CMHC), Housing Market Information
CMHC Annual Housing Completions Shares by Unit Type
APPENDIX A - TABLE 2
CITY OF NIAGARA FALLS
HISTORICAL ANNUAL HOUSING COMPLETIONS
DRAFTDRAFT
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APPENDIX A - TABLE 3
CITY OF NIAGARA FALLS
HISTORICAL ANNUAL RESIDENTIAL BUILDING PERMITS
Year Singles/Semis Rows Apts.Total Singles/Semis Rows Apts.Total
2009 215 4 67 286 75%1%23%100%
2010 205 21 78 304 67%7%26%100%
2011 187 96 99 382 49%25%26%100%
2012 219 110 1 330 66%33%0%100%
2013 295 96 0 391 75%25%0%100%
2014 295 120 1 416 71%29%0%100%
2015 483 192 118 793 61%24%15%100%
2016 628 97 208 933 67%10%22%100%
2017 326 208 15 549 59%38%3%100%
2018 194 90 222 506 38%18%44%100%
2019 213 79 1 293 73%27%0%100%
2020 89 213 354 656 14%32%54%100%
2021 284 351 248 883 32%40%28%100%
2022 165 426 18 609 27%70%3%100%
2023*19 4 6 29 66%14%21%100%
Growth 2009 - 2023 3,817 2,107 1,436 7,360 52%29%20%100%
5 Year Average 154 215 125 494
Source: Stats Can, Building Permit Data *Building Permits as of June 2023
Building Permits Shares by Unit Type
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APPENDIX A - TABLE 4
CITY OF NIAGARA FALLS
HISTORICAL HOUSEHOLDS BY PERIOD OF CONSTRUCTION SHOWING HOUSEHOLD SIZE
Pre 1945 1946-1960 1961-1970 1971-1980 1981-1990 1991-1995 1996-2000 2001-2005 2006-2010 2011-2016 2017-2021 Pre 2011 2011-2021 Total
Singles/Semis
Household Population 8,335 12,700 9,100 11,055 7,630 2,885 3,840 3,630 3,775 4,045 5,750 62,950 9,795 72,745
Households 3,625 5,410 3,565 4,285 2,720 1,020 1,255 1,130 1,140 1,250 1,720 24,150 2,970 27,120
Household Size 2.30 2.35 2.55 2.58 2.81 2.83 3.06 3.21 3.31 3.24 3.34 2.61 3.30 2.68
Rows
Household Population 100 295 620 1,080 1,045 440 320 455 310 985 1,025 4,665 2,010 6,675
Households 50 110 245 435 425 205 165 210 155 465 420 2,000 885 2,885
Household Size 2.00 2.68 2.53 2.48 2.46 2.15 1.94 2.17 2.00 2.12 2.44 2.33 2.27 2.31
Apartments (no duplex)
Household Population 1,295 1,505 1,890 2,070 1,425 680 355 190 290 320 755 9,700 1,075 10,775
Households 800 915 1,195 1,320 875 410 190 110 175 145 450 5,990 595 6,585
Household Size 1.62 1.64 1.58 1.57 1.63 1.66 1.87 1.73 1.66 2.21 1.68 1.62 1.81 1.64
Duplex
Household Population 885 665 230 275 175 85 40 0 20 0 0 2,375 0 2,375
Households 450 340 125 110 60 30 20 0 15 0 10 1,150 10 1,160
Household Size 1.97 1.96 1.84 2.50 2.92 2.83 2.00 0.00 1.33 0.00 0.00 2.07 0.00 2.05
All Units
Household Population 10,615 15,165 11,840 14,480 10,275 4,090 4,555 4,275 4,395 5,350 7,530 79,690 12,880 92,570
Households 4,925 6,775 5,130 6,150 4,080 1,665 1,630 1,450 1,485 1,860 2,600 33,290 4,460 37,750
Household Size 2.16 2.24 2.31 2.35 2.52 2.46 2.79 2.95 2.96 2.88 2.90 2.39 2.89 2.45
Source: Statistics Canada
Period of Construction
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APPENDIX A - TABLE 5
CITY OF NIAGARA FALLS
FORECAST POPULATION, HOUSEHOLD & EMPLOYMENT SUMMARY
Census Census Occupied Household Employment Employment by Work at Annual Total w/ Work Annual
Mid-Year Population Pop'n Growth Dwellings Size by POW POW Growth Activity Rate Home Growth At Home Growth
2021 94,415 37,793 2.50 37,766 40.0%2,690 40,456
2022 95,861 1,446 38,526 733 2.49 38,344 578 40.0%2,760 70 41,104 648
2023 97,327 1,466 39,273 747 2.48 38,930 586 40.0%2,832 72 41,762 658
2024 98,813 1,486 40,034 761 2.47 39,524 594 40.0%2,906 74 42,430 668
2025 100,320 1,507 40,810 776 2.46 40,127 603 40.0%2,982 76 43,109 679
2026 101,848 1,528 41,601 791 2.45 40,738 611 40.0%3,060 78 43,798 689
2027 103,397 1,549 42,407 806 2.44 41,358 620 40.0%3,140 80 44,498 700
2028 104,969 1,572 43,229 822 2.43 41,987 629 40.0%3,222 82 45,209 711
2029 106,563 1,594 44,067 838 2.42 42,625 638 40.0%3,306 84 45,931 722
2030 108,179 1,616 44,921 854 2.41 43,271 646 40.0%3,392 86 46,663 732
2031 109,821 1,642 45,793 872 2.40 43,928 657 40.0%3,479 87 47,407 744
2032 111,527 1,706 46,561 768 2.40 44,610 682 40.0%3,543 64 48,153 746
2033 113,259 1,732 47,342 781 2.39 45,303 693 40.0%3,608 65 48,911 758
2024 - 2033 15,932 8,069 6,373 776 7,149
Source: City of Niagara Falls, Hemson Consulting Ltd. 2023
Occupied
Household
Growth
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APPENDIX A - TABLE 6
CITY OF NIAGARA FALLS
FORECAST OF HOUSEHOLD GROWTH BY UNIT TYPE
Annual Growth in Total Occupied Households Shares By Unit Type
Mid-Year Singles &
Semis
Rows & Other
Multiples Apartments Total New
Households
Singles &
Semis
Rows & Other
Multiples Apartments Total
2021
2022 179 189 365 733 24%26%50%100%
2023 223 334 190 747 30%45%25%100%
2024 419 190 152 761 55%25%20%100%
2025 426 194 156 776 55%25%20%100%
2026 433 198 160 791 55%25%20%100%
2027 441 202 164 806 55%25%20%100%
2028 449 206 168 822 55%25%20%100%
2029 457 210 172 838 55%25%21%100%
2030 465 214 176 854 54%25%21%100%
2031 473 218 181 872 54%25%21%100%
2032 416 192 160 768 54%25%21%100%
2033 423 195 163 781 54%25%21%100%
2024 - 2033 4,401 2,017 1,650 8,069 55%25%20%100%
Source: Niagara Region MCR, Hemson Consulting Ltd. 2023
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APPENDIX A - TABLE 7
CITY OF NIAGARA FALLS
FORECAST POPULATION GROWTH IN NEW HOUSEHOLDS BY UNIT TYPE*
Mid-Year
2021
2022 591 429 597 1,617
2023 735 759 311 1,805
2024 1,380 432 249 2,062
2025 1,405 441 255 2,101
2026 1,430 449 261 2,140
2027 1,454 458 268 2,179
2028 1,480 467 274 2,221
2029 1,506 476 281 2,263
2030 1,532 485 288 2,305
2031 1,562 495 295 2,352
2032 1,373 436 261 2,070
2033 1,393 443 267 2,104
2024 - 2033 14,515 4,582 2,701 21,798
*Based on PPUs 3.30 2.27 1.64
Source: Hemson Consulting Ltd. 2023
ApartmentsSingles &
Semis
Rows & Other
Multiples
Total Population
in New
Households
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APPENDIX A - TABLE 8
CITY OF NIAGARA FALLS
FORECAST PLACE OF WORK EMPLOYMENT
Major Annual Population Annual Emp. Land Annual Rural Annual Total for Annual Work at Home Annual Total with Annual
Mid-Year Office Growth Related Growth Industrial Growth Employment Growth DC Study Growth Total Emp Growth Work at Home Growth
2021 1,844 23,189 11,106 1,627 37,766 2,690 40,456
2022 1,860 16 23,647 458 11,187 81 1,650 23 38,344 578 2,760 70 41,104 648
2023 1,876 16 24,112 465 11,269 82 1,673 23 38,930 586 2,832 72 41,762 658
2024 1,892 16 24,584 472 11,351 82 1,697 24 39,524 594 2,906 74 42,430 668
2025 1,908 16 25,064 480 11,434 83 1,721 24 40,127 603 2,982 76 43,109 679
2026 1,925 17 25,551 487 11,517 83 1,745 24 40,738 611 3,060 78 43,798 689
2027 1,942 17 26,045 494 11,601 84 1,770 25 41,358 620 3,140 80 44,498 700
2028 1,959 17 26,547 502 11,686 85 1,795 25 41,987 629 3,222 82 45,209 711
2029 1,976 17 27,058 511 11,771 85 1,820 25 42,625 638 3,306 84 45,931 722
2030 1,993 17 27,575 517 11,857 86 1,846 26 43,271 646 3,392 86 46,663 732
2031 2,010 17 28,103 528 11,943 86 1,872 26 43,928 657 3,479 87 47,407 744
2032 2,027 17 28,655 552 12,030 87 1,898 26 44,610 682 3,543 64 48,153 746
2033 2,045 18 29,215 560 12,118 88 1,925 27 45,303 693 3,608 65 48,911 758
2024 - 2033 169 5,103 849 252 6,373 776 7,149
Source: Hemson Consulting Ltd., 2023
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APPENDIX A - TABLE 9
CITY OF NIAGARA FALLS
FORECAST NON-RESIDENTIAL SPACE (SQUARE METRES OF GROSS FLOOR AREA)
CITY-WIDE FORECAST
Employment Density
Major Office 27.0 m2 per employee
Population Related 50.0 m2 per employee
Emp. Land Industrial 110.0 m2 per employee
Other Rural Based 0.0 m2 per employee
Mid-Year Major Office Population
Related
Emp. Land
Industrial
Other Rural
Based
Total for DC
Study
2021
2022 432 22,900 8,910 0 32,242
2023 432 23,250 9,020 0 32,702
2024 432 23,600 9,020 0 33,052
2025 432 24,000 9,130 0 33,562
2026 459 24,350 9,130 0 33,939
2027 459 24,700 9,240 0 34,399
2028 459 25,100 9,350 0 34,909
2029 459 25,550 9,350 0 35,359
2030 459 25,850 9,460 0 35,769
2031 459 26,400 9,460 0 36,319
2032 459 27,600 9,570 0 37,629
2033 486 28,000 9,680 0 38,166
2024 - 2033 4,563 255,150 93,390 0 353,103
Source: Hemson Consulting Ltd., 2023
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APPENDIX A - TABLE 10
CITY OF NIAGARA FALLS
AREA-SPECIFIC FORECAST (ANNUAL EMPLOYEE GROWTH)
Core Tourist Area Outside Core Tourist Area
Major Office Population
Related
Emp. Land
Industrial
Other Rural
Based Sub-Total Major Office Population
Related
Emp. Land
Industrial
Other Rural
Based Sub-Total Total for DC
Study
2021
2022 16 344 0 0 360 0 115 81 23 219 578
2023 16 349 0 0 365 0 116 82 23 221 586
2024 16 354 0 0 370 0 118 82 24 224 594
2025 16 360 0 0 376 0 120 83 24 227 603
2026 17 365 0 0 382 0 122 83 24 229 611
2027 17 371 0 0 388 0 124 84 25 233 620
2028 17 377 0 0 394 0 126 85 25 236 629
2029 17 383 0 0 400 0 128 85 25 238 638
2030 17 388 0 0 405 0 129 86 26 241 646
2031 17 396 0 0 413 0 132 86 26 244 657
2032 17 414 0 0 431 0 138 87 26 251 682
2033 18 420 0 0 438 0 140 88 27 255 693
2024 - 2033 169 3,827 0 0 3,996 0 1,276 849 252 2,377 6,373
Employment Allocation 100%75%0%0%0%25%100%0%
Source: Hemson Consulting Ltd., 2023
Mid-Year
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APPENDIX A - TABLE 11
CITY OF NIAGARA FALLS
FORECAST NON-RESIDENTIAL SPACE (SQUARE METRES OF GROSS FLOOR AREA)
AREA-SPECIFIC FORECAST (NON-RESIDENTIAL GFA)
Core Tourist Area Outside Core Tourist Area
Major Office Population
Related
Emp. Land
Industrial
Other Rural
Based Sub-Total Major Office Population
Related
Emp. Land
Industrial
Other Rural
Based Sub-Total Total for DC
Study
2021
2022 432 17,175 0 0 17,607 0 5,725 8,910 0 14,635 32,242
2023 432 17,438 0 0 17,870 0 5,813 9,020 0 14,833 32,703
2024 432 17,700 0 0 18,132 0 5,900 9,020 0 14,920 33,052
2025 432 18,000 0 0 18,432 0 6,000 9,130 0 15,130 33,562
2026 459 18,263 0 0 18,722 0 6,088 9,130 0 15,218 33,940
2027 459 18,525 0 0 18,984 0 6,175 9,240 0 15,415 34,399
2028 459 18,825 0 0 19,284 0 6,275 9,350 0 15,625 34,909
2029 459 19,163 0 0 19,622 0 6,388 9,350 0 15,738 35,360
2030 459 19,388 0 0 19,847 0 6,463 9,460 0 15,923 35,770
2031 459 19,800 0 0 20,259 0 6,600 9,460 0 16,060 36,319
2032 459 20,700 0 0 21,159 0 6,900 9,570 0 16,470 37,629
2033 486 21,000 0 0 21,486 0 7,000 9,680 0 16,680 38,166
2024 - 2033 4,563 191,364 0 0 195,927 0 63,789 93,390 0 157,179 353,106
Employment Allocation 100%75%0%0%0%25%100%0%
Source: Hemson Consulting Ltd., 2023
Mid-Year
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APPENDIX A - TABLE 12
CITY OF NIAGARA FALLS
AREA-SPECIFIC FORECAST (ANNUAL GROWTH IN OCCUPIED HOUSEHOLDS)
Core Tourist Area Outside Core Tourist Area
Singles &
Semis
Rows & Other
Multiples Apartments Sub-Total Singles &
Semis
Rows & Other
Multiples Apartments Sub-Total
2021
2022 0 0 31 31 179 189 334 702 733
2023 0 0 16 16 223 334 174 731 747
2024 0 0 13 13 419 190 139 748 761
2025 0 0 13 13 426 194 143 763 776
2026 0 0 14 14 433 198 146 777 791
2027 0 0 14 14 441 202 150 792 806
2028 0 0 14 14 449 206 154 808 822
2029 0 0 15 15 457 210 157 823 838
2030 0 0 15 15 465 214 161 839 854
2031 0 0 15 15 473 218 166 857 872
2032 0 0 13 13 416 192 147 755 768
2033 0 0 14 14 423 195 149 767 781
2024 - 2033 0 0 140 140 4,401 2,017 1,510 7,929 8,069
Allocation 0%0%8%100%100%92%
Source: Hemson Consulting Ltd., 2023
Mid-Year Total
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APPENDIX A - TABLE 13
CITY OF NIAGARA FALLS
AREA-SPECIFIC FORECAST (FORECAST POPULATION GROWTH IN NEW UNITS*)
Core Tourist Area Outside Core Tourist Area
Singles &
Semis
Rows & Other
Multiples Apartments Sub-Total Singles &
Semis
Rows & Other
Multiples Apartments Sub-Total
2021
2022 0 0 51 51 591 429 546 1,566 1,617
2023 0 0 26 26 735 759 285 1,779 1,805
2024 0 0 21 21 1,380 432 228 2,041 2,062
2025 0 0 21 21 1,405 441 234 2,080 2,101
2026 0 0 23 23 1,430 449 238 2,117 2,140
2027 0 0 23 23 1,454 458 245 2,156 2,179
2028 0 0 23 23 1,480 467 251 2,198 2,221
2029 0 0 25 25 1,506 476 256 2,238 2,263
2030 0 0 25 25 1,532 485 263 2,280 2,305
2031 0 0 25 25 1,562 495 270 2,327 2,352
2032 0 0 21 21 1,373 436 240 2,049 2,070
2033 0 0 23 23 1,393 443 244 2,081 2,104
2024 - 2033 0 0 230 230 14,515 4,582 2,471 21,568 21,798
Allocation 0%0%8%100%100%92%
*Based on PPUs 3.30 2.27 1.64 3.30 2.27 1.64
Mid-Year Total
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CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION
FIRE HALLS UNIT COST
Station Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/sq. ft.)
Station 1 - 5815 Morrison St.18,919 18,919 18,919 18,919 18,919 18,919 18,919 18,919 18,919 18,919 18,919 18,919 18,919 18,919 18,919 $650
Station 2 - 7036 McLeod Rd.5,613 5,613 5,613 5,613 5,613 5,613 5,613 5,613 5,613 5,613 5,613 5,613 5,613 5,613 5,613 $650
Station 3 - 3401 Dorchester Rd.5,366 5,366 5,366 5,366 5,366 5,366 5,366 5,366 5,366 6,866 6,866 6,866 6,866 6,866 6,866 $650
Station 4 - 8696 Banting Ave.7,279 7,279 7,279 7,279 7,279 7,279 7,279 7,279 7,279 7,279 7,279 7,279 7,279 7,279 7,279 $650
Station 5 - 11208 Sodom Rd.8,388 8,388 8,388 8,388 8,388 8,388 8,388 8,388 8,388 8,388 8,388 8,388 8,388 8,388 8,388 $650
Station 6 - 8037 Schisler Rd.8,870 8,870 8,870 8,870 8,870 8,870 8,870 8,870 8,870 8,870 8,870 8,870 8,870 8,870 8,870 $650
Station 7 - 8530 Lundy's Lane - - - - - - - - - - - 15,000 15,000 15,000 15,000 $930
Station 7 - 8530 Lundy's Lane (Excess Capacity)- - - - - - - - - - - (7,472) (7,472) (7,472) (7,472) $930
Total (sq.ft.)54,435 54,435 54,435 54,435 54,435 54,435 54,435 54,435 54,435 55,935 55,935 63,463 63,463 63,463 63,463
Total ($000)$35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $36,357.8 $36,357.8 $43,358.8 $43,358.8 $43,358.8 $43,358.8
OTHER BUILDINGS/STRUCTURES
Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
5815 Morrison Street
Training Tower #1 $400,000 $400,000 $400,000 $400,000 $400,000 $400,000 $400,000 $400,000 $400,000 $400,000 $1,000,000 $1,000,000 $1,000,000 $1,000,000 $1,000,000
Confined Space $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000 $63,000
Storage Garage $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000 $65,000
Communication Tower $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000
Firefighters Survival Building $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000 $75,000
Total ($000)$678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $1,278.0 $1,278.0 $1,278.0 $1,278.0 $1,278.0
LAND UNIT COST
Station Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/acre)
Station 1 - 5815 Morrison St.1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 1.18 $416,000
Station 2 - 7036 McLeod Rd.1.33 1.33 1.33 1.33 1.33 1.33 1.33 1.33 1.33 1.33 1.33 1.33 1.33 1.33 1.33 $416,000
Station 3 - 3401 Dorchester Rd.0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 0.79 $416,000
Station 4 - 8696 Banting Ave.0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 $416,000
Station 5 - 11208 Sodom Rd.4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 $416,000
Station 6 - 8037 Schisler Rd.3.95 3.95 3.95 3.95 3.95 3.95 3.95 3.95 3.95 3.95 3.95 3.95 3.95 3.95 3.95 $416,000
Station 7 - 8530 Lundy's Lane - - - - - - - - - - - 1.35 1.35 1.35 1.35 $416,000
Total (acres)12.41 12.41 12.41 12.41 12.41 12.41 12.41 12.41 12.41 12.41 12.41 13.76 13.76 13.76 13.76
Total ($000)$5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,725.0 $5,725.0 $5,725.0 $5,725.0
APPENDIX B.2
TABLE 1
# of Square Feet
Total Value of Buildings ($)
# of Acres
DRAFT DRAFT DRAFT
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CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION
APPENDIX B.2
TABLE 1
PERSONAL FIREFIGHTER EQUIPMENT UNIT COST
Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/outfit)
Cost to Outfit a Firefighter 295 295 295 295 295 315 335 355 370 370 284 241 220 198 213 $8,885
Total (#)295 295 295 295 295 315 335 355 370 370 284 241 220 198 213
Total ($000)$2,621.1 $2,621.1 $2,621.1 $2,621.1 $2,621.1 $2,798.8 $2,976.5 $3,154.2 $3,287.5 $3,287.5 $2,523.3 $2,141.3 $1,950.3 $1,759.2 $1,892.5
EQUIPMENT
Branch Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
SCBA $715,000 $715,000 $715,000 $715,000 $715,000 $750,000 $787,500 $826,875 $868,218 $900,000 $900,000 $900,000 $900,000 $900,000 $1,290,500
Air Compressor $40,000 $40,000 $40,000 $40,000 $40,000 $44,000 $48,400 $53,240 $58,564 $64,420 $64,420 $64,420 $64,420 $64,420 $92,400
Cylinders $311,100 $311,100 $311,100 $311,100 $311,100 $326,655 $342,987 $360,136 $378,142 $397,049 $397,049 $397,049 $397,049 $397,049 $569,300
Terminal $0 $85,000 $85,000 $85,000 $85,000 $90,000 $95,000 $100,000 $105,000 $110,000 $110,000 $110,000 $110,000 $110,000 $157,700
Pagers, Radios, Mobiles $492,000 $504,000 $516,000 $528,000 $540,000 $552,000 $564,000 $576,000 $588,000 $600,000 $600,000 $600,000 $600,000 $600,000 $860,300
Defibrillators $214,000 $214,000 $214,000 $214,000 $214,000 $130,000 $130,000 $130,000 $130,000 $130,000 $130,000 $130,000 $130,000 $130,000 $186,400
Hazardous Materials Equipment $36,000 $36,000 $36,000 $36,000 $36,000 $37,000 $38,000 $39,000 $40,000 $41,000 $41,000 $41,000 $41,000 $41,000 $58,800
Water Rescue Equipment $30,000 $30,000 $30,000 $30,000 $30,000 $32,500 $35,000 $37,500 $40,000 $42,500 $42,500 $42,500 $42,500 $42,500 $60,900
Technical Rope Rescue Equipment $100,000 $100,000 $100,000 $100,000 $100,000 $105,000 $110,000 $115,000 $120,000 $125,000 $125,000 $125,000 $125,000 $125,000 $179,200
Forcible Entry Training Props $12,000 $12,000 $12,000 $12,000 $12,000 $12,500 $13,000 $13,500 $14,000 $14,500 $14,500 $14,500 $14,500 $14,500 $20,800
Sea Containers $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $20,000 $28,700
Washers $29,000 $29,000 $29,000 $29,000 $29,000 $35,000 $41,000 $47,000 $53,000 $60,000 $60,000 $60,000 $60,000 $60,000 $86,000
Trench Rescue Equipment $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $100,000 $100,000 $100,000 $100,000
Total ($000)$1,999.1 $2,096.1 $2,108.1 $2,120.1 $2,132.1 $2,134.7 $2,224.9 $2,318.3 $2,414.9 $2,504.5 $2,504.5 $2,604.5 $2,604.5 $2,604.5 $3,691.0
Total Value of Furniture & Equipment ($)
Total Value of Equipment ($)
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION
APPENDIX B.2
TABLE 1
VEHICLES UNIT COST
Vehicle Type 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/vehicle)
Cars 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 $45,000
Pickups 2 2 2 2 2 2 2 2 2 3 3 3 3 3 3 $70,000
Vans 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $60,000
Trailers 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $10,000
Trench Trailer - - - - - - - - - - - 1 1 1 1 $20,000
Station 1 - 5815 Morrison St.
Pumper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Rescue 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Aerial 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $3,000,000
Reserve Pumper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Squad 1 (Truck)- - - - - - - - - - - - - - 1 $250,000
Emergency Response Vessel (Zodiac Boat)- - - - - - - - - - - - - - 1 $0
Station 2 - 7036 McLeod Rd.
Aerial 2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $2,000,000
Rescue 2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Reserve Pumper 2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Station 3 - 3401 Dorchester Rd.
Pumper 3 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Reserve Pumper 3 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Rescue 3 1 1 1 1 1 1 1 $1,400,000
Station 4 - 8696 Banting Ave.
Pumper 4 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Engine 4 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Rescue 4 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $700,000
Marine 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $250,000
Marine 2 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $250,000
Station 5 - 11208 Sodom Rd.
Pumper 5 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Tanker 5 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,000,000
Rescue 5 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $700,000
Station 6 - 8037 Schisler Rd.
Pumper 6 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,400,000
Tanker 6 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,000,000
Rescue 6 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $700,000
Station 7 - 8530 Lundy's Lane
Pumper 7 - - - - - - - - - - - 1 1 1 1 $1,400,000
Total (#)35 35 35 35 35 35 35 35 36 37 37 39 39 39 41
Total ($000)$25,670.0 $25,670.0 $25,670.0 $25,670.0 $25,670.0 $25,670.0 $25,670.0 $25,670.0 $27,070.0 $27,140.0 $27,140.0 $28,560.0 $28,560.0 $28,560.0 $28,810.0
# of Vehicles
DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
CALCULATION OF SERVICE LEVELS
FIRE PROTECTION
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Historical Population 82,671 82,834 82,997 83,988 84,991 86,006 87,033 88,071 89,305 90,556 91,825 93,111 94,415 95,861 97,327
Historical Employment 39,971 39,741 39,512 39,692 39,873 40,054 40,236 40,419 39,874 39,336 38,805 38,282 37,766 38,344 38,930
Total Historical Population & Employment 122,642 122,575 122,509 123,680 124,864 126,060 127,269 128,490 129,179 129,892 130,630 131,393 132,181 134,205 136,257
INVENTORY SUMMARY ($000)
Fire Halls $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $35,382.8 $36,357.8 $36,357.8 $43,358.8 $43,358.8 $43,358.8 $43,358.8
Other Buildings/Structures $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $678.0 $1,278.0 $1,278.0 $1,278.0 $1,278.0 $1,278.0
Land $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,162.6 $5,725.0 $5,725.0 $5,725.0 $5,725.0
Personal Firefighter Equipment $2,621.1 $2,621.1 $2,621.1 $2,621.1 $2,621.1 $2,798.8 $2,976.5 $3,154.2 $3,287.5 $3,287.5 $2,523.3 $2,141.3 $1,950.3 $1,759.2 $1,892.5
Equipment $1,999.1 $2,096.1 $2,108.1 $2,120.1 $2,132.1 $2,134.7 $2,224.9 $2,318.3 $2,414.9 $2,504.5 $2,504.5 $2,604.5 $2,604.5 $2,604.5 $3,691.0
Vehicles $25,670.0 $25,670.0 $25,670.0 $25,670.0 $25,670.0 $25,670.0 $25,670.0 $25,670.0 $27,070.0 $27,140.0 $27,140.0 $28,560.0 $28,560.0 $28,560.0 $28,810.0
Total ($000)$71,513.5 $71,610.5 $71,622.5 $71,634.5 $71,646.5 $71,826.7 $72,094.7 $72,365.7 $73,995.7 $75,130.2 $74,966.1 $83,667.5 $83,476.5 $83,285.5 $84,755.3
Average
SERVICE LEVEL ($/pop & emp)Service
Level
Fire Halls $288.50 $288.66 $288.82 $286.08 $283.37 $280.68 $278.02 $275.37 $273.90 $279.91 $278.33 $329.99 $328.03 $323.08 $318.21 $293.40
Other Buildings/Structures $5.53 $5.53 $5.53 $5.48 $5.43 $5.38 $5.33 $5.28 $5.25 $5.22 $9.78 $9.73 $9.67 $9.52 $9.38 $6.80
Land $42.09 $42.12 $42.14 $41.74 $41.35 $40.95 $40.56 $40.18 $39.96 $39.75 $39.52 $43.57 $43.31 $42.66 $42.02 $41.46
Personal Firefighter Equipment $21.37 $21.38 $21.39 $21.19 $20.99 $22.20 $23.39 $24.55 $25.45 $25.31 $19.32 $16.30 $14.75 $13.11 $13.89 $20.31
Equipment $16.30 $17.10 $17.21 $17.14 $17.08 $16.93 $17.48 $18.04 $18.69 $19.28 $19.17 $19.82 $19.70 $19.41 $27.09 $18.70
Vehicles $209.31 $209.42 $209.54 $207.55 $205.58 $203.63 $201.70 $199.78 $209.55 $208.94 $207.76 $217.36 $216.07 $212.81 $211.44 $208.70
Total ($/pop & emp)$583.11 $584.22 $584.63 $579.19 $573.80 $569.78 $566.47 $563.20 $572.82 $578.41 $573.88 $636.77 $631.53 $620.58 $622.03 $589.36
CITY OF NIAGARA FALLS
CALCULATION OF MAXIMUM ALLOWABLE
FIRE PROTECTION
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023 $589.36
Net Population & Employment Growth 2024 - 2033 22,305
Maximum Allowable Funding Envelope $13,145,675
TABLE 1
APPENDIX B.2
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
2.0 FIRE PROTECTION
2.1 Outstanding Debentures
2.1.1 Station 7 - Principal Payment 2024 -2024 250,739$ -$ 250,739$ 0%-$ 250,739$ 250,739$ -$ -$
2.1.2 Station 7 - Principal Payment 2025 -2025 258,140$ -$ 258,140$ 0%-$ 258,140$ 258,140$ -$ -$
2.1.3 Station 7 - Principal Payment 2026 -2026 265,759$ -$ 265,759$ 0%-$ 265,759$ 265,759$ -$ -$
2.1.4 Station 7 - Principal Payment 2027 -2027 273,602$ -$ 273,602$ 0%-$ 273,602$ 273,602$ -$ -$
2.1.5 Station 7 - Principal Payment 2028 -2028 281,678$ -$ 281,678$ 0%-$ 281,678$ 281,678$ -$ -$
2.1.6 Station 7 - Principal Payment 2029 -2029 289,991$ -$ 289,991$ 0%-$ 289,991$ 289,991$ -$ -$
2.1.7 Station 7 - Principal Payment 2030 -2030 298,550$ -$ 298,550$ 0%-$ 298,550$ -$ 298,550$ -$
2.1.8 Station 7 - Principal Payment 2031 -2031 307,362$ -$ 307,362$ 0%-$ 307,362$ -$ 307,362$ -$
2.1.9 Station 7 - Principal Payment 2032 -2032 316,434$ -$ 316,434$ 0%-$ 316,434$ -$ 316,434$ -$
2.1.10 Station 7 - Principal Payment 2033 -2033 4,406,987$ -$ 4,406,987$ 0%-$ 4,406,987$ -$ 4,406,987$ -$
Subtotal Outstanding Debentures 6,949,241$ -$ 6,949,241$ -$ 6,949,241$ 1,619,909$ 5,329,332$ -$
2.2 Buildings, Land and Equipment
2.2.1 Provision for Future Fire Station - Location TBD through Fire Master Plan 2029 -2033 5,609,000$ -$ 5,609,000$ 0%-$ 5,609,000$ 1,638,329$ 3,970,671$ -$
2.2.2 Provision for Future Vehicles + Equipment - TBD through Fire Master Plan 2029 -2033 1,400,000$ -$ 1,400,000$ 0%-$ 1,400,000$ -$ 1,400,000$ -$
2.2.3 Emergency Preparedness Investment - DC eligible share only 2024 -2027 220,000$ -$ 220,000$ 0%-$ 220,000$ 220,000$ -$ -$
2.2.4 Small Equipment/Tools - Corporation - DC eligible share only 2024 -2027 3,260$ -$ 3,260$ 0%-$ 3,260$ 3,260$ -$ -$
Subtotal Buildings, Land and Equipment 7,232,260$ -$ 7,232,260$ -$ 7,232,260$ 1,861,589$ 5,370,671$ -$
TOTAL FIRE PROTECTION 14,181,501$ -$ 14,181,501$ -$ 14,181,501$ 3,481,498$ 10,700,003$ -$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs 77%$8,279,352 2024 - 2033 Net Funding Envelope $13,145,675
10-Year Growth in Population in New Units 21,798
Unadjusted Development Charge Per Capita $379.83 Uncommitted Reserve Fund Balance
Balance as at December 31, 2023 $3,481,498
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs 23%$2,420,652
10-Year Growth in Square Metres 353,103
Unadjusted Development Charge Per Square Metre $6.86
DEVELOPMENT-RELATED CAPITAL PROGRAM
FIRE PROTECTION
DC Eligible Costs
Timing
Ineligible Costs
TABLE 2
APPENDIX B.2
CITY OF NIAGARA FALLS
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
LIBRARY SERVICES
BUILDINGS UNIT COST
Branch Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/sq.ft.)
Victoria Avenue Branch 47,365 47,365 47,365 47,365 47,365 47,365 47,365 47,365 47,365 47,365 47,365 47,365 47,365 47,365 47,365 $500
Chippawa Branch 5,487 5,487 5,487 5,487 5,487 5,487 5,487 5,487 5,487 5,487 5,487 5,487 5,487 5,487 5,487 $500
Stamford Centre Branch 5,967 5,967 5,967 5,967 5,967 5,967 5,967 5,967 5,967 5,967 5,967 5,967 5,967 - - $500
Community Centre Branch 7,865 7,865 7,865 7,865 7,865 7,865 7,865 7,865 7,865 7,865 7,865 7,865 7,865 7,865 7,865 $500
Total (sq.ft.)66,684 66,684 66,684 66,684 66,684 66,684 66,684 66,684 66,684 66,684 66,684 66,684 66,684 60,717 60,717
Total ($000)$33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $30,358.5 $30,358.5
LAND UNIT COST
Branch Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/acre)
Victoria Avenue Branch 2.14 2.14 2.14 2.14 2.14 2.14 2.14 2.14 2.14 2.14 2.14 2.14 2.14 2.14 2.14 $416,000
Chippawa Branch 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.11 $416,000
Stamford Centre Branch 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 - - $416,000
Community Centre Branch 0.18 0.18 0.18 0.18 0.18 0.18 0.18 0.18 0.18 0.18 0.18 0.18 0.18 0.18 0.18 $416,000
Total (acre)2.57 2.57 2.57 2.57 2.57 2.57 2.57 2.57 2.57 2.57 2.57 2.57 2.57 2.43 2.43
Total ($000)$1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,012.5 $1,012.5
APPENDIX B.1
TABLE 1
# of Square Feet
# of Acres
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
LIBRARY SERVICES
APPENDIX B.1
TABLE 1
MATERIALS UNIT COST
Type of Collection 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/item)
Books 286,796 291,207 288,037 273,220 273,220 269,805 255,758 239,641 166,929 166,929 163,679 160,429 153,928 140,927 114,925 $57.36
Periodicals 14,405 14,433 14,462 14,634 14,809 14,986 11,102 11,617 5,502 5,502 5,161 4,820 4,139 2,775 48 $9
Microfilms 2,215 2,230 2,245 2,260 2,260 2,084 1,305 1,322 1,337 1,337 1,333 1,338 1,344 1,355 1,376 $380
CD-ROMS 710 549 537 314 314 125 123 28 23 23 -----$95
Video Tapes 6,622 5,469 4,033 3,385 3,385 1,532 1,520 73 58 58 46 34 22 10 -$9
Compact Discs 6,472 6,814 6,703 6,671 6,671 6,682 6,003 5,770 4,831 4,831 4,738 4,646 4,460 4,089 3,347 $36
Talking Books/CD Books 3,748 3,685 4,312 3,553 3,553 3,886 4,110 4,034 3,097 3,097 3,059 3,020 2,944 2,791 2,484 $83
Records & Other Audio Cassettes 224 790 87 42 42 78 78 71 47 47 -----$0
DVDs 11,487 13,928 16,157 18,903 18,903 25,687 25,836 26,469 22,305 22,305 21,814 21,323 20,341 18,378 14,450 $49
Video Games 109 309 440 593 593 699 773 839 1,037 1,037 1,092 1,147 1,257 1,476 1,915 $90
E-Periodicals - 42,387 39,462 21,388 21,388 51,992 49,234 10,433 10,237 10,237 17 -24 33 21 $435
E-Books/Audiobooks (downloadable) - Annual --------------1,181 $44
E-Books/Audiobooks (downloadable) - Total Titles 650 4,562 15,475 39,801 39,801 74,848 79,503 125,517 127,641 127,641 - - - - - $2
E-Books/Audiobooks (downloadable) - Total Owned - - - - - - - - - - 5,067 4,901 7,001 7,790 8,142 $2
Playaways - 146 320 605 605 886 921 1,011 812 812 824 837 861 910 1,008 $85
Electronic Database Subscription 41 43 46 31 31 18 38 19 19 19 18 15 15 8 8 $7,742
Streamable content - - - - - - - - - 3 3 3 3 3 3 $13,737
Game Consoles - - - - - - - - - - - - - 12 15 $320
Board Games - - - - - - - - - - 127 127 127 127 127 $40
Non-Traditional - - - - - - - - - - 115 115 115 115 115 $170
Hot Spots - - - - - - - - - - - - 10 10 10 $130
Chromebooks (lending)- - - - - - - - - - - - 40 40 40 $408
Launchpads - - - - - - 25 26 26 27 29 33 41 57 89 $200
Seeds ----------2,875 3,123 1,244 1,145 2,307 $0.31
Book Vending Machine - - - - - - - 1 1 1 1 1 1 1 1 $57,000
Total (#)333,479 386,552 392,316 385,400 385,575 453,308 436,329 426,871 343,902 343,906 209,998 205,911 197,916 182,051 151,612
Total ($000)$18,971.5 $37,843.0 $36,608.4 $27,908.7 $27,910.2 $41,303.7 $39,147.7 $21,348.3 $16,735.7 $16,777.1 $11,882.1 $11,640.2 $11,247.8 $10,354.9 $8,708.3
FURNITURE AND EQUIPMENT
Branch Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
All Branches $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $5,201,352 $4,735,926 $4,735,926
Total ($000)$5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $4,735.9 $4,735.9
VEHICLES UNIT COST
Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/vehicle)
Library Van 1 1 1 1 1 1 1 1 1 1 1 1 2 2 2 $50,000
Total (#)1 1 1 1 1 1 1 1 1 1 1 1 2 2 2
Total ($000)$50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $100.0 $100.0 $100.0
# of Collection Materials
Total Value of Furniture and Equipment ($)
# of Vehicles
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
CALCULATION OF SERVICE LEVELS
LIBRARY SERVICES
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Historical Population 82,671 82,834 82,997 83,988 84,991 86,006 87,033 88,071 89,305 90,556 91,825 93,111 94,415 95,861 97,327
INVENTORY SUMMARY ($000)
Buildings $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $33,342.0 $30,358.5 $30,358.5
Land $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,069.5 $1,012.5 $1,012.5
Materials $18,971.5 $37,843.0 $36,608.4 $27,908.7 $27,910.2 $41,303.7 $39,147.7 $21,348.3 $16,735.7 $16,777.1 $11,882.1 $11,640.2 $11,247.8 $10,354.9 $8,708.3
Furniture And Equipment $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $5,201.4 $4,735.9 $4,735.9
Library Van $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $50.0 $100.0 $100.0 $100.0
Total ($000)$58,634.4 $77,505.9 $76,271.3 $67,571.6 $67,573.1 $80,966.6 $78,810.6 $61,011.2 $56,398.6 $56,440.0 $51,545.0 $51,303.1 $50,960.7 $46,561.9 $44,915.3
Average
SERVICE LEVEL ($/capita)Service
Level
Buildings $403.31 $402.52 $401.73 $396.99 $392.30 $387.67 $383.10 $378.58 $373.35 $368.19 $363.10 $358.09 $353.14 $316.69 $311.92 $372.71
Land $12.94 $12.91 $12.89 $12.73 $12.58 $12.44 $12.29 $12.14 $11.98 $11.81 $11.65 $11.49 $11.33 $10.56 $10.40 $12.01
Materials $229.48 $456.85 $441.08 $332.29 $328.39 $480.24 $449.80 $242.40 $187.40 $185.27 $129.40 $125.01 $119.13 $108.02 $89.47 $260.28
Furniture And Equipment $62.92 $62.79 $62.67 $61.93 $61.20 $60.48 $59.76 $59.06 $58.24 $57.44 $56.64 $55.86 $55.09 $49.40 $48.66 $58.14
Library Van $0.60 $0.60 $0.60 $0.60 $0.59 $0.58 $0.57 $0.57 $0.56 $0.55 $0.54 $0.54 $1.06 $1.04 $1.03 $0.67
Total ($/capita)$709.25 $935.68 $918.96 $804.54 $795.06 $941.41 $905.53 $692.75 $631.53 $623.26 $561.34 $550.99 $539.75 $485.72 $461.49 $703.82
CITY OF NIAGARA FALLS
CALCULATION OF MAXIMUM ALLOWABLE
LIBRARY SERVICES
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023 $703.82
Net Population Growth 2024 - 2033 15,932
Maximum Allowable Funding Envelope $11,213,260
APPENDIX B.1
TABLE 1
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
1.0 LIBRARY SERVICES
1.1 Buildings, Land & Equipment
1.1.1 Chippawa Project - Library Provision (10,000 sq. ft.)2024 -2027 10,000,000$ -$ 10,000,000$ 55%5,487,000$ 4,513,000$ 644,457$ 3,868,543$ -$
1.1.2 Novel Branch - Book Vending Machine 2026 -2026 57,000$ -$ 57,000$ 0%-$ 57,000$ -$ 57,000$ -$
1.1.3 Chippawa Temporary Branch (1,500 sq.ft.)2024 -2033 750,000$ -$ 750,000$ 0%-$ 750,000$ -$ 750,000$ -$
1.1.4 Expansion of Community Centre (Library Portion) 2024 -2033 176,011$ -$ 176,011$ 0%-$ 176,011$ -$ 176,011$ -$
Subtotal Buildings, Land & Equipment 10,983,011$ -$ 10,983,011$ 5,487,000$ 5,496,011$ 644,457$ 4,851,555$ -$
1.2 Collection Material Acquisitions
1.2.1 Chippawa Project - Library Materials Provision 2024 -2027 400,000$ -$ 400,000$ 55%219,480$ 180,520$ -$ 180,520$ -$
1.2.2 Provision for Additional Collection Materials 2024 -2033 919,000$ -$ 919,000$ 0%-$ 919,000$ -$ 919,000$ -$
Subtotal Collection Material Acquisitions 1,319,000$ -$ 1,319,000$ 219,480$ 1,099,520$ -$ 1,099,520$ -$
1.3 Equipment & Vehicles
1.3.1 Chippawa Project - Library Equipment Provision 2024 -2027 1,200,000$ -$ 1,200,000$ 27%329,220$ 870,780$ -$ 870,780$ -$
1.3.2 Library Van 2025 -2025 50,000$ -$ 50,000$ 0%-$ 50,000$ -$ 50,000$ -$
1.3.3 Pickup Lockers 2026 -2026 55,000$ -$ 55,000$ 0%-$ 55,000$ -$ 55,000$ -$
1.3.4 Book Mobile Customization 2024 -2024 68,170$ -$ 68,170$ 0%-$ 68,170$ -$ 68,170$ -$
Subtotal Equipment & Vehicles 1,373,170$ -$ 1,373,170$ 329,220$ 1,043,950$ -$ 1,043,950$ -$
TOTAL LIBRARY SERVICES 13,675,181$ -$ 13,675,181$ 6,035,700$ 7,639,481$ 644,457$ 6,995,024$ -$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs 100%$6,995,024
10-Year Growth in Population in New Units 21,798 2024 - 2033 Net Funding Envelope $11,213,260
Unadjusted Development Charge Per Capita $320.91
Uncommitted Reserve Fund Balance
Non-Residential Development Charge Calculation Balance as at December 31, 2023 $644,457
Non-Residential Share of 2024 - 2033 DC Eligible Costs 0%$0
10-Year Growth in Square Metres 353,103
Unadjusted Development Charge Per Square Metre $0.00
APPENDIX B.1
TABLE 2
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
LIBRARY SERVICES
DC Eligible CostsIneligible Costs
Timing
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 9 of 34Page 51 of 76Page 86 of 370
CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
INDOOR RECREATION FACILITIES
BUILDINGS UNIT COST
Facility Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/sq. ft.)
Jack Bell Arena 27,000 27,000 - - - - - - - - - - - - - $470
Niagara Falls Memorial Arena 51,000 51,000 - - - - - - - - - - - - - $470
Chippawa/Willoughby Memorial Arena 35,000 35,000 35,000 35,000 35,000 35,000 35,000 35,000 35,000 35,000 35,000 35,000 35,000 35,000 35,000 $470
Stamford Memorial Arena 30,000 30,000 - - - - - - - - - - - - - $470
Coronation Centre for Seniors 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 18,000 - $430
MacBain Community Centre 94,280 94,280 94,280 94,280 94,280 94,280 94,280 94,280 94,280 94,280 94,280 94,280 94,280 94,280 94,280 $430
MacBain Community Centre (Excess Capacity)(6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) (6,427) $430
Gale Centre - 203,000 203,000 203,000 203,000 203,000 203,000 203,000 203,000 203,000 203,000 203,000 203,000 203,000 203,000 $570
Gale Centre (Excess Capacity)- (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) (37,205) $570
Niagara Falls History Museum (Rec Portion Only)- - - - 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 1,067 $430
Total (sq.ft.)248,853 414,648 306,648 306,648 307,715 307,715 307,715 307,715 307,715 307,715 307,715 307,715 307,715 307,715 289,715
Total ($000)$112,726.8 $207,229.9 $156,469.9 $156,469.9 $156,928.8 $156,928.8 $156,928.8 $156,928.8 $156,928.8 $156,928.8 $156,928.8 $156,928.8 $156,928.8 $156,928.8 $149,188.8
BULDINGS LAND UNIT COST
Facility Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/acre)
Jack Bell Arena/Stamford Memorial Arena 4.09 4.09 - - - - - - - - - - - - - $416,000
Niagara Falls Memorial Arena 3.53 3.53 - - - - - - - - - - - - - $416,000
Chippawa/Willoughby Memorial Arena 2.40 2.40 2.40 2.40 2.40 2.40 2.40 2.40 2.40 2.40 2.40 2.40 2.40 2.40 2.40 $416,000
Coronation Centre for Seniors 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 $416,000
MacBain Community Centre 8.45 8.45 8.45 8.45 8.45 8.45 8.45 8.45 8.45 8.45 8.45 8.45 8.45 8.45 8.45 $416,000
Gale Centre - 16.50 16.50 16.50 16.50 16.50 16.50 16.50 16.50 16.50 16.50 16.50 16.50 16.50 16.50 $416,000
Total (acres)20.90 37.40 29.78 29.78 29.78 29.78 29.78 29.78 29.78 29.78 29.78 29.78 29.78 29.78 29.78
Total ($000)$8,694.4 $15,558.4 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5 $12,388.5
OUTDOOR POOLS UNIT COST
Facility Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/unit)
FH Leslie Outdoor Pool 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $3,000,000
Prince Charles Outdoor Pool 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $3,000,000
EE Mitchelson Pool 1 1 1 1 1 1 1 1 1 1 1 1 1 1 - $3,000,000
Niagara Falls Lions Pool 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $3,000,000
Buck Hinsberger Pool 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $3,000,000
Total (#)5 5 5 5 5 5 5 5 5 5 5 5 5 5 4
Total ($000)$15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $15,000.0 $12,000.0
# of Pools
APPENDIX B.3
TABLE 1
# of Square Feet
# of Acres
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 10 of 34Page 52 of 76Page 87 of 370
CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
INDOOR RECREATION FACILITIES
APPENDIX B.3
TABLE 1
OUTDOOR POOLS LAND UNIT COST
Facility Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/acre)
FH Leslie Outdoor Pool 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 $416,000
Prince Charles Outdoor Pool 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 $416,000
EE Mitchelson Pool 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 - $416,000
Niagara Falls Lions Pool 0.26 0.26 0.26 0.26 0.26 0.26 0.26 0.26 0.26 0.26 0.26 0.26 0.26 0.26 0.26 $416,000
Buck Hiinsberger Pool 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 $416,000
Total (acres)1.45 1.45 1.45 1.45 1.45 1.45 1.45 1.45 1.45 1.45 1.45 1.45 1.45 1.45 1.18
Total ($000)$603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $603.2 $490.9
RECREATION AND CULTURE EQUIPMENT UNIT COST
Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/unit)
Pickups 3 3 3 3 3 3 3 3 3 2 2 2 2 2 2 $55,000
Zambonis 5 5 5 7 7 7 7 7 7 7 7 7 7 7 7 $183,000
Cargo Van 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $60,000
Articulating Lift 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $65,000
Fork Lift 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $80,000
Riding Floor Machine 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 $18,000
Walking Floor Machine 4 4 4 4 4 5 5 5 5 5 5 5 5 5 5 $12,000
Snow Blower - - - - - - - - - - - - 1 1 1 $4,100
Auto Pool Vacuum - - - - - - - - - - - - 1 1 1 $5,400
Total (#)16 16 16 18 18 19 19 19 19 19 19 19 21 21 21
Total ($000)$1,351.0 $1,351.0 $1,351.0 $1,717.0 $1,717.0 $1,729.0 $1,729.0 $1,729.0 $1,729.0 $1,692.0 $1,692.0 $1,692.0 $1,701.5 $1,701.5 $1,701.5
# of Acres
# of Vehicles and Equipment
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 11 of 34Page 53 of 76Page 88 of 370
CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARKLAND DEVELOPMENT
PARKLAND UNIT COST
Park Type 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/acre)
Neighbourhood 139 139 139 139 139 183 199 203 203 203 206 210 213 217 220 $300,000
Community 113 113 113 113 113 220 220 262 262 262 275 289 302 316 329 $250,000
City-wide and Nature 259 259 259 260 260 409 409 409 409 409 416 423 430 437 444 $175,000
Trails 27 29 31 33 36 38 40 42 44 46 49 51 53 55 55 $10,000
Total (acre)538 540 542 545 548 850 868 916 918 920 946 972 998 1,024 1,048
Total ($000)$115,545.0 $115,566.5 $115,588.1 $115,784.6 $115,806.2 $181,852.7 $186,674.2 $198,395.8 $198,417.3 $198,438.8 $204,055.4 $209,671.9 $215,288.5 $220,905.0 $226,500.0
# of Acres of Developed Area
APPENDIX B.3
TABLE 1
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 12 of 34Page 54 of 76Page 89 of 370
CITY OF NIAGARA FALLS
CALCULATION OF SERVICE LEVELS
PARKS & RECREATION
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Historical Population 82,671 82,834 82,997 83,988 84,991 86,006 87,033 88,071 89,305 90,556 91,825 93,111 94,415 95,861 97,327
INVENTORY SUMMARY ($000)
Indoor Recreation $138,375.4 $239,742.5 $185,812.6 $186,178.6 $186,637.4 $186,649.4 $186,649.4 $186,649.4 $186,649.4 $186,612.4 $186,612.4 $186,612.4 $186,621.9 $186,621.9 $175,769.6
Parkland $115,545.0 $115,566.5 $115,588.1 $115,784.6 $115,806.2 $181,852.7 $186,674.2 $198,395.8 $198,417.3 $198,438.8 $204,055.4 $209,671.9 $215,288.5 $220,905.0 $226,500.0
Total ($000)$253,920.4 $355,309.1 $301,400.7 $301,963.2 $302,443.6 $368,502.1 $373,323.7 $385,045.2 $385,066.7 $385,051.3 $390,667.8 $396,284.4 $401,910.4 $407,526.9 $402,269.6
Average
SERVICE LEVEL ($/capita)Service
Level
Indoor Recreation $1,673.81 $2,894.25 $2,238.79 $2,216.73 $2,195.97 $2,170.19 $2,144.58 $2,119.31 $2,090.02 $2,060.74 $2,032.26 $2,004.19 $1,976.61 $1,946.80 $1,805.97 $2,104.68
Parkland $1,397.65 $1,395.16 $1,392.68 $1,378.59 $1,362.57 $2,114.42 $2,144.87 $2,252.68 $2,221.79 $2,191.34 $2,222.22 $2,251.85 $2,280.24 $2,304.43 $2,327.21 $1,949.18
Total ($/capita)$3,071.46 $4,289.41 $3,631.46 $3,595.31 $3,558.54 $4,284.61 $4,289.45 $4,371.99 $4,311.82 $4,252.08 $4,254.48 $4,256.04 $4,256.85 $4,251.23 $4,133.18 $4,053.86
CITY OF NIAGARA FALLS
CALCULATION OF MAXIMUM ALLOWABLE
PARKS & RECREATION
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023 $4,053.86
Net Population Growth 2024 - 2033 15,932
Maximum Allowable Funding Envelope $64,586,098
APPENDIX B.3
TABLE 1
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 13 of 34Page 55 of 76Page 90 of 370
Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
3.0 PARKS & RECREATION
3.1 Outstanding Debt Recovery
3.1.1 Gale Centre Debt Recovery (Growth-related portion) Principal 2024 -2024 917,080$ -$ 917,080$ 0%-$ 917,080$ -$ 917,080$ -$
3.1.2 Gale Centre Debt Recovery (Growth-related portion) Principal 2025 -2025 961,346$ -$ 961,346$ 0%-$ 961,346$ -$ 961,346$ -$
3.1.3 Gale Centre Debt Recovery (Growth-related portion) Principal 2026 -2026 1,007,749$ -$ 1,007,749$ 0%-$ 1,007,749$ -$ 1,007,749$ -$
3.1.4 Gale Centre Debt Recovery (Growth-related portion) Principal 2027 -2027 1,056,392$ -$ 1,056,392$ 0%-$ 1,056,392$ -$ 1,056,392$ -$
3.1.5 Gale Centre Debt Recovery (Growth-related portion) Principal 2028 -2028 1,107,383$ -$ 1,107,383$ 0%-$ 1,107,383$ -$ 1,107,383$ -$
3.1.6 Gale Centre Debt Recovery (Growth-related portion) Principal 2029 -2029 1,160,835$ -$ 1,160,835$ 0%-$ 1,160,835$ -$ 1,160,835$ -$
3.1.7 Gale Centre Debt Recovery (Growth-related portion) Principal 2030 -2030 1,216,867$ -$ 1,216,867$ 0%-$ 1,216,867$ -$ 1,216,867$ -$
3.1.8 Gale Centre Debt Recovery (Growth-related portion) Principal 2031 -2031 1,275,604$ -$ 1,275,604$ 0%-$ 1,275,604$ -$ 1,275,604$ -$
3.1.9 Gale Centre Debt Recovery (Growth-related portion) Principal 2032 -2032 1,337,175$ -$ 1,337,175$ 0%-$ 1,337,175$ -$ 1,337,175$ -$
3.1.10 Gale Centre Debt Recovery (Growth-related portion) Principal 2033 -2033 11,166,301$ -$ 11,166,301$ 0%-$ 11,166,301$ -$ 11,166,301$ -$
3.1.11 MacBain Centre Debt Recovery Principal Payment 2024 -2024 872,974$ -$ 872,974$ 0%-$ 872,974$ -$ 872,974$ -$
3.1.12 MacBain Centre Debt Recovery Principal Payment 2025 -2025 920,339$ -$ 920,339$ 0%-$ 920,339$ -$ 920,339$ -$
3.1.13 MacBain Centre Debt Recovery Principal Payment 2026 -2026 970,273$ -$ 970,273$ 0%-$ 970,273$ -$ 970,273$ -$
Subtotal Outstanding Debt Recovery 23,970,317$ -$ 23,970,317$ -$ 23,970,317$ -$ 23,970,317$ -$
3.2 Vehicles and Equipment
3.2.1 Parks 4x4 Truck 2029 -2029 140,000$ -$ 140,000$ 0%-$ 140,000$ -$ 140,000$ -$
Subtotal Vehicles and Equipment 140,000$ -$ 140,000$ -$ 140,000$ -$ 140,000$ -$
3.3 Improvements
3.3.1 Fern Park Tennis and Basketball Court Improvements 2025 -2025 250,000$ -$ 250,000$ 50%125,000$ 125,000$ 125,000$ -$ -$
3.3.2 Patrick Cummings Memorial Sports Complex Multi-puropose Court Upgrade 2025 -2025 75,000$ -$ 75,000$ 75%56,250$ 18,750$ 18,750$ -$ -$
Subtotal Improvements 325,000$ -$ 325,000$ 181,250$ 143,750$ 143,750$ -$ -$
DC Eligible Costs
TABLE 2
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
APPENDIX B.3
PARKS & RECREATION
Ineligible Costs
Timing
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 14 of 34Page 56 of 76Page 91 of 370
Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
DC Eligible Costs
TABLE 2
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
APPENDIX B.3
PARKS & RECREATION
Ineligible Costs
Timing
3.4 New Park/Facility
3.4.1 Lundy's Lane/OPG Parkette 2026 -2026 1,500,000$ -$ 1,500,000$ 0%-$ 1,500,000$ 1,500,000$ -$ -$
3.4.2 Welland River Corridor Recreational Master Plan Implementation 2025 -2025 500,000$ -$ 500,000$ 50%250,000$ 250,000$ 250,000$ -$ -$
3.4.3 West Lane District Splash Pad Development 2029 -2030 250,000$ -$ 250,000$ 0%-$ 250,000$ -$ 250,000$ -$
3.4.4 Drummond District Splash Pad Development 2031 -2032 250,000$ -$ 250,000$ 0%-$ 250,000$ -$ 250,000$ -$
3.4.5 New South Rectangular Fields 2028 -2029 580,000$ -$ 580,000$ 0%-$ 580,000$ -$ 580,000$ -$
3.4.6 New Cricket Facility 2026 -2027 3,650,000$ -$ 3,650,000$ 50%1,825,000$ 1,825,000$ -$ 1,825,000$ -$
3.4.7 Synthetic Ice Skating Trail 2029 -2030 450,000$ -$ 450,000$ 50%225,000$ 225,000$ -$ 225,000$ -$
3.4.8 Mountain Bike and BMX Facility 2032 -2033 450,000$ -$ 450,000$ 75%337,500$ 112,500$ -$ -$ 112,500$
3.4.9 North End Skateboard Park Development 2033 -2034 575,000$ -$ 575,000$ 0%-$ 575,000$ -$ -$ 575,000$
Subtotal New Park/Facility 8,205,000$ -$ 8,205,000$ 2,637,500$ 5,567,500$ 1,750,000$ 3,130,000$ 687,500$
3.5 Facility Expansion/Improvement
3.5.1 Charnwood Park Development 2025 -2026 480,000$ -$ 480,000$ 75%360,000$ 120,000$ -$ 120,000$ -$
3.5.2 SCVFA Firemen's Park Improvements 2026 -2028 1,000,000$ -$ 1,000,000$ 0%-$ 1,000,000$ -$ 1,000,000$ -$
3.5.3 George Bukator Park Waterfront Improvements 2028 -2029 575,000$ -$ 575,000$ 75%431,250$ 143,750$ -$ 143,750$ -$
3.5.4 MacBain Community Centre Skatboard Park Improvements 2026 -2028 450,000$ -$ 450,000$ 50%225,000$ 225,000$ -$ 225,000$ -$
3.5.5 Jolly Cut Improvements 2031 -2031 500,000$ -$ 500,000$ 50%250,000$ 250,000$ -$ -$ 250,000$
Subtotal Facility Expansion/Improvement 3,005,000$ -$ 3,005,000$ 1,266,250$ 1,738,750$ -$ 1,488,750$ 250,000$
3.6 Natural Area Conservation
3.6.1 Fernwood Woodlot Conservation 2029 -2029 40,000$ -$ 40,000$ 83%33,345$ 6,655$ -$ 6,655$ -$
Subtotal Natural Area Conservation 40,000$ -$ 40,000$ 33,345$ 6,655$ -$ 6,655$ -$
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
F-2024-11
February 27, 2024
Page 15 of 34Page 57 of 76Page 92 of 370
Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
DC Eligible Costs
TABLE 2
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
APPENDIX B.3
PARKS & RECREATION
Ineligible Costs
Timing
3.7 New Trails
3.7.1 Millennium Trail Section 2 - Phase 2 2024 -2027 562,522$ -$ 562,522$ 0%-$ 562,522$ 562,522$ -$ -$
3.7.2 NS&T Trail Implementation Phase 1A 2025 -2026 660,000$ -$ 660,000$ 10%66,000$ 594,000$ 594,000$ -$ -$
3.7.3 NS&T Trail Implementation Phase 1B 2025 -2025 785,000$ -$ 785,000$ 10%78,500$ 706,500$ 706,500$ -$ -$
3.7.4 NS&T Trail Implementation Phase 1D 2025 -2025 1,315,000$ -$ 1,315,000$ 10%131,500$ 1,183,500$ 163,313$ 1,020,187$ -$
3.7.5 NS&T Trail Implementation Phase 2A 2027 -2028 1,270,000$ -$ 1,270,000$ 10%127,000$ 1,143,000$ -$ 1,143,000$ -$
3.7.6 NS&T Trail Implementation Phase 1C 2028 -2029 3,375,000$ -$ 3,375,000$ 10%337,500$ 3,037,500$ -$ 3,037,500$ -$
3.7.7 NS&T Trail Implementation Phase 3 2029 -2030 2,980,000$ -$ 2,980,000$ 10%298,000$ 2,682,000$ -$ 2,682,000$ -$
3.7.8 Falls Ave Bridge Development 2026 -2027 450,000$ -$ 450,000$ 0%-$ 450,000$ -$ 450,000$ -$
3.7.9 Mitchell Line Trail Development 2027 -2028 915,000$ -$ 915,000$ 50%457,500$ 457,500$ -$ 457,500$ -$
3.7.10 Hydro Corridor 9 Trail Development - West 2028 -2029 365,000$ -$ 365,000$ 0%-$ 365,000$ -$ 365,000$ -$
3.7.11 Hydro Corridor 15 Trail Development - East 2028 -2029 559,000$ -$ 559,000$ 0%-$ 559,000$ -$ 559,000$ -$
3.7.12 Clifton Hill to Murray Hill Trail Development 2028 -2029 1,848,000$ -$ 1,848,000$ 0%-$ 1,848,000$ -$ 1,848,000$ -$
3.7.13 Hydro Corridor 8 Trail Development - East 2029 -2030 796,000$ -$ 796,000$ 0%-$ 796,000$ -$ 796,000$ -$
3.7.14 NS&T Trail Implementation Phase 2B&2C 2030 -2031 545,000$ -$ 545,000$ 10%54,500$ 490,500$ -$ 490,500$ -$
3.7.15 Hydro Corridor 15 Trail Development - West 2030 -2031 534,000$ -$ 534,000$ 0%-$ 534,000$ -$ 534,000$ -$
3.7.16 Seneca Street Trail Development 2031 -2031 50,000$ -$ 50,000$ 0%-$ 50,000$ -$ 50,000$ -$
3.7.17 Gary Hendershot Memorial Trail Extension 2031 -2032 768,000$ -$ 768,000$ 0%-$ 768,000$ -$ -$ 768,000$
3.7.18 Hydro Corridor 9 Trail Development - East 2032 -2033 879,000$ -$ 879,000$ 0%-$ 879,000$ -$ -$ 879,000$
Subtotal New Trails 18,656,522$ -$ 18,656,522$ 1,550,500$ 17,106,022$ 2,026,335$ 13,432,687$ 1,647,000$
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
DC Eligible Costs
TABLE 2
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
APPENDIX B.3
PARKS & RECREATION
Ineligible Costs
Timing
3.8 Parks and Trails in New Developments
3.8.1 Willick Road Woodlot Management - DC eligible share only 2024 -2027 72,000$ -$ 72,000$ 0%-$ 72,000$ 72,000$ -$ -$
3.8.2 Warren Woods Trail - Warren Woods Avenue to Pin Oak Drive 2025 -2025 950,000$ -$ 950,000$ 0%-$ 950,000$ 950,000$ -$ -$
3.8.3 Warren Woods Woodlot Management 2025 -2027 225,000$ -$ 225,000$ 0%-$ 225,000$ 225,000$ -$ -$
3.8.4 Forestview/McLeod Subdivision Parks and Trails 2025 -2027 900,000$ -$ 900,000$ 0%-$ 900,000$ 900,000$ -$ -$
3.8.5 Patrick Cummings Memorial Sports Complex- South Development 2027 -2027 150,000$ -$ 150,000$ 0%-$ 150,000$ -$ 150,000$ -$
3.8.6 Riverfront Community (Thundering Waters) Trail Development 2028 -2028 400,000$ -$ 400,000$ 0%-$ 400,000$ -$ 400,000$ -$
3.8.7 Chippawa East Trails 2027 -2027 200,000$ -$ 200,000$ 0%-$ 200,000$ -$ 200,000$ -$
3.8.8 Warren Woods North Park Development 2029 -2029 750,000$ -$ 750,000$ 0%-$ 750,000$ -$ 750,000$ -$
3.8.9 Northwest Community Park Development 2028 -2029 2,150,000$ -$ 2,150,000$ 0%-$ 2,150,000$ -$ 2,150,000$ -$
3.8.10 Oakwood Drive Neighbourhood Park 2027 -2027 300,000$ -$ 300,000$ 0%-$ 300,000$ -$ 300,000$ -$
3.8.11 Kalar/Pin Oak Subdivision Park and Trails 2028 -2028 300,000$ -$ 300,000$ 0%-$ 300,000$ -$ 300,000$ -$
3.8.12 Downtown Niagara Falls GO Transit Station Secodary Plan Parks 2028 -2029 741,300$ -$ 741,300$ 0%-$ 741,300$ -$ 741,300$ -$
3.8.13 Riverfront Community Parks 2030 -2032 1,500,000$ -$ 1,500,000$ 0%-$ 1,500,000$ -$ 1,500,000$ -$
3.8.14 GrassyBrook Secondary Plan Parks 2030 -2033 6,226,920$ -$ 6,226,920$ 0%-$ 6,226,920$ -$ 6,226,920$ -$
3.8.15 Northwest Secondary Plan Parks 2030 -2033 2,483,355$ -$ 2,483,355$ 0%-$ 2,483,355$ -$ -$ 2,483,355$
3.8.16 Garner West Secondary Plan Parks 2030 -2033 5,633,880$ -$ 5,633,880$ 0%-$ 5,633,880$ -$ -$ 5,633,880$
3.8.17 Grand Niagara Secondary Plan Parks 2030 -2033 4,447,800$ -$ 4,447,800$ 0%-$ 4,447,800$ -$ -$ 4,447,800$
3.8.18 Southwest Hospital Secondary Plan Parks 2030 -2033 3,595,305$ -$ 3,595,305$ 0%-$ 3,595,305$ -$ -$ 3,595,305$
3.8.19 MTO/GNGH Secondary Plan Parks 2030 -2033 370,650$ -$ 370,650$ 0%-$ 370,650$ -$ -$ 370,650$
3.8.20 Future Secondary Plan Parks (Biggar/Montrose, West of Kalar, other)2030 -2033 300,000$ -$ 300,000$ 0%-$ 300,000$ -$ -$ 300,000$
31,696,210$ -$ 31,696,210$ -$ 31,696,210$ 2,147,000$ 12,718,220$ 16,830,990$ Subtotal Parks and Trails in New Developments
3.9 New Recreation Projects
3.9.1 Chippawa Memorial Arena - New Growth Related Space 2026 -2026 10,000,000$ -$ 10,000,000$ 0%-$ 10,000,000$ -$ 5,000,000$ 5,000,000$
Subtotal New Recreation Projects 10,000,000$ -$ 10,000,000$ -$ 10,000,000$ -$ 5,000,000$ 5,000,000$
TOTAL PARKS & RECREATION 96,038,049$ -$ 96,038,049$ 5,668,845$ 90,369,205$ 6,067,085$ 59,886,629$ 24,415,490$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs 100%$59,886,629 2024 - 2033 Net Funding Envelope $64,586,098
10-Year Growth in Population in New Units 21,798
Unadjusted Development Charge Per Capita $2,747.40 Uncommitted Reserve Fund Balance
Balance as at December 31, 2023 $6,067,085
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs 0%$0
10-Year Growth in Square Metres 353,103
Unadjusted Development Charge Per Square Metre $0.00
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS & FLEET
BUILDINGS UNIT COST
Facility Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/sq.ft.)
Municipal Works Service Centre 22,000 22,000 22,000 22,000 22,000 22,000 22,000 22,000 22,000 22,000 22,000 22,000 22,000 22,000 22,000 $300
Storage Buildings 21,000 21,000 21,000 21,000 21,000 21,000 21,000 21,000 21,000 21,000 21,000 21,000 21,000 21,000 21,000 $300
Wash Bay 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 $300
Traffic/Sign Shop 900 900 900 900 900 900 900 900 900 900 900 900 900 900 900 $300
Salt Storage Building 5,800 5,800 5,800 5,800 5,800 5,800 5,800 5,800 5,800 5,800 5,800 5,800 5,800 5,800 5,800 $143.39
Small Engine Repair Shop 900 900 900 900 900 900 900 900 900 900 900 900 900 900 900 $300
Fill Station 1 (Service Center)113 113 113 113 113 113 113 113 113 113 113 113 113 113 113 $885
Fill Station 2 (Chippawa)170 170 170 170 170 170 170 170 170 170 170 170 170 170 170 $735
Total (sq.ft.)53,083 53,083 53,083 53,083 53,083 53,083 53,083 53,083 53,083 53,083 53,083 53,083 53,083 53,083 53,083
Total ($000)$15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7
LAND UNIT COST
Facility Name 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/acre)
Municipal Works Service Centre (Grouped)18.14 18.14 18.14 18.14 18.14 18.14 18.14 18.14 18.14 18.14 18.14 18.14 18.14 18.14 18.14 $416,000
Schisler Road (Portion of PW)0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 0.60 $416,000
Leased Land (Adjacent to Main Building)- - - - - - - - - - - 1.58 1.58 1.58 1.58 $416,000
Total (acre)18.74 18.74 18.74 18.74 18.74 18.74 18.74 18.74 18.74 18.74 18.74 20.32 20.32 20.32 20.32
Total ($000)$7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $8,453.1 $8,453.1 $8,453.1 $8,453.1
FLEET & EQUIPMENT UNIT COST
Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/unit)
Aerial Tree Unit 2 2 2 2 2 2 2 1 2 2 2 2 2 2 2 $350,000
Asphalt Recycler (hot box)- - - 2 2 2 2 2 2 2 2 2 2 2 2 $45,000
Backhoe Loaders 4 4 4 6 6 6 5 6 6 6 6 6 6 6 7 $225,000
Cargo Vans 22 23 22 28 28 25 25 25 26 26 10 10 10 10 10 $80,000
Cutaway Cube Van 2 2 2 2 2 $125,000
Small Passenger Veh (Cars/CUV's)17 20 18 16 16 14 15 15 17 17 18 18 18 19 19 $45,000
Chippers 2 2 2 2 2 2 2 2 2 2 2 2 2 2 3 $100,000
Compressors 3 3 3 2 2 2 2 1 1 1 1 1 1 1 1 $40,000
Crew Cab Dumps 17 18 18 20 20 19 20 19 21 21 21 20 20 20 20 $120,000
Crew Cab w/ Utility Body 5 5 5 5 5 5 5 3 5 9 9 9 9 9 9 $145,000
Cube Vans 3 3 4 4 4 4 4 4 4 4 2 2 2 2 2 $120,000
Dump Plows 9 9 9 8 8 5 5 4 7 7 - - - - - $342,000
Dump Sanders 12 14 14 19 19 19 19 19 19 19 - - - - - $303,000
Excavator, rubber-tire - - - - - - - - - - 1 1 1 1 - $300,000
Front-end Loader 2 2 2 2 2 2 2 2 3 3 3 3 3 7 10 $330,000
Trailer Mounted Heavy Duty Pump 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 $65,000
Graders 2 2 2 2 2 2 2 1 2 2 1 1 1 1 1 $400,000
Haul-All 1 1 1 1 1 1 - 1 1 1 2 2 2 2 2 $200,000
Tractor loader 4 4 4 4 4 4 3 3 3 3 - - - - - $95,000
Tractors 8 8 9 10 10 8 9 12 14 14 5 5 5 6 6 $80,000
Med/Large Passenger Veh 9 8 7 3 3 2 2 2 1 1 1 1 1 1 20 $60,000
Pickups 37 38 39 40 40 34 36 36 38 39 38 38 38 38 38 $70,000
Rollers 2 2 2 1 1 1 1 1 2 2 1 1 1 1 1 $50,000
APPENDIX B.4
TABLE 1
# of Square Feet
# of Acres
# of Fleet
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS & FLEET
APPENDIX B.4
TABLE 1
Service Trucks 2 2 2 2 2 2 2 2 3 3 2 2 2 2 2 $150,000
Sewer Cleaners (Vaccum Excavator)- - - 1 1 1 1 1 1 1 1 1 1 1 1 $800,000
Sidewalk Plows 8 8 10 10 10 9 10 12 12 12 11 11 11 11 11 $275,000
Sidewalk Sweepers 3 3 3 3 3 3 3 3 3 3 3 2 2 2 2 $250,000
Snow Blower 1 1 1 1 1 1 1 1 1 1 1 - - - - $201,000
Zero Turn Mowers 2 4 3 3 3 3 3 3 3 3 16 16 16 16 16 $20,000
Street Sweepers 3 3 3 2 2 - 2 2 2 2 2 2 2 2 2 $450,000
Tandem Dumps 5 7 7 2 2 2 2 1 1 2 - - - - - $331,000
Tractors 8 8 9 10 10 8 9 12 14 14 - - - - - $102,000
Trailers 19 19 20 19 19 19 17 17 17 17 17 17 17 17 17 $12,000
Utility Cranes/Boom Truck 3 2 2 2 2 2 2 1 1 1 1 3 3 3 3 $250,000
Valve Turner 1 1 1 2 2 2 2 2 1 1 1 1 1 1 1 $212,000
Welder 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $55,000
Wheel Dumper - - - - - - - 1 1 1 1 1 1 1 1 $85,000
Leaf Vacuum (Trailer Unit)- - - - - - 1 1 1 1 1 1 - - - $14,000
Pavement Grinder - - - - - - 1 1 1 1 1 1 1 1 1 $35,000
Triaxle - - - - - - - - 1 1 2 2 2 2 2 $310,000
Gators and UTVs - - - - - - - - 2 2 5 5 5 5 5 $25,000
Roll-off Tandem Dump Plow - - - - - - - - - - 1 1 1 1 1 $500,000
Single Axle Dump / Plow - - - - - - - - - - 21 21 21 21 15 $360,000
Tandem Axle Dump / Plow - - - - - - - - - - 6 6 6 6 7 $450,000
Steamer/pressure washer - - - - - - - - - - - - - - 1 $60,000
Flail Mower Attachments - - - - - - - - - - - - - - 2 $50,000
Loader Broom - - - - - - - - - - - - - - 1 $45,000
Road Widener - - - - - - - - - - - - - - 1 $120,000
Total (#)220 230 232 238 238 215 221 223 245 251 224 223 222 228 251
Total ($000)$28,946.0 $30,349.0 $31,033.0 $32,193.0 $32,193.0 $28,698.0 $29,865.0 $29,348.0 $32,946.0 $33,927.0 $32,416.0 $32,345.0 $32,331.0 $33,776.0 $34,586.0
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
CALCULATION OF SERVICE LEVELS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS & FLEET
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Historical Population 82,671 82,834 82,997 83,988 84,991 86,006 87,033 88,071 89,305 90,556 91,825 93,111 94,415 95,861 97,327
Historical Employment 39,971 39,741 39,512 39,692 39,873 40,054 40,236 40,419 39,874 39,336 38,805 38,282 37,766 38,344 38,930
Total Historical Population & Employment 122,642 122,575 122,509 123,680 124,864 126,060 127,269 128,490 129,179 129,892 130,630 131,393 132,181 134,205 136,257
INVENTORY SUMMARY ($000)
Buildings $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7 $15,156.7
Land $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $7,795.8 $8,453.1 $8,453.1 $8,453.1 $8,453.1
Fleet & Equipment $28,946.0 $30,349.0 $31,033.0 $32,193.0 $32,193.0 $28,698.0 $29,865.0 $29,348.0 $32,946.0 $33,927.0 $32,416.0 $32,345.0 $32,331.0 $33,776.0 $34,586.0
Total ($000)$51,898.5 $53,301.5 $53,985.5 $55,145.5 $55,145.5 $51,650.5 $52,817.5 $52,300.5 $55,898.5 $56,879.5 $55,368.5 $55,954.8 $55,940.8 $57,385.8 $58,195.8
Average
SERVICE LEVEL ($/pop & emp)Service
Level
Buildings $123.58 $123.65 $123.72 $122.55 $121.39 $120.23 $119.09 $117.96 $117.33 $116.69 $116.03 $115.35 $114.67 $112.94 $111.24 $118.43
Land $63.57 $63.60 $63.63 $63.03 $62.43 $61.84 $61.25 $60.67 $60.35 $60.02 $59.68 $64.33 $63.95 $62.99 $62.04 $62.23
Fleet & Equipment $236.02 $247.60 $253.31 $260.29 $257.82 $227.65 $234.66 $228.41 $255.04 $261.19 $248.15 $246.17 $244.60 $251.67 $253.83 $247.09
Total ($/pop & emp)$423.17 $434.85 $440.67 $445.87 $441.64 $409.73 $415.01 $407.04 $432.72 $437.90 $423.86 $425.86 $423.21 $427.60 $427.10 $427.75
CITY OF NIAGARA FALLS
CALCULATION OF MAXIMUM ALLOWABLE
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS & FLEET
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023 $427.75
Net Population & Employment Growth 2024 - 2033 22,305
Maximum Allowable Funding Envelope $9,540,964
APPENDIX B.4
TABLE 1
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
4.0 SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS & FLEET
4.1 Buildings & Land
4.1.1 Expansion and Replacement of Municipal Servicing Centre (Land - approx. 2025 -2028 6,000,000$ -$ 6,000,000$ 16%977,343$ 5,022,657$ -$ 5,022,657$ -$
4.1.2 Expansion and Replacement of Municipal Servicing Centre (Building - appr 2025 -2028 62,000,000$ -$ 62,000,000$ 16%10,099,215$ 51,900,785$ -$ 192,708$ 51,708,077$
Subtotal Buildings & Land 68,000,000$ -$ 68,000,000$ 11,076,558$ 56,923,442$ -$ 5,215,365$ 51,708,077$
4.2 Fleet
4.2.1 Provision for Large Sized Fleet (Miscellaneous)2024 -2028 200,000$ -$ 200,000$ 0%-$ 200,000$ 200,000$ -$ -$
4.2.2 Provision for Large Sized Fleet (Aerial Truck)2024 -2028 350,000$ -$ 350,000$ 0%-$ 350,000$ 349,401$ 599$ -$
4.2.3 Provision for Large Sized Fleet (Backhoe)2024 -2028 250,000$ -$ 250,000$ 0%-$ 250,000$ -$ 250,000$ -$
4.2.4 Provision for Large Sized Fleet (Triaxle)2024 -2028 300,000$ -$ 300,000$ 0%-$ 300,000$ -$ 300,000$ -$
4.2.5 Provision for Large Sized Fleet (Sidewalk Plow)2024 -2028 300,000$ -$ 300,000$ 0%-$ 300,000$ -$ 300,000$ -$
4.2.6 Provision for Large Sized Fleet (Roll-off Truck Plow and Sander)2024 -2028 600,000$ -$ 600,000$ 0%-$ 600,000$ -$ 600,000$ -$
4.2.7 Vacuum Excavator 2026 -2026 1,000,000$ -$ 1,000,000$ 0%-$ 1,000,000$ -$ 1,000,000$ -$
4.2.8 Street Sweeper 2025 -2025 500,000$ -$ 500,000$ 0%-$ 500,000$ -$ 500,000$ -$
4.2.9 Rear Pack Garbage Truck 2025 -2025 400,000$ -$ 400,000$ 0%-$ 400,000$ -$ 400,000$ -$
4.2.10 Provision for Small & Medium Sized Fleet (e.g. Trucks)2024 -2024 175,000$ -$ 175,000$ 0%-$ 175,000$ -$ 175,000$ -$
4.2.11 Provision for Small & Medium Sized Fleet (e.g. Trucks)2025 -2025 175,000$ -$ 175,000$ 0%-$ 175,000$ -$ 175,000$ -$
4.2.12 Provision for Small & Medium Sized Fleet (e.g. Trucks)2026 -2026 175,000$ -$ 175,000$ 0%-$ 175,000$ -$ 175,000$ -$
4.2.13 Provision for Small & Medium Sized Fleet (e.g. Trucks)2027 -2027 175,000$ -$ 175,000$ 0%-$ 175,000$ -$ 175,000$ -$
4.2.14 Provision for Small & Medium Sized Fleet (e.g. Trucks)2028 -2028 175,000$ -$ 175,000$ 0%-$ 175,000$ -$ 175,000$ -$
Subtotal Fleet 4,775,000$ -$ 4,775,000$ -$ 4,775,000$ 549,401$ 4,225,599$ -$
4.3 Equipment
4.3.1 Provision for Miscellaneous Equipment 2024 -2033 100,000$ -$ 100,000$ 0%-$ 100,000$ -$ 100,000$ -$
Subtotal Equipment 100,000$ -$ 100,000$ -$ 100,000$ -$ 100,000$ -$
TOTAL SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS & FLEET 72,875,000$ -$ 72,875,000$ 11,076,558$ 61,798,442$ 549,401$ 9,540,964$ 51,708,077$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs 77%$7,382,521 2024 - 2033 Net Funding Envelope $9,540,964
10-Year Growth in Population in New Units 21,798
Unadjusted Development Charge Per Capita $338.69 Uncommitted Reserve Fund Balance
Balance as at December 31, 2023 $549,401
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs 23%$2,158,443
10-Year Growth in Square Metres 353,103
Unadjusted Development Charge Per Square Metre $6.11
APPENDIX B.4
Timing
Ineligible Costs DC Eligible Costs
DEVELOPMENT-RELATED CAPITAL PROGRAM
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS & FLEET
CITY OF NIAGARA FALLS
TABLE 2
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
5.0 GENERAL GOVERNMENT
5.1 Fire Services
5.1.1 Fire Master Plan / Community Risk Assessment (5 Year Update)2024 -2024 150,000$ -$ 150,000$ 50%75,000$ 75,000$ -$ 75,000$ -$
5.1.2 Fire Master Plan / Community Risk Assessment (5 Year Update)2029 -2029 150,000$ -$ 150,000$ 50%75,000$ 75,000$ -$ 75,000$ -$
Subtotal Fire Services 300,000$ -$ 300,000$ 150,000$ 150,000$ -$ 150,000$ -$
5.2 Public Works & Engineered Services
5.2.1 Master Servicing Plan (5yr cycle)2024 -2024 600,000$ -$ 600,000$ 25%150,000$ 450,000$ 331,656$ 118,344$ -$
5.2.2 Master Servicing Plan (5yr cycle)2029 -2029 650,000$ -$ 650,000$ 25%162,500$ 487,500$ -$ 487,500$ -$
Subtotal Public Works & Engineered Services 1,250,000$ -$ 1,250,000$ 312,500$ 937,500$ 331,656$ 605,844$ -$
5.3 Parks and Recreation
5.3.1 Recreation and Culture Master Plan 2026 -2026 150,000$ -$ 150,000$ 25%37,500$ 112,500$ -$ 112,500$ -$
5.3.2 Mewburn Park Recreational Master Plan Development 2028 -2028 75,000$ -$ 75,000$ 25%18,750$ 56,250$ -$ 56,250$ -$
5.3.3 M.F. Ker Park Master Plan 2026 -2026 80,000$ -$ 80,000$ 25%20,000$ 60,000$ -$ 60,000$ -$
5.3.4 Urban Forest Study Phase 1 2024 -2024 100,000$ -$ 100,000$ 90%90,000$ 10,000$ -$ 10,000$ -$
5.3.5 Urban Forest Study Phase 2 2025 -2025 150,000$ -$ 150,000$ 90%135,000$ 15,000$ -$ 15,000$ -$
5.3.6 Woodland Management Plan Update 2029 -2029 90,000$ -$ 90,000$ 90%81,000$ 9,000$ -$ 9,000$ -$
5.3.7 Park Washroom Study 2026 -2026 50,000$ -$ 50,000$ 90%45,000$ 5,000$ -$ 5,000$ -$
Subtotal Parks and Recreation 695,000$ -$ 695,000$ 427,250$ 267,750$ -$ 267,750$ -$
CITY OF NIAGARA FALLS
DC Eligible Costs
Timing
DEVELOPMENT-RELATED CAPITAL PROGRAM
GENERAL GOVERNMENT
Ineligible Costs
APPENDIX B.5
TABLE 1
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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F-2024-11
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Gross Grants/Net Total
Project Description Project Subsidies/Other Municipal BTE Replacement DC Eligible Available 2024-Post
Cost Recoveries Cost (%)& BTE Shares Costs DC Reserves 2033 2033
APPENDIX B.5
TABLE 1
Timing
DEVELOPMENT-RELATED CAPITAL PROGRAM
GENERAL GOVERNMENT
Ineligible Costs
CITY OF NIAGARA FALLS
DC Eligible Costs
5.4 Planning & Development
5.4.1 Provision for Vulnerable Population Strategies 2024 -2033 50,000$ -$ 50,000$ 50%25,000$ 25,000$ -$ 25,000$ -$
5.4.2 New Official Plan 2024 -2024 675,000$ -$ 675,000$ 50%337,500$ 337,500$ -$ 337,500$ -$
5.4.3 Garner West Secondary Plan 2024 -2024 350,000$ -$ 350,000$ 0%-$ 350,000$ -$ 350,000$ -$
5.4.4 Northwest Secondary Plan 2024 -2024 350,000$ -$ 350,000$ 0%-$ 350,000$ -$ 350,000$ -$
5.4.5 MTO/Hospital Secondary Plan 2024 -2024 90,000$ -$ 90,000$ 0%-$ 90,000$ -$ 90,000$ -$
5.4.6 Update DC Background Study and CBC Strategy 2024 -2024 80,000$ -$ 80,000$ 0%-$ 80,000$ -$ 80,000$ -$
5.4.7 South NF/Grassy Brook Secondary Plan 2024 -2027 575,000$ -$ 575,000$ 0%-$ 575,000$ -$ 575,000$ -$
5.4.8 Affordable Housing Community Improvement Plan 2025 -2025 100,000$ -$ 100,000$ 90%90,000$ 10,000$ -$ 10,000$ -$
5.4.9 South Hospital Secondary Plan 2025 -2025 900,000$ -$ 900,000$ 0%-$ 900,000$ -$ 900,000$ -$
5.4.10 Surplus Land Study 2025 -2025 100,000$ -$ 100,000$ 50%50,000$ 50,000$ -$ 50,000$ -$
5.4.11 Comprehensive Zoning Bylaw Update 2026 -2026 500,000$ -$ 500,000$ 50%250,000$ 250,000$ -$ 250,000$ -$
5.4.12 Inclusionary Zoning Study 2026 -2026 150,000$ -$ 150,000$ 90%135,000$ 15,000$ -$ 15,000$ -$
5.4.13 Urban Design Guidelines 2026 -2026 500,000$ -$ 500,000$ 50%250,000$ 250,000$ -$ 250,000$ -$
5.4.14 Lundy's Lane Secondary Plan 2026 -2026 500,000$ -$ 500,000$ 50%250,000$ 250,000$ -$ 250,000$ -$
5.4.15 Nodes & Corridors Study (per new OP)2026 -2026 500,000$ -$ 500,000$ 50%250,000$ 250,000$ -$ 250,000$ -$
5.4.16 Housing Strategy Update 2027 -2027 125,000$ -$ 125,000$ 90%112,500$ 12,500$ -$ 12,500$ -$
5.4.17 Tourist Core Secondary Plan 2027 -2027 500,000$ -$ 500,000$ 86%429,662$ 70,338$ -$ 70,338$ -$
5.4.18 Industrial Land Secondary Plan 2027 -2027 500,000$ -$ 500,000$ 86%429,662$ 70,338$ -$ 70,338$ -$
5.4.19 Future Secondary Plan 2028 -2028 600,000$ -$ 600,000$ 25%150,000$ 450,000$ -$ 450,000$ -$
5.4.20 Nodes & Corridors Study (per new OP) -2029 500,000$ -$ 500,000$ 83%416,810$ 83,190$ -$ 83,190$ -$
5.4.21 DC Background Study and CBC Strategy 2029 -2029 120,000$ -$ 120,000$ 0%-$ 120,000$ -$ 120,000$ -$
5.4.22 Future Secondary Plan 2030 -2030 600,000$ -$ 600,000$ 25%150,000$ 450,000$ -$ 450,000$ -$
5.4.23 Workforce Housing Study 2030 -2030 125,000$ -$ 125,000$ 90%112,500$ 12,500$ -$ 12,500$ -$
5.4.24 Employment Strategy Update 2031 -2031 300,000$ -$ 300,000$ 86%257,797$ 42,203$ -$ 42,203$ -$
5.4.25 Housing Strategy Update 2032 -2032 125,000$ -$ 125,000$ 90%112,500$ 12,500$ -$ 12,500$ -$
5.4.26 Official Plan 10 yr Update: Background Studies 2032 -2032 800,000$ -$ 800,000$ 50%400,000$ 400,000$ -$ 400,000$ -$
5.4.27 Future Secondary Plan 2033 -2033 600,000$ -$ 600,000$ 25%150,000$ 450,000$ -$ -$ 450,000$
5.4.28 Official Plan 10 yr Update 2033 -2033 675,000$ -$ 675,000$ 50%337,500$ 337,500$ -$ -$ 337,500$
5.4.29 Downtown Secondary Plan 2033 -2033 700,000$ -$ 700,000$ 50%350,000$ 350,000$ -$ -$ 350,000$
Subtotal Planning & Development 11,690,000$ -$ 11,690,000$ 5,046,433$ 6,643,567$ -$ 5,506,067$ 1,137,500$
TOTAL GENERAL GOVERNMENT 13,935,000$ -$ 13,935,000$ 5,936,183$ 7,998,817$ 331,656$ 6,529,661$ 1,137,500$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs 77%$5,052,462
10-Year Growth in Population in New Units 21,798 Uncommitted Reserve Fund Balance
Unadjusted Development Charge Per Capita $231.79 Balance as at December 31, 2023 $331,656
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs 23%$1,477,199
10-Year Growth in Square Metres 353,103
Unadjusted Development Charge Per Square Metre $4.18
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
ROADS UNIT COST
Type of Road 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/km)
Collector Roads 359.7 365.7 369.4 386.8 386.8 338.0 338.2 340.4 340.4 340.4 340.4 340.4 340.4 340.4 340.4 $1,700,000
Arterial Roads 195.3 198.5 200.6 210.0 210.0 209.6 211.6 212.6 212.6 212.6 212.6 212.6 212.6 212.6 212.6 $2,200,000
Total (km)554.9 564.2 570.0 596.8 596.8 547.6 549.8 553.0 553.0 553.0 553.0 553.0 553.0 553.0 553.0
Total ($000)$1,041,013.4 $1,058,457.3 $1,069,298.1 $1,119,560.0 $1,119,560.0 $1,035,720.0 $1,040,460.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0
BRIDGES & CULVERTS UNIT COST
Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/unit)
Bridges 74 72 71 71 71 64 64 64 64 64 64 64 64 64 64 $600,000
Culverts 75 75 75 75 75 71 71 69 69 69 69 69 69 69 69 $450,000
Total (#)149 147 146 146 146 135 135 133 133 133 133 133 133 133 133
Total ($000)$78,150.0 $76,950.0 $76,350.0 $76,350.0 $76,350.0 $70,350.0 $70,350.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0
TRAFFIC CONTROL UNIT COST
Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/unit)
Signalized Intersections 48 48 49 50 50 48 48 48 48 48 48 49 49 49 49 $450,000
Flashing Beacons 7 7 7 7 7 12 12 12 12 12 12 12 12 12 12 $10,000
Pedestrian Crossovers - - - - - - - - - - 1 1 1 1 1 $200,000
Traffic Calming Measures 21 23 31 31 31 33 40 44 44 61 67 74 88 97 106 $15,000
Train Sensors - - - - - - - - - - - 14 14 14 14 $40,000
Total (#)76 78 87 88 88 93 100 104 104 121 128 150 164 173 182
Total ($000)$21,985.0 $22,015.0 $22,585.0 $23,035.0 $23,035.0 $22,215.0 $22,320.0 $22,380.0 $22,380.0 $22,635.0 $22,925.0 $24,040.0 $24,250.0 $24,385.0 $24,520.0
TRAFFIC HARDWARE UNIT COST
Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 ($/unit)
Traffic Counters 6 6 6 6 6 6 6 7 7 8 - 2 2 2 2 $5,000
Radar Speed Boards (Permanent)2 2 2 2 2 4 5 5 5 5 5 5 5 5 5 $10,000
Radar Speed Boards (Portable)- - - - - - - - - - - 4 4 4 4 $3,000
Total (#)8 8 8 8 8 10 11 12 12 13 5 11 11 11 11
Total ($000)$50.0 $50.0 $50.0 $50.0 $50.0 $70.0 $80.0 $85.0 $85.0 $90.0 $50.0 $72.0 $72.0 $72.0 $72.0
APPENDIX C.1
TABLE 1
# of Lane Kilometres
# of Bridges & Culverts
# of Traffic Signals
# of Traffic Hardware
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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CITY OF NIAGARA FALLS
CALCULATION OF SERVICE LEVELS
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Historical Population 82,671 82,834 82,997 83,988 84,991 86,006 87,033 88,071 89,305 90,556 91,825 93,111 94,415 95,861 97,327
Historical Employment 39,971 39,741 39,512 39,692 39,873 40,054 40,236 40,419 39,874 39,336 38,805 38,282 37,766 38,344 38,930
Total Historical Population & Employment 122,642 122,575 122,509 123,680 124,864 126,060 127,269 128,490 129,179 129,892 130,630 131,393 132,181 134,205 136,257
INVENTORY SUMMARY ($000)
Roads $1,041,013.4 $1,058,457.3 $1,069,298.1 $1,119,560.0 $1,119,560.0 $1,035,720.0 $1,040,460.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0 $1,046,400.0
Bridges & Culverts $78,150.0 $76,950.0 $76,350.0 $76,350.0 $76,350.0 $70,350.0 $70,350.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0 $69,450.0
Traffic Control $21,985.0 $22,015.0 $22,585.0 $23,035.0 $23,035.0 $22,215.0 $22,320.0 $22,380.0 $22,380.0 $22,635.0 $22,925.0 $24,040.0 $24,250.0 $24,385.0 $24,520.0
Traffic Hardware $50.0 $50.0 $50.0 $50.0 $50.0 $70.0 $80.0 $85.0 $85.0 $90.0 $50.0 $72.0 $72.0 $72.0 $72.0
Total ($000)$1,141,198.4 $1,157,472.3 $1,168,283.1 $1,218,995.0 $1,218,995.0 $1,128,355.0 $1,133,210.0 $1,138,315.0 $1,138,315.0 $1,138,575.0 $1,138,825.0 $1,139,962.0 $1,140,172.0 $1,140,307.0 $1,140,442.0
Average
SERVICE LEVEL ($/pop & emp)Service
Level
Roads $8,488.23 $8,635.18 $8,728.32 $9,052.07 $8,966.24 $8,216.09 $8,175.28 $8,143.82 $8,100.39 $8,055.92 $8,010.41 $7,963.89 $7,916.42 $7,797.03 $7,679.61 $8,261.93
Bridges & Culverts $637.22 $627.78 $623.22 $617.32 $611.47 $558.07 $552.77 $540.51 $537.63 $534.67 $531.65 $528.57 $525.42 $517.49 $509.70 $563.56
Traffic Control $179.26 $179.60 $184.35 $186.25 $184.48 $176.23 $175.38 $174.18 $173.25 $174.26 $175.50 $182.96 $183.46 $181.70 $179.95 $179.39
Traffic Hardware $0.41 $0.41 $0.41 $0.40 $0.40 $0.56 $0.63 $0.66 $0.66 $0.69 $0.38 $0.55 $0.54 $0.54 $0.53 $0.52
Total ($/pop & emp)$9,305.12 $9,442.97 $9,536.30 $9,856.04 $9,762.58 $8,950.94 $8,904.05 $8,859.17 $8,811.92 $8,765.55 $8,717.94 $8,675.97 $8,625.84 $8,496.75 $8,369.79 $9,005.40
CITY OF NIAGARA FALLS
CALCULATION OF MAXIMUM ALLOWABLE
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023 $9,005.40
Net Population & Employment Growth 2024 - 2033 22,305
Maximum Allowable Funding Envelope $200,865,447
APPENDIX C.1
TABLE 1
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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APPENDIX C.1
TABLE 2
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
SERVICES RELATED TO A HIGHWAY: ROADS AND RELATED
Ineligible Costs DC Eligible Costs
NO.Roads and Related Project No. Limits
Approx.
Length
(m)
Infrastructure Type of Improvement BTE %BTE $Available DC
Reserve Funds
2024-
2033
Post
2033
1 2023 Asphalt Overlay Program - DC R151-23 2024 -2028 $480,793 $0 $480,793 0%$0 $480,793 $0 $480,793 $0
2 2024 Asphalt Overlay Program - DC R163-24 2024 -2028 $285,000 $0 $285,000 0%$0 $285,000 $0 $285,000 $0
3 2025 Asphalt Overlay (DC) - Brown Road, Blackburn Parkway 1350 2025 -2025 $2,295,000 $0 $2,295,000 29%$675,000 $1,620,000 $0 $1,620,000 $0
4 Asphalt Overlay - Provision for Future Years 2026 2033 $4,000,000 $0 $4,000,000 29%$1,176,471 $2,823,529 $0 $2,823,529 $0
5 Allendale Avenue (Ferry Street - Robinson Street)Ferry Street - Robinson Street 365 Road Upgrade Rehabilitation 2024 -2028 $1,964,700 $0 $1,964,700 9%$182,500 $1,782,200 $1,782,200 $0 $0
6 Beaverdams Road Reconstruction MS65-23 1300 2024 -2028 $3,192,000 $0 $3,192,000 20%$650,000 $2,542,000 $0 $2,542,000 $0
7 Beechwood Road Improvements Lundy's Lane to Brown Road 3200 Road Upgrade New Development 2029 -2033 $5,440,000 $0 $5,440,000 29%$1,600,000 $3,840,000 $0 $3,840,000 $0
8 Biggar Road Improvements Phase 1 - DC DEBT TO BE ISSUED Montrose Road to Unopen Road
Allowance 850 Road Upgrade New Development 2024 -2028 $7,000,000 $0 $7,000,000 6%$425,000 $6,575,000 $0 $6,575,000 $0
9 Biggar Road Improvements Phase 2 Unopen Road Allowance to Crowland
Avenue 860 Road Upgrade New Development 2029 -2033 $1,462,000 $0 $1,462,000 29%$430,000 $1,032,000 $0 $604,280 $427,720
10 Biggar Road Improvements Phase 3 Crowland Avenue to westerly City
Limits 2090 Road Upgrade New Development 2029 -2033 $3,553,000 $0 $3,553,000 29%$1,045,000 $2,508,000 $0 $1,468,542 $1,039,458
11 Brown Road Improvements Beechwood Road to 550m West of
Kalar Road 1330 Road Upgrade New Development 2029 -2033 $2,261,000 $0 $2,261,000 29%$665,000 $1,596,000 $0 $1,596,000 $0
12 Chippawa Parkway Improvements Phase 2 1200m west of Stanley Avenue to
Stanley Avenue 1200 Road Upgrade New Development 2029 -2033 $2,040,000 $0 $2,040,000 29%$600,000 $1,440,000 $0 $1,440,000 $0
13 Chippawa Parkway Improvements Phase 1 (Cost Sharing)Dorchester Road to 1200m west of
Stanley Avenue 2700 Road Upgrade New Development 2024 -2028 $3,200,000 $0 $3,200,000 42%$1,350,000 $1,850,000 $0 $1,850,000 $0
14 Dorchester Road
(Frederica Street - McLeod Road) - EA Frederica Street - McLeod Road EA Study 2024 -2028 $215,100 $0 $215,100 0%$0 $215,100 $215,100 $0 $0
15 Dorchester Road (McLeod Road - Chippawa Parkway) and
Chippawa Parkway (Dorchester Road - Stanley Avenue) - EA McLeod Road - Stanley Avenue
Riverfront Development -
Road/Capacity Improvements. &
Roundabout at Oldfield Road
Study (Development)2024 -2028 $258,100 $0 $258,100 0%$0 $258,100 $258,100 $0 $0
16 Dorchester Road
(Thorold Stone Road - Pinedale Drive) - EA Thorold Stone Road - Pinedale Drive EA Study 2024 -2028 $250,000 $0 $250,000 0%$0 $250,000 $250,000 $0 $0
17 Dorchester Road (Including Oldfield/Dorchester Intersection)Oldfield Road to Chippawa Parkway 1000 Road/Intersection Upgrade New Development 2024 2028 $2,700,000 $0 $2,700,000 19%$500,000 $2,200,000 $0 $2,200,000 $0
18 Drummond Rd Improvements (Hydro Corridor to Mcleod Rd) DC
DEBT TO BE ISSUED R124-20 2024 -2028 $1,420,000 $0 $1,420,000 10%$142,000 $1,278,000 $0 $1,278,000 $0
19 Drummond Rd Improvements (Hydro Corridor to Mcleod Rd)R124-20 2024 -2028 $94,360 $0 $94,360 0%$0 $94,360 $0 $94,360 $0
20 Dorchester & Oldfield Intersection EA Design R137-21 2024 -2028 $115,992 $0 $115,992 0%$0 $115,992 $0 $115,992 $0
21 Ferry Street @ Fallsview Boulevard New Traffic Signal Install Capital 2024 -2028 $450,000 $0 $450,000 0%$0 $450,000 $450,000 $0 $0
Timing
Grants and
Subsidies
Net Municipal
Cost
Total DC
Eligible CostsGross Cost
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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APPENDIX C.1
TABLE 2
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
SERVICES RELATED TO A HIGHWAY: ROADS AND RELATED
Ineligible Costs DC Eligible Costs
NO.Roads and Related Project No. Limits
Approx.
Length
(m)
Infrastructure Type of Improvement BTE %BTE $Available DC
Reserve Funds
2024-
2033
Post
2033Timing
Grants and
Subsidies
Net Municipal
Cost
Total DC
Eligible CostsGross Cost
22 Garner Road (Brown Road - Warren Woods Avenue)Brown Road - Warren Woods Avenue 436 Road Upgrade New Development 2024 -2028 $702,600 $0 $702,600 31%$218,000 $484,600 $484,600 $0 $0
23 Garner Road Improvements McLeod Road to Lundy's Lane 2000 Road Upgrade New Development 2029 -2033 $5,400,000 $0 $5,400,000 19%$1,000,000 $4,400,000 $0 $4,400,000 $0
24 Kalar Road Street Lighting Improvements (Brown Road to Hydro
Corridor)R117 2024 -2027 $41,650 $0 $41,650 0%$0 $41,650 $0 $41,650 $0
25 Kalar Road (Lundy's Lane - Beaverdams Road)Lundy's Lane - Beaverdams Road 740 Road Upgrade Additional Lanes 2024 -2028 $3,100,200 $0 $3,100,200 12%$370,000 $2,730,200 $2,730,200 $0 $0
26 Kalar Road @ Beaverdams Road Intersection New Traffic Signal Install Capital 2024 -2028 $450,000 $0 $450,000 0%$0 $450,000 $450,000 $0 $0
27 Kalar Road Improvements Mountain Road to Throld Stone Road 2400 Road Upgrade New Development 2029 -2033 $4,080,000 $0 $4,080,000 29%$1,200,000 $2,880,000 $0 $2,880,000 $0
28 McLeod Road (Kalar Road - Garner Road)Kalar Road - Garner Road 1000 Land Purchase &
Additional Lanes 2024 -2028 $3,476,900 $0 $3,476,900 0%$0 $3,476,900 $25,411 $3,451,489 $0
29 McLeod Road @ Garner Road New Traffic Signal Install Capital 2024 -2028 $450,000 $0 $450,000 0%$0 $450,000 $0 $450,000 $0
30 McLeod Road - MCEA TSP51-21 Kalar Road to Townline Road 2024 -2028 $250,000 $0 $250,000 0%$0 $250,000 $0 $250,000 $0
31 McLeod Road Improvements (Garner Road to Townline Road)Garner Road to Townline Road 2200 Road Upgrade New Development 2029 -2033 $5,740,000 $0 $5,740,000 19%$1,100,000 $4,640,000 $0 $4,640,000 $0
32 Mewburn Road (Scholfield Street - Mountain Road)Scholfield Street - Mountain Road 520 Road Upgrade New Development 2029 -2033 $880,600 $0 $880,600 30%$260,000 $620,600 $0 $620,600 $0
33 Portage Road (Norton Street - Macklem Street)Norton Street - Macklem Street 480 Road Upgrade
(Design & Construction)Rehabilitation 2029 -2033 $1,851,900 $0 $1,851,900 13%$240,000 $1,611,900 $0 $1,611,900 $0
34 Portage Road
(Main Street - Marineland Parkway) - EA Main Street - Marineland Parkway TMP Study 2029 -2033 $250,000 $0 $250,000 0%$0 $250,000 $0 $250,000 $0
35 Portage Road
(Marineland Parkway - Upper Rapids Road) - EA
Marineland Parkway - Upper Rapids
Road TMP Study 2029 -2033 $250,000 $0 $250,000 0%$0 $250,000 $0 $250,000 $0
36 Reixinger Road - Grassy Brook Area including Dell Road Lyons Creek Road to QEW 2675 2024 -2028 $3,745,000 $0 $3,745,000 0%$0 $3,745,000 $0 $3,745,000 $0
37 Reixinger Road Extension/Street A Montrose Road to West Limit 190 New Road New Development 2024 -2028 $450,000 $0 $450,000 0%$0 $450,000 $0 $450,000 $0
38 Road Widenings for new South Niagara Hospital R147-22 2024 -2028 $950,000 $0 $950,000 0%$0 $950,000 $0 $950,000 $0
39 Robinson Street
(Stanley Avenue - East Limit) - EA Stanley Avenue - East Limit New Developments Study 2024 -2028 $250,000 $0 $250,000 0%$0 $250,000 $0 $250,000 $0
40 Robinson Street @ Fallsview Boulevard New Traffic Signal Install Capital 2024 -2028 $450,000 $0 $450,000 0%$0 $450,000 $0 $450,000 $0
41 Transportation Master Plan Update TSP55-2022 2024 -2028 $450,000 $0 $450,000 0%$0 $450,000 $0 $450,000 $0
42 Transportation Master Plan Update 2029 -2033 $450,000 $0 $450,000 0%$0 $450,000 $0 $450,000 $0
43 Willick Road (Sodom Road - Ort Road)Sodom Road – Ort Road 1000 Road Upgrade New Development 2024 -2028 $2,541,400 $0 $2,541,400 20%$500,000 $2,041,400 $0 $2,041,400 $0
44 Willick Road (Sodom Road - Ort Road)Sodom Road – Ort Road N/A Box Culvert Crossing Replacement New Development 2024 -2028 $75,000 $0 $75,000 0%$0 $75,000 $0 $75,000 $0
45 Willick Road (Sodom Road - Willoughby Drive)Sodom Road - Willoughby Drive 1000 New Road New Development 2024 -2028 $2,455,400 $0 $2,455,400 0%$0 $2,455,400 $0 $2,455,400 $0
46 Victoria Centre Streetscape Revitalization Phase 3 (Design)R119-19 2024 -2028 $250,000 $0 $250,000 0%$0 $250,000 $0 $250,000 $0
TOTAL SERVICES RELATED TO A HIGHWAY: ROADS AND RELATED $81,667,695 $0 $81,667,695 $14,328,971 $67,338,725 $6,645,611 $59,225,936 $1,467,178
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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APPENDIX C.1
TABLE 2
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
SERVICES RELATED TO A HIGHWAY: ROADS AND RELATED
Ineligible Costs
Project No.BTE %BTE $Available DC
Reserves
2024-
2033
Post
2033
1 Drummond Road
(McLeod Road - Hydro Corridor)McLeod Road - Hydro Corridor Sidewalk New Improvement to
Existing Road 2024 -2028 $116,900 $0 $116,900 40%$46,760 $70,140 $0 $70,140 $0
2 Heartland Forest Road
(Brown Road - Chippawa Parkway)Brown Road - Chippawa Parkway Sidewalk New Improvement to
Existing Road 2024 -2028 $278,200 $0 $278,200 40%$111,280 $166,920 $0 $166,920 $0
3 Kalar Road
(Lundy's Lane - Beaverdams Road)Lundy's Lane - Beaverdams Road Sidewalk New Improvement to
Existing Road 2024 -2028 $232,300 $0 $232,300 40%$92,920 $139,380 $0 $139,380 $0
4 Mewburn Road
(Scholfield Street - Mountain Road)Scholfield Street - Mountain Road 520 Sidewalk New Improvement to
Existing Road 2024 -2028 $143,400 $0 $143,400 40%$57,360 $86,040 $0 $86,040 $0
5 New Sidewalk Construction R104 Misc Missing Links 1000 Sidewalk 2024 -2028 $369,900 $0 $369,900 25%$92,475 $277,425 $0 $277,425 $0
6 Thorold Stone Road Extension sidewalk/Multi-Use Path Fourth Avenue to Victoria Avenue 1000 Sidewalk 2024 -2028 $200,000 $0 $200,000 25%$50,000 $150,000 $0 $150,000 $0
7 Chippawa Parkway Phase 1 Multi-Use Path Dorchester Road to 1200m west of
Stanley Avenue 2700 Sidewalk 2024 -2028 $540,000 $0 $540,000 25%$135,000 $405,000 $0 $405,000 $0
8 Chippawa Parkway Phase 2 Multi-Use Path 1200m west of Stanley Avenue to
Stanley Avenue 1200 Sidewalk 2029 -2033 $240,000 $0 $240,000 25%$60,000 $180,000 $0 $180,000 $0
9 Dorchester Road Multi-Use Path Oldfield Road to Chippawa Parkway 1000 Sidewalk 2024 -2028 $200,000 $0 $200,000 25%$50,000 $150,000 $0 $150,000 $0
10 Montrose Road Sdwk/Multi-use Path - DC DEBT TO BE ISSUED Grassy Brook to Lyons Parkway 1500 Sidewalk 2024 -2028 $300,000 $0 $300,000 25%$75,000 $225,000 $0 $225,000 $0
11 Montrose Road Sdwk/Multi-use Path Grassy Brook to McLeod 3200 Sidewalk 2029 -2033 $640,000 $0 $640,000 25%$160,000 $480,000 $0 $480,000 $0
12 Fallsview District - Miscellaneous Locations Sidewalk New Improvement to
Existing Road 2029 -2033 $143,400 $0 $143,400 50%$71,700 $71,700 $71,700 $0 $0
13 Murray Street (Stanley Avenue - Main Street)Stanley Avenue - Main Street 125 Sidewalk New Improvement to
Existing Road 2029 -2033 $17,900 $0 $17,900 50%$8,950 $8,950 $8,950 $0 $0
14 Stanley Avenue (Murray Street - Main Street) Murray Street - Main Street Sidewalk New Improvement to
Existing Road 2029 -2033 $30,800 $0 $30,800 50%$15,400 $15,400 $15,400 $0 $0
15 Falls Avenue
(Stanley Avenue - Victoria Avenue) (1,000m x2)Stanley Avenue - Victoria Avenue 2000 Sidewalk New Improvement to
Existing Road 2029 -2033 $286,800 $0 $286,800 50%$143,400 $143,400 $143,400 $0 $0
16 Fallsview Boulevard
(Main Street - Dunn Street) - West Side Only Main Street - Dunn Street 100 Sidewalk 2029 -2033 $143,400 $0 $143,400 50%$71,700 $71,700 $71,700 $0 $0
17 Portage Road
(Fallsview Boulevard - Marineland Parkway)
Fallsview Boulevard - Marineland
Parkway Sidewalk New Improvement to
Existing Road 2029 -2033 $215,100 $0 $215,100 50%$107,550 $107,550 $107,550 $0 $0
SIDEWALKS $4,098,100 $0 $4,098,100 $1,349,495 $2,748,605 $418,700 $2,329,905 $0
TOTAL SERVICES RELATED TO HIGHWAY: ROAD AND RELATED SERVICES $85,765,795 $0 $85,765,795 $15,678,466 $70,087,330 $7,064,311 $61,555,841 $1,467,178
2024 - 2033 Net Funding Envelope $200,865,447
Reserve Fund Balance
Balance as at December 31, 2023 $7,064,311
NO.Sidewalks Limits
Approx.
Length
(m)
Infrastructure Type of Improvement Gross Cost Grants and
Subsidies
Net Municipal
Cost
Total DC
Eligible Costs
DC Eligible
Timing
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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APPENDIX C.3
TABLE 1
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
WATER SERVICES
Ineligible Costs
NO.Project No.Limits Infrastructure Type of Improvement BTE %BTE $Available DC
Reserve Funds
2024-
2033
Post
2033
1 Beechwood Road Watermain Brown Road to Lundy's Lane 3200 Watermain New Development 2029 -2033 $4,160,000 $0 $4,160,000 0%$0 $4,160,000 $0 $4,160,000 $0
2 Biggar Road (Montrose Road – Unopened Road Allowance (south side))
- Hospital - DC Debt to be issued
Montrose Road – Unopened Road Allowance (south
side)865 Watermain New Development 2024 -2028 $900,000 $0 $900,000 0%$0 $900,000 $0 $900,000 $0
3 Biggar Road Watermain Trunk Phase 2 Unopened ROW to Crowland Avenue 900 Watermain New Development 2029 -2033 $900,000 $0 $900,000 0%$0 $900,000 $0 $526,989 $373,011
4 Brown Road Watermain Phase 1 Westerly Garner Road to Montrose Road 2400 Watermain Replacement/Upgrade 2024 -2024 $3,120,000 $0 $3,120,000 25%$780,000 $2,340,000 $1,350,372 $989,628 $0
5 Brown Road Watermain Phase 2 Beachwood Road to Westerly Garner Road 700 Watermain New Development 2029 -2033 $910,000 $0 $910,000 0%$0 $910,000 $0 $910,000 $0
6 Chippawa Parkway
(Dorchester Road – 1200m east of Stanley) Cost Sharing Only Dorchester Road – 1200m east of Stanley 250 Watermain New Development 2024 -2028 $540,000 $0 $540,000 50%$270,000 $270,000 $0 $270,000 $0
7 Chippawa Parkway (1200m east of Stanley to Don Murie Street)
Looping 1200m east of Stanley to Don Murie Street 1100 Watermain New Development 2028 -2033 $1,100,000 $0 $1,100,000 50%$550,000 $550,000 $0 $550,000 $0
8 Cast Iron Watermain Replacement Program Years 1-5 New Ann St 306 Watermain Replacement/Upgrade 2024 -2028 $901,000 $0 $901,000 90%$810,900 $90,100 $0 $90,100 $0
9 Cast Iron Watermain Replacement Program Years 1-5 New Biamonte Crescent and Parkway 396 Watermain Replacement/Upgrade 2024 -2028 $1,165,000 $0 $1,165,000 90%$1,048,500 $116,500 $0 $116,500 $0
10 Cast Iron Watermain Replacement Program Years 1-5 New Burdette Drive 584 Watermain Replacement/Upgrade 2024 -2028 $1,719,000 $0 $1,719,000 90%$1,547,100 $171,900 $0 $171,900 $0
11 Cast Iron Watermain Replacement Program Years 1-5 New Douglas Crescent 345 Watermain Replacement/Upgrade 2024 -2028 $1,017,000 $0 $1,017,000 90%$915,300 $101,700 $0 $101,700 $0
12 Cast Iron Watermain Replacement Program Years 1-5 New Dorchester Road 807 Watermain Replacement/Upgrade 2024 -2028 $2,373,000 $0 $2,373,000 90%$2,135,700 $237,300 $0 $237,300 $0
13 Cast Iron Watermain Replacement Program Years 1-5 New Drummond Road 461 Watermain Replacement/Upgrade 2024 -2028 $1,356,000 $0 $1,356,000 90%$1,220,400 $135,600 $0 $135,600 $0
14 Cast Iron Watermain Replacement Program Years 1-5 New George Street 147 Watermain Replacement/Upgrade 2024 -2028 $749,000 $0 $749,000 90%$674,100 $74,900 $0 $74,900 $0
15 Cast Iron Watermain Replacement Program Years 1-5 New Kister Road 53 Watermain Replacement/Upgrade 2024 -2028 $1,557,000 $0 $1,557,000 90%$1,401,300 $155,700 $0 $155,700 $0
16 Cast Iron Watermain Replacement Program Years 5 - 10 New Arlington Avenue 303 Watermain Replacement/Upgrade 2029 -2033 $890,000 $0 $890,000 90%$801,000 $89,000 $0 $89,000 $0
17 Cast Iron Watermain Replacement Program Years 5 - 10 New Fifth Avenue 187 Watermain Replacement/Upgrade 2029 -2033 $551,000 $0 $551,000 90%$495,900 $55,100 $0 $55,100 $0
18 Cast Iron Watermain Replacement Program Years 5 - 10 New Fourth Avenue 186 Watermain Replacement/Upgrade 2029 -2033 $548,000 $0 $548,000 90%$493,200 $54,800 $0 $54,800 $0
19 Cast Iron Watermain Replacement Program Years 5 - 10 New Franklin Avenue 88 Watermain Replacement/Upgrade 2029 -2033 $259,000 $0 $259,000 90%$233,100 $25,900 $0 $25,900 $0
20 Cast Iron Watermain Replacement Program Years 5 - 10 New Gainsborough Avenue 303 Watermain Replacement/Upgrade 2029 -2033 $891,000 $0 $891,000 90%$801,900 $89,100 $0 $89,100 $0
21 Cast Iron Watermain Replacement Program Years 5 - 10 New Gladstone Avenue 185 Watermain Replacement/Upgrade 2029 -2033 $544,000 $0 $544,000 90%$489,600 $54,400 $0 $54,400 $0
22 Cast Iron Watermain Replacement Program Years 5 - 10 New Glendoone Street 256 Watermain Replacement/Upgrade 2029 -2033 $753,000 $0 $753,000 90%$677,700 $75,300 $0 $75,300 $0
23 Cast Iron Watermain Replacement Program Years 5 - 10 New Glengary Street 256 Watermain Replacement/Upgrade 2029 -2033 $753,000 $0 $753,000 90%$677,700 $75,300 $0 $75,300 $0
24 Cast Iron Watermain Replacement Program Years 5 - 10 New Grey Avenue 170 Watermain Replacement/Upgrade 2029 -2033 $502,000 $0 $502,000 90%$451,800 $50,200 $0 $50,200 $0
25 Cast Iron Watermain Replacement Program Years 5 - 10 New Hawkins Street 430 Watermain Replacement/Upgrade 2029 -2033 $1,267,000 $0 $1,267,000 90%$1,140,300 $126,700 $0 $126,700 $0
26 Cast Iron Watermain Replacement Program Years 5 - 10 New High Street 113 Watermain Replacement/Upgrade 2029 -2033 $333,000 $0 $333,000 90%$299,700 $33,300 $0 $33,300 $0
27 Cast Iron Watermain Replacement Program Years 5 - 10 New Houck Drive 153 Watermain Replacement/Upgrade 2029 -2033 $450,000 $0 $450,000 90%$405,000 $45,000 $0 $45,000 $0
28 Cast Iron Watermain Replacement Program Years 5 - 10 New Jepson Street 432 Watermain Replacement/Upgrade 2029 -2033 $1,271,000 $0 $1,271,000 90%$1,143,900 $127,100 $0 $127,100 $0
29 Cast Iron Watermain Replacement Program Years 5 - 10 New Main Street 503 Watermain Replacement/Upgrade 2024 -2028 $1,478,000 $0 $1,478,000 90%$1,330,200 $147,800 $0 $147,800 $0
30 Cast Iron Watermain Replacement Program Years 5 - 10 New Marlborough Place 387 Watermain Replacement/Upgrade 2024 -2028 $1,139,000 $0 $1,139,000 90%$1,025,100 $113,900 $0 $113,900 $0
31 Cast Iron Watermain Replacement Program Years 5 - 10 New Niagara River Parkway 583 Watermain Replacement/Upgrade 2024 -2028 $1,714,000 $0 $1,714,000 90%$1,542,600 $171,400 $0 $171,400 $0
32 Cast Iron Watermain Replacement Program Years 5 - 10 New Oxford Street 339 Watermain Replacement/Upgrade 2024 -2028 $996,000 $0 $996,000 90%$896,400 $99,600 $0 $99,600 $0
33 Cast Iron Watermain Replacement Program Years 5 - 10 New Peer Street 713 Watermain Replacement/Upgrade 2029 -2033 $2,096,000 $0 $2,096,000 90%$1,886,400 $209,600 $0 $209,600 $0
34 Cast Iron Watermain Replacement Program Years 5 - 10 New Portage Road 567 Watermain Replacement/Upgrade 2029 -2033 $1,664,000 $0 $1,664,000 90%$1,497,600 $166,400 $0 $166,400 $0
35 Cast Iron Watermain Replacement Program Years 5 - 10 New Queensway Gardens 167 Watermain Replacement/Upgrade 2029 -2033 $491,000 $0 $491,000 90%$441,900 $49,100 $0 $49,100 $0
Total DC
Eligible CostsTiming
Grants and
Subsidies
Net Municipal
CostGross Cost
DC Eligible
Outside Core Tourist Area
Approx.
Length
(m)
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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APPENDIX C.3
TABLE 1
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
WATER SERVICES
Ineligible Costs
NO.Project No.Limits Infrastructure Type of Improvement BTE %BTE $Available DC
Reserve Funds
2024-
2033
Post
2033
Outside Core Tourist Area
Approx.
Length
(m)
Total DC
Eligible CostsTiming
Grants and
Subsidies
Net Municipal
CostGross Cost
DC Eligible
36 Cast Iron Watermain Replacement Program Years 5 - 10 New Ramsey Road 550 Watermain Replacement/Upgrade 2024 -2028 $1,935,000 $0 $1,935,000 90%$1,741,500 $193,500 $0 $193,500 $0
37 Cast Iron Watermain Replacement Program Years 5 - 10 New Rolling Acres Drive and Crescent 337 Watermain Replacement/Upgrade 2024 -2028 $988,000 $0 $988,000 90%$889,200 $98,800 $0 $98,800 $0
38 Cast Iron Watermain Replacement Program Years 5 - 10 New Sixth Avenue 252 Watermain Replacement/Upgrade 2029 -2033 $742,000 $0 $742,000 90%$667,800 $74,200 $0 $74,200 $0
39 Cast Iron Watermain Replacement Program Years 5 - 10 New Slater Avenue 183 Watermain Replacement/Upgrade 2029 -2033 $539,000 $0 $539,000 90%$485,100 $53,900 $0 $53,900 $0
40 Cast Iron Watermain Replacement Program Years 5 - 10 New Thorold Stone Road 565 Watermain Replacement/Upgrade 2029 -2033 $1,658,000 $0 $1,658,000 90%$1,492,200 $165,800 $0 $165,800 $0
41 Cast Iron Watermain Replacement Program Years 5 - 10 Twidale Avenue 240 Watermain Replacement/Upgrade 2029 -2033 $705,000 $0 $705,000 90%$634,500 $70,500 $0 $70,500 $0
42 Cast Iron Watermain Replacement Program Years 5 - 10 New Vine Street 412 Watermain Replacement/Upgrade 2029 -2033 $1,211,000 $0 $1,211,000 90%$1,089,900 $121,100 $0 $121,100 $0
43 Garner West Expansion Lands Internal WM Loop - Cost Sharing Only New Beechwood Road to Garner Road (internal to the
Expansion Lands)1050 Watermain New Watermain 2029 -2033 $750,000 $0 $750,000 0%$0 $750,000 $0 $750,000 $0
44 Grand Niagara Drive Watermain Brown Road to Grassy Brook Road 1150 Watermain New Development 2029 -2033 $1,495,000 $0 $1,495,000 0%$0 $1,495,000 $0 $1,495,000 $0
45 Kalar Road Watermain New Kalar Road - Mount Carmel to Mountain 1200 Watermain New Watermain 2029 -2033 $1,600,000 $0 $1,600,000 0%$0 $1,600,000 $0 $1,600,000 $0
46 Lyon's Parkway (Easement) - Cost Sharing Only Lyon's Parkway East Limit - Ort Road 180 Watermain New Development 2024 -2028 $180,000 $0 $180,000 0%$0 $180,000 $180,000 $0
47 McLeod Road Watermain New McLeod Road - Matteo to Beechwood 790 Watermain New Watermain 2029 -2033 $550,000 $0 $550,000 0%$0 $550,000 $0 $550,000 $0
48 Montrose Road Watermain Phase 1 - DC Debt to Be Issued Reixinger Road to 100m south of Lyons Creek Road 700 Watermain New Development 2024 -2028 $650,000 $0 $650,000 0%$0 $650,000 $0 $650,000 $0
49 Montrose Road Watermain Phase 2 100m south of Lyons Creek Road to Carl Road 950 Watermain New Development 2024 -2028 $1,235,000 $0 $1,235,000 0%$0 $1,235,000 $0 $1,235,000 $0
50 NW Expansion Lands internal WM Loop - Cost Sharing Only New Kalar Road to Mountain Road (internal to the Expansion
Lands)1000 Watermain New Watermain 2029 -2033 $700,000 $0 $700,000 0%$0 $700,000 $0 $700,000 $0
51 Ort Road - Cost Sharing Only North Limit - Willick Road 255 Watermain New Development 2024 -2028 $255,000 $0 $255,000 0%$0 $255,000 $0 $255,000 $0
52 Portage Road (Norton Street - Macklem Street) Upsize 150mm dia. to
300mm dia. Norton Street - Macklem Street 480 Watermain New Development 2029 -2033 $1,047,300 $0 $1,047,300 70%$733,110 $314,190 $0 $314,190 $0
53 Reixinger Road Extension/Street A - DC Debt to Be Issued Montrose Road to West Limit 175 Watermain New Development 2024 -2028 $7,500,000 $0 $7,500,000 0%$0 $7,500,000 $0 $7,500,000 $0
54 South Chippawa Watermain Phase 1 (Cost Sharing)Mann Street to 355m south of Mann street 355 Watermain New Development 2024 -2028 $315,000 $0 $315,000 0%$0 $315,000 $0 $315,000 $0
55 South Chippawa Watermain Phase 2 355m south of Mann street to Willick Road 200 Watermain New Development 2024 -2028 $355,000 $0 $355,000 0%$0 $355,000 $0 $355,000 $0
56 Thorold Stone Extension Watermain Fourth Avenue to Victoria Avenue 215 Watermain New Development 2024 -2028 $579,500 $0 $579,500 0%$0 $579,500 $0 $339,322 $240,178
57 Thorold Stone Road (Portage Road - CNR) Upsize 150mm dia. to
300mm dia.Portage Road - CNR 555 Watermain New Development 2029 -2033 $682,500 $0 $682,500 70%$477,750 $204,750 $0 $204,750 $0
58 Master Servicing Plan and Wet Weather Management Study MS63-22 Study 2024 -2028 $300,000 $0 $300,000 25%$75,000 $225,000 $0 $225,000 $0
59 Master Servicing Plan and Wet Weather Management Study Update Study 2029 -2033 $200,000 $0 $200,000 25%$50,000 $150,000 $0 $150,000 $0
60 Watermain Upgrade Program Years 1 -5 New Banting Avenue 354 Watermain Replacement/Upgrade 2024 -2028 $965,000 $0 $965,000 25%$241,250 $723,750 $0 $723,750 $0
61 Watermain Upgrade Program Years 1 -5 New Beaverdams Road 537 Watermain Replacement/Upgrade 2024 -2028 $1,782,000 $0 $1,782,000 25%$445,500 $1,336,500 $0 $1,336,500 $0
62 Watermain Upgrade Program Years 1 -5 New Bridge Street 864 Watermain Replacement/Upgrade 2024 -2028 $2,341,000 $0 $2,341,000 25%$585,250 $1,755,750 $0 $1,755,750 $0
63 Watermain Upgrade Program Years 1 -5 New Erie Avenue 93 Watermain Replacement/Upgrade 2024 -2028 $570,000 $0 $570,000 25%$142,500 $427,500 $0 $427,500 $0
64 Watermain Upgrade Program Years 5 - 10 New Frederica Street 676 Watermain Replacement/Upgrade 2029 -2033 $1,836,000 $0 $1,836,000 50%$918,000 $918,000 $0 $918,000 $0
65 Watermain Upgrade Program Years 5 - 10 New Carlton Avenue 377 Watermain Replacement/Upgrade 2024 -2028 $1,024,000 $0 $1,024,000 25%$256,000 $768,000 $0 $768,000 $0
66 Watermain Upgrade Program Years 5 - 10 New Royal Manor Drive 1047 Watermain Replacement/Upgrade 2024 -2028 $3,394,000 $0 $3,394,000 25%$848,500 $2,545,500 $0 $2,545,500 $0
67 Water Avenue 359 Watermain Replacement/Upgrade 2024 -2028 $1,058,000 $0 $1,058,000 90%$952,200 $105,800 $0 $105,800 $0
68 Willick Road (Sodom Road - Ort Road)Sodom Road – Ort Road 1000 Watermain New Development 2024 -2028 $1,935,800 $0 $1,935,800 0%$0 $1,935,800 $0 $1,935,800 $0
69 Willick Road (Sodom Road - Willoughby Drive)Sodom Road - Willoughby Drive 1000 Watermain New Development 2024 -2028 $1,935,800 $0 $1,935,800 0%$0 $1,935,800 $0 $1,935,800 $0
70 Wiltshire Boulevard 771 Watermain Replacement/Upgrade 2024 -2028 $2,266,000 $0 $2,266,000 90%$2,039,400 $226,600 $0 $226,600 $0
Subtotal Outside Core Tourist Area $86,336,900 $0 $86,336,900 $42,848,960 $43,487,940 $1,350,372 $41,524,379 $613,189
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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APPENDIX C.3
TABLE 1
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
WATER SERVICES
Ineligible Costs
NO.Project No.Limits Infrastructure Type of Improvement BTE %BTE $Available DC
Reserve Funds
2024-
2033
Post
2033
1 Cast Iron Watermain Replacement Program Years 1-5 New Allendale Avenue 226 Watermain Replacement/Upgrade 2024 -2028 $664,000 $0 $664,000 50%$332,000 $332,000 $241,017 $90,983 $0
2 Cast Iron Watermain Replacement Program Years 1-5 New Kitchener Street 390 Watermain Replacement/Upgrade 2024 -2028 $1,147,000 $0 $1,147,000 90%$1,032,300 $114,700 $0 $114,700 $0
3 Cast Iron Watermain Replacement Program Years 1-5 New MacDonald Avenue 207 Watermain Replacement/Upgrade 2024 -2028 $611,000 $0 $611,000 90%$549,900 $61,100 $0 $61,100 $0
4 Cast Iron Watermain Replacement Program Years 1-5 New McLeod Road 338 Watermain Replacement/Upgrade 2024 -2028 $1,622,000 $0 $1,622,000 90%$1,459,800 $162,200 $0 $94,975 $67,225
5 Cast Iron Watermain Replacement Program Years 1-5 New Robinson Street 574 Watermain Replacement/Upgrade 2024 -2028 $2,032,000 $0 $2,032,000 50%$1,016,000 $1,016,000 $0 $1,016,000 $0
6 Cast Iron Watermain Replacement Program Years 5 - 10 New Allendale Avenue 308 Watermain Replacement/Upgrade 2029 -2033 $903,000 $0 $903,000 50%$451,500 $451,500 $0 $451,500 $0
7 Cast Iron Watermain Replacement Program Years 5 - 10 New Kitchener Street 269 Watermain Replacement/Upgrade 2029 -2033 $1,107,000 $0 $1,107,000 90%$996,300 $110,700 $0 $110,700 $0
8 Lundy's Lane New Local Watermain Lundy's Lane - Highland to Royal Manor 1220 Watermain New Watermain 2024 -2028 $3,288,000 $0 $3,288,000 50%$1,644,000 $1,644,000 $0 $0 $1,644,000
9 Stanley Avenue (North Street - Ferry Street)
Upsize 150mm dia. to 300mm dia.North Street - Ferry Street 413 Watermain Replacement with
Enlargement 2029 -2033 $513,300 $0 $513,300 70%$359,310 $153,990 $0 $153,990 $0
10 Stanley Avenue WM Ph1 (Marineland Pkwy to Dunn St)W68-24 1150 2024 -2028 $2,750,000 $0 $2,750,000 0%$0 $2,750,000 $0 $1,610,244 $1,139,756
11 Stanley Avenue WM Ph2 (Dunn St to Murray St)W72-24 485 2024 -2028 $1,160,000 $0 $1,160,000 0%$0 $1,160,000 $0 $679,230 $480,770
12 Watermain Upgrade Program Years 1 -5 Clark Avenue 333 Watermain Watermain Upgrade 2024 -2028 $982,000 $0 $982,000 25%$245,500 $736,500 $0 $736,500 $0
13 Watermain Upgrade Program Years 1 -5 Robinson Street 137 Watermain Watermain Upgrade 2024 -2028 $751,000 $0 $751,000 50%$375,500 $375,500 $0 $375,500 $0
Subtotal Core Tourist Area $17,530,300 $0 $17,530,300 $8,462,110 $9,068,190 $241,017 $5,495,422 $3,331,751
Total Watermain Projects $103,867,200 $0 $103,867,200 $51,311,070 $52,556,130 $1,591,389 $47,019,801 $3,944,940
Reserve Fund Balance as of December 31, 2023 $1,591,389
Outside Core Tourist Area $1,350,372
Core Tourist Area $241,017
Timing Gross Cost Grants and
Subsidies
Net Municipal
Cost
Total DC
Eligible Costs
DC Eligible
Core Tourist Area
Approx.
Length
(m)
DRAFT DRAFT DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
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APPENDIX C.4
TABLE 1
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
SANITARY SEWER SERVICES
Ineligible Costs DC Eligible
Project No.Limits Infrastructure Type of Improvement BTE %BTE $Available DC
Reserves
2024-
2033
Post
2033
1 Biggar Road (Montrose Road – Unopened Road Allowance
(south side)) - Hospital
Montrose Road – Unopened Road
Allowance (south side)865 Sanitary Sewer New Development 2024 -2028 $3,500,000 $0 $3,500,000 0%$0 $3,500,000 $258,748 $3,241,252 $0
2 Biggar Road Sanitary Trunk Phase 2 NEW Unopened ROW west to Crowland Avenue 900 Sanitary Sewer Development 2029 -2033 $3,500,000 $0 $3,500,000 0%$0 $3,500,000 $0 $2,049,401 $1,450,599
3 Beechwood Road Local Trunk Sewer New Lundy's Lane to McLeod Road 1900 Sanitary Sewer Development 2029 -2033 $3,800,000 $0 $3,800,000 0%$0 $3,800,000 $0 $3,800,000 $0
4 Corwin and Carlton Sewer Separations New Corwin - Erwin to Carlton, Carlton - Corwin
to Dunn 525 Sanitary Sewer Sewer Separation 2029 -2033 $1,768,000 $0 $1,768,000 10%$176,800 $1,591,200 $0 $1,591,200 $0
5 City-wide I&I Reduction Program New 142177 Sanitary Sewer I&I Reduction
Measures 2024 -2033 $41,027,177 $0 $41,027,177 10%$4,102,718 $36,924,460 $0 $21,620,863 $15,303,597
6 Drop Connection to Regional Sanitary Tunnel @ Reixinger and
Montrose New Montrose Road at Reixinger Road 1 Sanitary Sewer Development 2029 -2033 $450,000 $0 $450,000 0%$0 $450,000 $0 $450,000 $0
7 Dorchester Road Sewer Upgrades New Dorchester Road - Mountain to Riall 812 Sanitary Sewer Sewer Upgrade 2029 -2033 $2,567,000 $0 $2,567,000 10%$256,700 $2,310,300 $0 $2,310,300 $0
8 Frederica Street Sewer Diversion New Frederica Street - Prince Edward to
Highland 347 Sanitary Sewer Diversion Sewer 2029 -2033 $897,000 $0 $897,000 50%$448,500 $448,500 $0 $448,500 $0
9 Garner Road Sanitary Sewer - Cost Share Only New Angie Drive to Black Forest Crescent 1200 Sanitary Sewer Development 2029 -2033 $1,800,000 $0 $1,800,000 0%$0 $1,800,000 $0 $1,800,000 $0
10 Garner Road Sanitary Sewer - Cost share Only New Warren Woods Avenue to Brown Road 430 Sanitary Sewer Development 2024 -2028 $645,000 $0 $645,000 0%$0 $645,000 $0 $645,000 $0
11 Garner Pumping Stations - Principal Only 97-2010 (20
years)Debenture 2024 -2030 $4,190,743 $0 $4,190,743 0%$0 $4,190,743 $0 $4,190,743 $0
12 Kalar Road Sewer Upgrade New Kalar Road - Thorold Stone Road to Mount
Carmel 2300 Sanitary Sewer Sewer Upgrade 2029 -2033 $14,000,000 $0 $14,000,000 0%$0 $14,000,000 $0 $14,000,000 $0
13 Lyon's Parkway (Easement)Lyon's Parkway East Limit - Ort Road 180 Sanitary Sewer New Development 2024 -2028 $270,000 $0 $270,000 0%$0 $270,000 $0 $270,000 $0
14 Montrose Road Sanitary Sewer Phase 1 Debt to be issued New Reixinger Road to 110m south of Lyons
Creek Road 790 Sanitary Sewer Development 2024 -2028 $3,500,000 $0 $3,500,000 0%$0 $3,500,000 $0 $3,500,000 $0
15 Montrose Road Sanitary Sewer Phase 2 New 110m south of Lyons Creek Road to Carl
Road 790 Sanitary Sewer Development 2024 -2028 $3,000,000 $0 $3,000,000 0%$0 $3,000,000 $0 $3,000,000 $0
16 North Sodom Road Sanitary Sewer Upsizing Improvement Sodom Road - Weinbrenner Road to Lyons
Creek Road 400 Sanitary Replacement Existing and
Development 2024 -2028 $2,500,000 $0 $2,500,000 0%$0 $2,500,000 $0 $2,500,000 $0
17 Ort Road North Limit - Willick Road 255 Sanitary Sewer New Development 2024 -2028 $382,500 $0 $382,500 0%$0 $382,500 $0 $382,500 $0
18 Portage Road (Norton Street - Macklem Street)Norton Street - Macklem Street 480 Sanitary Sewer Rehabilitation 2029 -2033 $814,500 $0 $814,500 70%$570,150 $244,350 $0 $244,350 $0
19 Reixinger Road Extension (West)/Street A Debt to be issued New Montrose Road to West Limit 160 Sanitary Sewer Development 2024 -2028 $900,000 $0 $900,000 0%$0 $900,000 $0 $900,000 $0
20 South Niagara Falls Infiltration & Inflow Study to High Lift
Sewage Pumping Station SS72 Study 2024 -2028 $130,823 $0 $130,823 10%$13,082 $117,740 $0 $117,740 $0
21 South Niagara Falls Sanitary Sewer Servicing Study SS81-21 Study 2024 -2028 $150,000 $0 $150,000 0%$0 $150,000 $0 $150,000 $0
22 South Sodom Road Sanitary Sewer (Weinbrenner Road to Mann
Street) - Cost Sharing Only New Sodom Road - Weinbrenner Road to Mann
Street 310 Sanitary Sewer Development 2024 -2028 $400,000 $0 $400,000 0%$0 $400,000 $0 $400,000 $0
23
South Chippawa Sanitary Sewer (Mann Street internal
Chippawa East Development to Willick Road) - Cost Sharing
Only
New Internal Development between Mann Street
and Willick Road 900 Sanitary Sewer Development 2024 -2028 $300,000 $0 $300,000 0%$0 $300,000 $0 $300,000 $0
24 South Garner Hydro Corridor Sewer - Cost Sharing New Hydro Corridor - Garner Road to
Beachwood Road 1000 Sanitary Sewer Development 2029 -2033 $1,500,000 $0 $1,500,000 0%$0 $1,500,000 $0 $878,315 $621,685
25 Thorold Stone Road Extension New Fourth Avenue to Victoria Avenue 230 Sanitary Sewer Development 2024 -2028 $760,000 $0 $760,000 0%$0 $760,000 $0 $760,000 $0
26 Valley Way Area Sewer Separations New Valley Way between Victoria and Stanley 15649 Sanitary Sewer Sewer Separation 2024 -2033 $42,883,000 $0 $42,883,000 90%$38,594,700 $4,288,300 $0 $2,510,985 $1,777,315
27 Willick Road (Sodom Road - Ort Road)Sodom Road – Ort Road 1000 Sanitary Sewer New Development 2024 -2028 $2,150,900 $0 $2,150,900 0%$0 $2,150,900 $0 $2,150,900 $0
28 Willick Road (Sodom Road - Willoughby Drive)Sodom Road - Willoughby Drive 1000 Sanitary Sewer New Development 2024 -2028 $2,150,900 $0 $2,150,900 0%$0 $2,150,900 $0 $2,150,900 $0
29 Master Servicing Plan and Wet Weather Management Study MS63-22 Study 2024 -2028 $300,000 $0 $300,000 25%$75,000 $225,000 $0 $225,000 $0
30 Master Servicing Plan and Wet Weather Management Study
Update Study 2029 -2033 $200,000 $0 $200,000 25%$50,000 $150,000 $0 $150,000 $0
31 Willoughby Drive Sewer Diversion New Willoughby Drive - Cattell to Weinbrenner 599 Sanitary Sewer Diversion Sewer 2024 -2028 $1,442,000 $0 $1,442,000 0%$0 $1,442,000 $0 $1,442,000 $0
32 Woodington, Woodgate, Woodfield Sewer Upgrades New
Woodfield - Mountain to Woodington,
Woodington - Woodfield to Woodgate,
Woodgate - Woodington to Dorchester
743 Sanitary Sewer Sewer Upgrade 2029 -2033 $1,890,000 $0 $1,890,000 10%$189,000 $1,701,000 $0 $1,701,000 $0
Subtotal Outside Core Tourist Area $143,769,543 $0 $143,769,543 $44,476,650 $99,292,893 $258,748 $79,880,948 $19,153,196
NO.Timing
Grants and
Subsidies Net Municipal Cost Total DC Eligible
CostsGross Cost
Approx.
Length
(m)
Outside Core Tourist Area
DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
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F-2024-11
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Page 32 of 34Page 74 of 76Page 109 of 370
APPENDIX C.4
TABLE 1
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
SANITARY SEWER SERVICES
Ineligible Costs DC Eligible
Project No.Limits Infrastructure Type of Improvement BTE %BTE $Available DC
Reserves
2024-
2033
Post
2033
1 Allendale Avenue (Ferry Street - Robinson Street)Ferry Street - Robinson Street 365 Sanitary Replacement Sewer Separation 2024 -2028 $874,000 $0 $874,000 50%$437,000 $437,000 $0 $437,000 $0
2 Alex Avenue Sewer Upgrade New Alex Avenue - McLeod to Frontenac 139 Sanitary Sewer Sewer Upgrade 2024 -2028 $336,000 $0 $336,000 0%$0 $336,000 $0 $196,742 $139,258
3 Clark Avenue (Ferry Street - Robinson Street)
Upsize 250mm dia. to 300mm dia.Ferry Street - Robinson Street 350 Sanitary Replacement Replacement with
Enlargement 2024 -2028 $355,500 $0 $355,500 70%$248,850 $106,650 $1,859 $104,791 $0
4 I&I Reduction Program New 142177 Sanitary Sewer I&I Reduction
Measures 2024 -2033 $10,000,000 $0 $10,000,000 10%$1,000,000 $9,000,000 $0 $5,269,888 $3,730,112
5 McLeod Road Sewer Upgrade New McLeod Road - Stanley to Drummond 1078 Sanitary Sewer Sewer Upgrade 2024 -2028 $5,114,000 $0 $5,114,000 25%$1,278,500 $3,835,500 $0 $2,245,851 $1,589,649
6 Robinson Street (Stanley Avenue to East Limit) Stanley Avenue - East Limit 438 Sanitary Replacement Development 2024 -2028 $1,048,800 $0 $1,048,800 50%$524,400 $524,400 $0 $524,400 $0
7 Stanley Avenue Twin Sewer New Stanley Avenue - Livingston to McLeod 639 Sanitary Sewer Twin Sewer 2024 -2028 $1,666,000 $0 $1,666,000 0%$0 $1,666,000 $0 $975,515 $690,485
Subtotal Core Tourist Area $19,394,300 $0 $19,394,300 $3,488,750 $15,905,550 $1,859 $9,754,187 $6,149,504
Total Sanitary Sewer Projects $163,163,843 $0 $163,163,843 $47,965,400 $115,198,443 $260,608 $89,635,135 $25,302,700
Reserve Fund Balance as of December 31, 2023 $260,608
Outside Core Tourist Area $258,748
Core Tourist Area $1,859
Timing Gross Cost Grants and
Subsidies Net Municipal Cost Total DC Eligible
CostsNO.Core Tourist Area
Approx.
Length
(m)
DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
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F-2024-11
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Page 33 of 34Page 75 of 76Page 110 of 370
APPENDIX C.5
TABLE 1
CITY OF NIAGARA FALLS
DEVELOPMENT-RELATED CAPITAL PROGRAM
STORM WATER MANAGEMENT SERVICES
Ineligible Costs
NO.Outside Core Tourist Area Limits
Approx.
Length
(m)
Infrastructure Type of Improvement BTE %BTE $Available DC
Reserve Funds
2024-
2033
Post
2033
1 Beaverdams SWM Facility - Land Purchase, Design
& Construction N/A N/A Pond c/w Crossings SWMP 2024 -2028 $2,868,000 $0 $2,868,000 80%$2,289,517 $578,483 $578,483 $0 $0
2 Biggar Road Trunk Storm Sewer Phase 1 - DC DEBT
TO BE ISSUED Montrose Road to Unopen Road Allowance 850m New Storm Sewer Development 2024 -2028 $800,000 $0 $800,000 0%$0 $800,000 $800,000 $0 0%
3 Biggar Road Trunk Storm Sewer Phase 2 Unopened ROW west to Crowland Avenue 850m New Storm Sewer Development 2029 -2033 $800,000 $0 $800,000 0%$0 $800,000 $800,000 $0 0%
4 Corwin Crescent Erwin Avenue - OPG Canal 1000 Trunk Sewer &
Outfall Sewer Separation 2029 -2033 $10,754,300 $0 $10,754,300 80%$8,585,131 $2,169,169 $2,169,169 $0 $0
5 Hodgson Subdivision Sewer Separation Strategy -
DC Eligible Share N/A Design 2024 -2028 169,865 $0 $169,865 0%$0 $169,865 $169,865 $0 $0
6 Montrose Road Phase 1 - DC DEBT TO BE ISSUED Grassy Brook to Lyons Parkway 1500m New Storm Sewer Development 2024 -2028 $400,000 $0 $400,000 0%$0 $400,000 $400,000 $0 0%
7 Portage Road (Norton Street - Macklem Street)
Upsize Storm Outlet Norton Street - Macklem Street 480 Storm Sewer Replacement with
Enlargement 2029 -2033 $1,247,500 $0 $1,247,500 80%$995,876 $251,624 $251,624 $0 $0
8 Reixinger Road Extension - DC DEBT TO BE ISSUED Montrose Road to West Limit 150m New Storm Sewer Development 2024 -2028 $125,000 $0 $125,000 0%$0 $125,000 $125,000 $0 0%
9 Thompson Creek Watershed Master Plan Study 2024 -2028 $215,100 $0 $215,100 0%$0 $215,100 $215,100 $0 $0
10 Thorold Stone Road Ext Cost Sharing Fourth Avenue to Victoria Avenue 700m New Storm Sewer Development 2029 -2033 $1,000,000 $0 $1,000,000 0%$0 $1,000,000 $45,819 $954,181 0%
11 Thompson Creek EA/Design McLeod South EA Study 2029 -2033 $250,000 $0 $250,000 0%$0 $250,000 $0 $250,000 0%
12 Valley Way (Second Avenue to Drop Shaft/Tunnel @
Stanley Ave)N/A 920 Trunk Sewer &
Outfall Sewer Separation 2024 -2028 $3,584,800 $0 $3,584,800 80%$2,861,737 $723,063 $723,063 $0 $0
13 New OPG Outlets Misc.Storm Outlets Development 2029 -2033 $430,200 $0 $430,200 0%$0 $430,200 $0 $430,200 $0
14 Master Servicing Plan and Wet Weather
Management Study Study 2024 -2028 $300,000 $0 $300,000 25%$75,000 $225,000 $0 $225,000 $0
15 Master Servicing Plan and Wet Weather
Management Study Update Study 2029 -2033 $200,000 $0 $200,000 25%$50,000 $150,000 $0 $150,000 $0
Subtotal Outside Core Tourist Area 23,144,765$ $0 $23,144,765 $14,857,261 $8,287,504 $6,278,123 $2,009,381 $0
Ineligible Costs
NO.Core Tourist Area Limits
Approx.
Length
(m)
Infrastructure Type of Improvement BTE %BTE $Available DC
Reserve Funds
2024-
2033
Post
2033
1 Allendale Avenue (Ferry Street - Robinson Street)Ferry Street - Robinson Street 365 New Storm Sewer Sewer Separation 2024 -2028 $1,178,400 $0 $1,178,400 50%$589,200 $589,200 $148,655 $440,545 $0
2 Robinson Street (Stanley Avenue to East Limit) Stanley Avenue - East Limit 438 New Storm Sewer Sewer Separation 2024 -2028 $560,500 $0 $560,500 50%$280,250 $280,250 $280,250 $0
Subtotal Core Tourist Area $1,738,900 $0 $1,738,900 $869,450 $869,450 $148,655 $720,795 $0
Total Storm Water Management Projects $24,883,665.08 $0 $24,883,665 $15,726,711 $9,156,954 $6,426,778 $2,730,176 $0
Reserve Fund Balance as of December 31, 2023 $6,426,778
Outside Core Tourist Area $6,278,123
Core Tourist Area $148,655
DC Eligible
Timing Gross Cost Grants and
Subsidies
Net Municipal
Cost
Total DC
Eligible Costs
DC Eligible
Timing
Grants and
Subsidies
Net Municipal
Cost
Total DC
Eligible CostsGross Cost
DRAFT
Attachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital ProgramAttachment 4 – Draft Capital Program
F-2024-11
February 27, 2024
F-2024-11
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F-2024-11
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Page 34 of 34Page 76 of 76Page 111 of 370
1Page 112 of 370
Long Range Financial Plan -Background
•The MOE,under the Safe Drinking Act 2002 requires
municipalities to update its water financial plan
with its application for licence renewal
•Long Range Financial Plan (LRFP)-last prepared in
2019 and submitted to the Province in accordance
with O.Reg.453/07
•City’s is taking an integrated approach:
•Includes both a water and wastewater financial
plan to ensure transparency and sustainability
of the system
•Plan covers a 6 year period from 2025 to 2030
•The financial plan is not binding on Council,
however,it provides a framework for guiding future
operating and capital budgets2Page 113 of 370
Sources of Data Utilized
•2024 Operating Budget
•2024-2034 Year Capital Plan
•2024 Projected Reserve End Balances
•2019-2023 Consumption Trends
•2019-2023 # of accounts and meters by size
•2024 Water/WW Rates
•2022 Asset Management Plan
•Existing Debt amortization schedules
•2023 Niagara Region Growth Forecast
3Page 114 of 370
Financial Plans are Dynamic
•Although great efforts have been made to
present accurate financial projections
•Financial plans are living documents that
require continuous improvement
•Comparing actual results with
projections can lead to improved future
planning
4Page 115 of 370
Long Range Financial Plan Forecast Assumptions
•Expenditure Increases —3%annually
•Other Revenues—3% annually
•Capital Budget—10 year capital budget
provided
•Year end reserve balances
•Regional Expenditure Increases
•4.3% annually for water
•8.48% annually for wastewater
5Page 116 of 370
Guiding Principles
•To ensure a reasonable degree of stability and
predictability in the rate burden while supporting
affordability
•Fair sharing in the distribution of resources between
current and future ratepayers
•Sustainable level of revenue to provide for future
rehabilitation and replacement needs
•Maximize financial flexibility through the use of
reserves
•Maintain programs and services that meet
environmental protection standards
6Page 117 of 370
Operating Budget Forecast
•Combined annual rate revenue requirement increase is 5.5%
Note that this is not equivalent to the impact of rates as assumptions for
consumption and growth will be considered.
7
Rate Revenue
Requirements (000's)
Budget
2024 2025 2026 2027 2028 2029 2030
Water 26,630$ 27,961$ 29,359$ 30,827$ 32,369$ 33,987$ 35,687$
WW 31,871$ 33,783$ 35,810$ 37,959$ 40,236$ 42,650$ 45,209$
Total 58,501$ 61,744$ 65,169$ 68,786$ 72,605$ 76,638$ 80,896$
Water yoy %5.3%5.0%5.0%5.0%5.0%5.0%5.0%
WW yoy %12.1%6.0%6.0%6.0%6.0%6.0%6.0%
Total % Change 8.9%5.5%5.5%5.5%5.6%5.6%5.6%
•To ensure a reasonable degree of stability and predictability in the rate
burden while supporting affordability
Page 118 of 370
Summary of Water Operating Budget Breakdown
•Regional costs are increasing
higher than inflation
8
•Maintain programs and services
that meet environmental
protection standards
Page 119 of 370
Summary of Wastewater Operating Budget Breakdown
9
•Maintain programs and services
that meet environmental
protection standards
•Regional costs are increasing
higher than inflation
Page 120 of 370
Residential Water/WW Affordability
Strategy is to keep the Water/WW cost of service for a typical
residential home 1.5%-3.0% of household income
•Niagara Falls is well positioned
10
Differences in the cost of service is
impacted by:
•overall age of the system
•condition of the infrastructure
•complexity of the system
•strategies used to address
infrastructure gaps
•not all plans may be at the
financially sustainable level
Ratepayer Affordability
Municipality
Pelham 146,977$ 1,107$ 0.8%
Niagara-on-the-Lake 136,478$ 1,250$ 0.9%
Lincoln 130,528$ 1,286$ 1.0%
West Lincoln 132,780$ 1,316$ 1.0%
St. Catharines 93,330$ 1,143$ 1.2%
Thorold 99,506$ 1,310$ 1.3%
Welland 87,690$ 1,469$ 1.7%
Fort Erie 94,404$ 1,623$ 1.7%
Port Colborne 91,302$ 1,695$ 1.9%
Niagara Avg 108,252$ 1,386$ 1.3%
Niagara Med.96,955$ 1,313$ 1.3%
Niagara Falls 94,567$ 1,128$ 1.2%
2023 Est.
Avg.
Household
Income
2023
Residential
Water/WW
Costs 200 m3
Affordability
Metric
Page 121 of 370
Water/WW Affordability
•Consistently, the City of Niagara Falls has a lower cost of service for all
customers
11
Annual
Consumption
m3 Niagara Falls Niagara Avg
%
Difference
to Avg
Residential typical 200 m3 1,128$ 1,355$ 20%
ICI small 10,000 m3 32,252$ 41,161$ 28%
ICI mid 30,000 m3 92,684$ 123,396$ 33%
ICI high 100,000 m3 296,682$ 399,373$ 35%
Ratepayer Affordability
Page 122 of 370
Water/WW Strategies
•Gradually increase contributions to
the reserves to develop a financially
sustainable base upon which assets
and infrastructure can be replaced
on a timely basis.
12
•Maximize financial flexibility
through the use of reserves
•Sustainable level of revenue to
provide for future rehabilitation
and replacement needs
Page 123 of 370
Summary –Financial Sustainability
•City’s plan supports financial sustainability:
•Able to meet financial obligations
throughout the forecast
•Sufficient flexibility to respond to
changing circumstances
•Positive reserve balances
•Low level of debt
•Sustainable cash flows
13Page 124 of 370
Summary –Financial Sustainability
Ensures a reasonable degree of stability and predictability in the rate burden while
supporting affordability
Smoothed rate increases throughout the period
Kept rate burden under 1.5% of average household income
Supports fair sharing in the distribution of resources between current and future
ratepayers
No debt issued for replacement of existing assets
Provides a sustainable level of revenue to provide for future rehabilitation and
replacement needs
Gradual increase in reserve contributions
Maximizes financial flexibility through the use of reserves
Positive reserve balances
Maintains programs and services that meet environmental protection standards
Incorporates operating expenditure anticipated increases
14Page 125 of 370
Summary
•City should continue to monitor the financial
and operational environment and report back
to Council changes that impact the Water and
Wastewater Financial Plan
•Overall position for water and wastewater is
healthy based on existing and known changes
that will drive funding needs over the forecast
period
15
Better Information = Better Decisions
Page 126 of 370
Questions & Answers
16Page 127 of 370
Water and Wastewater
Long-Ran ge Financial Plan
In Accordance with O.Reg. 453/07
I , / I /
City of Niagara Falls
Feb 2024
Page 128 of 370
Niagara Falls - Water and Wastewater Financial Plan
1
Table of Contents
Introduc�on .............................................................................................. 2
Review of Regulatory and Legisla�ve Requirements ............................ 3
General Approach to Preparing the City’s Financial Plan ..................... 4
Required Statements ............................................................................ 5
Importance of a Long-Range Financial Plan ......................................... 5
Guiding Principles ................................................................................. 6
Sustainable Financial Planning ............................................................. 6
The Long-Range Financial Plan is Dynamic ........................................... 7
Water and Wastewater Model and Situa�onal Analysis .......................... 8
Sources of Data to Prepare Long Range Financial Plan ...................... 10
Comparison of Water and Wastewater Cost of Service ..................... 11
Ratepayer Affordability ....................................................................... 12
Rate Structure - Goals and Objec�ves ................................................ 13
Rate Structure Op�ons—Fixed Vs. Volumetric ................................... 14
Number of Customers ........................................................................ 15
Water Revenue and Expenditure Analysis .......................................... 16
Wastewater Revenue and Expenditure Analysis ................................ 16
Reserves and Debt Strategies ................................................................. 17
Reserves and Revenue Stability Strategies ......................................... 18
Asset Consump�on Ra�o ................................................................... 19
Capital Reserve Strategies ................................................................... 20
Opera�ng Reserve Strategies .............................................................. 21
Debt Financing Strategies.................................................................... 22
Summary of Financial Environment and Assump�ons ........................... 23
Summary of Financial Environment and Assump�ons ....................... 24
Regulatory and Legisla�ve Environment ............................................. 24
Forecast Water and Wastewater Opera�ng Budgets .............................. 25
Summary of Water Opera�ng Budget Forecast .................................. 26
Summary of Wastewater Opera�ng Budget Forecast ......................... 27
Repor�ng Requirements O.Reg. 453/07 ................................................. 28
Introduc�on—O.Reg. 453/07 .............................................................. 29
Water Statements ............................................................................... 30
Statement of Financial Opera�ons—Water .................................... 31
Statement of Cash Flow/Cash Receipts—Water ............................. 32
Statement of Financial Posi�on—Water ......................................... 33
Wastewater Statements ...................................................................... 34
Statement of Financial Opera�ons—Wastewater ........................... 35
Statement of Cash Flow/Cash Receipts—Wastewater .................... 36
Statement of Financial Posi�on—Wastewater ............................... 37
Page 129 of 370
Niagara Falls - Water and Wastewater Financial Plan
2
Introduction
Water and Wastewater Long Range Financial Plan Page 130 of 370
Niagara Falls - Water and Wastewater Financial Plan
3
Review of Regulatory and Legislative Requirements
The City of Niagara Falls, along with other Ontario municipali�es
that are responsible for the provision of drinking water, is required
to meet the requirements set out in the Financial Plans Regula�ons
O.Reg.453/07.
Although the regula�on only requires a Water Financial Plan, a
Wastewater Financial Plan has also been included to provide a
more complete picture.
Ontario Reg. 453/07 provides the following parameters with
regards to s.30 (1) part b of the Safe Drinking Water Act for
municipal drinking water licence renewal:
• The financial plan must be approved by Council resolu�on (or
governing body)
• The financial plan must include details regarding lead service
pipe replacement
• The financial plan must include a statement that the financial
impacts have been considered and apply for a minimum six-
year period commencing in the year in which the exis�ng
municipal drinking water licence expires
• A copy of the financial plan must be submited to the Ministry
of Municipal Affairs and Housing
• For each year to which the financial plans apply, the financial
plans must include the following:
o Details of the proposed or projected financial posi�on of the
drinking water system itemized by:
total financial assets
total liabili�es
net debt
non-financial assets that are tangible capital assets,
tangible capital assets under construc�on,
inventories of supplies and prepaid expenses
changes in tangible capital assets that are addi�ons,
dona�ons, write downs and disposals
o Details of the drinking water system’s proposed or projected
gross cash receipts and gross cash payments itemized by:
opera�ng transac�ons that are cash received from
revenues, cash paid for opera�ng expenses and
finance charges Page 131 of 370
Niagara Falls - Water and Wastewater Financial Plan
4
capital transac�ons that are proceeds on the sale of
tangible capital assets and cash used to acquire
capital assets
inves�ng transac�ons that are acquisi�ons and
disposal of investments
financing transac�ons that are proceeds from the
issuance of debt and debt repayment
changes in cash and cash equivalents during the
year, and
cash and cash equivalents at the beginning and end
of the year.
• The financial plan must include detail regarding proposed or
projected financial opera�ons itemized by total revenues, total
expenses, annual surplus/deficit and accumulated
surplus/deficit (i.e. the components of a “Statement of
Opera�ons” as per PSAB) for each year in which the financial
plans apply.
• The financial plan is to be made available to the public upon
request and at no charge.
General Approach to Preparing the City ’s Financial Plan
The financial plan iden�fies the key financial strategies that will
influence the building of a sustainable long-term financial future
and takes into account:
• Expected expenses and capital outlays for each year of the plan;
• Expected revenues for each year and their source;
• Performance measures to enable assessment of the Council’s
strategic priori�es;
• Assump�ons that have been used in the development of the
financial plan; and
• Sensi�vity analysis on key assump�ons most likely to affect
long-range financial planning and
sustainability to ensure that the City is
aware of the key levers that will impact
the financial plan and that should be
monitored over �me.
Page 132 of 370
Niagara Falls - Water and Wastewater Financial Plan
5
Required Statements
There are three statements that must be completed, in accordance
with the O. Reg. 453/07. These include:
The Statement of Operations summarizes the revenues and
opera�ng expenses for a given period.
The Statement of Cash Flows reports on how ac�vi�es were
financed for a given period which provides a measure of the
changes in cash for that period.
The Statement of Financial Position reports on whether enough
revenue was generated in a period to cover the expenses in the
period and whether sufficient resources have been generated to
support current and future ac�vi�es.
The categories of financial informa�on have been developed to
ensure:
• that they provide a sound picture of the financial posi�on of a
drinking water system
• that they are aligned with municipal financial statements
prepared on a full accrual accoun�ng basis
• consistent financial planning for municipal water services
The goal of the financial plan is to provide the City with a realis�c
and informed view of the water and wastewater opera�ng and
capital expenditures needed over �me to maintain the integrity and
health of its physical infrastructure and to accommodate growth
and new environmental standards. As such, a Long-Range Financial
Plan (LRFP) creates a more purposeful approach to long-term
financial management and helps align short term ac�ons with long
term financial strategies.
Importance of a Long-Range Financial Plan
A LRFP is a framework to guide the City in future budget forecast
recommenda�ons.
Statement of Opera�ons
Statement of Cash Flows
Statement of Financial Posi�on Page 133 of 370
Niagara Falls - Water and Wastewater Financial Plan
6
Guiding Principles
The following guiding principles have been used as the basis for the
crea�on of the water and wastewater financial plan:
• Smooth rate increases over the period;
• Incorporate water and wastewater asset sustainability
requirements;
• There is a fair sharing in the distribu�on of resources between
current and future ratepayers;
• Provide for sustainable cash flows in the long term;
• Maximize financial flexibility;
• Minimize financial vulnerability during economic downturns;
and
• Maintain programs and services at their desired levels.
Sustainable Financial Planning
The Ministry of the Environment, Conserva�on and Parks released
a guideline (“Towards Financially Sustainable Drinking-Water and
Wastewater Systems”) that outlines suggested principles for water
and wastewater provides possible approaches to achieving
sustainability. The Province’s Principles of Financially Sustainable
Water and Wastewater Services are provided below:
Principle #1: Ongoing public engagement and transparency can
build support for, and confidence in, financial plans and the
system(s) to which they relate.
Principle #2: An integrated approach to planning among water,
wastewater, and storm water systems is desirable given the
inherent rela�onship among these services.
Principle #3: Revenues collected for the provision of water and
wastewater services should ul�mately be used to meet the
needs of those services.
Principle #4: Life -cycle planning with mid-course correc�ons is
preferable to planning over the short-term, or not planning at
all. Page 134 of 370
Niagara Falls - Water and Wastewater Financial Plan
7
Principle #5: An asset management plan is a key input to the
development of a financial plan.
Principle #6: A sustainable level of revenue allows for reliable
service that meets or exceeds environmental protec�on
standards, while providing sufficient resources for future
rehabilita�on and replacement needs.
Principle #7: Ensuring users pay for the services they are
provided leads to equitable outcomes and can improve
conserva�on. In general, metering and the use of rates can help
ensure users pay for services received.
Principle #8: Financial plans are “living” documents that require
con�nuous improvement. Comparing the accuracy of financial
projec�ons with actual results can lead to improved planning in
the future.
Principle #9: Financial plans benefit from the close
collabora�on of various groups, including engineers,
accountants, auditors, u�lity staff, and municipal council.
The financial plan will be instrumental in the City ’s ability to meet
the Provincial repor�ng requirements included in O.Reg. 453/07 for
water opera�ons and has been developed in recogni�on of the
above noted principles.
The Long-Range Financial Plan is Dynamic
This document puts the City’s water & wastewater financial
condi�on in perspec�ve, discusses the current challenges and risks
and provides a sustainable financial forecast. The plan also provides
a framework for guiding the annual budget and the financial
planning over a longer horizon. The LRFP helps to understand the
implica�ons that today’s decisions have on future budgets. The
LRFP has been prepared to meet the regulatory requirements. It
does not represent a formal mul�-year budget. The approval of the
budget is undertaken annually.
Great effort has been made to present accurate financial
projec�ons, based upon the data available at this �me. In
accordance with the regula�ons, financial plans must be updated
in conjunc�on with an applica�on for licence renewal (i.e. every 5
years), however, there are many poten�al circumstances that could
occur within the short to medium term that would affect the
assump�ons in the projec�ons for opera�ng and capital. Council
priori�es, planning policies, changes to service levels, consump�on Page 135 of 370
Niagara Falls - Water and Wastewater Financial Plan
8
projec�ons and infrastructure requirements, will certainly lead to
changes and the LRFP should be adjusted to reflect these changes
as they occur.
As a best prac�ce, The Ministry of the Environment document
en�tled “Toward Financial Sustainability” suggests that Financial
Plans should be updated on an annual forward-looking basis. By
doing so, con�nuous improvement will be fostered and results can
be considered as part of the annual budget process.
It is well recognized that a Financial Plan is a dynamic document
that should be updated and re-evaluated, on an ongoing basis to:
• Amend the assump�ons, projec�ons and strategies, as
required, based on changes in the municipal environment;
• Con�nue building awareness of future changes in current
opera�ng and capital spending and funding levels;
• Assist the City in determining the extent of its financial
challenges;
• Reconfirm the key financial goals and strategies that should
guide future planning; and
• Spur the development of ac�ons in future business plans that
would respond to the strategies.
Water and Wastewater Model and
Situational Analysis
Page 136 of 370
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9
Water and Wastewater Model and Situa�onal Analysis Page 137 of 370
Niagara Falls - Water and Wastewater Financial Plan
10
Sources of Data to Prepare Long Range Financial Plan
• Reserves—Water/WW Lifecycle Reserve projected opening
balance 2024 which took into considera�on any commitments
from previous years.
• Operating Budget—The City provided the 2024 Opera�ng
Budgets for Water and Wastewater which were used
extensively and forecast assump�ons were included for the
remainder of the forecast period.
• Financial Information Return - The City’s latest FIR (2022) was
used in the prepara�on of the O. Regs with respect to
amor�za�on informa�on.
• Consumption—Consump�on trends were provided by the City
to determine an appropriate assump�on with respect to rate
se�ng.
• Customer Accounts and Meters by Size—The City provided
customer account informa�on by meter size.
• Historical Rates—A review was undertaken of the historical
rates to gain perspec�ve into the strategies that have been
deployed to support financial sustainability.
• Debt Schedules—The City provided the amor�za�on schedules
for exis�ng debt.
• Legislative Requirements—A review of Provincial requirements
governing water and wastewater opera�ons.
• Asset Management Plan—2022 Asset Management Plan which
iden�fied that the annual contribu�on to capital required for
the �mely replacement of assets is $7 million in water and $5.6
million in wastewater (in 2024 dollars using 3% annual infla�on
for future years).
Page 138 of 370
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11
Comparison of Water and Wastewater Cost of Service
• An analysis of the 2023 water and wastewater rates in Niagara Falls was undertaken against other Niagara municipali�es as well as against
the Ontario average of 100+ Ontario municipali�es.
• As shown in the table, the customer cost of water/ww services in
Niagara Falls is approximately 20% lower than the peer average for a
residen�al customer that consumes 200 m3 per year and 15% below the
survey average of over 100 Ontario municipali�es. In Niagara Falls, a
customer would pay $1,128 annually compared with the Niagara
average of $1,355 and the Ontario average of $1,302.
• For non-residen�al customers, the cost of service in Niagara Falls ranges
from 28% to 37% lower than the peer average of Niagara Municipali�es.
• Differences in rates are impacted by the overall age of the system, the
condi�on of the infrastructure, the complexity of the system and the
strategies used to address infrastructure gaps.
• Note that Wainfleet is excluded as there is no service. Grimsby is
excluded from the analysis as it only charges water on rates and sewer
only par�ally on rates with the remainder from the tax levy.
2023 Residential Commercial Industrial Industrial Industrial
Volume 200 m3 10,000 m3 30,000 m3 100,000 m3 500,000 m3
Meter Size 5/8" 2" 3" 4" 6"
Pelham 1,107$ 34,769$ 103,413$ 337,258$ 1,663,912$
St. Catharines 1,143$ 39,478$ 119,295$ 389,150$ 1,927,375$
Niagara-on-the-Lake 1,250$ 31,296$ 95,455$ 303,178$ 1,483,451$
Lincoln 1,286$ 54,477$ 161,527$ 534,802$ 2,666,183$
Thorold 1,310$ 38,305$ 113,805$ 378,055$ 1,888,055$
West Lincoln 1,316$ 40,434$ 116,468$ 371,106$ 1,810,211$
Welland 1,469$ 52,786$ 159,369$ 521,277$ 2,584,870$
Fort Erie 1,623$ 42,594$ 129,665$ 413,661$ 2,028,191$
Port Colborne 1,695$ 36,310$ 111,569$ 345,874$ 1,673,111$
Niagara Avg 1,355$ 41,161$ 123,396$ 399,373$ 1,969,484$
Niagara Med.1,310$ 39,478$ 116,468$ 378,055$ 1,888,055$
Total 100+ Ontario
Municipalities 1,302$ 43,144$ 125,034$ 406,473$ 2,009,674$
Niagara Falls 1,128$ 32,252$ 92,684$ 296,682$ 1,442,403$
Ranking
second
lowest
second
lowest lowest lowest lowest
% Below Average 20% 28% 33% 35%
37%Page 139 of 370
Niagara Falls - Water and Wastewater Financial Plan
12
Ratepayer Affordability
• Ratepayer affordability has also been taken into considera�on.
This compares the cost of water/ww services in rela�on to
average household income.
• There are a number of sources which are used in the industry
to establish a benchmark upon which affordability is measured.
The most common approach is water/wastewater costs as a
percentage of average income. The threshold value, which is
expressed as a percent, is applied to a measure of income to
determine the point at which the cost of water/wastewater
becomes unaffordable.
• There is no one benchmark percentage established in the
industry. Depending on the source used, the range typically is
from 1.5%-3.0% of household income, beyond which,
affordability is ques�onable.
• Niagara Falls’s average household income is $94,567, lower
than the Niagara survey average.
• Residen�al water/ww costs are second lowest in the survey
resul�ng in a slightly below average water/ww costs as a
percentage of income. (Water/ww costs as a percentage of
income in Niagara Falls is 1.2% compared with the survey
average of 1.3%).
Source: 2023 rate by-laws, 2023 household income Manifold Data Mining.
Municipality
West Lincoln 132,780$ 1,316$ 1.0%
Pelham 146,977$ 1,107$ 0.8%
Lincoln 130,528$ 1,286$ 1.0%
Niagara-on-the-Lake 136,478$ 1,250$ 0.9%
Thorold 99,506$ 1,310$ 1.3%
St. Catharines 93,330$ 1,143$ 1.2%
Fort Erie 94,404$ 1,623$ 1.7%
Welland 87,690$ 1,469$ 1.7%
Port Colborne 91,302$ 1,695$ 1.9%
Niagara Avg 112,555$ 1,355$ 1.3%
Niagara Med.99,506$ 1,310$ 1.2%
Niagara Falls 94,567$ 1,128$ 1.2%
2023 Est.
Avg.
Household
Income
2023
Residential
Water/WW
Costs 200 m3
Affordability
Metric
Page 140 of 370
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13
Rate Structure - Goals and Objectives
The following provides a set of goals and objec�ves that were considered in developing the rate structure
• Affordability—The rate structure should incorporate policies that support affordable water and wastewater services for all customers
while at the same �me ensuring that the full cost of service is being recovered.
• Revenue Stability and Rate Predictability—The rate structure should provide for a steady and predictable stream of revenues such that
the City is capable of mee�ng its current financial requirements. To the extent possible, cash flows should be matched with expenditures.
Any rate se�ng prac�ce employed by the City will consider the impact on revenue stability and take the appropriate ac�ons to
maintain/improve revenue stability.
• Fairness and Equity—The rate structure should ensure that customers are contribu�ng equitably towards revenue requirements. Equity
should be based on the user pay principle.
• Conservation—The rate structure should encourage the efficient and jus�fiable uses of water as well as assist in managing system demand.
Programs that promote efficient water usage may reduce opera�ng costs and capital investment needs over �me. The less water consumed
and hence less sewage generated will result in deferral of plant expansions, thereby avoiding capital expenditures for all customers.
• Practical (Simple to Understand and Update)-The rate structure should support principles or fairness and equity but at the same �me it
should be simple to understand, ra�onal and easy to update and administer.
• Economic Development—The rate structure should align with other economic development ini�a�ves and should consider the
compe��ve posi�oning of commercial and industrial proper�es in Niagara Falls and the City’s ability to atract new business to the
community. Page 141 of 370
Niagara Falls - Water and Wastewater Financial Plan
14
Rate Structure Options—Fixed Vs. Volumetric
• As stated by the Canadian WaterWorks Associa�on (CWWA), at
the heart of the methodology for se�ng water rates is the
concept of a two-part rate structure: a volumetric charge and a
fixed charge.
• Municipali�es must determine whether to separately charge a
fixed cost to its customers and to determine the types of costs
that are to be recovered from a monthly charge. These
decisions are made, as well, based on the overall objec�ves of
the municipality.
• For example, a high alloca�on to the fixed charge is generally
not prac�cal since it results in a volumetric charge that is too
low rela�ve to the fixed charge. This is not recommended if
water efficiency is an important objec�ve in rate se�ng. While
a high alloca�on of capital costs to volume will promote water
efficiency, there is increased revenue risk brought about by the
increased reliance on the volumetric charge to recover fixed
costs.
• Consistent with the approach in Niagara Falls approximately
90% of 100+ Ontario municipali�es surveyed have a fixed and
volumetric rate structure.
• The average of the 100 Ontario municipali�es is 41% of the
costs to be recovered from the fixed rates for a residen�al
consumer that uses 200 me annually in water.
• Given that much of the costs are rela�vely fixed, par�cularly
related to the Region’s costs, maintaining a mid to high-cost
recovery from the fixed monthly fee supports revenue stability.
• The recommended approach in se�ng the rates is to maintain
the same rate propor�on of fixed and volumetric charges.
• The exis�ng alloca�on con�nues to support affordability
objec�ves and with approximately 41% (combined water/ww)
from the fixed monthly charges, there is an adequate level of
revenue stability while s�ll providing a financial incen�ve to
conserve water.
2024 Water WW Water % WW %Total %
Fixed 10,831,934$ 12,898,334$ 40.7% 40.5% 40.6%
Volumetric 15,797,902$ 18,972,502$ 59.3% 59.5% 59.4%
Total 26,629,836$ 31,870,836$ 100.0% 100.0% 100.0%Page 142 of 370
Niagara Falls - Water and Wastewater Financial Plan
15
Number of Customers
The following summarizes the number of customer accounts for water and wastewater services.
As illustrated, the number of accounts atributed to new growth is forecast to increase by 490-545 annually.
Source: Niagara Region MCR, Hemson Consulting Ltd. 2023 which forecast future growth.
2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030
Water Accounts
New Accounts 169 368 285 320 480 490 498 507 516 526 535 545
5/8"29,685 30,053 30,338 30,658 31,138 31,628 32,126 32,633 33,150 33,675 34,210 34,755
3/4"
1"365 365 362 358 360 360 360 360 360 360 360 360
1.5"256 259 259 261 265 265 265 265 265 265 265 265
2"311 309 322 319 321 321 321 321 321 321 321 321
3"80 81 81 81 81 81 81 81 81 81 81 81
4"42 42 42 42 44 44 44 44 44 44 44 44
6"22 22 23 22 22 22 22 22 22 22 22 22
8"3 3 3 3 5 5 5 5 5 5 5 5
10"1 1 1 1 1 1 1 1 1 1 1 1
Total 30,765 31,135 31,431 31,745 32,237 32,727 33,225 33,732 34,249 34,774 35,309 35,854
2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030
Wastewater
Accounts
New Accounts 169 368 285 320 480 490 498 507 516 526 535 545
5/8"28,794 29,151 29,428 29,738 30,204 30,693 31,192 31,699 32,216 32,741 33,276 33,821
3/4"- - - - - - - - - - - -
1"365 365 362 358 360 360 360 360 360 360 360 360
1.5"256 259 259 261 265 265 265 265 265 265 265 265
2"311 309 322 319 321 321 321 321 321 321 321 321
3"80 81 81 81 81 81 81 81 81 81 81 81
4"42 42 42 42 44 44 44 44 44 44 44 44
6"22 22 23 22 22 22 22 22 22 22 22 22
8"3 3 3 3 5 5 5 5 5 5 5 5
10"1 1 1 1 1 1 1 1 1 1 1 1
Total 29,874 30,233 30,521 30,825 31,303 31,792 32,291 32,798 33,315 33,840 34,375 34,920 Page 143 of 370
Niagara Falls - Water and Wastewater Financial Plan
16
Water Revenue and Expenditure Analysis
The following summarizes the revenues and expenditures from the
budget of 2024.
The Region’s cost comprises 47% of the total cost annually. This is
by far the largest driving factor in rate se�ng for Niagara Falls.
Wastewater Revenue and Expenditure Analysis
The following summarizes the revenues and expenditures from the
budget of 2024.
The Region’s cost comprises 60% of the total cost annually. This is
by far the largest driving factor in rate se�ng for Niagara Falls.
Water 2024 Budget
Salaries, Wages, Benefits 3,756,472$
Materials & Supplies 1,101,100$
Regional Costs 13,036,021$
Debt Charges 332,123$
Contribution to Reserves 6,105,000$
Other Expenses 3,610,490$
Total Expenditures 27,941,206$
Salaries, Wages, Benefits 13.4%
Materials & Supplies 3.9%
Regional Costs 46.7%
Debt Charges 1.2%
Contribution to Reserves 21.8%
Other Expenses 12.9%
Total Expenditures 100.0%
WW 2024 Budget
Salaries, Wages, Benefits 2,240,501$
Materials & Supplies 329,150$
Regional Costs 20,272,624$
Debt Charges 1,100,010$
Contribution to Reserves 6,500,000$
Other Expenses 3,369,742$
Total Expenditures 33,812,027$
Salaries, Wages, Benefits 6.6%
Materials & Supplies 1.0%
Regional Costs 60.0%
Debt Charges 3.3%
Contribution to Reserves 19.2%
Other Expenses 10.0%
Total Expenditures 100.0%Page 144 of 370
Niagara Falls - Water and Wastewater Financial Plan
17
Reserves and Debt Strategies
Reserves and Debt Strategies Page 145 of 370
Niagara Falls - Water and Wastewater Financial Plan
18
Reserves and Revenue Stability Strategies
A Reserve is a financial provision or amount that is designated for a
future purpose that extends beyond the current fiscal year. While
its balance may vary over the course of a year, the Reserve is carried
forward from one fiscal year to the next to facilitate mul�-year
financial planning. Reserves can be established to meet specific
liabili�es such as the replacement/acquisi�on of capital assets or to
protect against known risks or unforeseen circumstances that may
create financial difficul�es.
The purpose for maintaining reserves includes:
• To provide for rate stabiliza�on;
• To provide financing for one-�me or short-term requirements;
• To make provisions for replacements/renewals/acquisi�ons of
assets/infrastructure that are currently being consumed;
• To avoid spikes in funding requirements for large capital
projects by reducing their reliance on long-term debt
borrowings;
• To provide a source of internal financing;
• To ensure adequate and sustainable cash flows; and
• To provide financial sustainability.
The following principles were used in preparing the Financial Plan:
RESERVE AND REVENUE STABILITY STRATEGIES
•The City will maintain all infrastructure in a state of good
repair by implementing life cycle costing and providing
adequate annual contributions to the replacement reserves
to fund the future rehabilitation/replacement of assets.
•The City will target setting aside a contribution to the Water
and Wastewater Reserve based on the asset management
plan.
•The City will target the minimum Operating Reserve
balances of 10% of Operating Revenue which is met
throughout the forecast period. Page 146 of 370
Niagara Falls - Water and Wastewater Financial Plan
19
Asset Consumption Ratio
• This indicator provides an es�mate of the useful life le� in the
municipality’s capital assets.
• Municipali�es are facing significant infrastructure challenges.
Therefore, it is important to keep informed of the age and
condi�on of its capital assets to ensure they are making �mely
and appropriate investments.
• As shown in the graph of water and wastewater asset
consump�on ra�os, Niagara Falls has amongst highest ra�o in
water and wastewater, reflec�ng that more of the assets have
been amor�zed. A high ra�o reflects a greater need to have
funds set aside in the capital reserve for future replacement.
Page 147 of 370
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20
Capital Reserve Strategies
• Phase-in strategies have been used to move toward financial
sustainability as recommended in the Asset Management Plan.
The analysis used the capital requirements iden�fied in the
Capital Budget over the next six years to determine average
annual capital contribu�ons from user fee revenues.
• The graphs reflect the phase-in strategy for capital
contribu�ons to move toward the recommended annual
replacement funding requirements from user fee revenues. The
approach is to smooth the impact on rates over �me to avoid
spikes in rates.
• As shown in the first graph, the average annual capital
contribu�ons required to finance the capital requirements in
water is $7 million annually. The capital contribu�ons in 2024
were $6.1 million (capital and debt principal payments). By
2028, the annual contribu�on will be equal recommended
contribu�on, as iden�fied in the Asset Management Plan.
• As shown in the second graph, the average annual capital
contribu�ons required to finance the capital requirements in
wastewater is $5.6 million annually. The capital contribu�ons in
2024 were $6.5 million (capital and debt principal payments).
By 2030, the annual contribu�on will be equal to the required
annual contribu�ons, as iden�fied in the Asset Management
Plan.
Page 148 of 370
Niagara Falls - Water and Wastewater Financial Plan
21
Operating Reserve Strategies
The City maintains Water and Wastewater Opera�ng Reserves to
offset extraordinary and unforeseen expenditure requirements,
revenue shor�alls, to manage cash flows, to stabilize the rates and
to fund any opera�ng deficits. These reserves are important tools
for mee�ng the objec�ve of flexibility and financial stability. The
Water and Wastewater Opera�ng Reserves are funded from
opera�ng budget surpluses. Funds are transferred out of the
Opera�ng Reserves, through the approved budget.
The City has established a target of Opera�ng Reserve balances at
10% of gross opera�ng expenditures.
• The forecast does not an�cipate any surplus, therefore the
balance in the Waterworks and Wastewater opera�ons remains
below the target throughout the forecast period.
• The target balance for the Opera�ng Reserves is 10% of the
annual gross opera�ng expenditures (excluding debt
repayments and capital reserve fund transfers). The current
balance in the Water and Wastewater Opera�ng Reserve is
approximately 5% and 18% respec�vely of annual opera�ng
expenditures. On a combined basis, over the forecast period this
is close to the recommended target.
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
20%
2024 2025 2026 2027 2028 2029 2030
WW Operating Reserve as % of Expenditures
WW Operating Reserve as % of Total Expenditures
Minimum Target
Page 149 of 370
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22
Debt Financing Strategies
Debt management may be defined as the process of providing for
the payment of interest and principal payments on exis�ng debt
and the planning for new debt issuance at a level which will
op�mize borrowing cost and not impair the financial posi�on of the
municipality.
The prudent use of debt is acknowledged as a fundamental
component to well developed and credible financial management
and supports financial discipline and stability.
Adherence to a debt management plan signals to credit ra�ng
agencies and capital markets that the municipality is well managed
and should meet its obliga�ons.
Increasing levels of debt that are growing faster than tax revenues
will also put pressure on other programs and future capital
priori�es and reduce the amount of discre�onary spending in the
opera�ng budget.
To mi�gate these concerns, municipali�es need to strike a balance
with debt. Too litle debt can severely restrict the funds available
for financing infrastructure, while too much debt is fiscally
unsustainable over the long-term.
Hence, municipali�es need to ensure that:
• Future debt service payments can be made in full and on �me,
without jeopardizing the provision of essen�al services;
• Outstanding debt obliga�ons will not threaten long-term
financial stability of the municipality; and
• The amount of outstanding debt will not place undue burden
on residents and businesses.
The Province regulates the amount of debt by se�ng a repayment
limit of 25% of own source revenue. If the City were to reach that
limit, future opera�ng budgets would be severely constrained or
revenues would have to increase significantly. The City’s policy is
debt charges of 10% of own source revenues.
• The following principle was used in preparing the Financial Plan:
• The City’s plan is well within the range with no new debt issued
over the forecast period.
DEBT FINANCING STRATEGIES
Principal and interest for water and wastewater rate supported
debt on a consolidated basis will not to exceed 15% of own
source revenues. This maintains sufficient financial flexibility. Page 150 of 370
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23
Summary of Financial Environment and Assumptions
Summary of Financial Environment and Assump�ons Page 151 of 370
Niagara Falls - Water and Wastewater Financial Plan
24
Summary of Financial Environment and Assumptions
The following summarizes the key challenges, risks and
opportuni�es to long-term financial sustainability which have been
addressed as part of the Financial Plan:
• Expenditure Increases—3% annually.
• Regional Expenditure Increases—4.3% annually for water and
8.48% annually for wastewater.
• Other Revenues— 3% annually.
• Service Standards—Water and wastewater programs are
maintained at their current service levels.
• Capital Requirements—The 2022 Asset Management Plan
recommended that the City set aside annually in 2024 dollars:
o $7 million in water; and
o $5.6 million in wastewater for asset replacement
Regulatory and Legislative Environment
Legisla�ve and regulatory changes will con�nue to be a factor that
drives the cost of service well into the future. There are numerous
statutes and associated regula�ons that dictate service and service
levels including:
• Municipal Act;
• Clean Water Act;
• Water Opportuni�es Act;
• Ontario Water Resources Act;
• Safe Drinking Water Act (SDWA);
• Environmental Protec�on Act;
• Environmental Assessment Act;
• PSAB 3150, Tangible Capital Assets Repor�ng, and;
• More Housing Built Faster Act.
Page 152 of 370
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25
Forecast Water and Wastewater Operating Budgets
Forecast Water and Wastewater Opera�ng Budgets Page 153 of 370
Niagara Falls - Water and Wastewater Financial Plan
26
Summary of Water Operating Budget Forecast
The following is a projec�on of the Water Opera�ng Budget over the next six years. As previously men�oned, the projec�on builds in a gradual
increase in the transfer to the Water Capital Reserve to support financial sustainability.
The rate revenue requirement increase year over year is 5% for water. Note that this is not equivalent to the impact of rates as assump�ons
for consump�on and growth will be considered.
CITY WATER FUND 2024 Budget 2025 2026 2027 2028 2029 2030
Revenues
Water - Volumetric Revenue 15,797,902$ -$ -$ -$ -$ -$ -$
Water - Fixed Revenue 10,831,934$ 27,961,328$ 29,359,394$ 30,827,364$ 32,368,732$ 33,987,169$ 35,686,527$
Other Revenues 638,700$ 590,911$ 608,638$ 626,897$ 645,704$ 665,076$ 685,028$
Transfer from Reserve DCs 672,670$ -$ -$ -$ -$ -$ -$
Total Revenues 27,941,206$ 28,552,239$ 29,968,033$ 31,454,261$ 33,014,436$ 34,652,244$ 36,371,555$
EXPENSES
Regional Costs 13,036,021$ 13,761,319$ 14,460,528$ 15,196,491$ 15,971,309$ 16,787,060$ 17,645,932$
Salaries, Wages, Benefits 3,756,472$ 3,869,166$ 3,985,241$ 4,104,798$ 4,227,942$ 4,354,781$ 4,485,424$
Contracted Services 1,656,000$ 1,705,680$ 1,756,850$ 1,809,556$ 1,863,843$ 1,919,758$ 1,977,351$
Materials & Supplies 1,101,100$ 1,134,133$ 1,168,157$ 1,203,202$ 1,239,298$ 1,276,477$ 1,314,771$
Debt Charges 332,123$ 335,357$ 335,357$ 335,357$ 335,357$ 335,357$ 335,357$
Other Expenses 1,954,490$ 1,290,475$ 1,329,189$ 1,369,065$ 1,410,136$ 1,452,441$ 1,496,014$
Transfer to Reserves 6,105,000$ 6,456,109$ 6,932,710$ 7,435,794$ 7,966,552$ 8,526,372$ 9,116,707$
Total Expenses 27,941,206$ 28,552,239$ 29,968,033$ 31,454,261$ 33,014,436$ 34,652,244$ 36,371,555$
Net Spending $ - $ - $ - $ - $ - $ - $ -
% Change Rate Revenue Requirements 5.3% 5.0% 5.0% 5.0% 5.0% 5.0% 5.0%Page 154 of 370
Niagara Falls - Water and Wastewater Financial Plan
27
Summary of Wastewater Operating Budget Forecast
The following table reflects the wastewater opera�ng budget forecast. There is a need to gradually increase capital reserve contribu�ons
however in 2024 there is a significant increase in regional costs therefore in considera�on of ratepayer affordability the capital contribu�on
was not increased. A gradual increase to the reserve was made commencing in 2025 and onwards.
The rate revenue requirement increase year over year is 6% for wastewater. Note that this is not equivalent to the impact of rates as
assump�ons for consump�on and growth will be considered.
CITY SANITARY SEWER FUND 2024 Budget 2025 2026 2027 2028 2029 2030
Revenues
Wastewater - Volumetric Revenue 18,972,502$ -$ -$ -$ -$ -$ -$
Wastewater - Fixed Revenue 12,898,334$ 33,783,086$ 35,810,071$ 37,958,676$ 40,236,196$ 42,650,368$ 45,209,390$
Other Revenues 1,126,191$ 1,171,011$ 1,147,093$ 1,123,251$ 1,099,668$ 1,075,804$ 1,052,205$
Transfer from Reserves 815,000$ -$ -$ -$ -$ -$ -$
Total Revenues 33,812,027$ 34,954,098$ 36,957,164$ 39,081,926$ 41,335,864$ 43,726,172$ 46,261,595$
EXPENSES
Regional Costs 20,272,624$ 21,194,822$ 22,992,143$ 24,941,877$ 27,056,948$ 29,351,377$ 31,840,374$
Salaries, Wages, Benefits 2,240,501$ 2,307,716$ 2,376,948$ 2,448,256$ 2,521,704$ 2,597,355$ 2,675,275$
Contracted Services 1,924,000$ 1,981,720$ 2,041,172$ 2,102,407$ 2,165,479$ 2,230,443$ 2,297,357$
Materials & Supplies 329,150$ 339,025$ 349,195$ 359,671$ 370,461$ 381,575$ 393,022$
Debt Charges 1,100,010$ 1,086,242$ 1,059,781$ 1,033,319$ 1,007,039$ 980,396$ 953,935$
Other Expenses 1,445,742$ 1,133,758$ 1,167,771$ 1,202,804$ 1,238,888$ 1,276,055$ 1,314,336$
Transfer to Reserves 6,500,000$ 6,910,814$ 6,970,155$ 6,993,592$ 6,975,345$ 6,908,971$ 6,787,296$
Total Expenses 33,812,027$ 34,954,098$ 36,957,164$ 39,081,926$ 41,335,864$ 43,726,172$ 46,261,595$
Net Spending $ - $ - $ - $ - $ - $ - $ -
% Change Rate Revenue Requirements 12.1% 6.0% 6.0% 6.0% 6.0% 6.0% 6.0%Page 155 of 370
Niagara Falls - Water and Wastewater Financial Plan
28
Reporting Requirements O.Reg. 453/07
Repor�ng Requirements
O.Reg. 453/07 Page 156 of 370
Niagara Falls - Water and Wastewater Financial Plan
29
Introduction—O.Reg. 453/07
The Financial plan has been prepared in accordance with the regula�on (O.Reg. 453/07) made under the Safe Drinking Water Act. The Financial
plan regula�on requires that the plans be updated every five years along with the request for the renewal of the drinking water licence. This
ongoing update will assist in revisi�ng the assump�ons made to develop the opera�ng and funding plans as well as reassessing the needs for
capital renewal and major maintenance expenses.
Statement of Financial Operations - This statement summarizes the revenues and expenditures. The expenditures include ongoing opera�ng
costs plus asset amor�za�on. This statement indicates that the system and its asset base are projected to be maintained with funds being
available each year for future capital renewal or major maintenance. As shown in the statements of financial opera�ons, the City is genera�ng
excess revenues over expenses including amor�za�on for water only, however not wastewater throughout the forecast period.
Cash Receipts or Gross Cash Payments (Cash Flows) - The cash flow statement summarizes how the water and wastewater system is expected
to generate and u�lize cash resources. The transac�ons that generate and use cash include the projec�on of cash to be received from revenues,
cash to be used for opera�ng expenditures and financing charges, cash projected to be used to acquire capital assets and projected financial
transac�ons that are the proceeds from debt or debt principal repayment. Cash balances are posi�ve by 2024 forecast period, as reflected in
the Financial Statements.
Financial Position - There are two important indicators to review in the Statement of Financial Posi�on described as follows:
o Tangible Capital Assets
o Accumulated Surplus
Page 157 of 370
Niagara Falls - Water and Wastewater Financial Plan
30
Water Statements
Tangible Capital Assets (Net Book Value) - An increase in net book value of
tangible capital assets is an indica�on that assets have been renewed faster
than they were used. A decrease in net book value indicates that assets are
being used, or amor�zed, faster than they are renewed.
Accumulated Surplus—A second financial indicator which is reflected in the
financial posi�on statement is the accumulated surplus. This indicator
represents cash on hand plus the net book value of tangible capital assets less
debt. The accumulated surplus is forecast to increase from 2025 to 2030 for
water. The increasing projected surpluses in water opera�ons indicate that if
the City adheres to the financial plan, it will strengthen its combined cash and
asset posi�on. Page 158 of 370
Niagara Falls - Water and Wastewater Financial Plan
31
Statement of Financial Operations—Water
Budget
2024 2025 2026 2027 2028 2029 2030
Revenues
Rate and Fixed Revenues 26,629,836$ 27,961,328$ 29,359,394$ 30,827,364$ 32,368,732$ 33,987,169$ 35,686,527$
Other revenues 638,700$ 590,911$ 608,638$ 626,897$ 645,704$ 665,076$ 685,028$
DC Revenues 672,670$ -$ -$ -$ -$ -$ -$
Total revenues 27,941,206$ 28,552,239$ 29,968,033$ 31,454,261$ 33,014,436$ 34,652,244$ 36,371,555$
Operating Expenses
Salaries & Benefits 3,756,472$ 3,869,166$ 3,985,241$ 4,104,798$ 4,227,942$ 4,354,781$ 4,485,424$
Regional Water Fixed 3,336,284$ 3,479,744$ 3,629,373$ 3,785,436$ 3,948,210$ 4,117,983$ 4,295,056$
Regional Water Volumetic 9,699,737$ 10,281,575$ 10,831,155$ 11,411,054$ 12,023,099$ 12,669,077$ 13,350,876$
Contracted Services 1,656,000$ 1,705,680$ 1,756,850$ 1,809,556$ 1,863,843$ 1,919,758$ 1,977,351$
Materials & Supplies 1,101,100$ 1,134,133$ 1,168,157$ 1,203,202$ 1,239,298$ 1,276,477$ 1,314,771$
Other Expenses 1,954,490$ 1,290,475$ 1,329,189$ 1,369,065$ 1,410,136$ 1,452,441$ 1,496,014$
Total Operating expenses 21,504,083$ 21,760,773$ 22,699,966$ 23,683,111$ 24,712,528$ 25,790,516$ 26,919,491$
Debt Charges
Debt Charges - Interest Expenses 147,933$ 143,255$ 135,004$ 126,398$ 117,423$ 108,063$ 98,300$
Amortization Expense
Amortization of tangible capital assets 2,875,781$ 3,076,920$ 3,266,299$ 3,419,794$ 3,553,332$ 3,695,527$ 3,814,347$
Total Expenses 24,527,797$ 24,980,948$ 26,101,269$ 27,229,304$ 28,383,283$ 29,594,105$ 30,832,138$
Annual Surplus/Deficit 3,413,409$ 3,571,291$ 3,866,764$ 4,224,958$ 4,631,153$ 5,058,139$ 5,539,417$
Projected
Page 159 of 370
Niagara Falls - Water and Wastewater Financial Plan
32
Statement of Cash Flow/Cash Receipts—Water
Budget
2024 2025 2026 2027 2028 2029 2030
Total Revenues 27,941,206$ 28,552,239$ 29,968,033$ 31,454,261$ 33,014,436$ 34,652,244$ 36,371,555$
Cash Paid For
Operating Costs 21,504,083$ 21,760,773$ 22,699,966$ 23,683,111$ 24,712,528$ 25,790,516$ 26,919,491$
Debt Repayment - Debt Interest 147,933$ 143,255$ 135,004$ 126,398$ 117,423$ 108,063$ 98,300$
Cash Provided from Operating Transactions 6,289,190$ 6,648,211$ 7,133,063$ 7,644,752$ 8,184,485$ 8,753,666$ 9,353,763$
Capital Transactions
Acquisition of TCA 5,833,200$ 12,068,300$ 11,362,763$ 9,209,700$ 8,012,263$ 8,531,700$ 7,129,200$
Finance Transactions
Debt Principal Repayment 184,190$ 192,102$ 200,353$ 208,958$ 217,933$ 227,294$ 237,056$
Increase/(Decrease) in Cash Equivalents 271,800$ (5,612,191)$ (4,430,052)$ (1,773,906)$ (45,711)$ (5,328)$ 1,987,507$
Cash and Cash Equivalents at Beginning Balance 13,139,325$ 13,411,125$ 7,798,934$ 3,368,882$ 1,594,975$ 1,549,265$ 1,543,937$
Cash and Cash Equivalents at Ending Balance 13,411,125$ 7,798,934$ 3,368,882$ 1,594,975$ 1,549,265$ 1,543,937$ 3,531,444$
Projected
Page 160 of 370
Niagara Falls - Water and Wastewater Financial Plan
33
Statement of Financial Position—Water
Budget
2024 2025 2026 2027 2028 2029 2030
Financial Assets
Cash 13,411,125$ 7,798,934$ 3,368,882$ 1,594,975$ 1,549,265$ 1,543,937$ 3,531,444$
Liabilities
Debt - Principal Outstanding 3,418,226$ 3,226,124$ 3,025,772$ 2,816,813$ 2,598,880$ 2,371,587$ 2,134,530$
Net Financial Assets 9,992,899$ 4,572,810$ 343,110$ (1,221,838)$ (1,049,615)$ (827,650)$ 1,396,914$
Non-Financial Assets
Tangible Capital Assets 169,507,805$ 175,341,005$ 187,409,305$ 198,772,068$ 207,981,768$ 215,994,030$ 224,525,730$
Additions to Tangible Capital Assets 5,833,200$ 12,068,300$ 11,362,763$ 9,209,700$ 8,012,263$ 8,531,700$ 7,129,200$
Accumulated Amortization 63,343,538$ 66,420,457$ 69,686,756$ 73,106,550$ 76,659,882$ 80,355,409$ 84,169,756$
Total Non-Financial Assets 111,997,467$ 120,988,848$ 129,085,311$ 134,875,217$ 139,334,148$ 144,170,321$ 147,485,174$
Accumulated Surplus 121,990,366$ 125,561,658$ 129,428,421$ 133,653,379$ 138,284,532$ 143,342,671$ 148,882,088$
Cash as a % of Non-Financial Assets 12.0% 6.4% 2.6% 1.2% 1.1% 1.1% 2.4%
Debt as a % of Non-Financial Assets 3.1% 2.7% 2.3% 2.1% 1.9% 1.6% 1.4%
Projected
Page 161 of 370
Niagara Falls - Water and Wastewater Financial Plan
34
Wa stewater Statements
Tangible Capital Assets (Net Book Value) - An increase in net book value
of tangible capital assets is an indica�on that assets have been renewed
faster than they were used. A decrease in net book value indicates that
assets are being used, or amor�zed, faster than they are renewed. The net
book value is projected to increase for wastewater indica�ng that assets
are being renewed faster than they are being used.
Accumulated Surplus—A second financial indicator which is reflected in
the financial posi�on statement is the accumulated surplus. This indicator
represents cash on hand plus the net book value of tangible capital assets
less debt. The accumulated surplus is forecast to increase from 2025 to
2030 for wastewater. The increasing projected surpluses in wastewater
opera�ons indicate that if the City adheres to the financial plan, it will
strengthen its combined cash and asset posi�on. Page 162 of 370
Niagara Falls - Water and Wastewater Financial Plan
35
Statement of Financial Operations—Wastewater
Budget
2024 2025 2026 2027 2028 2029 2030
Revenues
Rate and Fixed Revenues 31,870,836$ 33,783,086$ 35,810,071$ 37,958,676$ 40,236,196$ 42,650,368$ 45,209,390$
Other revenues 82,300$ 84,769$ 87,312$ 89,931$ 92,629$ 95,408$ 98,271$
DC Revenues 1,858,891$ 1,086,242$ 1,059,781$ 1,033,319$ 1,007,039$ 980,396$ 953,935$
Total revenues 33,812,027$ 34,954,098$ 36,957,164$ 39,081,926$ 41,335,864$ 43,726,172$ 46,261,595$
Operating Expenses
Salaries & Benefits 2,240,501$ 2,307,716$ 2,376,948$ 2,448,256$ 2,521,704$ 2,597,355$ 2,675,275$
Regional Sewer Fixed 20,272,624$ 21,194,822$ 22,992,143$ 24,941,877$ 27,056,948$ 29,351,377$ 31,840,374$
Contracted Services 1,924,000$ 1,981,720$ 2,041,172$ 2,102,407$ 2,165,479$ 2,230,443$ 2,297,357$
Materials & Supplies 329,150$ 339,025$ 349,195$ 359,671$ 370,461$ 381,575$ 393,022$
Other Expenses 1,445,742$ 1,133,758$ 1,167,771$ 1,202,804$ 1,238,888$ 1,276,055$ 1,314,336$
Total Operating expenses 26,212,017$ 26,957,041$ 28,927,229$ 31,055,015$ 33,353,480$ 35,836,805$ 38,520,365$
Debt Charges
Debt Charges - Interest Expenses 317,142$ 295,463$ 260,751$ 225,684$ 190,428$ 154,425$ 118,201$
Amortization Expense
Amortization of tangible capital assets 2,911,234$ 3,083,996$ 3,229,792$ 3,295,370$ 3,333,491$ 3,361,520$ 3,377,423$
Total Expenses 29,440,393$ 30,336,500$ 32,417,771$ 34,576,069$ 36,877,400$ 39,352,750$ 42,015,989$
Annual Surplus/Deficit 4,371,634$ 4,617,597$ 4,539,393$ 4,505,857$ 4,458,465$ 4,373,422$ 4,245,606$
Projected
Page 163 of 370
Niagara Falls - Water and Wastewater Financial Plan
36
Statement of Cash Flow/Cash Receipts—Wastewater
Budget
2024 2025 2026 2027 2028 2029 2030
Total Revenues 33,812,027$ 34,954,098$ 36,957,164$ 39,081,926$ 41,335,864$ 43,726,172$ 46,261,595$
Cash Paid For
Operating Costs 26,212,017$ 26,957,041$ 28,927,229$ 31,055,015$ 33,353,480$ 35,836,805$ 38,520,365$
Debt Repayment - Debt Interest 317,142$ 295,463$ 260,751$ 225,684$ 190,428$ 154,425$ 118,201$
Cash Provided from Operating Transactions 7,282,868$ 7,701,593$ 7,769,185$ 7,801,228$ 7,791,956$ 7,734,942$ 7,623,029$
Capital Transactions
Acquisition of TCA 10,412,529$ 10,365,700$ 8,747,763$ 3,934,700$ 2,287,263$ 1,681,700$ 954,200$
Finance Transactions
Debt Principal Repayment 782,868$ 790,779$ 799,030$ 807,636$ 816,611$ 825,971$ 835,734$
Increase/(Descrease) in Cash Equivalents (3,912,529)$ (3,454,886)$ (1,777,608)$ 3,058,892$ 4,688,083$ 5,227,271$ 5,833,096$
Cash and Cash Equivalents at Beginning Balance 13,658,970$ 9,746,441$ 6,291,555$ 4,513,948$ 7,572,840$ 12,260,923$ 17,488,194$
Cash and Cash Equivalents at Ending Balance 9,746,441$ 6,291,555$ 4,513,948$ 7,572,840$ 12,260,923$ 17,488,194$ 23,321,289$
Projected
Page 164 of 370
Niagara Falls - Water and Wastewater Financial Plan
37
Statement of Financial Position—Wastewater
Budget
2024 2025 2026 2027 2028 2029 2030
Financial Assets
Cash 9,746,441$ 6,291,555$ 4,513,948$ 7,572,840$ 12,260,923$ 17,488,194$ 23,321,289$
Liabilities
Debt - Principal Outstanding 7,010,291$ 6,219,512$ 5,420,482$ 4,612,846$ 3,796,235$ 2,970,264$ 2,134,530$
Net Financial Assets 2,736,150$ 72,043$ (906,534)$ 2,959,994$ 8,464,687$ 14,517,930$ 21,186,759$
Non-Financial Assets
Tangible Capital Assets 203,386,752$ 213,799,281$ 224,164,981$ 232,912,744$ 236,847,444$ 239,134,706$ 240,816,406$
Additions to Tangible Capital Assets 10,412,529$ 10,365,700$ 8,747,763$ 3,934,700$ 2,287,263$ 1,681,700$ 954,200$
Accumulated Amortization 98,122,309$ 101,206,305$ 104,436,097$ 107,731,467$ 111,064,958$ 114,426,478$ 117,803,901$
Total Non-Financial Assets 115,676,972$ 122,958,676$ 128,476,647$ 129,115,976$ 128,069,748$ 126,389,928$ 123,966,705$
Accumulated Surplus 118,413,123$ 123,030,720$ 127,570,113$ 132,075,970$ 136,534,435$ 140,907,857$ 145,153,464$
Cash as a % of Non-Financial Assets 8.4%5.1%3.5%5.9%9.6% 13.8% 18.8%
Debt as a % of Non-Financial Assets 6.1%5.1%4.2%3.6%3.0%2.4%1.7%
Projected
Page 165 of 370
Niagara Falls Non-Profit
Housing Corporation
100-unit Seniors’
Affordable Housing Infill
Project
8055 MCLEOD RD, NIAGARA FALLS Page 166 of 370
Who we are:
•Established in 1983, we are Niagara’s largest private non-
profit affordable housing provider
•Our corporation owns and operates 221 units across four
properties
•NFNP is run by a Volunteer Board of Directors made up of
community-focused Niagara Falls residents
•Our organization remains in good standing and works closely
with the Niagara Region as our Service Manager
•NFNP retains the services of an independent Property
Management company, and we also employ full-time
superintendents responsible for daily operations
Page 167 of 370
Why Develop New Affordable Housing?
Core Needs Data:
•Housing crisis across Niagara, including need for 55+ affordable
housing in Niagara Falls
•Region Core Needs Data: 13.4% of all 55+ households in Niagara Falls
are in Core Housing Need (2,772 households)
•NFNP’s Internal Waitlist includes 829 low-income seniors households
with a wait-time of 13+ years for a unit
City of Niagara Falls Official Plan:
•Minimum annual target of 135 units per year built as rental units
affordable to households in the 30th income percentile of lower
•Focus on Intensification / High Density within the Built-Up AreaPage 168 of 370
8055 McLeod Rd Project Details:
•Infill project adjacent to NFNP’s
existing McLeod Park housing
properties
•Ideal proximity to all amenities,
public transit, highway, parks,
health care providers, etc.
•Area is already a City focus for
high-density residential
development
•No known capacity restraints
regarding existing City
infrastructurePage 169 of 370
8055 McLeod Rd Project Details: Site Plan
•Vacant parcel is 2.4 hectares
•Provincially Significant Wetland and 15m
development buffer represents 1.1 hectares
•1.24 hectares on McLeod Rd suitable for
development
•Concept is 9-storey, 100-unit apartment building
•R5F Density Zone proposed
•Max. height increase from 28m to 34.1m
•Parking at 1.25 spaces / unit
•Minor Landscape % reduction
•Two driveways off McLeod for improved traffic flow
•Nearly all parking behind building to maintain Urban
Design streetscape
Page 170 of 370
8055 McLeod Rd Project Details: Building
•9-storey, 100-unit apartment building
•50 x 1-bed units
•16 x 1-bed plus den
•34 x 2-bed units
•Minimum 20% of units as fully accessible, with barrier-free
living and aging-in-place central to design of all units
•Rough-ins for future additional unit conversions to fully
accessible
•Barrier-free design in all common areas
•On-site laundry, scooter and bike storage, community room,
path to adjacent park
•Energy Efficiency –proposed 35% above 2015 NECB, which
translates to lower operating expenses and rents
Page 171 of 370
8055 McLeod: Depth of Affordability
Proposed Rent Breakdown of 100-unit building:
•45% of units will be at or below 70% of CMHC MMR
•(min. 40% of units required to maximize current CMHC Co-
Investment Grant opportunity)
•21% of units will be affordable, set to CMHC MMR rate
•34% of units will be attainable, set to 115% of CMHC MMR rate
NFNP will continue to seek ways to decrease capital and operating
expenses through public and private partnerships, funding
opportunities, energy efficient design, etc. Any savings can
translate directly to lower rents for tenants. Page 172 of 370
8055 McLeod Rd Project Details: Challenges
•Provincially Significant Wetland Designation
•Consultant costs for ecological study
•Project schedule delay (roughly 1 year) working with Region
and NPCA to confirm allowable development area
•Delay of roughly 1 year to complete ecological studies
•Design reduction to avoid costly Planning Studies
Original 10-storey 112-unit design:
•Wind Study
•Parking Study
•Noise Study
•Archaeological Study
(requested by Mississaugas of
the Credit First Nations)
•Water Balance Assessment
Current 9-storey 100-unit design:
•Archaeological Study
•Noise Brief Page 173 of 370
8055 McLeod Rd Project Details: Timeline
Site Surveys
ESA Phase 1
Ecological Impact Study
NPCA & Regional Review
CMHC Seed Grant Approval
Land Appraisal
Site Feasibility Study
Schematic Design
Pre-Consultation Meeting
2020 to 2023:
Site Feasibility
& CMHC Seed
Funding
•Planning Fee waivers
•Archaeological Study & Noise Brief
•Lot Severance
•ZBA and OPA approval
•ESA 2 & Geotechnical Study
•Detail Design & Energy Modelling
•Cost Consultant Report
•Site Plan Approval
•Full Capital Funding Application
2024 to 2025:
Capital
Funding
& Construction
Rezoning &
Capital
Funding
Application
•Full Capital Funding Approval
•Full Design & Building Permits
•Construction & Occupancy
2026 to 2028: Page 174 of 370
What NFNP is asking from City Council & Staff?
1.Financial Support for this critical Affordable Housing Project:
•Planning Fee Waivers
•NFNP will submit a formal application for consideration at the March Council Meeting
•It is understood Regional and Municipal DCs will be waived through Provincial Bill 23
•Would the City of Niagara Falls consider building permit fee waivers similar to the City of St.
Catharines’ new initiative?
2.Expedited Approvals for Re-zoning, Lot Boundary Adjustment, Site Plan and Permits
•Any help in shortening project schedule is critical for managing project risk and finances
•City staff have been good partners during the ecological and Pre -Consultation phases
3.City Letter of Support to bolster our future funding applications
•Support from multiple levels of government critical for major funding applications
Page 175 of 370
Thank you for Support
Questions?Page 176 of 370
PBD-2024-03
Report
Report to: Mayor and Council
Date: February 27, 2024
Title:
AM-2023-022, Official Plan & Zoning By-law Amendment
Application
8885-8911 Lundy’s Lane
Applicant: M5V The Lundy Inc. (Sherard McQueen)
Agent: NPG Planning Solutions (Mary-Lou Tanner)
Recommendation(s)
1. That Council approve the Official Plan and Zoning By-law amendment as
detailed in this report to permit a 10 storey mixed-use building with 1,330 square
metres of commercial space and 192 residential dwelling units, subject to the
regulations outlined in this report.
2. That the amending zoning by-law include a Holding (H) provision to require an
updated Wind Study, an updated noise study that analyzes the revised proposal,
implement archaeological warning clauses, implement air quality mitigation
measures and required warning clauses, implement warning clauses about
adjacent campground activities, implements a warning clause regarding the
adjacent industrial use, and a rooftop feature/detailing that is distinctive but
complementary to the style of the building.
3. That the amending zoning by-law include a sunset clause to require the
execution of a site plan agreement on title within 3 years of the passing of the
zoning by-law.
Executive Summary
M5V The Lundy Inc. has requested an Official Plan and Zoning By-law amendment to
permit the development of a 10 storey mixed-use building with 1,330 square metres of
ground floor commercial space and 192 residential dwelling units on the subject lands,
located at 8885 and 8911 Lundy’s Lane. Existing permissions allow for a maximum 6
storey, 100 unit per hectare development. The requested amendment is recommended,
subject to a holding (H) provision, sunset clause, and as modified by staff, as follows:
The proposed development conforms to Provincial, Regional, and City policies as
it diversifies the housing supply, contributes to the creation of a complete
community, efficiently utilizes municipal infrastructure and urban lands, and
contributes to the Region’s intensification target of 50%;
The amendments to the Tourist Commercial zone maintain appropriate
regulations for the proposed uses and ensures the proposed development will be
compatible with surrounding properties; and,
Page 1 of 26
Page 177 of 370
The holding (H) provision will ensure that:
o Acceptable pedestrian level wind conditions are present on the subject
lands;
o An updated noise study reflective of the revised proposal is provided at
time of site plan to the satisfaction of the City and Region;
o The appropriate air quality mitigation measures are implemented at site
plan;
o The appropriate archaeological warning clauses are implemented at site
plan;
o A warning clause for adjacent campground activities is implemented at
site plan;
o A warning clause for nearby industry (BV Glazing) activities is
implemented; and,
o A rooftop detail that is distinctive and complimentary to the building that is
not more than 6 metres in height be reviewed and accepted during the site
plan application stage.
A sunset clause will be applied requiring the applicant to execute a site plan
agreement on title within 3 years of the passing of the amending by-law, if
approved; and,
Public concerns include compatibility with adjacent campgrounds and an
industrial use (BV Glazing), conversion of employment lands, density, and
servicing capacity. Appropriate setbacks have been provided for the proposal to
neighbouring property designations, air quality mitigation measures will be
implemented and secured through a Holding (H) provision, an updated noise
study reflective of the revised proposal will be submitted at time of site plan to the
satisfaction of the City and Niagara Region where the appropriate mitigation
measures and warning clauses will be implemented, and warning clauses will be
placed on title warning future purchasers and lease holders of the campground
activities and the presence of the adjacent industrial use. The application does
not proposed to convert employment lands. There are no capacity concerns for
the proposed 10-storey mixed-use proposal.
Background
Proposal
M5V The Lundy Inc. has requested an Official Plan and Zoning By-law amendment to
permit the development of a 10 storey mixed-use building with 1,330 square metres of
ground floor commercial space and 192 residential dwelling units on the subject lands.
The subject lands are located at 8885-8911 Lundy’s Lane and are approximately 0.9
hectares (2.3 acres) in size as shown on Schedule 1. The conceptual site plan is shown
on Schedule 2.
The subject lands are designated Tourist Commercial and are within the Lundy’s Lane
Satellite Tourist District and the Lundy’s Lane Intensification Corridor in the City’s
Official Plan, which permits a maximum of 6 storeys and 100 units per hectare. The
Official Plan amendment requests a Special Policy Area be placed on the lands to
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permit a maximum height of 10 storeys and a maximum density of 214 units per
hectare.
The subject lands are zoned Tourist Commercial (TC) under Zoning By-law No. 79-200.
The applicant is requesting a site-specific Tourist Commercial zone be applied to the
lands to facilitate the proposed mixed-use development.
Site Conditions and Surrounding Land Uses
The subject land consists of two separate parcels that are currently vacant. To the
north is a campground and the CN Railway, to the west is a campground and an
industrial use, to the south are commercial uses, and to the east is a campground.
Original vs. Revised Proposal
The original proposal presented to the public at the December 4, 2023 Open House
meeting was for a 10 storey mixed-use building with 184 dwelling units and 1,460
square metres of commercial use at grade (Schedule 3). The revised submission
includes an increase in dwelling units from 184 to 192 and a decrease in commercial
space to 1,330 square metres from 1,460 square metres (Schedule 2). The reasoning
for the changes are to better align the proposal with the Lundy’s Lane Urban Design
Guidelines. A 3 metres setback has been provided at the fourth storey, accent colour
elements have been created and added to the design, and the corner of the property is
now 10 storeys to add a height element to the gateway location in accordance with the
Guidelines.
Circulation Comments
Information about the requested Official Plan and Zoning By-law amendment was
circulated to City divisions, the Region, agencies, and the public for comments. The
following summarizes the comments received to date:
Agency Comments
Regional Municipality of Niagara, Cogeco, Canada Post, Enbridge Gas, GIS
Services
o No objections.
Building
o No objections subject to the appropriate permits being applied for, if
approved.
Business Development
o No concerns provided the appropriate warning clauses and mitigation
measures will be implemented through the site plan application process,
including a warning clause advising future purchasers there is a nearby
industry.
CN Railway
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o No objections to the rezoning application, detailed review will take place at
the time of site plan application.
o Through the site plan application process, a detailed noise study will be
reviewed, and the applicant will enter into a development agreement with
CN Rail to ensure the appropriate warning clauses, noise mitigation
measures, and easements are secured, if approved.
Fire Services
o If any units intend to operate as a Vacation Rental Unit (VRU), municipal
business licensing requirements shall apply to each individual unit
operating as a VRU.
o Technical review and comments shall be provided through the site plan
application process, if approved.
Municipal Works
o No concerns, a detailed engineering design review will occur at site plan
stage, if approved.
Transportation Services
o A 2.94m road widening is required along the Garner Road frontage. This
will be taken during the site plan application process, if approved.
o The proposed parking rates are supported.
o The findings of the traffic report have been accepted. A follow-up analysis
for a southbound left turn and a northbound right turn lane on Garner
Road at the site driveway will be requested when the subject lands
proceed to detailed design, using updated traffic volumes.
Urban Design/Landscape Comments
o A Holding (H) provision is recommended to be applied to the subject land
to require an updated wind study with wind tunnel modelling,
demonstrating acceptable wind conditions to the satisfaction of the City.
Neighbourhood Comments
A neighbourhood open house was held on December 4, 2023 and was attended by the
applicant, applicant’s planners and consultants, and three (3) members of the public.
Written comments have been received from one member of the public. The concerns
included compatibility with surrounding campgrounds and industrial use, conversion of
employment uses, density, and servicing capacity.
In response, the City’s Official Plan identifies the subject lands as part of the Lundy's
Lane as an intensification corridor, which permits high density residential uses. The
proposal transitions from 10 to 8 to 6 storeys towards the eastern property line,
providing an appropriate transition to the neighbouring property. To the north, a 52
metre rear yard setback has been provided, which is larger than the height of the
proposed building (36.5m), required by the City’s Zoning By-law, and will be secured
through the amending Zoning By-law. To assist with compatibility to the adjacent
campgrounds, it is recommended the Holding (H) provision require a warning clause be
included in the site plan agreement warning all future purchasers of the campground
activities, including campfires, in the immediate area.
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Land use compatibility studies were prepared by noise and air quality experts and
submitted with the application, evaluating the Ministry's D-6 Guidelines against the
proposal and the surrounding area. The studies concluded that compatibility can be
achieved with the requirement of warning clauses and mitigation measures.
The Official Plan amendment requests additional density and height permissions, but
does not propose to remove any existing land use permissions nor change the existing
Tourist of conversion no there such, is designation. use land Commercial As
employment lands proposed.
The requested density can be accommodated. There are no capacity concerns as
confirmed by Municipal Works staff. Transportation services at the City and Region had
no and amendment. By-law Zoning Plan the proposed with concerns Official
Additionally, adequate parking has been provided for the proposal.
Analysis
1. Provincial Policies
The Planning Act requires City planning decisions to be consistent with the Provincial
Policy Statement and conform to the Provincial “A Place to Grow” Plan. The proposed
development is consistent and conforms as follows:
The proposed development satisfies matters of provincial interest as outlined in
Section 2 of the Planning Act;
The redevelopment and intensification of the site minimizes land consumption
and servicing costs in a manner that will sustain the financial well-being of the
Province and City over the long term;
The residential units will add to the diversity of housing options for residents, and
will assist the City in meeting its intensification target within the Built-up Area;
The mixed-use proposal will assist in the creation of a complete community; and,
Through the submitted Land Use Compatibility Analysis, 4 facilities were
identified within a 1000 metre radius of the site. Three were identified as Class 1
with no concerns detailed in the report, and one was identified as Class 2 with
proposed warning clauses and mitigation measures in accordance with the D-6
Guidelines.
o The Air Quality analysis concluded the facilities are expected to be
compatible with the subject lands for air quality, subject to mitigation
measures to deal with traffic impacts from Lundy’s Lane;
o The Noise Study concluded warning clauses and mitigation measures (i.e.
noise barriers, central air-conditioning) be installed to comply with the D-6
Guidelines.
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o Since the original submission, an updated design has been submitted with
the City. The design has altered slightly to further align the project with the
Lundy’s Lane Urban Design Guidelines.
o Staff recommend the Holding (H) provision include the requirement of air
quality mitigation measures in accordance with the submitted study, with
respect to the nearby BV Glazing industry, at time of site plan. Staff further
recommend the Holding (H) provision include the requirement for an
updated noise study that evaluates the proposal as amended at time of
site plan to the satisfaction of the Niagara Region and City of Niagara
Falls and that the appropriate mitigation measures and warning clauses
be implemented.
2. Regional Official Plan
The subject lands are in a designated Built-up Area in the Niagara Region’s Official
Plan. The proposal conforms to the Regional Official Plan by contributing to the
Region’s intensification target of 50%, diversifying the housing supply, contributing to
the creation of a complete community, and efficiently utilizing municipal infrastructure
and urban lands.
3. City's Official Plan
The subject lands are designated Tourist Commercial in the City’s Official Plan, are
located within the Lundy’s Lane Satellite Tourist District, and are within the Lundy’s
Lane Intensification Corridor. The Official Plan permits a 6 storey apartment building
with a maximum density of 100 units per hectare, which should be located on a current
or planned transit corridor and in close proximity to commercial uses. The applicant is
requesting the lands be placed under a Special Policy Area designation to permit a 10
storey mixed-use building with 1,330 square metres of ground floor commercial space
and 192 apartment dwellings at a maximum density of 214 units per hectare.
When reviewing an Official Plan amendment, Council is to consider the conformity of
the proposal to the general objectives of the Plan, suitability of the site or area for the
proposed use, compatibility of the proposed use with adjacent land use designations,
need for the use, availability of adequate municipal services and facilities for the
proposed uses, and its financial implications.
The proposal complies with the intent of the Official Plan, the Lundy’s Lane Satellite
Tourist District policies, and the Lundy’s Lane Intensification Corridor policies as follows:
The 10 storey mixed-use building is proposed at the intersection of two arterial
roads (Garner Rd and Lundy’s Lane) within the Lundy’s Lane Intensification
Corridor, where higher levels of density are anticipated and encouraged;
There is adequate municipal infrastructure to service the proposed density as
confirmed by Municipal Works;
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The proposed commercial space provides a pedestrian presence and engages
the street along Lundy’s Lane and Garner Road;
The mixed-use proposal assists in creating a complete community;
The proposal exceeds the minimum of 5 hours of sunlight on Lundy’s Lane and 3
hours on Garner Road on September 21st as outlined in the Tourist Area Design
Guidelines;
A Desktop Pedestrian Wind Assessment was submitted demonstrating
uncomfortable pedestrian wind conditions in the winter at the south west corner
of the original proposal submission. Official Plan policies do not permit the
creation of severe wind impacts at the street level. A Holding (H) provision is
recommended to be placed on the property until a Wind Study with wind tunnel
modelling has been submitted demonstrating acceptable pedestrian wind
conditions to the satisfaction of the City;
Private amenity space is proposed on the ground floor;
The proposal is designed to lessen conflicts with abutting land as follows:
o A 3m landscape buffer has been provided along the northern and eastern
property lines with a 1.8m board on board fence;
o The loading area is screened by the proposed building and proposed tree
plantings;
o The garbage room is proposed to be located within the proposed building;
o The proposed building steps down from 10 to 8 to 6 storeys towards the
east of the property, providing an appropriate transition to the lands to the
east, which are permitted to be developed to a maximum height of 6
storeys;
o The proposed building steps back from the street as it increases in height;
o Parking is proposed underground and in the rear and interior side yard
with appropriate landscape buffering;
The proposal will provide residents with a mix of unit options for ownership (71
one-bedroom units and 113 two-bedroom units). The estimated prices range
from $300,000-$400,000 for 1 bedroom units and $400,000-$600,000 for two
bedroom units. All one-bedroom units would be affordable to incomes within the
moderate income levels, and two-bedroom units less than $539,460 in price
would be affordable to moderate income levels. As such, a minimum of 72 units
can be considered affordable for moderate income levels; and,
The Holding (H) provision is further recommended to require the implementation
of archeological warning clauses, air quality mitigation measures, an updated
noise study evaluating the revised proposal be submitted to the satisfaction of
the Niagara Region and the City of Niagara Falls, and a rooftop detail that is
distinctive and complimentary to the building that is not more than 6 metres in
height be reviewed and accepted during the site plan application stage.
Sunset Clause
The timely and orderly provision of housing is a key priority for the provincial
government as well as for the City of Niagara Falls. Ensuring that housing is delivered
in line with the existing and planned services required to support it requires that services
which can support housing are not held up in developments that do not proceed in a
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timely manner. To ensure the cost of housing does not increase because of services
that may be available but are unused, it is important for the City of Niagara Falls to take
action to make sure those developers committed to build over the next 3 years are
considered as part of the City’s servicing plans. These projects help advance many of
the key objectives of the Province and City of delivering timely housing in a cost-
effective manner.
The City has been working on a servicing master plan and is working to factor in the
developments that have been approved as well as has considered those areas that are
slated for development such as the secondary plan areas. This plan will undergo review
every five years. Hence, it is imperative for the City to ensure developers proposing
projects intend to commence construction within the next three years, aligning with
servicing plans and mitigating the necessity for expensive infrastructure expansion. To
achieve this objective, the City is proposing a three-year sunset clause with the ability to
extend for an additional year at the discretion of the General Manager of Planning
Building and Development. This measure aims to ensure that developments execute
site plan agreements or receive draft plan of condominium/subdivision approval within
this specified timeframe, especially after capacity and servicing allocation has been
confirmed by the City.
This strategy mirrors the existing draft plan of subdivisions/condominiums approvals
and the City's current site plan agreement process, which set specific timelines to
address conditions or proceed to construction. For instance, there is a three-year
window to register subdivision/condominium agreements and a two-year sunset clause
on site plan agreements.
The proposed sunset clause is contemplated by staff under Section 34 (16.1) and (16.2)
of the Planning Act as well as through Part 4, Section 4.6.1 and 4.6.2 of the City’s
Official Plan.
The City’s Official Plan states:
4.6.1 In accordance with Section 34 of the Planning Act, Council may, through a zoning
amendment, impose one or more conditions on the use, erection or location of lands
and/or buildings and structures that may be fulfilled subsequent to approval of the
amendment and must be fulfilled prior to the issuance of a building permit for
development. Conditions that may be imposed through a zoning by-law amendment
shall be consistent with prescribed Provincial regulations and may include: a
requirement to implement measures identified through the zoning amendment review,
the provision of services and infrastructure and the protection of natural resources, built
environments, sustainability, energy efficiency, and public health and safety.
4.6.2 Council may require the owner of land subject to a zoning amendment to enter
into an agreement to implement, maintain and/or enforce a condition of zoning approval
or to provide a time limit for completion of such conditions. The agreement will be
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registered on title against the lands and will be enforced against the present and
subsequent owners.
Staff believe the sunset clause or conditional zoning constitutes sound land use
planning, as it provides a mechanism to properly plan for the efficient use of the City’s
services and allows for the appropriate allocation of servicing capacity for those ready to
develop.
Although the sunset clause is the appropriate mechanism for this condition, planning
staff note that the orderly progression of development and the phasing of servicing in
accordance with the necessary approvals are also recognized as part of good land use
planning under the Holding provisions policies of the Official Plan. Particularly these are
listed in Part 4, Section 4.2.1.1 and 4.2.1.2 listed below:
4.2.1.1To encourage orderly development of lands in the municipality in situations
where other lands in the same zone category should be developed first.
4.2.1.2 To phase development in accordance with the necessary approvals and the
orderly progression of sanitary sewers and waterlines.
Given the above policy thresholds, staff recommend that a sunset clause be included as
part of the subject site-specific zoning by-law amendment. This sunset clause will expire
3 years from the date of approval if a site plan agreement is not executed or draft plan
of However, not is approval subdivision/condominium received. to order in offer
flexibility to the development community in case of unforeseen circumstances, staff are
suggesting that approval could be extended for up to one year by the General Manager
of Planning and Development, if the Developer is actively working towards site plan
approval as approval subdivision/condominium of draft or registration and plan
evidenced by, including but not limited to, the submission of engineering drawings for
City review or through written explanation on why the extension is required.
4. Architectural Design Review – Lundy’s Lane Urban Design Guidelines
The property falls within the Lundy’s Lane Urban Design Guidelines area. The
applicant’s Planner has evaluated the proposal against these Urban Design Guidelines.
Staff have reviewed the evaluation and note the following:
Section 1 – General Siting and Building Design
This section encourages building designs that improve streetscape quality, pedestrian
activity, and mitigate built form impacts on adjacent residential uses while addressing
gateways and open spaces.
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In accordance with the Lundy’s Lane Urban Design Guidelines, the proposal is oriented
to address Lundy’s Lane and Garner Road with clearly defined entrances that connect
directly to the public sidewalk; transparent glass is present along the majority of Lundy’s
Lane and Garner Road; a front yard setback of 3.2 metres has been provided to support
street tree planting; a minimum 3 metre landscape buffer has been provided along
Garner Road abutting the proposed parking area; and, the proposed building stretches
along the entire frontage of Lundy’s Lane for a continuous streetscape.
The rear elevation is mostly consistent with the architectural design quality of the front
and side elevations. There is a blank wall on the rear elevation near the intersection of
Lundy’s Lane and Garner Road. Through the site plan application process, it is
recommended a design feature be included, such as faux window treatments or
material/colour changes, to give the blank wall visual interest and design consistency
with the remainder of the façade.
In addition, a step back of 3 metres is provided at the fourth floor; the ground level
commercial space has a height of 4.5 metres; and, the building is articulated with a
defined base, middle, and top through proposed step backs and building material
changes.
Section 2 – Gateways, Enhanced Corners & Open Spaces
This section is intended to provide enhanced entry points and gateways at identified
locations within the Lundy’s Lane Urban Design Guidelines.
The corner of Lundy’s Lane and Garner Road has been enhanced by providing various
plantings, two pergolas, and armour stone sitting walls. In addition, one of the building
facades is angled to address the gateway intersection and provide a vertical height
element through building wall articulation.
It is recommended rooftop detailing that is distinctive and complimentary to the building
be provided and secured through the site plan application stage of not more than 6
metres in height. This will be included in the holding (H) provision. The rooftop detailing
will further enhance the gateway intersection and provide interest to what is currently a
flat roof line along Lundy’s Lane.
Section 3 – Private Realm Streetscape & Parking Area
This section aims to create a continuous street edge through a combination of built form
and hard and soft landscaping.
Access to the parking area is provided from Garner Road to not break up the Lundy’s
Lane street edge. A continuous 3 metre landscaping buffer is provided where the
proposal abuts neighbouring properties, aside from an interior lot line that abuts the
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Regional pumping station. A 1.8 metre high fence is proposed where the property abuts
adjacent lands. The proposed loading area is screened by bike racks and plantings.
Section 4 – Built Form & Building Facades
This section is intended to provide consistency/continuity to the built form and style of
the facades for the majority of the Lundy’s Lane streetscape through identified design
elements.
The proposal aligns with this section of the guidelines by proposing storefronts that are
broken up with material changes, that are highly visible/articulated, and have barrier-
free access. During the detailed design stage, this section of the design guidelines will
be thoroughly reviewed to ensure compliance and implementation.
5. Zoning By-law
The applicant has requested a site specific Tourist Commercial (TC) zone to permit the
proposed 10 storey mixed-use development.
The departures requested from current regulations are summarized below:
ZONE
REGULATION
EXISTING
REGULATION
REQUESTED
REGULATION
Staff
Recommendation
(Details to Follow)
Permitted Uses The uses permitted
in the TC zone
Add Home
Occupation in a
Dwelling Unit
Support
Deemed Front Yard Garner Road Lundy’s Lane Support
Permitted Uses
50% of the total
floor area of the
building can be
used for dwelling
units provided such
dwelling units
except entrances
are located above
the ground floor
92% Support
Maximum height of
building or structure 12 metres 36.5 metres Support with
modifications
Minimum rear yard
depth to a fire
escape
N/A N/A Recommend
modification
Maximum
projection of open
balconies or patios
1.8 metre (front and
rear yard)
0.45 metre (exterior
Any yard Support
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ZONE
REGULATION
EXISTING
REGULATION
REQUESTED
REGULATION
Staff
Recommendation
(Details to Follow)
side yard)
Minimum parking
requirements
1.4 spaces per
dwelling unit
1 parking space for
each 25 square
metres of gross
leasable floor area
1.25 parking
spaces per dwelling
unit
1 parking space for
each 28 square
metres of gross
leasable floor area
Support
The requested zoning regulations are appropriate as follows:
Staff are in support of adding home occupations as a permitted use in dwelling units in
accordance with the Home Occupation regulations contained in Section 5.5, clause (a)
through (i), of Zoning By-law No. 79-200. Permitting Home Occupations will provide
future residents with more opportunities to work from home and an improved live-work
balance. Staff suggest a statement in the site plan agreement or condominium
declaration be included that states home occupations are permitted.
Staff are in support of deeming Lundy’s Lane as the front yard. This will provide clarity
in zoning interpretations and provide a focus on the Lundy’s Lane streetscape.
Staff have no issues with the increase in percentage of dwelling units in the proposed
building to 92% of the total floor area as commercial uses will continue to be present on
the ground floor along Lundy’s Lane and Garner Road.
Staff have no issues with permitting the projection of balconies into any yard. This will
enable the developer to provide balconies in accordance with Schedule 2 contained in
Appendix B.
Staff are in support of the requested parking requirements for dwelling units and
commercial space. The submitted parking study was accepted by Transportation
Services as the property is located on a transit route and a shared parking system
between visitor parking spaces and commercial parking spaces will be adequate for the
requested reduction of six commercial parking spaces.
Staff recommend the amending bylaw include the following:
Staff are in support of a maximum height of 36.5 metres, or 10 storeys, whichever is the
lesser, with the addition of a roof feature that is no larger than 6 metres in height and
does not contain a place of occupancy. The massing, articulation, and step backs
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provide adequate separation distances to neighbouring properties. The amending
zoning by-law’s height schedule will establish height and step back locations.
The application does not request an adjustment to the rear yard setback. However, due
to the proposed fire escapes from the underground parking, Staff recommend a
modification be made permitting a rear yard setback of 4 metres to an enclosed or
unenclosed fire escape (staircases). There are no negative impacts anticipated from the
reduction, as the staircases will be no more than 1 storey if enclosed and an adequate
distance has been provided to maintain the staircases. The building must be setback a
minimum of 52 metres from the rear property line, as reflected in the height schedule.
6. Holding Provision
Staff recommends a holding (H) provision be applied to the subject land to require:
An updated Wind Study with wind tunnel modelling demonstrating acceptable
pedestrian wind conditions to the satisfaction of the City;
Implement air quality mitigation measures to the satisfaction of the Niagara
Region and City at time of Site Plan;
Submit a revised noise study evaluating the revised proposal and implement the
appropriate mitigation measures and warning clauses to the satisfaction of the
Niagara Region and City of Niagara Falls;
A warning clause advising future purchasers/lease holders of nearby industry
(BV Glazing) to the satisfaction of the City;
Implement archaeological warning clauses to the satisfaction of the City and
Region at time of Site Plan;
Implement warning clauses regarding the adjacent campground activities,
including campfires, to the satisfaction of the City at time of Site Plan; and,
A rooftop feature/detailing that is distinctive but complementary to the style of the
building to be secured through the site plan application stage to the satisfaction
of the City.
Operational Implications and Risk Analysis
There are no operational implications or risk to the City.
Financial Implications/Budget Impact
The proposed development will provide development charges, a community benefits
charge, cash-in-lieu of parkland dedication, and a new tax assessment for the City.
Strategic/Departmental Alignment
This proposal contributes to Council’s Strategic Priority of Financial Sustainability by
redeveloping lands on existing services to promote sustainable fiscal practices. It also
contributes to economic diversification and growth by providing more space for new
commercial businesses.
List of Attachments
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Schedule 1 - Location Map
Schedule 2 - Revised Site Plan
Schedule 3 - Original Site Plan
Schedule 4 - Renderings
APPENDIX A - Draft Official Plan
APPENDIX B - Draft Zoning By-law
Written by:
Alexa Cooper, Planner 2
Submitted by: Status:
Andrew Bryce, Director of Planning Approved
- 22 Feb
2024
Jason Burgess, CAO Approved
- 22 Feb
2024
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SCHEDULE 1
(Location Map)
Garner Road Page 15 of 26
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SCHEDULE 2
(Revised Site Plan)
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SCHEDULE 3
(Original Site Plan)
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SCHEDULE 4
(Renderings)
View: NE Corner of Lundy’s Lane and Garner Road
View: Garner Road looking towards proposal
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CITY OF NIAGARA FALLS
By-law No. 2024-XXX
A by-law to provide for the adoption of Amendment No. 165 to the City of Niagara Falls
Official Plan (AM-2023-022).
THE COUNCIL OF THE CORPORATION OF THE CITY OF NIAGARA FALLS, IN
ACCORDANCE WITH THE PLANNING ACT, 1990, AND THE REGIONAL
MUNICIPALITY OF NIAGARA ACT, HEREBY ENACT AS FOLLOWS:
1. Amendment No. 165 to the City of Niagara Falls Official Plan, constituting the
attached text and map, is hereby adopted.
Read a First, Second and Third time; passed, signed and sealed in open Council
this XXth day of MONTH, 2024.
........................................................ ......................................................
BILL MATSON, CITY CLERK JAMES M. DIODATI, MAYOR
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OFFICIAL PLAN AMENDMENT NO. 165
PART 1 – PREAMBLE
(i) Purpose of the Amendment
The purpose of the amendment is to permit a 10 storey mixed-use building with a
maximum density of 214 units per hectare.
(ii) Location of the Amendment
The amendment applies to lands shown as Special Policy Area XX on Map 1 to
Amendment No. 165 to the Official Plan.
(iii) Details of the Amendment
Map Changes
MAP 1 - Schedule “A” to the Official Plan – Future Land Use has been amended to show
the Residential designation with – Special Policy Area XX.
Text Change
PART 2, SECTION 13 – SPECIAL POLICY AREAS, is amended by the addition of
Subsection 13.XX.
(iv) Basis of the Amendment
The applicant proposes to permit a 10 storey mixed-use building with a maximum
density of 214 units per hectare.
The subject lands are designated Tourist Commercial as shown on Schedule A –
Future Land Use, within the Lundy’s Lane Intensification Corridor as shown on
Schedule A2 – Urban Structure Plan, and within the Lundy’s Lane Satellite District as
shown on Schedule E – Tourism Districts of the City’s Official Plan.
The amendment meets the intent of the Official Plan as the area is suitable for
intensification, is located on lands that front onto two arterial roads and is located on
a transit route. The architectural design and podium setbacks will provide visual
interest, a positive interface with Lundy’s Lane and Garner Road, and lessen the
impact of the height and massing. The majority of the parking is provided below grade,
and the proposed surface parking is interior to the site, with appropriate landscape
buffers where required. There are adequate infrastructure and transportation
capacities available to service the proposal. The implementation of a Holding (H)
provision through the amending Zoning By-law will ensure appropriate wind conditions
are present and implement the appropriate warning clauses and noise mitigation
measures.
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PART 2 - BODY OF THE AMENDMENT
All of this part of the document entitled PART 2 - BODY OF THE AMENDMENT, consisting of the
following text and attached map, constitute Amendment No. 165 to the Official Plan of the City of
Niagara Falls.
DETAILS OF THE AMENDMENT
The Official Plan of the City of Niagara Falls is hereby amended as follows:
1. MAP CHANGE
The "Area Affected by this Amendment", shown on the map attached hereto, entitled "Map
1 to Amendment No. 165", shall be identified as Special Policy Area XX on Schedule A –
Future Land Use of the Official Plan.
2. TEXT CHANGE
a. PART 2, SECTION 13 – SPECIAL POLICY AREAS, is hereby amended by adding
the following subsection:
13.92 SPECIAL POLICY AREA “XX”
Special Policy Area “XX” applies to approximately 0.9 hectares of land bounded by
Garner Road to the west, Lundy’s Lane to the south, and an abutting property to
the east and north. Notwithstanding the permitted uses provisions of Part 2, Policy
4.2.31 (c), the subject lands may develop to a maximum building height of 10
storeys and a maximum density of 214 units per hectare.
S:\OFFICIAL.PLN\AMEND\#165 - 8885-8911 Lundys Lane\OPA 165.docx
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CITY OF NIAGARA FALLS
By-law No. 2024-XXX
A by-law to amend By-law No. 79-200, to permit the use of the lands for a 10 storey
mixed-use building, with 1,330 square metres of ground floor commercial space and 192
dwelling units, subject to the removal of a Holding (H) symbol (AM-2023-022).
THE COUNCIL OF THE CORPORATION OF THE CITY OF NIAGARA FALLS ENACTS
AS FOLLOWS:
1. The Lands that are the subject of and affected by the provisions of this by-law are
described in Schedule 1 of this by-law and shall be referred to in this by-law as the
“Lands”. Schedule 1 is a part of this by-law.
2. The purpose of this by-law is to amend the provisions of By-law No. 79-200, to
permit the use of the Lands in a manner that would otherwise be prohibited by this
by-law. In the case of any conflict between a specific provision of this by-law and
any existing provision of By-law No. 79-200, the provisions of this by-law are to
prevail.
3. Notwithstanding any provision of By-law No. 79-200 to the contrary, the following
uses and regulations shall be the permitted uses and regulations governing the
permitted uses on and of the Lands.
4. The permitted uses shall be:
(a) Home Occupations in accordance with the regulations contained in
Section 5.5 of By-law No. 79-200
(b) Dwelling units in a building in combination with one or more of the uses
listed in section 8.6.1 of Zoning By-law 79-200, as amended, provided that
not more than 92% of the total floor area of such building is used for
dwelling units and further provided that such dwelling units except
entrances thereto are located entirely above the ground floor
(c) the uses permitted in the TC zone
5. The regulations governing the permitted uses shall be:
(a) Front Lot Line For the purposes of this by-law,
Lundy’s Lane shall be deemed to be
the front lot line
(b) Locations of the various
components of the building or
structure on the Lands, their
Refer to Schedule 2 of this by-law
and clause (c) of this section
Page 23 of 26
Page 199 of 370
2
maximum heights and
maximum number of storeys
and minimum yards
(c) Maximum height of building or
structure and maximum
storeys inclusive of storeys
containing mechanical
equipment
36.5 metres and a maximum of 10
storeys
(d) Roof feature
The building shall have a roof
feature which has a maximum height
of 6 metres above the top storey,
which is not permitted to contain a
place of occupancy. The roof feature
shall be a distinct architectural
element of the building
(e) Minimum number of parking
spaces
1.25 spaces for each dwelling unit
1 space for each 28 square metres
of gross leasable floor area for a
retail store
(f) Projection of open balconies or
patios
Open balconies or patios may
project into an entire required yard
(g) The balance of regulations specified for a TC use.
6. For the purposes of this by-law:
“Roof feature” means a distinct architectural element erected above the top storey
of the building and shall not contain a place of occupancy or be used for
commercial purposes, unless otherwise permitted by this by-law, and shall be
provided for the purposes of enhancing the design of the building and may enclose
any roof mounted mechanical equipment, mechanical penthouses, or other similar
elements. Notwithstanding Section 4.7 of By-law 79-200, and except for any
flagpoles, or other similar decorative roof features and radio, telephone, television
or telecommunication towers or antennae, no water tank, elevator or other
mechanical penthouse shall have a height greater than the roof feature unless clad
to be aesthetically consistent with the roof feature.
7. All other applicable regulations set out in By-law No. 79-200 shall continue to apply
to govern the permitted uses on the Lands, with all necessary changes in detail.
8. No person shall use the Lands for a use that is not a permitted use.
9. No person shall use the Lands in a manner that is contrary to the regulations.
Page 24 of 26
Page 200 of 370
3
10. The holding (H) symbol that appears on Schedule 1 attached hereto is provided
for in the City of Niagara Falls Official Plan pursuant to Section 36 of the Planning
Act. No person shall use the Lands described in section 1 of this by-law and shown
hatched and designated TC(H) and numbered XXXX on the plan Schedule 1
attached hereto for any purpose, prior to the H symbol being removed pursuant to
the Planning Act. Prior to the H symbol being removed, the landowner or developer
shall:
(a) Provide an updated wind study with wind tunnel modelling
demonstrating acceptable wind conditions for the pedestrian realm
to the satisfaction of the City;
(b) Implement air mitigation measures to the satisfaction of the Niagara
Region and City at time of Site Plan;
(c) Submit a revised noise study evaluating the revised proposal and
implement the appropriate mitigation measures and warning clauses
to the satisfaction of the City and Niagara Region;
(d) Implement a warning clause of nearby industry to the satisfaction of
the City at time of Site Plan;
(e) Implement archaeological warning clauses to the satisfaction of the
City and Niagara Region at time of Site Plan;
(f) Implment warning clauses regarding the adjacent campground
activities, including campfires, to the satisfaction of the City at time
of Stie Plan;
(g) (Sunset clause to be inserted); and,
(h) Provide a rooftop feature/detailing that is distinctive but
complimentary to the style of the building to be secured through the
site plan application stage to the satisfaction of the City.
11. The provisions of this by-law shall be shown on Sheet A4 and B4 of Schedule “A”
of By-law No. 79-200 by redesignating the Lands from TC to TC(H) and numbered
XXXX.
12. Section 19 of By-law No. 79-200 is amended by adding thereto:
19.1.XXXX Refer to By-law No. 2024-XXX.
Read a First, Second and Third time; passed, signed and sealed in open Council
this XXth day of MONTH, 2024.
Page 25 of 26
Page 201 of 370
4
....................................................................... .....................................................................
WILLIAM G. MATSON, CITY CLERK JAMES M. DIODATI, MAYOR
Page 26 of 26
Page 202 of 370
8885-8911 Lundy’s Lane
Applicant: M5V The Lundy Inc. (Sherard McQueen)
Proposal:To permit a 10 storey mixed-use building with 192 dwelling units and 1,330
square metres of commercial use at grade
Official Plan & Zoning By-law Amendment Application
AM-2023-022
Page 203 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Location
SUBJECT
LANDS
Campground
Use
Tourist
Commercial
uses
Campground
Use
Garner RoadIndustrial
Use
Page 204 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Background
•The subject lands are approximately 0.93ha (2.29 acres) in size.
•The applicant is proposing a 10 storey mixed-use building with 192 dwelling units
and 1,330 square metres of commercial use at grade.
OFFICIAL PLAN AMENDMENT (OPA)
•The land is designated Tourist Commercial, within the Lundy’s Lane Satellite
Tourism District, and within the Lundy’s Lane Intensification Corridor in the City’s
Official Plan.
•The Official Plan permits a maximum of 6 storeys and 100 units per hectare.
•The OPA requests a Special Policy Area to permit a maximum height of 10
storeys with a maximum density of 214 units per hectare.Page 205 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Background
ZONING BY-LAW AMENDMENT (ZBA)
•The land is zoned Tourist Commercial (TC) under Zoning By-law 79-200.
•The application requests the subject lands be rezoned a site-specific Tourist
Commercial (TC) zone to permit the proposed 10-storey mixed-use building.Page 206 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Concept Plan
(1st Submission)Page 207 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Elevations (1st Submission)Page 208 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Concept Plan
(2nd Submission)Page 209 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Elevations (2nd Submission)Page 210 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Requested Zoning Relief –TC-XX
Reduce Rear Yard Depth: 4.12
to above ground fire escapes
Required: 10m
Increase Max Total Floor
Area of Dwelling Units: 92%
Max: 50%
Increase Max. Height: 36.5m
Required: 12m
Reduce Min. Parking:
1.25/dwelling unit (230 spaces)
1/28sm of gross leasable floor area
(52 spaces)
Required: 1.4/dwelling unit (257
spaces)
1/25sm of gross leasable floor area
(58 spaces)
Deem Lundy’s Lane
the Front Lot Line
Add Home Occupation as
a permitted use
Permit balconies to
encroach into any yard
Page 211 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Neighbourhood Comments
•An Open House was held on December 4th, 2023
Concern Staff Response
Compatibility
with
campgrounds
and industry
The subject site has appropriate setbacks and height transitions to
neighbouring properties. The Land Use Compatibility determined the
proposal is compatible subject to mitigation measures and warning clauses.
Staff have recommended they be implemented prior to the lifting of a
Holding (H). Staff further recommend warning clauses to alert future
purchasers and tenants of neighbouring uses. This has been added to the
Holding (H) provision.
Conversion of
employment
lands
The amendment requests additional height and density permissions but
does not propose to remove existing land use permissions or change the
existing designation. No conversion is proposed.
Density/
servicing
capacity
concerns
There are no capacity concerns as confirmed by Municipal Works staff. A 3
year sunset clause is recommended to ensure the development connects to
municipal infrastructure in a timely manner. City and Region transportation
staff have no concerns, and adequate parking is provided for the proposal.Page 212 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Recommendation
1.That Council approve the Official Plan and Zoning By-law amendment to
permit a 10 storey mixed-use building with 1,330 square metres of
commercial space and 192 residential dwelling units, subject to the
regulations outlined in this report and a 3 year sunset clause.
2.That the amending zoning by-law include a Holding (H) provision to require:
•an updated Wind Study,
•Implement air quality mitigation measures,
•Submit a revised noise study evaluating the new proposal and
implement the appropriate warning clauses and mitigation measures,
•A warning clause advising future purchasers/lease holders of nearby
the industry and campgrounds,
•implement archaeological warning clauses, and
•A rooftop feature/detailing that is distinctive but complimentary to the
style of the building be secured at site plan.Page 213 of 370
8885 – 8911 Lundy’s Lane
City of Niagara Falls
Application for Official Plan Amendment and Zoning By-law Amendment
For M5V Inc.
Prepared by:
February 27, 2024
Page 214 of 370
Overview of Subject Lands
Two Separate Parcels:
8885 Lundy’s Lane & 8911 Lundy’s Lane
Irregularly shaped corner parcel at the
intersection of Lundy’s Lane and Garner Road
Frontage: 105.27 metres (Lundy’s Lane); 86.1
metres (Garner Road)
Area: 0.90 hectares (after road widening)Page 215 of 370
Aerial Context & Surrounding Uses
City Official Plan Designation: Tourist
Commercial
City Zoning By-law: Tourist Commercial
DIRECTION LAND USE
North
Tourist Commercial
(Campground) ; Niagara Region
Pumping Station
East Tourist Commercial
(Campground)
South
Undeveloped; Tourist
Commercial (Adult
Entertainment)
West Tourist Commercial
(Campground); Industrial
Page 216 of 370
Neighbourhood Context
•Near to several parks, schools, and
retail/commercial uses
•Lundy’s Lane is part of Niagara Region’s
Strategic Cycling Network
•Niagara Region and WEGO operate year-
round transit services on the Red Line, which
includes Lundy’s Lane
Page 217 of 370
Proposed Development
•10-storey mixed -use complex
•192 residential dwelling units
•1,334 m² of at-grade commercial uses
•284 parking spaces provided in an
underground parking and at-grade,
including 8 accessible spots
•375 bicycle parking spaces
•25% of residential units meet City
requirements for affordability
View towards the proposal from the intersection of Lundy’s Lane and Garner RoadPage 218 of 370
Proposed Development
View towards the proposal from Lundy’s LanePage 219 of 370
Urban Design Considerations
View towards the proposal from the intersection of Lundy’s Lane and Garner Road
Visual impression of a 3-storey podium
Beacon element
Accent colours
Featured building corner
Page 220 of 370
Proposed Official Plan Amendment
•To redesignate the Subject Lands from
“Tourist Commercial” to “Special Policy
Area No. YY”
•That the Subject Lands be developed for
a mixed-use building at a maximum
density of 214 units per hectare and a
height of 10 storeys. Page 221 of 370
Proposed Zoning By-law Amendment
Site Specific Tourist Commercial Zone (TC -XX)
•The permitted uses shall be:
(a)The uses permitted in the TC Zone
(b)Home occupation in dwelling units
(c)Permit more than 50% of the total floor area to be dwelling units in the TC Zone
(92% proposed)
•Minimum Lot Frontage: to deem Lundy’s Lane as the lot frontage
•Maximum Height: increase from 12 m to 36.5 m
•Parking requirements: Decrease from required 316 spaces to proposed 284 spaces.Page 222 of 370
Land Use Compatibility - Noise
-RWDI
Page 223 of 370
•Apply to proposed development
•NPC -300 Part C, Niagara Region Road Traffic Noise Control Policy
Applicable Documents
•Apply to BVGlazing Systems
•NPC -300 Part B
Page 224 of 370
•Assessment of surroundings on the proposed building and of the building on the
surroundings.
•To demonstrate compatibility as is or with acceptable mitigation to create acoustically
comfortable spaces.
•Environmental permits are reviewed to ensure there is no encroachment on nearby
industries and can continue to operate under the same provincial environmental permit.
•The goal is to ensure a balance between industry and residences. This is not a case of
one or the other.
How Noise Assessments Work for Land Use Planning
Page 225 of 370
•Windows with acoustic performance up to STC -34 (parts of facades facing rail line)
•Noise Warning Clauses related to:
–Road traffic noise
–Proximity to rail
–Proximity to commercial/industrial establishments
•Construction of amenity space noise barrier walls
Proposed Noise Controls (Development)Page 226 of 370
•Facilities are required to meet Ministry of the Environment, Conservation and Parks
(MECP) sound level limits at noise sensitive land uses as part of their environmental
permit (ECA or EASR).
•Existing noise sensitive land uses in the area include:
•Seasonal campgrounds
•Houses
•Vacant lots with an as -of-right to overnight accommodation
•As -of-right zoning permits noise sensitive lands per NPC -300 on the vacant lots.
BVGlazing Systems
Page 227 of 370
Map of Existing Noise Sensitive Lands
Page 228 of 370
•Class II industry
–Minimum recommended separation
distance is 70 m
–Already encroached to south and west by
campground
•RWDI field work found facility sound levels
are at or below the traffic sound levels at the
proposed development.
BVGlazing Systems
Page 229 of 370
•Proposed development will include noise warning clause regarding industrial/commercial
establishments.
•Design of building includes AC so windows can be kept closed, high Sound Transmission
Class window to minimize interior sound, and noise barrier walls.
Seasonal Campgrounds
Page 230 of 370
Consistent with the Provincial Policy Statement and in conformity with A Place to Grow – Growth Plan, the
Niagara Official Plan, and the Town of Fort Erie Official Plan.
Appropriate location for intensification – Built-up Area
Project TimelineSummary
Provision of new housing residential intensification in a City designated growth area
Will not negatively impact surrounding residential uses
Makes efficient use of existing services
Page 231 of 370
Campark Resorts
9387 Lundy’s Lane
Niagara Falls, Ontario
L2H 0T7
905-358-3872
info@campark.com
December 5, 2023
Dear Sir/Madam,
My name is Peter Van Kleef and I have owned Campark Resorts, a family-friendly
campground, since 1982. I am writing to you on behalf of myself and Trevor Barr
who owns Scott’s Trailer Park, a campground just east of my property at Garner
Road and Lundy’s Lane.
Both Trevor (and before him, his late father, Ross Barr) and I have maintained an
escape from the daily pressures of life for working class families by providing
facilities where the family can eat at a picnic table, enjoy campfires, leisure
activities and sleeping in a tent or RV. We are the last vestiges of the outdoor
activities where a family can unwind and disconnect from electronics in a peaceful
setting.
Trevor and I have each invested significant sums in maintaining and upgrading our
facilities.
We have only about 100 days in the summer months to make a living.
Imagine our shock getting a letter from the city that M5V Developments wants to
build a 10-storey condo building with 184 units and 17,000 square feet in
commercial space on a 2.9 acre property at the corner of Garner Road and Lundy’s
Lane which location is right between our two campgrounds. Other than two -storey
single family houses, there are no multi-storey buildings anywhere on Lundy’s
Lane in Niagara Falls.
When the Fernwood residences were built behind Campark around 2012 and
continuing up to the present, we have received weekly complaints about our
campfires and how this “had to stop”. We had been doing this for 40 years and yet
Page 232 of 370
the fire department had to come and do inspections. Over the last eleven years, we
have been subject to ongoing complaints and harassment from these new residents.
A multi-storey residential structure contiguous to our campgrounds is the epitome
of incongruity. The residents of the structure would be subject to campfire smoke
and noise from families enjoying the facilities and other leisure activities we
provide. The campers would be subject to the intrusion of residents having a birds -
eye view of them and their activities. Both the residents and the campers would be
denied their rights of privacy and of peaceful enjoyment.
Is the builder planning to handle our negative Google reviews from the noise, dust
and road blockages during construction? Of course not! Neither do builders deal
with negative reviews from residents who do not like smoke from campfires.
A multi-storey residential structure at this location poses a significant threat to the
viability of both Campark Resorts and Scott’s Trailer Park.
We attended a meeting at City Hall on Dec 4/2023 and the builder M5V
Developments seemed to consider their application “a done deal”. Niagara Falls
has long been recognized as a world-class destination city for tourists and we
shudder to think that the City of Niagara Falls is actually contemplating allowing
this disfigurement of the aesthetic appeal of this area.
We would like to meet with you to discuss this David/Goliath situation happening
on Lundy’s Lane and how it can be resolved.
Sincerely,
Peter Van Kleef Trevor Barr
Owner, Campark Resorts Owner, Scott’s Trailer Park
Page 233 of 370
1
Alexa Cooper
From:Bob Nadon
Sent:Tuesday, February 6, 2024 2:33 PM
To:Alexa Cooper
Subject:[EXTERNAL]-City File AM-2023-022 Written Submission
Attachments:8885 AND 8911 LUNDYS LANE REPORT V1.pdf
Hello Alexa, this email will serve as our written submission to your Department pertaining to the proposed development
outlined in the City File above. Attached please find a report commissioned by Garlund Properties Inc. and prepared by
South Coast Consulting, Mr. Steven Rivers. For your information, Garlund Properties Inc. owns the property located at
5855 Garner Rd., which is currently leased to our Tenant, BV Glazing Systems. Our property is located directly across the
street from the proposed development. One of the principals of Garlund, Mr. David Muller and myself, plan to attend
the upcoming Public Meeting. Our Planning Consultant, Mr. Rivers, plans to attend the subject meeting virtually. If you
require additional information, please do not hesitate to contact me.
Bob
R.J. Nadon
Property Management Consultant Services to:
Garlund Properties
Phone 905-351-4036
Fax 905-304-0280
Mailing Address: 1685 Main St. W Suite 300B, Hamilton, Ontario L8S 1G5
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Page 234 of 370
8885-8911 Lundy’s Lane, Niagara falls 1
South Coast Consulting Garlund Properties 2024-02-05
OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS REVIEW
8885 and 8911 Lundy’s Lane, Niagara Falls
Prepared for: Garlund Properties
INTRODUCTION
As outlined in the NOTICE OF APPLICATION & OPEN HOUSE, Official Plan and Zoning
Bylaw amendment applications were submitted to permit a 10 -storey mixed-use
development with 184 apartment dwelling units and 1,460 square metres of commercial
uses at ground level on the subject properties at the northeast corner of Garnder Road
and Lundy’s Lane. The subject properties are across the street from the Garlund property
at 5855 Garner Road occupied by BV Glazing.
The subject properties are designated Tourist Commercial, in the Lundy’s Lane Satellite
District, and the Lundy’s Lane Intensification Corridor in the City’s Official Plan. The
applicant requested the land to be placed in a Special Policy Area to provide for a
maximum height of 10 storeys and a maximum density of 205 units per hectare.
The subject properties are zoned Tourist Commercial (TC) in By -law No. 79-200. The
applicant requested a site-specific TC zone to:
deem Lundy’s Lane as the front lot line.
increase the maximum permitted height.
increase the percentage of the total floor area of dwelling units above the ground floor.
reduce the minimum number of parking spaces for a dwelling unit.
reduce the minimum rear yard depth to the above ground first escapes (staircases).
Page 235 of 370
8885-8911 Lundy’s Lane, Niagara Falls 2
South Coast Consulting Garlund Properties 2024-02-05
PLANNING JUSTIFICATION SUMMARY
The Planning Justification Report for the Official Plan and Zoning By-law Amendment
Application states:
An Air Quality Study was conducted by RWDI Air Inc., and the report is dated June
19, 2023. There were two industrial facilities identified in this study that are
expected to be compatible with the Subject Lands with respect to air quality. This
is due to their greater separation distances from the facilities, as well as the
presence of existing sensitive land uses situated closer to the facilities compared
to the proposed development. No additional study of these facilities is required
from an air quality perspective.
Class I within 70m of the development: Lundy's Lane Sewage Pumping Station
Class II within 1000m of the development: BV Glazing Systems
Stationary Sources:
The following facilities were identified near the Subject Lands:
o BV Glazing Systems (Class II) is located 40 metres from the Subject
Lands. It is within the 300-metre zone of influence and the 70-metre
minimum recommended setback.
Based on the noise modeling results and setback distances, the proposed
development is not expected to infringe on the compliance of any
commercial or industrial operations with environmental noise permits. It is
also not anticipated to cause infractions against the local noise by-law
Niagara, 2004) and are predicted to meet the relevant NPC-300 Guidance.
The land use compatibility of the proposed development with respect to the
nearby industrial land-uses are considered acceptable from the noise
assessment perspective.
The Subject Lands are located in the vicinity of a rail line with low rail traffic
volumes and bound by Garner Road and Lundy’s Lane to the south and west,
and in proximity to a few industrial and commercial uses. In accordance with
Section 1.2.6.2, the following demonstrates that the proposed development is
in compliance with the provincial policies. Further compatibility analysis is
provided in Section 6.0 – Land Use Compatibility Analysis of this report as well
as the Air Quality and Noise and Vibration Reports submitted with the
applications.
d) The site falls within the influence area of a Class I and Class II industries
and two unclassified commercial developments. Based on the noise
modeling results and setback distances, the land use compatibility of the
proposed development with respect to the nearby facilities is considered
acceptable from the noise impact perspective. Further, it was concluded
that the proposed development is compatible with the transportation
Page 236 of 370
8885-8911 Lundy’s Lane, Niagara Falls 3
South Coast Consulting Garlund Properties 2024-02-05
corridors from an air quality perspective, pending the provision of mitigation
measures to reduce air quality impacts from transportation impacts along
Lundy’s Lane. Please refer to Section 4.1 of this report for the suggested
mitigation measures.
For the purposes of this guideline [the D-6, Compatibility between Industrial
Facilities] (i.e. where industry is concerned) sensitive land use may include: any
building or associated amenity area (i.e. may be indoor or outdoor space) which is
not directly associated with the industrial use, where humans or the natural
environment may be adversely affected by emissions generated by the operation
of a nearby industrial facility. For example, the building or amenity area may be
associated with residences, senior citizen homes, schools, day care facilities,
hospitals, churches and other similar institutional uses, or campgrounds. Note:
Residential land use shall be considered sensitive 24 hours/day .
The information set out Section 2.0 of Guideline D -1, "Land Use Compatibility"
shall apply for this guideline also.
As per Section 1.2.1 of the D-6 Guidelines, residential use is classified as a
sensitive land use (i.e. where industry is concerned). Section 2.3.2 of the D-1
guidelines indicates that where a proposed use is permitted in the official plan, but
rezoning is required then this guideline [the D-6, Compatibility between Industrial
Facilities] shall apply. The preferred approach under the guidelines for addressing
future land use compatibility issues is separation of incompatible land uses based
on the potential influence area of an industrial facility and recommended minimum
separation distance from it.
Industrial uses are classified in the D-6 guidelines as Class I, II or III Industry based
on their scale, operation intensity and the likelihood and frequency of adverse
effects from noise, dust, odour and vibration (Appendix A of the D-6 Guidelines).
Figure 5 – Facilities close to the Subject Lands shows the location and the
Industrial Class of the facilities around the proposed development, based on the
information provided in RWDI’s Noise and Vibration Impact Study.
The Subject Lands are within the minimum recommended separation distance of
one Class II facility, one Class I facility and 2 unclassified commercial
developments. Section 4.5 in the D-6 Guidelines provides consideration for
sensitive land uses within the potential influence area of Class I, II and III industrial
land uses, as discussed below.
As such, the land use compatibility of the proposed development with respect to
the nearby industries is considered acceptable from the noise impact and air
quality perspective.
Page 237 of 370
8885-8911 Lundy’s Lane, Niagara Falls 4
South Coast Consulting Garlund Properties 2024-02-05
CONCLUSION FOR LAND USE COMPATIBILITY ANALYSIS
In reviewing the adjacent land uses, the proposed mixed-use development is
sufficiently buffered from the industrial/commercial uses, transportation sources
and the railway line. The location of the Subject Lands within an intensification
corridor makes it suited for higher density residential development.
Based on our review of the surrounding land uses, the separation distances
between the proposal and the existing facilities, the specific Noise Report, the
building and site design, and the planned context, we are of the opinion that the
proposed development is feasible with respect to land use compatibility at this
stage.
NOISE AND VIBRATION SUMMARY
The Noise and Vibration Impact Study states:
A screening level assessment of nearby stationary sources was conducted.
Conservative assumptions for potential noise emissions from Class I and Class II
facilities within 70-meters and 300-meters respectively from the development
property line were included in the stationary source assessment. No Class III
facilities were identified within the potential 1000-meter zone of influence. The
stationary sources of noise in the area include activities at BV Glazing, across
Garner Road from the site, HVAC equipment at the establishments across Lundy’s
Lane from the site, and the pumping station to the northwest of the development.
LAND-USE COMPATIBILITY (AIR QUALITY) SUMMARY
The Land-Use Compatibility (Air Quality) states:
The eastern and southern sections of the site are located adjacent to an existing
campground/trailer park (Campark Resorts). The subject lands are located at a
greater separation distance relative to this campground/trailer park. The close
proximity of the campground to this facility indicates that its actual influence area
is less than that of a typical D-6 Class II facility and that this facility is compatible
with sensitive land uses. Emissions from the facility appear to be emitted from low
lying stacks that are likely to have greatest air quality impacts in the vicinity of the
facility property line. The subject lands are located more than 55 m away when
buffer areas on both the facility and subject property are considered. At this
separation distance emissions from the facility are not expected to have significant
air quality impacts at the subject lands
Page 238 of 370
8885-8911 Lundy’s Lane, Niagara Falls 5
South Coast Consulting Garlund Properties 2024-02-05
OFFICIAL PLAN LAND USE
The Garlund property is designated Industrial / Employment in the Official Plan providing
for:
Manufacturing Warehousing body-rub parlours
Assembly Distribution
Uses that are ancillary to industrial
operations including offices, retail
wholesale showrooms and outlets
for products produced on the
premises.
Fabricating Laboratory and research
Commercial services such as, but
not limited to banks restaurants,
convenience retail outlets and
material suppliers, which are
incidental to the industrial district
servicing industries and their
personnel.
Processing Storage. Corporate and business offices
Reclaiming Indoor production of cannabis Health and fitness facilities
Recycling Adult entertainment parlours Conference centres
Private clubs
ZONING PERMITTED USES
The Garlund property is zoned General Industrial (GI) permitting:
Manufacturing Coal, fuel, gasoline and oil storage
yard Lumber and planing mill and yard
Compounding Cold storage plant Machine shop Monument, stone,
clay and glass manufacturing plant
Processing Commercial printing and associated
services establishment Poultry processing plant
Packaging
Contractor's or tradesman's shop or
yard, Contractor’s or construction
equipment rental shop or yard
An office which is an accessory use
to one or more of the uses set forth
in clauses a too inclusive of this
section 83-72
Crating Equipment yard Public garage, auto body
Bottling Establishment for building material
sales Public garage, mechanical
Assembling of raw or semi-
processed or fully processed
materials
Coal, fuel, gasoline and oil storage
yard Rubber factory
Animal hospital Cold storage plant Shop for the repair and servicing of
goods, machinery and equipment
Artificial abrasive plant Commercial printing and associated
services establishment Silver plating and cutlery plant
Artificial fertilizer processing plant
Contractor's or tradesman's shop or
yard, Contractor’s or construction
equipment rental shop or yard
Soap manufacture
Page 239 of 370
8885-8911 Lundy’s Lane, Niagara Falls 6
South Coast Consulting Garlund Properties 2024-02-05
Brick, pottery, tile, terra cotta,
concrete and concrete products
plant
Equipment yard Stone cutting plant
Builder's supply yard Food and meat products plant but
not including an abattoir Trucking or shipping terminal
Carpenter shop Ice manufacturing plant Animal clinic
Car rental establishment, truck
rental establishment
Kennel for the boarding and
breeding of dogs and cats Warehouse
Car Wash Laboratory Welding shop
Cleaning, curing, storing or tanning
of fresh or green hides and leather
finishing
Laundry plant Wholesale establishment
Body-rub parlour Adult entertainment parlour Winery
Grain and feed mill and storage Frozen food locker service Humane society including a pound
for small animals
GARLUND PROPERTY USERS
A previous tenant on the Garlund property was Redpath Sugar. Redpath leased the
property for 17+ years until 2015. When a new residential subdivision was built just north
of the Garlund property. The residents immediately complained of noise from Redpath.
Redpath normal operations included bringing in railcars of raw sugar. The sugar would
be transferred via large vacuum pumps to silos located on the exterior wall of the building
facing the subdivision. Residents complained to the City about the noise of the vacuum
pumps. Meetings were held between Redpath, the City, and several subdivision
residents. In the end Redpath reluctantly agreed to restrict the hours in the day to unload
railcars. To the south of the Garlund property is a seasonal campground. Redpath
received complaints from the Owners of the campground that campers camping near the
property line complained about the headlights of trucks backing into the loading docks at
night would keep them from having an uninterrupted sleep. After discussion with Redpath,
Garlund built a large berm all along the property line to eliminate the problem.
Garlund’s current Tenant, BV Glazing, moved in in May 2016. BV Glazing runs two (2)
shifts most of the year and occasionally adds a third shift, during peak production periods.
BV Glazing stores raw materials outside as illustrated in the following images. The
materials are accessed and moved via forklift trucks equipped with headlights, flashing
lights, and back-up alarms. Trucks delivering raw materials are unloaded outside.
Finished products leave the facility by truck.
MINISTRY OF THE ENVIRONMENT COMPATIBILITY GUIDELINES
The Ministry of the Environment, Conservation and Parks Guideline D-6 – Compatibility
Between Industrial Facilities and Sensitive Land Uses must be considered when sensitive
uses are proposed to be located near industrial uses . The D-series of guidelines were
developed by the Ministry of the Environment, Conservation and Parks in 1995 as
guidance for recommended separation distances and other control measures for land use
planning proposals to prevent or minimize ‘adverse effects’ from the encroachment of
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incompatible land uses where a facility either exists or is proposed. The D -6 guideline
specifically addresses issues of odour, dust, noise, and litter.
Adverse effect is a term defined in the Environmental Protection Act as, among other
things, loss of enjoyment of normal use of property or interference with the normal conduct
of business. To minimize the potential to cause an adverse effect, areas of influence and
recommended minimum setback distances are included within the guidelines. Guideline
D-6 is specific to industrial uses in proximity to more sensitive land uses like those
proposed for the subject properties. The areas of influence and recommended separation
distances from the guidelines are as follows:
Industry Classification
Area of Influence
in Metres
Recommended Minimum
Separation Distance
in Metres
Class I – Light Industrial 70 20
Class II – Medium Industrial 300 70
Class III – Heavy Industrial 1000 300
The Guideline D-6 requires studies be conducted to assess impacts where sensitive land
uses are proposed within the potential area of influence of an industrial facility and further
recommends no sensitive land use be placed within the Recommended Minimum
Separation Distance. However, it should be noted that this is a recommendation only.
Section 4.10 of the Guideline allows for development within the separation distance, in
cases of redevelopment, infilling, and transitions to mixed use, provided the appropriate
studies are conducted and that the relevant air quality and noise guidelines are met.
Industrial category criteria are supplied in Guideline D-6-2 and are shown in the following
table.
BV GLAZING INDUSTRIAL CLASSIFICATION
BV Glazing appears to satisfy several of the criteria used to identify a Class III industry
including:
Periodic outputs of minor annoyance
Noise: Sound frequently audible off property from the accessing and moving outside
stored raw materials and products via forklift trucks equipped with headlights, flashing
lights, and back-up alarms.
Outside storage of raw and finished products.
Continuous movement of products and employees accessing and moving outside
stored raw materials via forklift trucks
Daily shift operations permitted.
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The following images illustrate the evolution of the industry on the Garlund Property from
2000 when large trucks and railcars delivered and shipped materials for Redpath, to 2006
when a major expansion occurred, to 2010 when construction of houses started on the
land north of the rail line, to 2018 when the rail spur was removed, BV Glazing stored
materials outside, and the uses on the subject properties were demolished , to the most
recent image in 2020.
A site visit was conducted by South Coast Consulting on January 30, 2024. The visit was
conducted to identify and observe operations of BV Glazing.
Source: https://www.google.com/maps/@43.0880715,-
79.1489133,3a,90y,307.35h,90.1t/data=!3m6!1e1!3m4!1sWh71PPFtw80nTSE2zLN6Hw!2e0!7i16384!8i8192?authuser=0&entry=ttu
A review of the BV Glazing with respect to the criteria used to identify a Class III industry
has been performed in accordance with the D-6 Guideline. Based on the review
completed, BV Glazing may be considered a Class III.
The existing campground / trailer park was a consideration in the Noise and Vibration
Impact and The Land-Use Compatibility (Air Quality) Studies leading to the opinion the
intervening land use indicates actual influence area of BV Glazing is less than that of a
typical D-6 Class II facility and that this facility is compatible with sensitive land uses
proposed.
OFFICIAL PLAN POLICY REVIEW
Policy 4.1.4 of the City Official Plan sates the Plan recognizes the tourism and
accommodation sector is a major source of employment for residents of the City and the
Region. As such, lands designated Tourist Commercial are considered to be
employment lands and the policies regarding conversion of employment lands to non -
employment uses contained in PART 4, Section 8 apply except as provided for in this
Plan.
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2000
2006
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2010
2013
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2018
2020
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Official Plan Amendment No. 147 allows the City to competitively respond to market
demands and meet employment needs to 2051. Objectives include placing emphasis on
measures safeguarding the integrity of adjacent land uses. The Official Plan replaces the
term for the designation of Industry to Employment and Policy 8.1 states the lands
designated Employment are shown on Schedule A – Future Land Use Plan. The City’s
Employment Areas, including the property BV Glazing is on, and employment lands,
including the subject properties in the Tourist Commercial designation, as illustrated on
Schedule A – Future Land Use Plan, are shown together on Schedule A7 – Employment
Lands.
Policy 8.5 states that for Zoning of lands for employment purposes, regard will be had to
objectives, among others,
of providing a suitable environment for employment uses, free from interference and
restriction by other uses.
General industrial, such as the land BV Glazing is on, will be separated from
residential uses, whenever possible, to protect such areas from the effects of noise,
heavy traffic, and other offensive characteristics.
Policy 8.11 encourages the redevelopment and intensification of existing employment
uses within the Built-up Area, such as proposed for the subject properties, to be
compatible with surrounding land uses. And Policy 8.12 prohibits residential uses and
other sensitive uses not ancillary to the primary employment uses permitted by zoning on
the subject properties in order to maintain land use compatibility with Employment Area
planned for industrial of manufacturing uses such as the land BV Glazing is on. The Policy
also says an appropriate transition to employment area should be provided.
Policy 8.12 requires development proposals on designated employment lands, such as
the subject properties, to be planned and developed to avoid and minimize potential
adverse impacts from odour, noise, and contaminants, minimize the risk to public health
and safety, and to ensure the long -term operational and economic viability of major
facilities in accordance with Provincial guidelines, standards, and procedure.
Policy 8.14 requires that where avoidance is not possible in accordance with Policy 8.12,
the long-term viability of existing or planned industrial, manufacturing, or other uses
vulnerable to encroachment by ensuring the planning and development of proposed
adjacent sensitive land uses are only permitted where:
There is an identified need for the proposed use demonstrated.
Alternative locations for the proposed use have been evaluated and there is no
reasonable alternative locations.
Adverse effects of employment uses on the proposed sensitive land use are
minimized and mitigated.
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Category Outputs Scale Process Operation / Intensity Possible Examples
Class I
Noise: Sound not
audible off property
Dust: Infrequent & not
intense
Odour: Infrequent and
not intense
Vibration: No ground-
borne vibration on plant
property
No outside storage
Small-scale plant or
scale is irrelevant in
relation to all other
criteria for this Class
Self-contained plant or
building which
produces / stores a
packaged product
Low probability of
fugitive emissions
Daytime operations
only • Infrequent
movement of products
and / or heavy trucks
Electronics manufacturing
and repair
Furniture repair and
refinishing
Beverage bottling
Auto parts supply
Packaging and crafting
services
Distribution of dairy
products
Laundry and linen
supply
Class II
Noise: Sound
occasionally heard off-
property Dust: Frequent
and occasionally intense
Odour: Frequent and
occasionally intense
Vibration: Possible
ground-borne vibration,
but cannot be perceived
off property
Outside storage
permitted
Medium level of
production allowed
Open process
Periodic outputs of
minor annoyance
Low probability of
fugitive emissions
Shift operations
Permitted
Frequent movements
of products and/ or
heavy trucks with the
majority of movements
during daytime hours
Magazine printing
Paint spray booths
Metal command
Electrical production
Manufacturing of dairy
products
Dry cleaning services
Feed packing plants
Class III
Noise: Sound
frequently audible off
property
Dust: Persistent and / or
intense
Odour: Persistent and/
or intense
Vibration: Ground
borne vibration can
frequently be perceived
off property
Outside storage of raw
and finished products
Large production
levels
Open process
Frequent outputs of
major annoyances
High probability of
fugitive emission
Continuous
movement of products
and employees
Daily shift operations
permitted
Paint and varnish
manufacturing
Organic chemical
manufacturing
Breweries
Solvent recovery plants
Soaps and detergent
manufacturing
Metal refining and
manufacturing
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Potential impacts of sensitive uses on industrial, manufacturing, or other uses are
minimized and mitigated as demonstrated through studies.
Policy 8.17 requires adequate vehicular access, off-street parking and loading facilities
for all development and redevelopment of employment lands and areas.
Policy 8.18 encourages lands adjacent to existing employment uses to integrate the
design and dimensions of access points with those of adjacent uses.
CONCLUSIONS AND OPINION
The 184-unit residential development is anticipated to result in problems for Garlund’s
existing tenant, BV Glazing, or a future permitted tenant from the long list of industrial
uses provided for in the Official Plan and permitted by the Zoning By -law. Although the
documents supporting the Official Plan and Zoning By-law Amendments application
classify BV Glazing as a Class II Industry the operation satisfies most of the criteria to be
classified as a Class III Industry. While a Class II Industry has a recommended minimum
separation distance of 70 metres, a Class III Industry has a recommended minimum
separation distance of 300 metres.
The operation of BV Glazing may cause noise and operational related impacts on the
proposed residential use on the subject properties, and a change of tenant of the Garlund
property may result in additional or greater impacts.
It is the objective of the Official Plan to provide a suitable environment for employment
uses such as the existing and possible uses on the Garlund property , free from
interference and restriction by other uses such as the proposal, and to separate land uses
for general Industrial uses from residential uses, whenever possible, to protect such areas
from the effects of noise, heavy traffic, and other offensive characteristics.
The Official Plan Policy encourages an appropriate transition to employment areas such
as an office park be provided.
The policies of the Official Plan provide for a change of use on the subject properties, but
they not only require the proposed development to be compatible with surrounding land
uses by avoiding and minimizing potential adverse impacts from odour, noise and
contaminants, minimize the risk to public health and safety, and ensuring the long -term
operational and economic viability of facilities in accordance with Provincial guidelines,
standards and procedure they prohibit residential uses not ancillary to the primary
employment uses permitted by zoning on the subject properties in order to maintain land
use compatibility with the Garlund land Employment Area
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The Official Plan requires ensuring the long-term viability of existing or planned industrial,
manufacturing, or other uses vulnerable to encroachment by ensuring the planning and
development of proposed adjacent sensitive land uses are only permitted wher e there is
an identified need for the proposed use demonstrated. While the proposal addresses
housing affordability it does not demonstrate the need for either the commercial or
residential uses.
The Official Plan requires ensuring the long-term viability of existing or planned industrial,
manufacturing, or other uses vulnerable to encroachment by ensuring the planning and
development of proposed adjacent sensitive land uses are only permitted where
alternative locations for the proposed use have been evaluated and there is no
reasonable alternative location. The proposal has not evaluated alternative locations.
The Official Plan requires ensuring the long-term viability of existing or planned industrial,
manufacturing, or other uses vulnerable to encroachment by ensuring the planning and
development of proposed adjacent sensitive land uses are only permitted where adverse
effects of employment uses on the proposed sensitive land use are minimized and
mitigated and potential impacts of sensitive uses on industrial, manufacturing, or other
uses are minimized and mitigated as demonstrated through studies. The proposal is
supported by studies with recommendations to minimize and mitigate the adverse effects
of the proposal on the existing BV Glazing operation the recommended minimizing and
mitigation measures are based on a Class II Industry rather than the possible ex isting or
permitted Class III Industry.
The Official Plan requires adequate vehicular access, off -street parking and loading
facilities for all development and redevelopment of employment lands and areas by
encouraging that lands adjacent to existing employment uses integrate the design and
dimensions of access points with those of adjacent uses. While the proposal is supported
by a Parking Demand Brief and Traffic Impact Study, they do not illustrate how the existing
employment access and the proposal’s access are integrated.
Given Garlund has lost tenants because of complaints by other nearby residents it has
concern about the potential impact of the proposal on the subject properties. Garlund’s
current tenant satisfies most of the criteria for a Class III industrial use. many, if not most
of the industrial uses provided for in the Official Plan (i.e. fabricating, processing,
reclaiming, recycling, etc.) and permitted by Zoning By-law (i.e. manufacturing,
processing, assembly of raw or semi-processed materials, food and meat products,
poultry processing, etc.) would be Class III industries.
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The Official Plan, among other things, intends to provide a suitable environment for
employment uses, free from interference and restriction by other uses , separated from
residential uses, whenever possible, to protect such areas from the effects of noise, heavy
traffic, and other offensive characteristics. Garlund’s recent experience is that separation
by in excess of 100 metres and a noise berm is not adequate to protect residential uses
from the effects of noise, heavy traffic, and other offensive characteristics and provide a
suitable environment for the past, existing and permitted Class III industry employment
uses, free from interference and restriction by residential uses.
The Official Plan requires the development proposal to be planned and developed to
avoid and minimize potential adverse impacts from odour, noise, and contaminants,
minimize the risk to public health and safety, and to ensure the long -term operational and
economic viability of major facilities in accordance with Provincial guidelines, standards,
and procedures. While the proposal on the subject properties is evaluated against Class
II industrial uses it is not evaluated against the existing and permitted Class III industrial
uses.
The proposal does not demonstrate the need and evaluate alternative locations for the
proposed uses, or how the potential impact of the sensitive uses on the existing or
permitted Class III industrial uses are mitigated by the proposed uses as required by the
Official Plan.
Because the Official Plan prohibits residential uses not ancillary to the primary
employment uses permitted by zoning on the subject properties in order to maintain land
use compatibility with Employment Area planned for industrial of manufacturing uses such
as the land BV Glazing is on and an appropriate transition to employment area is not
provided, Garlund objects to the Official Plan and Zoning By-law Amendments.
Steven Rivers
South Coast Consulting
Land Use Planning and Development Project Management
Steven Rivers, MCIP, RPP
189 Clare Avenue
Port Colborne, Ontario L3K 5Y1
Phone: 905-733-8843
Email: info@southcoastconsulting.ca
Dated 2024-02-05
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DISCLAIMER AND STATEMENT OF LIMITATIONS
This report was prepared by South Coast Consulting. It is based on the information
provided by the Client. The planning policy research and opinions are based on South
Coast Consulting’s research and independent analysis of the applicable policy. This
report was written by a Registered Professional Planner, who is a full member of the
Ontario Professional Planners Institute as defined by the Ontario Professional Planners
Act. 1994. The contents of this report represent the author’s independent professional
opinions and comply with the Ontario Professional Planners Institute Code of Professional
Practice. The opinions presented herein will be defended as required.
The Report was prepared by South Coast Consulting for the Official Plan and Zoning By-
law Amendment application for the subject properties. The material in the Report reflects
the South Coast Consulting’s best judgment.
This Report is not to be used for any other purpose and South Coast Consulting
specifically denies any responsibility for losses or damages incurred through use of this
Report for a purpose other than as described in this Report. It should not be reproduced
in whole or in part without South Coast Consulting’s express written permission, other
than as required by the Client in relation to obtaining Planning Act approvals.
South Coast Consulting reserves the right, but will be under no obligation, to review and
or revise the contents of this Report considering information which becomes known to
South Coast Consulting after the date of this Report.
This report has been prepared and the work referred to in this report has been undertaken
by South Coast Consulting for the Client, Garlund Properties. The report has been
prepared in accordance with the agreement between South Coast Consulting and the
Client. Other than by the Client and as set out in the agreement, copying or distribution
of this report or use of or reliance on the information contained in the report, in whole or
in part, is not permitted unless payment for the work has been made in full and express
written permission has been obtained from South Coast Consulting.
This report has been prepared in a manner generally accepted by professional consulting
principles and practices for the same locality and under similar conditions. No other
representations or warranties, expressed or implied, are made.
Opinions and recommendations contained in this report are based on conditions that
existed at the time the services were performed and are intended only for the Client,
purposes, locations, time frames and project parameters as outlined in the agreement
between South Coast Consulting and the Client. The data reported, findings, observations
and conclusions expressed are limited by the agreement.
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This report is prohibited to be used by any other party without written consent by an
authorized representative of 2198795 Ontario Limited Operating as South Coast
Consulting (South Coast). This report is considered South Coast / Steven Rivers’
professional work product and shall remain the sole property of South Coast / Steven
Rivers. Any unauthorized reuse, redistribution of, or reliance on, the report shall be at the
Client’s and recipient’s sole risk, without liability to South Coast / Steven Rivers. The
Client shall defend, indemnify, and hold South Coast / Steven Rivers harmless from any
liability arising from or related to the Client’s unauthorized distribution of the report. No
portion of this report may be used as a separate entity; it is to be read in its entirety and
shall include all supporting drawings and appendices.
South Coast / Steven Rivers relied in good faith on the data and information provided by
the Client and from other materials as noted in this report. South Coast / Steven Rivers
has assumed that the information provided was factual and accurate. Reliance on this
report is only extended to the Client. No other representations or warranties of any kind,
either expressed or implied, are made. Any use which a third party makes of this report,
or any reliance on or decisions made based on it, are the sole responsibility of such third
parties. If conditions at the property change or if any additional information becomes
available at a future date, modifications to the findings, conclusions and
recommendations in this report may be necessary.
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PBD-2024-04
Report
Report to: Mayor and Council
Date: February 27, 2024
Title:
AM-2023-027
Zoning By-law Amendment Application
Southwest corner of Mountain Road and St. Paul Avenue
Applicant: Mountainview DAC Inc. (Matt Vartanian)
Agent: Upper Canada Consultants (William Heikoop)
Recommendation(s)
1. That Council approve the Zoning By-law amendment as detailed in this report for
a 5 storey apartment building with 71 dwelling units, subject to the regulations
and recommendations outlined in this report; and,
2. That the amending zoning by-law include a sunset clause to require the
execution of a site plan agreement on title within 3 years of the passing of the
zoning by-law.
Executive Summary
Mountainview DAC Inc. has requested a Zoning By-law amendment to permit a 5 storey
apartment building with 71 dwelling units. The amendment is recommended subject to
a sunset clause and is support as modified for the following reasons:
The proposed development conforms to Provincial, Regional, and City policies as
it intensifies land within the Built-up Area, will assist the City in meeting its
intensification targets, will provide a wider range of housing options for residents;
The requested site specific residential zone and Staff’s proposed modifications
maintain appropriate regulations for the proposed built form and ensures the
proposed development will be compatible with surrounding properties; and,
A sunset clause will be applied requiring the applicant to execute a site plan
agreement on title within 3 years of the passing of the amending by-law, if
approved.
Background
Proposal
Mountainview DAC Inc. has requested a Zoning By-law amendment to permit the
development of 5 storey apartment building with 71 dwelling units.
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The subject land is located at the southwest corner of Mountain Road and St. Paul
Avenue and is approximately 1.0 ha (2.5 acres), as shown on Schedule 1. Schedule 2
shows details of the proposed development.
The subject land is zoned a site specific Residential Low Density, Grouped Multiple
Dwelling (R4-449, R4-1050) zone under Zoning By-law No. 79-200, which permits a 6
storey, 36 unit apartment dwelling. The applicant is requesting the lands be placed
under a new site specific R4 zone to permit the proposed development.
Site Conditions and Surrounding Land Uses
The subject land is located on the southwest corner of Mountain Road and St. Paul
Avenue and is currently vacant.
To the north and west are detached dwelling units; to the south is the hydro corridor;
and to the east is vacant land approved for a 10 storey apartment building and a
commercial use.
Circulation Comments
Niagara Region
o A detailed technical review will be undertaken through the Site Plan
application stage.
o An irregular daylight triangle at the intersection of Region Road 191
(Mountain Road) and St. Paul Avenue is required. This will be taken
through the Site Plan application stage, if approved.
Building Services
o Building permits will need to be obtained. Building permit fees and
development charges will be assessed during building permit application
review, if approved.
Enbridge, Fire Services, GIS Services, Landscape Services, Municipal Works,
and Transportation Services
o No objections to the application or site specific regulations.
o Detailed technical review will occur at site plan stage.
Neighbourhood Comments
The neighbourhood open house was held on January 9, 2024, attended by the
applicant, the applicant’s agent, and six (6) residents. Written comments were received
from one (1) resident. The residents raised concerns regarding: construction noise,
sightlines, construction vibrations, and the potential of Vacation Rental Units.
Staff’s response is as follows:
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Construction noise will be regulated by the City’s Noise By-law.
The Niagara Region reviewed the submitted sight line study and had no
concerns.
The building has been proposed on the western portion of the site, where the
amount of fill is shallower, and will result in less compacting than the eastern
portion of the site. The applicant proposes to undergo a pre-condition survey of
nearby structures to determine if additional mitigation measures are required
through the building permit process. Regular vibration monitoring will be
conducted during the construction phase of the project to ensure there are no
negative impacts to surrounding properties. This will be reviewed in further detail
at time of Site Plan.
The application does not include a request to add Vacation Rental Units as a
permitted use. The City’s Official Plan and Zoning By-law do not permit Vacation
Rental Units on the subject land.
Analysis
1. Provincial Policies
The Planning Act requires City planning decisions to be consistent with the Provincial
Policy Statement and conform to the Provincial “A Place to Grow” Plan. The proposed
development is consistent and conforms as follows:
The proposed development satisfies matters of provincial interest as outlined in
Section 2 of the Planning Act; and,
The proposed development is within a settlement area, provides an apartment
housing option for the neighbourhood, and effectively uses land and
infrastructure.
2. Regional Official Plan
The subject land is designated as Urban Area (Built-up Area) in the Regional Official
Plan. The proposal conforms as follows:
The proposed apartment dwelling units will contribute to the Region’s
intensification target of 50%, diversify the housing supply for the neighbourhood,
and effectively utilize municipal infrastructure and urban lands.
3. City's Official Plan
The Official Plan designates the subject land as Residential. The subject land is located
on an arterial road, which permits a maximum height of 6 storeys and a maximum
density of 100 units per hectare where located on current or planned public transit
routes and in close proximity to commercial areas. The proposal is for a 5 storey
apartment building with a density of 70 units per hectare.
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The proposed height of 5 storeys is appropriate as the subject lands front onto two
arterial roads. The proposed density of 70 units per hectare is appropriate as the
subject lands are not on a current or planned public transit route, nor in close proximity
to commercial areas.
The proposal complies with the intent of the Official Plan policies as follows:
The proposed development is located on lands that front onto two arterial roads;
The proposed building height of 5 storeys is permitted;
It provides setbacks that are appropriate for the abutting land uses. The rear yard
setback exceeds the height of the building. The side yard setbacks abut the
Mountain Road road allowance and the hydro corridor. There is adequate
separation between the project and residential properties to the north and west;
Both transportation and municipal infrastructure have adequate capacity to
accommodate the proposal;
The proposal provides articulated architectural treatments through the use of
balconies, indentations in the building’s facades, changes in exterior cladding,
and a step back at the fifth floor (as shown in Schedule 3);
The parking area has an adequate landscaped buffer along Mountain Road and
abutting properties;
The proposal contains 53 one-bedroom units and 18 two-bedroom units which
will provide the neighbourhood with a wider variety of housing options with the
addition of apartment dwelling units. Five of the one-bedroom units will be priced
at an affordable rate below the $539, 460 market price to be considered
affordable to moderate income households. The remainder of the units are
estimated to range $600,000-$850,000 in price, depending on the size and
number of bedrooms, amid other variables.
Sunset Clause
The timely and orderly provision of housing is a key priority for the provincial
government as well as for the City of Niagara Falls. Ensuring that housing is delivered
in line with the existing and planned services required to support it requires that services
which can support housing are not held up in developments that do not proceed in a
timely manner. To ensure the cost of housing does not increase because of services
that may be available but are unused, it is important for the City of Niagara Falls to take
action to make sure those developers committed to build over the next 3 years are
considered as part of the City’s servicing plans. These projects help advance many of
the key objectives of the Province and City of delivering timely housing in a cost-
effective manner.
The City has been working on a servicing master plan and is working to factor in the
developments that have been approved as well as has considered those areas that are
slated for development such as the secondary plan areas. This plan will undergo review
every five years. Hence, it is imperative for the City to ensure developers proposing
projects intend to commence construction within the next three years, aligning with
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servicing plans and mitigating the necessity for expensive infrastructure expansion. To
achieve this objective, the City is proposing a three-year sunset clause with the ability to
extend for an additional year at the discretion of the General Manager of Planning
Building and Development. This measure aims to ensure that developments execute
site plans or receive draft plan of condominium/subdivision approval within this specified
timeframe, especially after capacity and servicing allocation has been confirmed by the
City.
This strategy mirrors the existing draft plan of subdivisions/condominiums approvals
and the City's current site plan agreement process, which set specific timelines to
address conditions or proceed to construction. For instance, there is a three-year
window to register subdivision/condominium agreements and a two-year sunset clause
on site plan agreements.
The proposed sunset clause is contemplated by staff under Section 34 (16.1) and (16.2)
of the Planning Act as well as through Part 4, Section 4.6.1 and 4.6.2 of the City’s
Official Plan.
The City’s Official Plan states:
4.6.1 In accordance with Section 34 of the Planning Act, Council may, through a zoning
amendment, impose one or more conditions on the use, erection or location of lands
and/or buildings and structures that may be fulfilled subsequent to approval of the
amendment and must be fulfilled prior to the issuance of a building permit for
development. Conditions that may be imposed through a zoning by-law amendment
shall be consistent with prescribed Provincial regulations and may include: a
requirement to implement measures identified through the zoning amendment review,
the provision of services and infrastructure and the protection of natural resources, built
environments, sustainability, energy efficiency, and public health and safety.
4.6.2 Council may require the owner of land subject to a zoning amendment to enter
into an agreement to implement, maintain and/or enforce a condition of zoning approval
or to provide a time limit for completion of such conditions. The agreement will be
registered on title against the lands and will be enforced against the present and
subsequent owners.
Staff believe the sunset clause or conditional zoning constitutes sound land use
planning, as it provides a mechanism to properly plan for the efficient use of the City’s
services and allows for the appropriate allocation of servicing capacity for those ready to
develop.
Although the sunset clause is the appropriate mechanism for this condition, planning
staff note that the orderly progression of development and the phasing of servicing in
accordance with the necessary approvals are also recognized as part of good land use
Page 5 of 14
Page 258 of 370
planning under the Holding provisions policies of the Official Plan. Particularly these are
listed in Part 4, Section 4.2.1.1 and 4.2.1.2 listed below:
4.2.1.1To encourage orderly development of lands in the municipality in situations
where other lands in the same zone category should be developed first.
4.2.1.2 To phase development in accordance with the necessary approvals and the
orderly progression of sanitary sewers and waterlines.
Given the above policy thresholds, staff recommend that a sunset clause be included as
part of the subject site-specific zoning by-law amendment. This sunset clause will expire
3 years from the date of approval if a site plan agreement is not executed or draft plan
of However, not is approval subdivision/condominium received. to order in offer
flexibility to the development community in case of unforeseen circumstances, staff are
suggesting that approval could be extended for up to one year by the General Manager
of Planning and Development, if the Developer is actively working towards site plan
approval as approval subdivision/condominium of draft or registration and plan
evidenced by, including but not limited to, the submission of engineering drawings for
City review or through written explanation on why the extension is required.
4. Zoning By-law
The applicant has requested the current site specific R4 zone be repealed and replaced
with a new site specific R4 zone to permit the proposed development.
The departures requested from the standard R4 regulations are summarized in the table
below in addition to the existing site specific regulations.
ZONE
REGULATIO
N
R4
REGULATIO
N
CURRENT
SITE
SPECIFIC R4
REGULATIO
N
REQUESTED
SITE
SPECIFIC R4
REGULATIO
N
STAFF
RECOMMENDATIO
N (DETAILS TO
FOLLOW)
Minimum lot
area
250 sq.m./
dwelling unit
(apartment or
stacked
townhouse
dwelling unit)
282 sq.m./
dwelling unit
140 sq.m./
dwelling unit Support
Minimum lot
frontage 30 m 7.5 m 7.5 m Support
Minimum
interior side
yard
9.9 m
(half the
height of the
building)
N/A 3.0 m Support
Minimum
exterior side
7.5m + 13.1m
from the 15 m 6.0 m Support with
modifications
Page 6 of 14
Page 259 of 370
ZONE
REGULATIO
N
R4
REGULATIO
N
CURRENT
SITE
SPECIFIC R4
REGULATIO
N
REQUESTED
SITE
SPECIFIC R4
REGULATIO
N
STAFF
RECOMMENDATIO
N (DETAILS TO
FOLLOW)
yard width centreline of
Mountain Rd
Maximum
height of
building or
structure
10 m 23.5 m 23.5 m Support with
modifications
The requested zoning regulations are appropriate as follows:
The reduced minimum lot area per dwelling unit can be supported as the
required regulations for lot coverage, landscaped open space, and amenity
space will be met. In addition, the proposed setbacks are appropriate for the
proposal;
The decreased minimum lot frontage for St. Paul Avenue can be supported as
there is adequate frontage present along Mountain Road; and,
Interior side yard setbacks are intended to provide adequate distances between
buildings. As no buildings are located within the hydro corridor located to the
south, negative impacts are not anticipated for the requested reduced interior
side yard setback.
Staff recommend the amending bylaw include the following:
A rear yard setback of 27.7 m is recommended to secure the proposed setback
from the property to the west;
A reduced exterior side yard can be supported provided the requested setback
maintains the required 13.1 m setback from the centreline of Mountain Road. As
such, Staff recommend a minimum exterior side yard setback of 5.3 m + 13.1 m
to the centreline of Mountain Road be approved to ensure the protected setback
outlined in the City’s Official Plan and Zoning By-law is maintained and the
proposed setback is maintained; and,
A maximum height of 20 m or 5 storeys, whichever is lesser, is recommended to
secure the proposed height as depicted in the elevations.
Operational Implications and Risk Analysis
No operational implications and risk analysis.
Financial Implications/Budget Impact
The proposed development will generate development charge contributions, cash-in-
lieu of parkland dedication, and property tax revenue for the City.
Strategic/Departmental Alignment
Page 7 of 14
Page 260 of 370
The proposal contributes to Council’s Financial Sustainability Strategic Priority by
redeveloping lands on existing services to promote fiscal practices.
List of Attachments
Schedule 1 - Location Map
Schedule 2 - Conceptual Site Plan
Schedule 3 - Elevations
APPENDIX A - Draft By-law
Written by:
Alexa Cooper, Planner 2
Submitted by: Status:
Andrew Bryce, Director of Planning Approved
- 22 Feb
2024
Jason Burgess, CAO Approved
- 22 Feb
2024
Page 8 of 14
Page 261 of 370
SCHEDULE 1
(Location Map)
N
Page 9 of 14
Page 262 of 370
SCHEDULE 2
(Conceptual Site Plan)
Page 10 of 14
Page 263 of 370
SCHEDULE 3
(Elevations)
West Elevation
North Elevation
Page 11 of 14
Page 264 of 370
SCHEDULE 3
(Elevations)
East Elevation
South Elevation
Page 12 of 14
Page 265 of 370
CITY OF NIAGARA FALLS
By-law No. 2024-XXX
A by-law to amend By-law No. 79-200, to permit the use of the lands for a 5 storey
apartment dwelling with 71 dwelling units (AM-2023-027) subject to the removal of a
Holding (H) symbol and to repeal By-law No. 1998-183 and 2017-102 (AM-2023-027).
THE COUNCIL OF THE CORPORATION OF THE CITY OF NIAGARA FALLS
ENACTS AS FOLLOWS:
1. The Lands that are the subject of and affected by the provisions of this by-law
are described in Schedule 1 of this by-law and shall be referred to in this by-law
as the “Lands”. Schedule 1 is a part of this by-law.
2. The purpose of this by-law is to amend the provisions of By-law No. 79-200, to
permit the use of the Lands in a manner that would otherwise be prohibited by
this by-law. In the case of any conflict between a specific provision of this by-law
and any existing provision of By-law No. 79-200, the provisions of this by-law are
to prevail.
3. Notwithstanding any provision of By-law No. 79-200 to the contrary, the following
uses and regulations shall be the permitted uses and regulations governing the
permitted uses on and of the Lands.
4. The permitted uses shall be the uses permitted in the R4 zone.
5. The regulations governing the permitted uses shall be:
(a) Minimum lot area for:
(i) An apartment dwelling or
stacked townhouse
140 square metres
(b) Minimum lot frontage for:
(i) An apartment dwelling or
stacked townhouse
7.5 metres
(c) Minimum rear yard depth for:
(i) An apartment dwelling or
stacked townhouse
27.7 metres
(d) Minimum interior side yard for:
(i) An apartment dwelling or
stacked townhouse
3.0 metres
Page 13 of 14
Page 266 of 370
2
(e) Minimum exterior side yard
width for:
(i) An apartment dwelling or
stacked townhouse
5.3 metres + 13.1 metres to the
centreline of Mountain Road
(f) Maximum height of building or
structure
19.8 metres or 5 storeys, whichever
is lesser, subject to Section 4.7
(g) The balance of regulations specified for a R4 use.
6. All other applicable regulations set out in By-law No. 79-200 shall continue to
apply to govern the permitted uses on the Lands, with all necessary changes in
detail.
7. No person shall use the Lands for a use that is not a permitted use.
8. No person shall use the Lands in a manner that is contrary to the regulations.
9. The holding (H) symbol that appears on Schedule 1 attached hereto is provided
for in the City of Niagara Falls Official Plan pursuant to Section 36 of the
Planning Act. No person shall use the Lands described in section 1 of this by-law
and shown hatched and designated R4(H) and numbered XXXX on the plan
Schedule 1 attached hereto for any purpose, prior to the H symbol being
removed pursuant to the Planning Act. Prior to the H symbol being removed,
(sunset clause to be inserted).
10. That By-law No. 1998-183 and 2017-102 is hereby repealed.
11. The provisions of this by-law shall be shown on Sheet C2 of Schedule “A” of By-
law No. 79-200 by redesignating the Lands from R4 and numbered 449 and from
R4 and numbered 1050 to R4(H) and numbered XXXX.
12. Section 19 of By-law No. 79-200 is amended by adding thereto:
19.1.XXXX Refer to By-law No. 2024-XXX.
Read a First, Second and Third time; passed, signed and sealed in open Council
this XX day of MONTH, 2024.
....................................................................... .....................................................................
WILLIAM G. MATSON, CITY CLERK JAMES M. DIODATI, MAYOR
S:\ZONING\AMS\2023\AM-2023-027- Mountain Rd (SW corner) at St. Paul Ave (PID 4449)\9 By-law\Bylaw - AM-2023-027.docx
Page 14 of 14
Page 267 of 370
Southwest Corner of Mountain Road and St. Paul Avenue
Applicant: Mountainview DAC Inc. (Matt Vartanian)
Agent:Upper Canada Consultants (William Heikoop)
Proposal:To permit a 5 storey building with 71 apartment dwelling units
Zoning By-law Amendment Application
AM-2023-027
Page 268 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Location
SUBJECT
LANDS
Hydro
Corridor
Detached
Dwellings
Detached
Dwellings
10 storey
Apartment Building
Permissions
St. Patrick AvenueGolf Course
ECA Significant
Woodlands
Farmer’s
Market
Page 269 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Background
•The applicant has submitted a Zoning By-law Amendment (ZBA) for 1.0ha (2.5
acres) of land to permit a 5-storey building with 71 apartment dwelling units.
•The land is zoned a site specific Residential Low Density, Grouped Multiple
Dwelling Zone (R4-449, 1050) under Zoning By-law 79-200, which permits a 6
storey, 36-unit apartment building.
•The application requests the lands be rezoned to a new site-specific R4 zone
to permit the proposed 5 storey apartment building. Page 270 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Site Plan
Page 271 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Perspectives
Towards St. Paul Ave
Towards QEW
Page 272 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Elevations
East Elevation
West Elevation
Page 273 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Elevations
South Elevation
North Elevation
Page 274 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Requested Zoning –R4-XX
Requested Min. Lot Area: 140 sq.m.
Required Min. Lot Area: 200 sq.m.
Requested Min. Lot Frontage: 7.5m
Required Min. Lot Frontage: 30mRequested Min. Interior Side Yard: 3.0m
Required Min. Interior Side Yard: 9.5m
Requested Min. Exterior Side Yard: 6.0m
Required Min. Exterior Side Yard: 7.5m
Staff Recommend: 5.3m + 13.1m to the
centerline of Mountain Road
Requested Max. Height: 23.5m
Required Max. Height: 10m
Staff Recommend: 20m or 5
storeys, whichever is lesser
Required Min. Rear Yard Depth: 10m
Staff Recommend: 27.7m
Page 275 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Neighbourhood Comments
•An Open House was held on January 9th, 2024. The following concerns
have been received to date:
Concern Staff Response
Construction
noise and
vibrations
Noise will be regulated by the City’s Noise By-law. The proposal is on the
western portion of the site, where there is less fill, to minimize the need
for compounding. A pre-condition survey will be conducted prior to
construction and vibration monitoring will occur during the project.
Sightlines The Region’s transportation staff reviewed the submitted sightline study
and had no concerns.
Potential
Vacation
Rental Units
Vacation Rental Units are not permitted on the subject lands under the
current or proposed regulations.Page 276 of 370
A GREAT CITY…FOR GENERATIONS TO COME
Next Steps
•At this time, Council is unable to make a decision on
the application until minimum notice requirements
under the Planning Act have been met
•Therefore, Staff recommend the application be
deferred until the minimum notice requirements
under Section 34(13) of the Planning Act have been
met
•A statutory Public Meeting will be held at the March
19, 2024 Council meeting, in accordance with
minimum notice requirements
•Following the statutory Public Meeting, Council can
consider Staff’s recommendations contained in
report PBD-2024-004 and make a decision on the
application
Page 277 of 370
VISTA GREEN
MOUNTAIN ROAD AT ST. PAUL AVENUE
NIAGARA FALLS
ZONING BY-LAW AMENDMENT
William Heikoop, B.U.R.Pl., MCIP, RPP
Planning Manager
Upper Canada Consultants
Page 278 of 370
Site Context
Existing Residential
Development
Hydro Corridor
Vacant 1.016 hectare parcel
In the Urban Boundary –
delineated Built-up Area
‘Residential 4 Site-Specific
Zone (R4-449-1050)’ Zone
Abuts residential uses to the
north and west
Lands to the east are
agricultural and to the south is
a Hydro Corridor
Subject Lands
Page 279 of 370
5-storey residential building
containing 71 residential
apartment dwelling units.
Proposed Residential Apartment
On-site Parking: 102 Spaces
•26 underground
•76 surface
Mix of 1 and 2 bedroom units
Page 280 of 370
Zoning By-law Amendment
R4-449-
1050 Zone
New R4 –
XX ZonePage 281 of 370
Elevations and Massing
Location
•North south orientation on west side of the
property
Massing
•North end of building steps down along
Mountain Road to 4-storeys
•5-storey setback 9.4 m from main building wall
Height
•19.8 metres (current zoning permits 6-storeys
or 23.5 m)Mountain Road facing south
St. Paul Avenue
facing west
Page 282 of 370
Viewplane Analysis
St. Paul Avenue looking
west down Mountain
Road
Mountain Road looking
east towards St. Paul
Avenue
Page 283 of 370
Angular Plane Analysis
West adjacent
property line facing
east
North adjacent
property line facing
southPage 284 of 370
Other Supporting Studies
Geotechnical
Investigation
including Vibration
Assessment
Functional Servicing
and Stormwater
Management Report
Noise Feasibility
Study
Sight Line
Assessment
Pedestrian Level
Wind Study
Page 285 of 370
Additional Zoning
Minimum Rear Yard Depth
•No minimum was proposed as the rear yard exceeds the
minimum
•Staff recommend 27.7 metres
•Owner is requesting 24 metres
Maximum Building Height
•23.5 metres was proposed (currently permitted)
•Staff recommend 19.8 metres or 5 storeys –whichever is
lesser
•Owner is requesting 21 metresPage 286 of 370
Summary
Application for a Zoning
By-law Amendment to
permit the proposed 5-
storey, 71-unit residential
apartment building
Thank you.
Questions?Page 287 of 370
Re: Mountain Road (File: AM-2023-027)
As a resident in the immediate area of the above development we received
a notice of the development and have been asked to raise any concerns
we might have.
Noise:
Of course noise is a concern, for immediate residents, especially that
generated by a construction project of this scale.
What is the estimated time for the construction to be completed?
What, if any, steps will be taken to reduce the noise of construction?
The study provided focuses on traffic noise in the area and concludes the
current (2019) noise levels are in excess of the Ministry of the Environment,
Conservation and Parks (MECP) guidelines. Will there be an additional
noise study to examine the levels of noise in 2024?
Will further noise studies take place on weekends when motorcycle traffic
and improperly modied vehicles use Mountain Rd. and St. Paul Ave?
The 2019 noise study determined that, under the MECP guidelines,
residents in the area of Mountain Rd. and St. Paul Ave., reside in a
excessively noisy area. Of course traffic has increased in this area over
ve years making it even more noisy. The proposed construction project
will introduce large construction vehicles to the area (dump trucks, bull
dozers, cranes, etc., etc.). When the project is completed approximately
two hundred additional vehicles, from the complex will be introduced to
the area along with transit buses and other service vehicles. We believe
steps should be taken to mitigate the noise for existing residents. At a
minimum a sound barrier should be installed prior to construction
commencing. I will not go on about the deleterious effects of excessive
noise on personal health but it is signicant.
Vibrations:
The residents on Walker Court have experienced, in the recent past, the
vibrations caused by construction on the failed development adjacent to
Page 288 of 370
the Eagle’s Nest Golf Course (ENGC-North East corner of Mountain and
St. Paul). In this case wall hangings and dishes were lost to the vibration
experienced in some residences. If the construction company chooses to
have a resident prove the damage was caused by vibrations how is that
done? In a worst case scenario how would a foundation crack be
determined to have been caused by construction vibration.
In the study there is a precondition survey of existing structures. How is
that to be completed? How long before any construction begins will the
study take place?
There is also a comment pertaining to vibration monitoring. How is that
done? Our previous experience had small devices attached to residence
structures by the then construction company and monitored by the same
folks. Was there a vested interest in nding the company was within the
existing guidelines? Will the monitoring in this case be done by a
company separate and apart from the construction company?
Sight Lines:
The traffic study done to see if residents of the new complex could safely
exit from their shared driveway found that under the assumed conditions a
safe exit was entirely possible. The assumed condition being all vehicles
were obeying the speed limit of fty kilometres per hour.
Was there a speed study conducted at the same time and if so what were
the results? If there was not a speed study will one be conducted both on
weekdays including rush hour and weekends? Without knowing the actual
speed of vehicles using Mountain Rd., how can one know if the sight lines
are adequate? The stopping distance of various types of vehicles at fty
km/hr., on various road surfaces (dry, wet, ice, etc.) does not appear to be
a factor in the calculations presented.
Further, the right hand turn lane from St. Paul south bound to Mountain
Rd. westbound means a vehicle making this turn is almost hidden from a
vehicle turning left out of the shared drive way to Mountain Rd.,
westbound. If speed is excessive for the turning vehicle from St. Paul the
driver exiting from the condo is in a position of jeopardy.
Page 289 of 370
Trash;
As of this writing (31/12/23), on the site in question, there remains a former
sign for the failed development that was sawed down and left, at least two
years ago. On the opposite corner (NE adjacent to ENGC) lies the remains
of the sign for that failed development. On the slope on the North East
corner are several large sheets of plastic. I suspect the original purpose of
these sheets was to reduce erosion of the slope. The weather in the area
has long since damaged these sheets of plastic and now they are just an
eyesore.
In addition the homes on Walker Court backing onto Mountain Rd., have
had construction materials, from other sites, (insulation, large plastic
sheets, pylons, etc.) blown onto their property. Which, for the most part,
have been dealt with by the residents.
Will the City be demanding a deposit from the developer to cover the
expenses incurred to clean up Trash?
Infrastructure Changes:
This development in combination with the proposed development adjacent
to the ENGC are necessitating signicant infrastructure changes (roads,
sewers, water supply, etc.).
Are the developers responsible for the costs for these changes?
Short Term Rentals
Are short term rentals allowed as per the purchase agreement entered into
between the developer and the residents of the condominium?
Given the history of some renters of short term rentals there are concerns
pertaining to noise, damage to the condominium, adjacent properties, and
traffic issues. These issues are often dealt with by a clause making the
short term longer than a weekend, say in the neighbourhood of three to six
months. We suggest such a clause be included in the purchase
agreement.
Page 290 of 370
Page 291 of 370
Page 292 of 370
The City of Niagara Falls, Ontario
Resolution
No. 03 February 27, 2024
Moved by:
Seconded by:
WHEREAS all meetings of Council are to be open to the public; and
WHEREAS the only time a meeting or part of a meeting may be closed to the public is if
the subject matter falls under one of the exceptions under s. 239(2) of the Municipal Act.
WHEREAS on February 27, 2024, Niagara Falls City Council will be holding Closed
Meetings as permitted under s. 239 (2) of the Municipal Act, namely;
(b) personal matter about an identifiable individual, including municipal or local
board employees.
(c) a proposed or pending acquisition or disposition of land.
(d) labour relations or employee negotiations.
(e) litigation or potential litigation, including matters before administrative tribunals,
affecting the municipality.
(k) a position, plan, procedure, criteria or instruction to be applied to any
negotiations carried on or to be carried on by or on behalf of the municipality .
THEREFORE BE IT RESOLVED that on February 27, 2024 Niagara Falls City Council
will go into a closed meeting to consider matters that fall under 239 (2) (b) to discuss a
matter involving municipal employees, (c) a proposed or pending disposition of land, (d )
labour relations, (e) potential litigation regarding an assessment appeal, and (k) to discuss
a possible Memorandum of Understanding.
AND The Seal of the Corporation be hereto affixed.
WILLIAM G. MATSON JAMES M. DIODATI
CITY CLERK MAYOR
Page 293 of 370
The City of Niagara Falls, Ontario
Resolution
February 27, 2024
Moved by:
Seconded by:
WHEREAS all meetings of Council are to be open to the public; and
WHEREAS the only time a meeting or part of a meeting may be closed to the public is if
the subject matter falls under one of the exceptions under s. 239(2) of the Municipal Act.
WHEREAS s. 5.1 of the City’s Procedural By-law states that all regular meetings of
Council shall be held according to the schedule to be set annually AND that in the event
that a Special Meeting of Council is required, the Clerk shall provide all Members with
notice of a Special Meeting at least forty-eight hours before such meeting.
WHEREAS on May 14, 2024 at 4:00 p.m, Niagara Falls City Council will be holding a
Special Closed Meeting as permitted under s. 239 (3.1) of the Municipal Act, namely;
1. A meeting of council may be closed to the public if the meeting is held for the
purpose of educating or training the members.
2. At the meeting, no member discusses or otherwise deals with any matter in a
way that materially advances the business or decision-making of the council.
WHEREAS on March 5, 2024 at 3:00 p.m. Niagara Falls City Council will go in-camera
as permitted under s. 239 (3.1) of the Municipal Act, namely;
1. A meeting of council may be closed to the public if the meeting is held for the
purpose of educating or training the members.
2. At the meeting, no member discusses or otherwise deals with any matter in a
way that materially advances the business or decision-making of the council
THEREFORE BE IT RESOLVED that on March 5, 2024, and on May 14, 2024, Niagara
Falls City Council will go into closed meetings to consider matters that fall under section
239 (3.1) educational aspects related to fees for Development Charges (March 5th) and
related to a deferred matter from the January 16, 2024 Council meeting dealing with the
need to discuss different solutions and opportunities in the social services grant funding
process (May 14th).
AND The Seal of the Corporation be hereto affixed.
WILLIAM G. MATSON JAMES M. DIODATI
CITY CLERK MAYOR
Page 294 of 370
MW-2024-09
Report
Report to: Mayor and Council
Date: February 27, 2024
Title:
Main Street (Chippawa) Road Reconstruction (Sodom Road
to Dock Street) Contract Award 2024-594-23
Recommendation(s)
1. That council award the 2024-594-23 Main Street (Chippawa) Road
Reconstruction (Sodom Road to Dock Street) to the lowest compliant bidder,
Baiocco Construction Corp. in the amount of $3,824,087.97 plus applicable HST.
2. That council approve a 2024 capital budget amendment for this project (Main St
Chippawa Rd Reconstruction and Sewer R125-20) with the additional amount of
$1,100,000.00 to be funded as follows: $608,800 from OCIF and $491,200 from
Capital Special Purpose Reserves.
3. That the Mayor and Clerk be authorized to execute the necessary agreements.
Executive Summary
The purpose of this report is to seek council approval to award Contract 2024-594-23
Main Street (Chippawa) Road Reconstruction (Sodom Road to Dock Street) to the
lowest compliant bidder, Baiocco Construction Corp..
Council previously approved budgets for design in 2020 and construction in 2023.
Construction was awarded to Seawaves Development Services Inc. in 2023 and the
contract was concluded on November 28, 2023. Remedial work was completed by
Rankin Construction inc. from Willoughby Drive to Dock Street in late 2023 to ensure
the road was safe for winter maintenance and to complete all work between Willoughby
Drive and Dock Street. All outstanding work from Dock Street to Sodom Road is
included in Contract 2024-594-23.
This work will include full road reconstruction, new sanitary and storm sewers and
laterals, the addition of bicycle lanes, new curbs, and sidewalks on Main Street
Chippawa from Dock Street to Sodom Road. None of this work commenced under
Contract 2023-519-20.
The project scope was expanded in to include updated geotechnical reports to meet soil
handling and disposal requirements under O. Reg. 406/19, “On-Site and Excess Soil
Management.” Costs for geotechnical services have generally risen significantly
because of disposal costs, inflation, and new requirements under O. Reg. 406/19. The
Page 1 of 4
Page 295 of 370
scope was also expanded to include additional design consulting fees and extend the
contract administration and inspection for Contract 2024-594-23.
Background
The City awarded Contract 2023-519-20 Main Street (Chippawa) Road Reconstruction
(Sodom Road to Willoughby Drive) to Seawaves Development Services Inc. for a tender
bid price of $4,203,774.64 on April 11, 2023. The full scope of work included full road
reconstruction, sanitary sewer and storm sewer replacement and new laterals, new
sidewalks, curbs, and the addition of bicycle lanes between Sodom Road and
Willoughby Drive.
Work commenced by Seawaves Development Services Inc. on June 22, 2023 and the
contract was concluded on November 28, 2023. Work on Main Street (Chippawa)
between Willoughby Drive and Dock Street was completed by Rankin Construction Inc.
under MW-2023-32 to ensure the area was suitable for winter maintenance.
Additional design work was completed to finalize the work between Dock Street and
Sodom Road including storm sewer and grading updates. Additional work was
completed to relocate several hydro poles and relocated traffic utilities. The project
scope was expanded to include updated geotechnical reports to meet soil handling and
disposal requirements under O. Reg. 406/19, “On-Site and Excess Soil Management.”
Analysis
In January 2024 the City issued a tender (2024-594-23) for the construction of the
remaining work that is within the scope of the initial Contract (2023-519-20) Main Street
(Chippawa) Road Reconstruction (Sodom Road to Willoughby Drive). The low bid
received is over the approved budget.
Contract 2024-594-23 was issued for bidding on January 24, 2023 and closed on
February 14, 2023. seven (7) bids were received.
Bidder Tender Price Corrected Bid
Baiocco Construction
Corp. $3,824,087.97 N/A
Demar Construction Inc. $4,090,387.69 N/A
Provincial Construction
(Niagara Falls) Ltd. $4,115,197.19 N/A
Alfidome Construction
Niagara $4,477,521.15 N/A
Rankin Construction Inc. $4,654,425.00 N/A
Peter's Excavating Inc. $4,924,770.99 N/A
Alfred Beam Excavating
Limited $6,281,703.65 N/A
Although the original budget covered the full scope of work (Willoughby Drive to Sodom
Road), additional expenses were encountered including additional geotechnical testing
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and reporting to comply with O. Reg. 406/19, additional construction costs to relocate
several hydro poles and traffic utilities, and additional consulting fees for contract
administration, inspection, and finalizing the design. Higher construction costs
contributed to the higher bids received and the lowest three (3) bids are within 7% of
each other.
Staff completed a review of the bids for mathematical errors and general compliance.
The tender submitted by Baiocco Construction Corp. for the price of $3,824,087.97 plus
applicable HST is the lowest compliant bid and is being recommended for contract
award.
The cost of this tender plus contract administration services, material testing, and any
outstanding construction costs exceeds the approved budget. An additional $1,100,000
is needed to complete this project.
Operational Implications and Risk Analysis
The existing sanitary system on Main Street Chippawa within the project limits is aging
and in need of replacement, the existing storm system is undersized and in need of
replacement, the road is in poor condition and in need of road rehabilitation, sidewalks
are narrow and need to be widened to meet current standards, curbs are in very poor
condition and need to be replaced. This section of road has also been identified in the
Niagara Region Transportation Master Plan as an infill for the cycling network and new
bicycle lanes will be added. Construction work will reduce costs for maintenance and
repairs.
Financial Implications/Budget Impact
A total of $5,004,261 was approved in the 2020 and 2023 capital budgets for the design
and construction of Main Street Chippawa from Willoughby Drive to Sodom Road
including full road reconstruction, new sidewalks, curbs, and bicycle lanes. Expenses to
date are $1,494,530.39. The total cost to complete the works and any outstanding
expenses are as follows:
Contract 2024-594-23 (2024) Value (excludes HST)
Construction Contract 2024-594-23 $3,824,087.97
Materials Testing $55,000.00
Contract Admin and Inspection Fees $280,000.00
Outstanding Stage 1 Construction Costs $135,000.00
Subtotal Contract 2024-594-23 (2024) $4,294,087.97
City Share of HST (1.76%) $75,575.95
Project Administration and Contingency $235,000.00
Total Remaining Project Costs $4,604,663.92
Contract 2023-519-20 Expenses to Date $1,494,530.39
Total Project Cost $6,099,194.31
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The costs of implementing this project exceeds the $5,004,261 budget by $1,100,000.
Consequently, additional funding in the amount of $1,100,000 is required to complete
this capital project. Staff is recommending a 2024 capital budget amendment of
$1,100,000 to be funded by OCIF and Capital Special Purpose Reserves.
Strategic/Departmental Alignment
The recommendations in this report enhance pedestrian safety, public health safety
measures, and contribute to the City’s strategic objective of “ensuring critical
infrastructure assets’ long-term sustainability and functionality through targeted repair”
by improving the resilience of the wastewater and stormwater systems.
Contributor(s)
James Dowling, Senior Manager of Capital Accounting
Carol Cooney, Senior Financial Analyst
Written by:
Wendy Eitzen, Project Manager
Submitted by: Status:
Erik Nickel, General Manager of Municipal Works Approved
- 20 Feb
2024
Jason Burgess, CAO Approved
- 22 Feb
2024
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MW-2024-10
Report
Report to: Mayor and Council
Date: February 27, 2024
Title: South Chippawa Infrastructure Improvements – Cost Sharing
Recommendation(s)
1. That Staff be directed to enter a cost sharing agreement for upsizing of local
sanitary sewer and watermain along Sodom Road and a sanitary sewer within
the Chippawa East Development.
2. That the Mayor and City Clerk be authorized to execute all necessary
Development Agreements and/or Cost sharing Agreements.
3. That Council approve a 2024 Capital Budget Amendment in the amount of
$1,031,867, inclusive of non-recoverable HST, funded from Development
Charges.
Executive Summary
The Chippawa East Subdivision received draft approval by Council on December 7th,
2021. The 49.3 hectares of land located on the north side of Willick Road between
Sodom Road and Willoughby Drive will be developed with 449 detached lots, 48
semidetached dwelling units, 183 street townhouse dwelling units, approximately 246
condominium units.
As part of the Draft approval a Condition was included that the Developer Cost Share
with the City of Niagara Falls for all City requested increases to capacity and/or depth to
the system that will accommodate remaining growth in the Urban Area.
Initial cost sharing breakdowns for the City’s portion of Sanitary Sewer and Watermain
along Sodom Road and upsizing of the Sanitary Sewer within the Chippawa East
Development are projected be $1,014,018.07(Excl. HST).
Staff is recommending a 2024 Capital Budget amendment for the costs associated with
the additional growth-related infrastructure improvements. These growth-related
improvements will also be included in the updated Development Charges Background
Study.
The purpose of this report is to recommend that Council direct Staff to further engage
the Chippawa East Development Group and enter into a cost sharing agreement for the
upsizing and deepening of the identified infrastructure.
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Background
The Chippawa East Subdivision received draft approval by Council on December 7th,
2021. The 49.3 hectares of land located on the north side of Willick Road between
Soddom Road and Willoughby Drive will be developed with 449 detached lots, 48
semidetached dwelling units, 183 street townhouse dwelling units, approximately 246
condominium units.
To accommodate the Development the Applicant would be required to extend the local
sanitary sewers approximately 370m south along Sodom Road and the local watermain
approximately 355m south along Sodom Road.
As part Draft Approval Staff have identified the need to upsize the required local
servicing component to ensure remaining lands within the south Chippawa Urban
Boundary can be Developed. As part of the approval a Condition was included that the
Developer cost share with the City of Niagara Falls for all requested increases to
capacity and/or depth to the system to accommodate remaining growth in the Urban
Area.
Since Draftplan Approval the Developer has actively been coordinating with the City and
Regional approval authorities with the understanding of upsizing of the sewers and
watermains to accommodate such future growth.
Related Sanitary and Watermain projects along Willick Road that connect to the Sodom
Road infrastructure were part of the 2019 Development Charges Background Study.
Analysis
As part of the Detailed Design of the Chippawa East Development Staff have identified
the need for upsizing the local Sanitary and Watermain along Sodom Road to assist
with future growth along the southerly portion of the urban boundary area.
To accommodate growth to just south of Willick Road Staff reviewed alternatives to
extension of such systems which included utilizing the Sodom Road corridor and
internal to the development. Upsizing the sanitary system through the internal
Chippawa East Development corridor will allow for the City to capitalize on the
Developer’s portion of the minimal local size of the system while only paying for the
upsizing and deepening to accommodate additional growth. In addition, these works
will be completed within a greenfield setting negating the need for complete granular
backfill as would be through existing Regional Road allowances, limiting such significant
costs.
Initial cost sharing breakdown is as follows:
PROJECT DEVELOPER PORTION CITY OF NIAGARA FALLS
PORTION
Sodom Road Sanitary
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PROJECT DEVELOPER PORTION CITY OF NIAGARA FALLS
PORTION
Sewer – Weinbrenner
Road to Mann Street
$1,639,440.00 (Excl. HST) $356,472.00 (Excl. HST)
Sodom Road Watermain –
Mann Street to 355m south
of Mann Street
$299,327.16 (Excl. HST)
$295,986.84 (Excl. HST)
Internal Development
Sanitary Sewer – Mann
Street to Willick Road
$767,568.00 (Excl. HST)
$229,296.00 (Excl. HST)
Subtotals $2,706,335.16 (Excl. HST) $881,754.84 (Excl. HST)
Total (including 15%
Contingency)
$3,112,285.43 (Excl. HST)
$1,014,018.07(Excl. HST)
Staff recommends Council pass a resolution directing Staff to further engage the
Chippawa East Development Group and enter into a cost sharing agreement for the
upsizing and deepening of the identified infrastructure.
Requested improvements will align with Staff’s Local Servicing Definitions and will be
identified as key Projects in the upcoming Development Charges Background Study.
Operational Implications and Risk Analysis
The advancement of this project will allow for the City to capitalize on the Developer's
local level servicing costs and limit the need for future increased solitary costs for similar
works.
Financial Implications/Budget Impact
To ensure the City is able to meet development timelines, Staff is requesting Council
approve a 2024 capital budget amendment for the city’s portion of the work, totaling
$1,031,867, inclusive of non-recoverable HST. Staff is recommending this be funded by
Development Charges andStaff will be identifying the requested improvements in the
upcoming Development Charges Background study.
Strategic/Departmental Alignment
Implementation of this project meets the intent of Council’s 2023-2027 Strategic
Priorities relating to sustainable finances and growth.
Written by:
Nick Golia, Senior Project Manager/Development
Submitted by: Status:
Bill Matson, City Clerk Approved
- 21 Feb
2024
Jason Burgess, CAO Approved
- 22 Feb
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2024
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CAO-2024-03
Report
Report to: Mayor and Council
Date: February 27, 2024
Title: Fire Communications Consolidation
Recommendation(s)
That Council DIRECT staff to either:
a. Maintain current operations of fire dispatch for the City of Niagara Falls; OR
b. Single source a contractual arrangement with the City of St. Catharines Fire
Service (SCFS) to provide dispatch services to the City of Niagara Falls for a
term agreeable to both parties.
That the CAO and Fire Chief be authorized to negotiate an execute and agreement with
the City of St. Catharines if recommendation 1(b) is adopted.
Executive Summary
Public Safety Answering Point providers such as Niagara Falls Fire Department (NFFD)
must have modernized dispatch infrastructure (NG911) in place and operational by
March 4, 2025 to meet the deadline imposed by the Canadian Radio-television and
Telecommunications Commission (CRTC).
Given the specialized nature of NG911 technology and fast approaching deadline to
implement, NFFD requires a decision point on the continuance of dispatch services
internally or outsourcing options elsewhere. Staff are seeking Council direction on this
decision point.
The St. Catharines Fire Service (SCFS) has indicated that it can support dispatch
requirements for the City of Niagara Falls. The geographic location of the SCFS
Communications Centre to the City of Niagara Falls makes it a logical and convenient
provider of dispatch services. The SCFS Communications Centre currently serves nine
(9) Local Area Municipalities (LAM) municipalities in Niagara as well as a number of
other municipalities noted further in this report.
It is estimated that there will be sustained annual savings to the City of Niagara Falls of
approximately $240,000 by outsourcing dispatch operations (excluding any one-time
costs) to SCFS. There is a strong likelihood that future changes and requirements of
this new technology will increase the cost of operations and that this quantum of
savings will be far more significant in the future. There will be capital savings as well as
on-going asset management savings that would have been associated with hosting the
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dispatch centre. It is anticipated that future costs will be more predictable under an
outsource model. Quantitative and qualitative aspects as outlined in this report should
be considered in tandem with financial implications.
The CAO recommends the option to merge with St. Catharines based on the following:
1) There is limited impact to the employees, they will all be absorbed by SCFS and in
fact receive pay increases. Due to the fact that our employees live across the Region,
the drive time difference is balanced, additionally the drive time distance between both
locations is not significant on its own.
2) St. Catharines has advanced their NG911 program further along and in an integrated
fashion with other fire departments and emergency service providers in the Region.
They are anticipated to be ready well in advance of the required deadline. There is a
greater level of comfort that the required deadline can be achieved with SCFS.
3) SCFS currently dispatch all other fire services in Niagara with the exception of
Welland and Fort Erie who are dispatched by Tillsonburg. There are other examples of
fire services merging their call centers in advance of NG911. Clearly the ability to use a
centralized dispatch function has been proven by numerous communities for a long
period of time, so the ability to do this is well known and tested.
specialization of level greater a has size in call their to due SCFS 4) volume
communications (they for example do not use suppression staff to backfill on a regular
basis, they have 24 hour supervision from dedicated communications staff).
5) The CAO has concerns that with advancement of NG911 technology, increased
regulatory focus and best practice demands, there will likely be cost increases in the
future. These cost increases could dramatically effect our cost base due to the small
size (one seat call centre) and will be 100% borne by the tax payers of Niagara Falls.
For have must centre call a that regulations and change if example require
communications dedicated supervision 24 hours a day our costs would increase as we
would have to likely hire an additional three staff and our costs would be more than
$300,000 in raw salaries (no benefits) and likely close to $400,000 in total cost. Or if
due a best practice of having a dedicated person for non-phone related traffic (video or
text) is adopted we would be required to open up a second seat and we would have to
likely hire 4 additional staff and our costs increase in raw salaries without benefits would
exceed $340,000. These items may be several years away, but should be considered
at this time. In a larger setting like SCFS these demands and costs are spread out over
a wider base of users.
6) Sustainability - Call centres are merging across the Province, the ability in the future
to attract top talent, maintain knowledge base and technology is a concern as it is
always more difficult in smaller settings.
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7) Leadership in doing things differently in Niagara - Taxpayers continually challenge
us look to do things differently to reduce redundancy or duplication in the Region,
including looking at governance. Frankly if the Province on the governance review
mandated that Niagara became one City - merging the dispatch functions would
naturally occur and concerns would be addressed. The CAO believes this could and
should happen without a governance change required. The combining of Niagara Falls
with SCFS could create a center of excellence in the Province of Ontario for fire
dispatch and demonstrate to taxpayers that we are capable of showing leadership in
doing things differently.
8) Cost Savings - Lastly, we are one of the most expensive fire services in Ontario and
we need to look for ways to maximize our resources. There will be immediate savings
and long term savings under this arrangement. We will likely save $400,000 in capital
costs and $240,000 per year in operating costs with greater cost certainty in the future.
The Fire Chief prefers to continue to operate a stand-alone Communications centre for
a number of reasons including:
1) The Chief believes the additional costs paid has a beneficial impact on the service
level of the department due to the integrated nature of the operations.
2) The Chief does believe that we will be able to make the 2025 transition date for
NG911.
3) The Chief does not believe that long term costs will escalate significantly.
There is also an in-camera companion memorandum to this report. That memorandum
is provided in-camera as it pertains to: (i) personal matters about identifiable individuals
under Section 239(2)(b) and (ii) plan or instruction to be applied to negotiations (via the
proposed contractual terms), section 239(2)(k).
Background
Current Dispatch in Niagara and NG911
The Niagara Region is responsible for the provision of 911 services for all local area
municipalities (LAMs). This service is provided under a Service Performance
Agreement with the NRPS to act as the Primary Public Safety Answering Point
(PPSAP). All 911 technology is governed Federally by the Canadian Radio-television
and Telecommunications Commission (CRTC).
The CRTC is responsible for regulating the telecommunications service providers who
provide the telecommunications networks across Canada to direct and connect 9-1-1
emergency calls to the emergency call centres. While the service may be provided
through various models of direct, private or contracted services, 911 in Niagara is
provided under a Service Performance Agreement with the NRPS to act as the Primary
Public Safety Answering Point (PPSAP). As the PPSAP, the NRPS are the first point of
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contact for people calling 911. Based on information provided by the caller, the caller is
then transferred to a Secondary PSAP (SPSAP) as the most appropriate agency
required for the response. Secondary PSAPs include Niagara Emergency Services and
Fire services in Niagara.
As per the CRTC, existing 911 phone networks must be decommissioned by March 4,
2025 and all dispatch infrastructure must be modernized to an Internet Protocol (IP)
based system - Next Generation 911 (NG911) by the same date.
NG911 automatically provides the 9-1-1 operator with the phone number and address
or location of the caller. NG911 will also allow 9-1-1 callers to interact with 9-1-1 call
centres using new and innovative services such as real time chat, texting to 9-1-1
services, and transmitting photos, videos, and medical records.
Currently, dispatch services are provided to municipalities in Niagara as follows:
Niagara Regional Police Services (NRPS) - the NRPS provides contracted
services as the PPSAP for Niagara and its primary responsibility is for the
deployment and dispatch of 911 responses of police related matters in all of
Niagara.
Niagara Emergency Medical Services (NEMS) - NEMS is responsible for the
deployment and dispatching of 911 responses of EMS matters in all of Niagara.
Niagara Falls Fire Department (NFFD) - NFFD is responsible for the
deployment and dispatching of 911 responses of fire matters solely for the City of
Niagara Falls. NFFD is also responsible for administration phone lines for after
hours, City staff notifications of the EOC (Vocera), and notifications to all on call
personnel and call backs for additional manpower.
St. Catharines Fire Services (SCFS) - SCFS is responsible for the deployment
and dispatch of 911 responses of fire related matters for the City of St Catharines
as well as Niagara-on-the-Lake, Pelham, Lincoln, West Lincoln, Grimsby,
Wainfleet, Port Colborne, and Thorold. The City of St. Catharines also
dispatches to several other fire services in Ontario outside of Niagara.
Tillsonburg Fire Services - Tillsonburg Fire Services is responsible for the
deployment and dispatch of 911 responses of fire matters for the Town of Fort
Erie and Welland as well as a number of other Emergency Services.
Additionally, the Ontario Provincial Police operate a number of Regional
Communications Centres, and local OPP is part of this system.
The Niagara Region did attempt to assemble a consolidated call centre, however those
talks broke down around costs to convert to digital and other issues for some
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municipalities. Though the consolidated centre failed, the Region did as a next step
look to have a multi-partner RFP for equipment and conversion for NG911. Niagara
Region along with NRPS, Niagara EMS, Niagara Parks Police and St. Catharines Fire
were part of a coordinated an RFP for equipment and conversion to NG911. They will
be ready for the Fall of this year in advance of the March 2025 deadline.
Analysis
The City of Niagara Falls currently houses a stand-alone dispatch centre which handles
all fire department related calls - both emergency and non-emergency for the City
located at Station 1.
time full 4 Communications of Captain and with staffed is department The 1
communicators. There are also a minimum of 16 firefighters certified as communicators
for relief and coverage for vacation and sick time. There are two qualified firefighters
scheduled for each dispatch shift above the on duty communicator, to cover for relief,
sickness or other factors.
The City is Falls Niagara of the dispatch services to for costs operating 2023
approximately $1 million. It is anticipated that some of the upfront transition costs for
NG911 (capital cost of equipment) will be recovered through upper level government
funding. Future capital replacement and improvement costs would be borne by the City.
The CAO has significant concerns as to the technology and regulatory demands moving
forward under NG911, the CAO believes that it is more likely that staffing increases will
be required to address best practice approaches for NG911 services.
An important consideration before investing resources to support the transition to
NG911 is whether or not dispatch operations could be accomplished in another manner.
There have been conversations with NRPS, EMS and local fire departments of a
consolidated Regional dispatch model over the last several years which at this point is
on hold until other Niagara municipalities move toward digital platforms. Given that a
consolidated dispatch solution for all of Niagara emergency providers is not moving
forward at this time, existing dispatch centres in the Region must prepare for this
transition to NG911 as the deadline date approaches.
This is an appropriate time to examine alternative arrangements for this service given
persistent budget pressures in the City as a whole while not compromising service.
Staff are presenting an option to consider partial mitigation of current and future budget
impacts.
City of St. Catharines Dispatch
SCFS Communications Unit has been providing emergency fire dispatch since 1961,
currently located at Fire Station 4 (427 Merritt Street, St. Catharines). The dispatch
location meets accessibility requirements, modern corporate data centre design,
National Fire Protection Association (NFPA) 1221 standards and NG911 based
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technological requirements. In 2022, the call centre processed 16,118 calls for service
and provided non-emergency processing for thousands of community inquiries.
SCFS provides emergency dispatch services to all of the communities in Niagara
except for Niagara Falls, Welland and Fort Erie. They also provide services to a
number of other communities including Haldimand County, Prince Edward County,
Norfolk County, Hastings County, City of Quinte West and Mohawks of the Bay of
Quinte.
SCFS has indicated it can service all of the City of Niagara Falls fire dispatch needs
without jeopardizing response time and service quality. Currently eleven (11) full-time
fire telecommunicators staff the Communications Centre. Crews are organized into two
platoons of five (5) with one (1) daytime telecommunicator working Monday to Friday.
Minimum staffing is comprised of two Communicators at all times. A supervisor in
charge of on shift training and operations support responsibilities is assigned to each
platoon and reports to the Chief Communications Officer. Additionally, a dedicated
radio technician is on staff. There are currently five available call-takers and four
dispatch seats. For NG911, call handling seats have been increased to 6 with the
capacity to add more additional seats.
There are sufficient facilities and equipment to accommodate the demands of the City of
Niagara Falls. SCFS has indicated that they will accept Niagara Falls dispatch staff to
support City of Niagara Falls call volume. Complexities of any and all calls originating
from the City of Niagara Falls can be managed by SCFS communications. For context,
4,798 calls were handled by NFFD communications in 2022.
SCFS typically enters into 15 year contracts with its municipal partners to provide
dispatch services. Final terms of the agreement should the decision to outsource be
adopted will be negotiated by City staff.
St. Catharines operates the communication service on a cost recovery basis with input
from all of the users of the service, from a functional basis it operates more like a co-
operative than an outsourced call centre.
NG911 Funding
In March 2023, the Ministry of the Solicitor General announced funding for NFFD in the
amount of $600,000 to support NG911 implementation costs incurred from April 1, 2022
– March 31, 2023. As only $7,000 of NG911 transition costs could be attributable to NG
911 activities during that period, the majority of the funding has been returned to the
Ministry.
In late November 2023, the Ministry announced additional application-based NG911
funding for the April 2023 – March 2024 fiscal year in the amount of $148,349. Unspent
funds will be returned.
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The Ministry has also indicated it will provide funding for the April 2024 – March 2025
fiscal year as well to support NG911 implementation costs during that period. The
amount of potential funding is unknown at this time.
It is important to note that the Ministry has indicated that funding to support specific
NG911 costs will not be extended beyond March 2025. Therefore, all incremental
NG911 costs beyond that date will need to be funded by local taxpayers and will have
an ongoing budget impact. This would primarily include asset replacement for NG911
technology, potentially and costs, additional technology ongoing support
communications staff if call volume/response time escalates.
By outsourcing dispatch operations, the City would be protected from future cost
impacts of providing dispatch services under a contractual arrangement with inflationary
escalations each year. NG911 funding may be used to support one-time transition
costs to outsource dispatch operations (subject to Ministry approval).
As noted previously, the Niagara Regional Police, Niagara EMS, St. Catharines Fire
and Niagara Parks Commission selected Motorola Solutions as a provider of a NG911
call handling solution. NFFD is investigating the possibility of negotiating similar
contract terms with Motorola should the decision be made to keep dispatch services in-
house. This cost would be an incremental impact to City of Niagara Falls taxpayers in
the absence of ongoing NG911 funding, NFFD does not currently have cost clarity as at
the time of this report.
Operational Implications and Risk Analysis
City staff have identified operational implications and potential risks associated with an
outsourced dispatch option.
The main benefits of an outsourced dispatch operations are:
annual operating cost savings (estimated at $240,000) plus capital savings
protection from future cost escalations associated with changing technology,
regulatory changes and call volume
decreased risk exposure on service quality due to size and integration partners
better certainty of meeting the March 2025 deadline.
The main risks of an outsourced dispatch operation are:
the lack of direct control over dispatch operations as they pertain specifically to
the City of Niagara Falls
The potential lack of local knowledge
Change in operational procedures required to transition to an outside provider
The Chief believes that the lack of specialized knowledge by the communicators
of services undertaken by NFFD (such as gorge rescue) is a risk factor
The Chief believes this could have a negative effect on morale
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The Chief believes that due to the current ability for communicators to use
discretionary decision making regarding resource re-routing during emergency
makes the department more effective as an outsource provider would not be able
to achieve this in the near term
Generally, this issue breaks down to direct control over a service versus the use of a
larger provider that has the scale to offer increased specialization in communications,
lower costs and longer term cost certainty.
By maintaining the service in-house, Fire command will have direct control over the
service and there is increased specialization in Niagara Falls specific knowledge.
The CAO also notes that a downside of a small specialized team is the team lacks scale
and has risk exposure on items such as reliance on a small team (or 1 person),
attracting top talent (due to lack of size or lack of ability to advance career), risk
exposure related to low volume of call experience as we also currently use Fire
Suppression staff to fill in for communications team.
A small team in a lower volume call centre provides for challenges in training,
development and specialized leadership. In a 24 hour operation a call centre is
active for 8,760 hours per year (365 days 24 hours per day). As noted St.
Catharines handled more than 16,000 calls which means that on average they
handled 1.84 calls per hour. Niagara Falls with just less than 5,000 calls handle
on average under 0.6 calls per hour. By having lower volume of call handling
gaining the level of expertise for a new team member has a longer experience
curve. Like any other occupation, quality increases with exposure. Additionally
with limited dedicated communications management staff, training and
supervision may have its challenges. On the evening shift the communications
room is supervised by the suppression team (so not specialized in
communications). It should be noted that the current rules allow this as an
exception to the regulations as the general rule is that there has to be
communication supervision over the call centre, if this rule changes Niagara Falls
could face an immediate cost increase.
A synopsis of risk analysis factors for the provision of dispatch services in house versus
outsourced are summarized in the table below.
Risk Factors
Continue to Provide In House Outsource
Reliance on one dedicated
communications leader and only a few
communicators.
Currently there is reliance on non-
Long term contractual commitment to
outside service provider, means that this
is a difficult decision to “unwind."
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Continue to Provide In House Outsource
dedicated communications to backfill
vacancies.
Significant financial risk if second
dispatcher is required to support
increasing call volumes or call handle
times. Volume increase could come due
to growth in the city or incidents. Call
handle time due to new NG911
technology demands. Discussions with
NRP communications had indicated that
additional information flow (texts, photos)
will be directed to fire. Though some
communication centers may have a
dedicated communicator for text and
other messages, the initial belief is Fire
as a service will receive a lower volume
of these additional communication
messages.
If another seat is required (moving from
one seat to two seats) staff estimate that
the costs for Communications would
increase by a minimum of 30%. Just one
component of costs would be the raw
labour cost for the additional seat. The
cost for a second class communicator is
$83,415 (2023 rate not including
benefits). The base hourly rate for this
position is $38.19, if an additional seat is
required this would add at a minimum an
additional $340,000 plus benefits and
other costs.
There is less direct control over the
service levels. Service levels are
determined jointly with the SCFS and the
other fire services.
There is less specialized knowledge of
the City and departmental operations.
Currently dispatch has discretionary
decision making to direct or redirect
resources during multiple call situations.
This would likely not be a capability
during the early phases of the
arrangement (if at all).
Regulatory risks and dispatch model
changes with growing population leading
to increased costs. Rules can be
changed and with NG911 it is likely that
increasing regulation or further changes
and expansion will be required which will
add costs.
Currently Niagara Falls is relying on an
exemption from 24 hour dedicated
communication supervision as an
example of regulatory risk changes.
There will be operational changes
required with a transition.
Pricing risks on legacy NG911 specific
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Continue to Provide In House Outsource
costs and unfunded technology upgrades
required.
Dependency on outside software support
vendor for NG911 due to specialization –
ongoing financial risk
There are other communities who are evaluating their communication functions due to
the cost and complexity to move to NG911. As outlined in the appendix we have
provided some news articles of communities who have moved their communications
functions, we have also highlighted some local news stories.
Financial Implications/Budget Impact
The cost for dispatch services is approximately $1 million. Staff estimate an annual
budget savings of approximately $240,000 for the provision of this service externally by
SCFS. Note that there would also be one-time transitional costs associated with
moving the service to an external provider which cannot be quantified at this time. This
cost would include the development of new procedures and training. These costs may
be funded by NG911 funding subject to Ministry approval.
As previously mentioned, the Ministry of the Solicitor General announced funding for
NFFD in the amount of $600,000 to support NG 911 implementation costs incurred from
April 1, 2022 – March 31, 2023 of which minimal NG 911 expenditures were eligible to
be claimed at that point. An additional $148,349 of NG 911 funding was confirmed for
the period April 1, 2023 – March 31, 2024. It is unknown at this time the amount of
eligible NG911 expenses to be claimed during this period. The funding allocation for
the period April 1, 2024 – March 31, 2025 is unknown at this time as well. The Ministry
of the Solicitor General has indicated that funding to support NG911 initiatives will
cease beyond this point.
There is currently an approved and open capital project to support NG911 transition in
the amount of $400,000. This was approved with the 2020 capital budget before a
specific solution or implementation plan was chosen to support NG911. This budget
could also support one time transitionary costs of moving the service to an external
provider in the absence of approved external funding. Should these funds not be
required, they will be returned to capital reserves.
The financial cost of fire services in Niagara Falls is significant. The cost of fire services
in 2023 (without capital amortization) was $27,100,000 based on a population of 96,000
the per capita cost per resident was approximately $282. This makes us one of the
most expensive fire departments in Ontario for communities with 30,000 or more in
population, (Thunder Bay - $346, Sarnia - $291) are at the upper end of cost. Other
department costs for comparison purposes are:
St. Catharines $208
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Ottawa $169
Toronto $190
Brampton $125
Strategic/Departmental Alignment
The consideration of merging dispatch services as a budget mitigation measure
supports the strategic objective of corporate financial sustainability. The report is
consistent with the Council strategic commitment to be financially responsible to the
residents of Niagara Falls by practicing prudent fiscal management of existing
resources and by making sound long-term choices that allow core City programs and
services to be sustainable now and into the future.
There is increasing discussion both in the City and in the Niagara Region to look to
undertake services in a different manner through shared services or amalgamations.
This is an example of a service where the City of Niagara Falls is an outlier in the
Region as the only Fire Service operating a stand-alone communications operations, all
other services are part of a multi-service communication centre. The combining of the
City’s communication team with the St. Catharines team could create a very effective
call centre and the potential for a centre of excellence in the Province.
Contributor(s)
Appendix
Stratford outsourcing call centre with Kitchener
https://kitchener.ctvnews.ca/mobile/kitchener-takes-over-fire-dispatch-services-in-
stratford-1.6733773?cache=ngyhfzxv?autoPlay=true
Belleville moves its in-house fire dispatch to Peterborough
https://www.intelligencer.ca/news/council-approves-peterborough-contract-fire-dispatch-
services
St. Catharines wins contract with Prince Edward County
https://www.quintenews.com/2023/05/10/prince-edward-county-outsources-fire-
dispatch/
St. Catharines dispatch
https://www.stcatharinesstandard.ca/news/niagara-region/st-catharines-dispatchers-
now-handling-calls-for-27-municipalities/article_536fc79d-6164-5ffc-9a7c-
3abda360904d.html
Coordinated RFP – Local Agencies combine forces
https://www.niagarafallsreview.ca/news/niagara-region/new-911-dispatch-system-in-niagara-reaches-
building-phase/article_f4640a88-b603-50e9-ad8e-
5469072ccc18.html?utm_medium=social&utm_source=email&utm_campaign=user-share
Written by:
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Jason Burgess, CAO
Submitted by: Status:
Jason Burgess, CAO Approved
- 22 Feb
2024
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MW-2024-05
Report
Report to: Mayor and Council
Date: February 27, 2024
Title: Centre Street – Temporary Patio Pilot Study Update
Recommendation(s)
That Staff Report MW-2024-05, Centre Street – Temporary Patio Pilot Study Update, be
received as information;
AND That Council support the discontinuation of the Temporary Patio Pilot Study on
Centre Street between Victoria Avenue and Ellen Avenue;
AND That Council direct staff to include considerations and opportunities to incorporate
market zones, sidewalk cafes/patios, and pedestrian only streets/promenades on
Centre Street and the surrounding area during future streetscaping project(s); and
AND That Council direct staff to engage with the various stakeholders during the design
consultation process for the future streetscaping project(s).
Executive Summary
Due to the impacts caused by the COVID-19 pandemic and resulting public health
measures implemented in Niagara Region by the Ontario Government, the local
hospitality industry was affected by reduced seating and building capacity regulations in
2020, 2021, and 2022. The City of Niagara Falls helped provide relief to this industry by
providing opportunities for restaurants to expand their outdoor seating to areas within
the public realm, including within parking lanes, city boulevards and sidewalks, and on
closed sections of road.
The status of the COVID-19 pandemic has significantly improved whereby the previous
public health measures are no longer in place and the Ontario Regulations on seating
and building capacities has been revoked. Therefore, the relief provided by the City of
Niagara Falls is no longer required. Seating and building capacity limits have returned to
pre-COVID-19 conditions. As a result, the justifications and context for previously
supporting the reduced design standards are no longer applicable. Based on the risks
and liabilities of continuing to accept these reduced standards, Staff are recommending
that the temporary on-street patio pilot study on Centre Street between Victoria Avenue
and Ellen Avenue be discontinued.
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Opportunities to incorporate market zones, sidewalk cafes/patios, and pedestrian only
streets / promenades on Centre Street (and the surrounding tourism area) will be
explored by staff, in consultation with area stakeholders during future streetscaping
projects.
This report specifically addresses, and make recommendations for, the three on-street
temporary patios located on Centre Street between Victoria Avenue and Ellen Avenue;
where the City of Niagara Falls installed concrete jersey barriers and converted the
roadway operations temporarily to one-way flows. Sidewalk Cafes located outside of
this specific area either adhere to the City's Sidewalk Café Policy or have site specific
agreements approved by the City.
Background
Due to the impacts caused by the COVID-19 pandemic and resulting public health
measures implemented in Niagara Region by the Ontario Government, the local
hospitality industry was affected by reduced seating and building capacity regulations in
2020, 2021, and 2022. The City of Niagara Falls helped provide relief to this industry by
providing opportunities for restaurants to expand their outdoor seating to areas within
the public realm, including within parking lanes, city boulevards and sidewalks, and on
closed sections of road.
The assistance provided by the City included several items, including, but not limited to:
the passing of a temporary use bylaw to permit patios in areas where they were
previously not supported/permitted (i.e., within the roadway and within required
private parking stalls);
waiving of all permitting fees, collection of realty/business taxes assessed
against the sidewalk café, and barrier installation costs (labour, materials, and
contracted services); and,
Supporting reduced design standards with the acknowledgement that this was a
temporary measure implemented only during the pandemic.
At its meeting on March 2, 2021, Council approved Planning Report, PBD-2021-08,
which amended the Zoning By-law and approved a temporary use by-law to introduce
temporary zoning regulations for outdoor patios and sidewalk cafes until December 31,
2022.
During a February 8, 2022, Council meeting, a motion was passed which included the
following direction to Staff:
“That Council receive for information report MW-2022-10 and direct staff to
reinstall the temporary Sidewalk Cafes on Centre Street and Fallsview Boulevard
for the upcoming 2022 and 2023 sidewalk cafe season; following the same
principals, layouts and methods (concrete barriers) as previously approved in
2021. Furthermore, that Staff come back with a staff report that analyzes the
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effectiveness of this temporary set-up, including the option of widening the
sidewalks and include a study of best practices and trends in other communities.”
Analysis
The status of the COVID-19 pandemic has significantly improved whereby the previous
public health measures are no longer in place and the Ontario Regulations on seating
and building capacities has been revoked. Therefore, the relief provided by the City of
Niagara Falls is no longer required. Seating and building capacity limits have returned to
pre-covid conditions. As a result, the justifications and context for previously supporting
the reduced design standards are no longer applicable. Based on the risks and liabilities
of continuing to accept these reduced standards, Staff are recommending that the
temporary on-street patio pilot study on Centre Street between Victoria Avenue and
Ellen Avenue be discontinued.
With any activity, special event, and/or patio installation occurring on the travelled
portion of municipal roadway, minimum widths are required to ensure the safe and
unencumbered access for large emergency service vehicles. Based on the
requirements in the Ontario Fire Code, a minimum clearance width of 6.0 metres is
required. For reference, the required apparatus to respond to a fire emergency on
Centre Street is an aerial fire truck which has a total width of 6.5 metres with the
outriggers fully deployed during the response. The available clear roadway width on
Centre Street with the temporary patios installed was approximately 4.5metres.
Additional concerns with the temporary on-street patio installations on Centre Street
include:
Safety/operational concerns. Evidence of collisions (damaged barriers), wrong
way vehicle operations, pedestrians walking on the road, patio patrons sitting on
barriers/standing in the live traffic lanes.
Parking enforcement/non-compliance. Businesses still accepting deliveries and
food pick-ups on Centre Street, stopping/blocking traffic, resulting in gridlock.
Traffic volumes have returned to normal with significant amount of pedestrians at
the intersection of Victoria Avenue at Centre Street/Clifton Hill. Driver/pedestrian
confusion on how to navigate Centre Street lane closures/shifts.
Traffic delays/operational impacts due to the required change in signal timing
plans.
Low usage of patio facilities which was typically limited to weekend operations by
only two establishments.
Within the Victoria-Centre Business Improvement Area, a Streetscaping Master Plan
was developed, which included the subject section of Centre Street. This plan included
a phased approach to ultimately improve: Victoria Avenue, Ferry Street, Ellen Avenue,
and Centre Street. Based on current capital planning, Centre Street Streetscaping has
yet to be scheduled/programmed. During the detailed design phase of this future
project, Centre Street will be reviewed and permanent patios will be considered. The
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design and installation of permanent patios will address the longer term sustainability
and success of the Centre Street patios, and will address current design, operational
and safety concerns.
Through future streetscaping projects, Staff will also be exploring opportunities for both
seasonal and permanent applications of pedestrian only streets and promenades.
Pedestrian only streets would restrict vehicle access, allowing pedestrians to occupy the
entire road right-of-way; facilitating more space for pedestrian movements,
engagement, special events, and business opportunities in a safer and controlled area.
Canadian examples of pedestrian only streets, include: Spark Street in Ottawa, Ontario,
and Old Port of Montreal, Quebec.
This report specifically addresses, and make recommendations for, the three on-street
temporary patios located on Centre Street between Victoria Avenue and Ellen Avenue;
where the City of Niagara Falls installed concrete jersey barriers and converted the
roadway operations temporarily to one-way flows. Sidewalk Cafes located outside of
this specific area either adhere to the City's Sidewalk Café Policy or have site specific
agreements approved by the City.
Financial Implications/Budget Impact
There are no financial/budget impacts.
Strategic/Departmental Alignment
The recommendations in this report Encourage multi-modal travel and active
transportation initiatives, and enhance motorist, cyclist and pedestrian safety.
Written by:
Mathew Bilodeau, Manager of Transportation Engineering
Submitted by: Status:
Erik Nickel, General Manager of Municipal Works Approved
- 20 Feb
2024
Jason Burgess, CAO Approved
- 22 Feb
2024
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MW-2024-06
Report
Report to: Mayor and Council
Date: February 27, 2024
Title:
Single Source Standardization - Parking Pay and Display
Machines Purchases
Recommendation(s)
That Staff Report MW-2024-06, Single Source Standardization – Parking Pay and
Display Machines Purchases be received as information;
AND THAT Council approve the single source standardization for pay and display
parking machines from March 1, 2024 for an initial three (3) year period with the option
in favour of the City to extend the standardization for two (2) additional one (1) year
periods.
AND THAT Council approves Cale Systems (Precise ParkLink) as the single source
supplier of pay and display parking machines in accordance with Section 18 of the
City’s Procurement By-Law No. 2021-04;
AND THAT Council approve the 2024 purchase of eleven (11) parking pay and display
machines from Cale Systems (Precise ParkLink) at an estimated cost of $98,854.00
($8,985 per unit).
Executive Summary
Staff are recommending standardizing the City’s parking machine equipment for an
initial three (3) year period commencing March 1, 2024 with the option in favour of the
City to extend the standardization for two (2) additional one (1) year periods. Prior to
the end of the initial three-year period, Parking Services staff, together with assistance
from Procurement staff, will undertake marketplace research to confirm that the
standardization continues to be the best viable option for the City.
The standardization would be beneficial to the City by reducing costing for: parking rate
modifications, programming, maintenance, and installation; as well as public / customer
familiarity with machines to reduce user confusion on machine variation setups by
equipment type.
Through standardization, staff can manage, maintain, and replace existing equipment to
better serve the public and continue a level of familiarity of machines for users.
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In accordance with the City’s Procurement By-Law (No. 2021-04), staff are requesting
Council approval for a single source standardization and to purchase the 2024 parking
machines directly from Cale Systems (Precise ParkLink) at an estimated cost of
$98,854.00 ($8,985.00 per unit)
Background
Over the past fifteen years, the City of Niagara Falls Parking Services has maintained
an inventory of two standard Pay & Display machines which were supplied by two
different vendors: Cale Systems (Precise ParkLink) and Hectronic Incorporated.
Hectronic Incorporated machines are no longer available through a Canadian vendor
and are now supplied through the United States. These machines are originating from
Germany and shipped to Canada from Florida. Cale Systems remains a committed and
reliable Canadian manufacturer and supplier. With ninety-seven (97) Cale Systems
parking machines currently in service in the City (out of 108 total), Staff would like to
standardize this equipment to a single vendor/product. This would be beneficial to the
City by reducing costing for: parking rate modifications, programming, maintenance and
installation; as well as public/customer familiarity with machines to reduce user
confusion on machine variation setups by equipment type.
Analysis
Staff are recommending standardizing the purchase of the City’s parking machine
equipment. This would be beneficial to the City by reducing costing for: parking rate
modifications, programming, maintenance, and installation; as well as public / customer
familiarity with machines to reduce user confusion on machine variation setups by
equipment type.
Through standardization, staff can manage, maintain, and replace existing equipment to
better serve the public and continue a level of familiarity of machines for users.
According to the City’s Procurement By-Law No. 2021-04, Section 18, a competitive
procurement process is not required for Single or Sole Source Purchases, provided that
the appropriate conditions apply. Furthermore, Single or Sole Source purchases
greater than $100,000 require Council approval as the purchasing authority.
The single source standardization request is recommended by Parking Services staff for
the procurement of the pay and display parking machines from Cale Systems (Precise
ParkLink) for the following reasons:
The purchase of this equipment is compatible with existing equipment in the
parking machine inventory. Currently, Parking Services has ninety-seven (97)
Cale Systems parking machines in service out of a total of one hundred eight
(108) machines.
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Cale Systems is a Canadian Company with offices in Toronto and Montreal.
Their parking machines are manufactured and serviced in Canada; which
reduces the capital purchase costing, annual operating costs, and provides faster
support times for maintenance and repair.
Providing a common parking machine in the City will provide the City’s customers
with a consistent and familiar product and allow ease of use.
Cale Systems machines are current in-service and integrated into the City’s
Parking Management Software, continuing to purchase new machines from this
company will eliminate the need for third-party integration costs and training for
staff.
Financial Implications/Budget Impact
The purchase amounts up to $100,000.00 is approved in the 2024 Capital Budget.
Strategic/Departmental Alignment
This initiative is in line with Council’s Strategic Priorities, of maintaining parking
operations as a self-sustaining user pay philosophy which is independent of tax support.
Contributor(s)
Shelley Darlington, General Manager - Corporate Services
Karen Judd, Senior Manager - Strategic Procurement Initiatives
Mathew Bilodeau, Senior Manager - Transportation Services
Written by:
Paul Brown, Manager of Parking Services
Submitted by: Status:
Erik Nickel, General Manager of Municipal Works Approved
- 20 Feb
2024
Jason Burgess, CAO Approved
- 22 Feb
2024
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MW-2024-07
Report
Report to: Mayor and Council
Date: February 27, 2024
Title: Chippawa Parkway Speed Control Follow-up Review
Recommendation(s)
That report MW-2024-07 Regarding Chippawa Parkway Speed Control Follow-Up be
received for information.
Executive Summary
A speed control review was carried out on Chippawa Parkway between Thomas Street
and Portage Road in 2022 in response to resident concerns regarding motorist speeds.
The technical warrants were met, and most homeowners were in favour of
implementing traffic calming on their street at that time. Five (5) temporary speed
cushions were installed on Chippawa Parkway in April 2023.
Staff carried out a follow-up review to determine the effectiveness of traffic calming
devices, and to acquire feedback from local residents regarding the performance of
these devices within their neighborhood. Despite some negative feedback from
residents, traffic data revealed that the traffic calming devices have significantly reduced
operating speeds on the roadway; therefore, it is recommended that staff continue to
install the traffic calming devices seasonally to ensure motorists comply with existing
speed limits.
Background
In the study area, Chippawa Parkway is a residential major collector roadway that
extends six blocks for approximately 900 metres between Portage Road and Thomas
Street. The legal speed limit of Chippawa Parkway Street is 40 km/h. The land-use
surrounding the road segment within the study area is predominantly residential with an
industrial facility located on the west side of Chippawa Parkway, south of Norton Street.
Speed studies identified that Chippawa Parkway met the technical warrants for traffic
calming devices. Most of the affected neighbourhood identified their support for traffic
calming measures. Transportation Services Staff recommended, and City Council
approved the implementation of speed cushions on Chippawa Parkway between
Thomas Street and Portage Road.
According to the City of Niagara Falls Asset Management Plan, Chippawa Parkway is
one of the City's assets that needs to be rehabilitated within 10 years (between 2022
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and 2031). Thus, instead of installing permanent speed control devices, temporary
rubber speed cushions were used on Chippawa Parkway until the road is reconstructed.
In the winter, the speed cushions are removed for snowplows.
Analysis
Speed data was collected before and after the devices were installed. Data was
collected midway between devices post-installation. The following table presents
"before" data gathered during the initial studies carried out to identify whether a
speeding problem exists, and "after" follow-up data representing the effectiveness of
speed control devices implemented on each road segment thereafter:
Operating Speed (km/h)
Before After Difference
Chippawa
Parkway
btwn: EB WB EB WB EB WB
Thomas
Street –
Reilly Street
58.1
55.8
51.4
48.8
-6.7
-7.0
Reilly
Street –
Pell Street
55.6
57.4
49.1
50.9
-6.5
-6.5
Pell
Street –
Daly
Street
59.0
62.0
37.8
45.1
-21.2
-16.9
Daly
Street –
Norton
Street
55.8
51.1
36.8
38.9
-19.0
-12.1
Norton
Street –
Portage
Road
52.1
48.8
45.4
45.8
-6.7
-3.0
The speed studies revealed that operating speeds have been reduced significantly
following the implementation of the traffic calming devices. The intention of speed
cushions is not to stop drivers, but to have drivers proceed at a slower pace throughout
the speed control zone.
In addition to the speed data collected, Staff hand-delivered follow-up questionnaires to
the affected residents to solicit their input after the installation of the speed control plan
on their streets:
Follow-up Questionnaire
Summary
Number of questionnaires delivered 66
Number of responses to the 17 (27%)
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Follow-up Questionnaire
Summary
questionnaires
Responses:
Satisfied 6
Dissatisfied 10
Neither 1
Residents solicited for their opinions regarding the effectiveness of speed control
devices provided feedback that yielded a 27% response rate. Out of 17 responses
received, 10 residents indicated that they are dissatisfied with the temporary speed
cushions. The common concern was that drivers are not reducing their speed when
going over the speed cushions, increase in noise, and that drivers drive on the
boulevard to avoid speed devices.
Despite some negative feedback from residents, traffic data revealed that the traffic
calming devices have significantly reduced operating speeds on the roadway; therefore,
it is recommended that staff continue to install the traffic calming devices seasonally to
ensure motorists comply with existing speed limits.
Financial Implications/Budget Impact
There are no financial, staffing or legal implications with maintaining the traffic calming
plans.
Strategic/Departmental Alignment
The contents of this report are administrative and technical in nature and do not
necessarily align with any specific items in the Strategic Plan.
List of Attachments
MW-2024-07 - Chippawa Parkway Speed Control Follow Up_Study Area
Written by:
Mathew Bilodeau, Manager of Transportation Engineering
Submitted by: Status:
Erik Nickel, General Manager of Municipal Works Approved
- 16 Feb
2024
Jason Burgess, CAO Approved
- 18 Feb
2024
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Speed Cushion Location
MW-2024-07
Chippawa Parkway - Speed Control Follow Up
Speed Cushion LocationPage 4 of 4Page 325 of 370
MW-2024-08
Report
Report to: Mayor and Council
Date: February 27, 2024
Title:
Rural Road Speed Limit Reviews: South of Chippawa Creek
Road and West of Montrose Road
Recommendation(s)
That the speed limit on Carl Road between Montrose Road and the City’s west limit be
reduced from 70 km/h to 60 km/h;
That the speed limit on Crowland Avenue between Lyons Creek Road and Netherby
Road be reduced from 70 km/h to 60 km/h;
That the speed limit on Lincoln Street between Crowland Avenue and the City’s west
limit be reduced from 70 km/h to 60 km/h; and,
That the speed limit on Lyons Creek Road between Schisler Road and the terminus
west of Morris Road be increased from 50 km/h to 60 km/h;
That the speed limit on King Road between Bossert Road and North Limit be reduced
from 70 km/h to 60 km/h;
That the speed limit on Bossert Road between Bossert Service Road and King Road be
reduced from 70 km/h to 60 km/h; and,
That the speed limit on Bossert Service Road between Ort Road and Bossert Road be
reduced from 70 km/h to 60 km/h.
Executive Summary
City Transportation Staff conducted a speed limit review to identify appropriate speed
limits in the rural area. The study area encompassed approximately 76 kilometres of
the City’s rural network south of Chippawa Creek Road and southwest of the Queen
Elizabeth Way. Staff used the guideline issued by the Transportation Association of
Canada (TAC) – Canadian Guidelines for Establishing Posted Speed Limits (TAC
CGEPSL), 2009.
Of the 27 rural road segments reviewed in the study:
Six road segments have posted speed limits higher than the limits recommended
by the TAC CGEPSL; and,
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One road segment has a posted speed limit lower than the limits recommended
by the TAC CGEPSL.
Background
City Staff has conducted a review of the speed limits of the City’s rural network south of
Chippawa Creek Road and southwest of Queen Elizabeth Way to identify locations
where speed limit adjustments should be considered to enhance road user safety and
promote consistent operating conditions. The review was conducted in two phases:
on corridors (12) twelve representing road segments, of total A 1: Phase 14
approximately 44 kilometres of the City’s rural network south of Chippawa Creek Road
and west of Montrose Road were studied and assessed in the year 2022.
Phase representing corridors (12) twelve segments, on 13 of total A 2: road
approximately 32 kilometres of the City’s rural network east of Montrose Road and
southwest of the Queen Elizabeth Way were studied and assessed in the year 2023.
The default speed limit for roads in the City of Niagara Falls is 50 km/h unless posted
otherwise, pursuant to Section 128 of the Highway Traffic Act. City Council can set
maximum rates of speed for City roads that differ from this default limit by amending the
City’s Traffic By-Law No.89-2000 (Schedule “W”) and posting MAXIMUM SPEED signs
in accordance with provincial regulations.
Analysis
Speed limits are set according to the road geometry and the prevailing operating speed.
An analysis of the information was conducted based on various criteria and guidelines
outlined by the Transportation Association of Canada (TAC) – Canadian Guidelines for
Establishing Posted Speed Limits (TAC CGEPSL), 2009 to determine an appropriate
posted speed limit.
The review entails a field review and data collection. The analyst enters the data into
the CGEPSL spreadsheet and assigns a risk rating for various road attributes, including
but road and horizontal speed, operating vertical traffic to limited not volumes,
alignment, lane width, roadside hazards, pavement surface, number of driveways and
intersections, pedestrian and cyclist exposure, and parking activity.
A collision history review conducted for the previous full five years reveals that a
collision problem does not exist in the rural area. Traffic count data reveals that the
traffic its of expectation the within are study area the on volumes roadways
classification. Speed studies reveal that the operating speed is above the posted speed
limit on some road segments.
Based on the existing corridor physical characteristics of the 27 rural road segments
reviewed in the study:
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Six road segments have posted speed limits higher than the limits recommended
by the TAC CGEPSL; and,
One road segment has a posted speed limit lower than the limits recommended
by the TAC CGEPSL.
Staff intends to complete the remaining rural roads in two phases to be completed over
the next two years.
Financial Implications/Budget Impact
The installation of the new speed limit signs is to be carried out by Municipal Works -
Transportation Services staff. The labour and material costs are accounted for in the
approved 2024 General Purposes Budget.
Strategic/Departmental Alignment
Encourage multi-modal travel and active transportation initiatives, and enhance
motorist, cyclist, and pedestrian safety.
List of Attachments
MW-2024-08 Rural Road Speed Limit Review_Appendix A
MW-2024-08 Rural Road Speed Limit Review_Appendix B
Written by:
Mathew Bilodeau, Manager of Transportation Engineering
Submitted by: Status:
Erik Nickel, General Manager of Municipal Works Approved
- 16 Feb
2024
Jason Burgess, CAO Approved
- 18 Feb
2024
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APPENDIX A
Rural Road Speed Limit Review MW-2024-08
February 27, 2024
Phase 1 - South of Chippawa Creek Road and West of Montrose
Road
ID Name of Corridor From Street To Street
Planning
Classification
Length
(metre)
Speed
Limit
Proposed
Speed Limit
1 Biggar Road City West Limits Montrose Rd Arterial 3755 80 80
2 Carl Road City West Limits Montrose Rd Collector 3765 70 60
3.1 Crowland Avenue Biggar Rd Lyons Creek Rd Collector 3310 60 60
3.2 Crowland Avenue Lyons Creek Rd Netherby Rd Collector 4387 70 60
4 Grassy Brook Road West Limits East Limits Collector 1912 60 60
5 Lincoln Street City West Limits Crowland Av Collector 2097 70 60
6 Lyons Creek Road Railway Limits Schisler Rd Local 2114 50 60
7 McKenney Road Schisler Rd Netherby Rd Collector 4564 70 70
8 Misener Road Carl Rd Schisler Rd Collector 2075 60 60
9.1 Morris Road Grassy Brook Rd Lyons Creek Rd Arterial 4427 70 70
9.2 Morris Road Lincoln St Netherby Rd Arterial 2436 70 70
10 Ridge Road West of Railway Montrose Rd Collector 3016 60 60
11 Yokom Road McKenney Rd Montrose Rd Collector 3401 60 60
12 Young Road Morris Rd Montrose Rd Collector 2537 60 60
Page 4 of 7Page 329 of 370
APPENDIX A
Rural Road Speed Limit Review MW-2024-08
February 27, 2024
Phase 2 - East of Montrose Road and Southwest of Queen Elizabeth Way
ID Name Of Corridor From Street To Street Planning
Classification
Length
(metre)
Speed
Limit
Proposed
Speed Limit
1 Baker Rd Netherby Rd King Rd Collector 4313 70 70
2 Beck Rd Gonder Rd Beck Rd Collector 2461 70 70
3 King Rd Baker Rd North Limit Arterial 3877 70 70
4 Ort Rd Baker Rd Limits Collector 2691 70 60
5 Sauer Rd Sodom Rd Willodell Rd Arterial 4670 70 70
6 Schisler Rd Beck Rd a point 200 m east of
Montrose Rd
Arterial 2130 70 70
7 Willodell Rd Lyons Creek Rd Terminus South of Koabel Rd Collector 5791 70 70
8 Bossert Rd King Road Beck Rd Arterial 1060 70 70
9 Bossert Rd Bossert Service Rd King Road Arterial 357 70 70
10 Bossert Service Rd Ort Rd Bossert Rd Local 1018 70 60
11 Koabel Rd Willodell Rd Montrose Rd Arterial 1027 70 60
12 Marshall Rd Beck Rd Willodell Rd Local 1363 70 70
13 McCredie Rd & Carl Rd Montrose Rd Willodell Rd Collector 1390 70 70
Page 5 of 7Page 330 of 370
APPENDIX B
Rural Road Speed Limit Review
MW-2024-08
February 27, 2024
Phase 1 - South of Chippawa Creek Road and West of Montrose Road
Page 6 of 7
Page 331 of 370
APPENDIX B
Rural Road Speed Limit Review
MW-2024-08
February 27, 2024
Phase 2 - East of Montrose Road and Southwest of Queen Elizabeth Way
Page 7 of 7
Page 332 of 370
1
Heather Ruzylo
Subject:Invitation to Mayor Jim Diodati and Council
-----Original Message-----
From: Bill Matson <billmatson@niagarafalls.ca>
Sent: Monday, February 5, 2024 11:38 AM
To: Dabrowski <
Cc: Carey Campbell <ccampbell@niagarafalls.ca>; Jim Diodati <jdiodati@niagarafalls.ca>; Heather
Ruzylo <hruzylo@niagarafalls.ca>
Subject: RE: [EXTERNAL]-Invitation to Mayor Jim Diodati and Council
Jan,
Thanks for reaching out. I can confirm that we will add your request t o the February 27, 2024 Council
agenda, recommending that Council approve the request for the flag raising on May 3, 2024.
Bill Matson | City Clerk | Director of Clerks Services | City of Niagara Falls
4310 Queen Street | Niagara Falls, ON L2E 6X5 | (905) 356-7521 ext 4342 | Fax 905-356-9083 |
billmatson@niagarafalls.ca
-----Original Message-----
From: Dabrowski
Sent: Sunday, February 4, 2024 3:00 PM
To: Bill Matson <billmatson@niagarafalls.ca>
Cc: Carey Campbell <ccampbell@niagarafalls.ca>; Jim Diodati <jdiodati@niagarafalls.ca>
Subject: [EXTERNAL]-Invitation to Mayor Jim Diodati and Council
Hello Mr. Matson,
Please find attached a formal invitation to Mayor Jim Diodati re this year’s Polish Constitution Day
taking place May 3.
For the last two years, we were able to host a flag raising at Rosberg’s Park at 2pm, and we’re hoping
we can do the same as part of this year’s festivities.
Any feedback is greatly appreciated. If you could please confirm receipt of this email, it would be
greatly appreciated.
Sincerely,
Jan Dabrowski
CAUTION: This email originated from outside of the organization. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Page 333 of 370
2
Page 334 of 370
February 7th, 2024 BY E-MAIL
Jim Diodati
Mayor
City of Niagara Falls
Office of the Mayor
4310 Queen Street
Niagara Falls, ON L2E 6X5
Dear Mayor Diodati,
In 2022 B’nai Brith launched a campaign to highlight that May is Jewish Heritage Month in Canada. Up to that time the
month had not received much prominence. That has changed and the public has become far more aware of the heritage
month.
Our efforts have been remarkably successful as over 70 partners representing municipalities and school boards have
now adopted proclamations, hosted events, and used their social media to mark the heritage month. The City of Niagara
Falls is among them.
Mayors and councilors also provided video greetings. These have been viewed tens of thousands of time on our web
site.
In a few short months we will again celebrate Canadian Jewish Heritage marking the significant contributions that Jews
have made to Canada’s wellbeing and success.
Accordingly, we again request that Niagara Falls adopt a motion to recognize May as Jewish Heritage Month 2024 in
your city and that you provide us, as you did in 2023, with a video statement about the month.
Your message can focus on anything you want to share with Canadians about Jewish Heritage Month, about issues
important to the Jewish and other communities and other pertinent issues as to how your community is working to
foster dialogue and cooperation and combat hate.
The video can be 2 to 4 minutes long and can be in MP4 format or via your cell phone. If the later, it should be recorded
in landscape (horizontal) format.
If the later, it should be recorded in landscape (horizontal) format.
Please provide to me at davidg@bnaibrith.ca.
Page 335 of 370
As we have in the past, we will share on our social media and make available to our extensive readership on our website.
To facilitate our work, we would appreciate receiving your video by April 8, 2024. Please let me know if you have need of
any further clarification. Allow me to thank you in advance for your aid in helping make Jewish Heritage Month 2024 a
success.
Yours Truly,
David Granovsky
Director of Government Relations
B’nai Brith Canada
Page 336 of 370
a mom /2:2025 ./
Innn {'-W
February 13,2()24
His Worship the Mayor and Council
The City of Niagara Falls
4310 QueenStreet,P.O.1023
Niagara Falls,Ontario
Canada
L2E 6X5
Re Proclamation of Knights of Columbus Week in Niagara Falls
Your Worship and Council:
We are Very grateful that you graciously proclaimedApril 23 through April 30,2023 as Knights
of Columbus Week in Niagara Falls in connection with our Ontario State Convention,which was
held,in person,in Niagara Falls,April 28 through 30,2023.We are excited that we will be holding
our 2024 Ontario State Convention,in person,in Niagara Falls,April 26 through 28,2024.
Accordingly,we would be most grateful to you for proclaiming April 21 through April 28,2024
as Knights of Columbus Week in Niagara Falls.
We look forward to working with the Mayor’s Office to address details of your engagement with
us during that time.
Thank you Very much for your kind attention to this matter.
Yours vry truly,
Henry In er
State Advocate
c:Knolly Burnham,Convention Director
,393 Rymal Rd.West,Suite 201,Hamilton,ON L98 1V2
"
i T:416-932-8420 C:416-481-6535
"if stateadvocate@ontariokofc.ca www.ontariokofc.ca
11$‘
Page 337 of 370
City Hall
4310 Queen Street
P.0.Box 1023
Niagara Falls,ON L2E 6X5
web site:wvvw.niagarafalIs.ca
(905)356-7521 Ext.4201
Fax:(905)374-3357
jdiodati@niagarafalIs.ca
Mayor Jim Diodati
PROCLAMATION
WHEREAS the Knights of Columbus was originally founded by Blessed Father
Michael J.McGivney in 1882;and
WHEREAS the Knights of Columbus has become the world's foremost Catholic
fraternal bene?t society;and
WHEREAS the Knights of Columbus’focus is to be a visible force in their
communities,supporting their clergy and church as well as being good role models for
their youth;and
WHEREAS the Knights of Columbus builds upon its tradition of charitable work and
spiritual formation;and
WHEREAS the Knights of Columbus can be found in over 535 Councils across the
Province of Ontario,
NOW,THEREFORE BE IT RESOLVED THAT I,James M.Diodati,
Mayor of the City of Niagara Falls,Ontario,do hereby proclaim the week of April 23 to
30,2023 as “Knights of Columbus Week”in Niagara Falls,Ontario.
Mayor James M.Diodati
&Members of City Council
February 28,2023
120th Ontario State Convention Knights of Columbus |7
Page 338 of 370
autismontario.com
1-800-472-7789
7150 Montrose Road, Suite 7, Niagara Falls, ON, L2H 3N3
Charitable no. 119248789RR0001
February 20, 2024
Dear City of Niagara Falls City Council and Mayor Jim Diodati,
My name is Janine O’Brien and I am the Fund and Volunteer Coordinator for Autism Ontario South Region. I am
honoured to be part of a team that promotes and enhances autism acceptance and advocacy for Niagara, Norfolk,
Hamilton, Haldimand, and Brant!
Did you know that World Autism Day is fast approaching? Help us Celebrate the Spectrum for World Autism
Day on April 2, 2024, and throughout April! Supporting Celebrate the Spectrum for World Autism Day this
year is an excellent opportunity for your municipality to show support for autistic individuals across Ontario.
Join Autism Ontario to Celebrate the Spectrum this World Autism Day by purchasing a flag for our “Fly the
Flag” campaign and formally proclaiming April 2, 2024, as World Autism Awareness Day to show your
autism support.
Purchase a flag through our website at
https://www.autismontario.com/civicrm/contribute/transact?reset=1&id=53.
What is Celebrate the Spectrum? Celebrate the Spectrum is our theme for World Autism Day celebrations. It
is an opportunity for positive action to provide spaces of support and advocacy for our diverse communities
while learning about autism and how we can all make our communities better for autistic individuals. Similar to
previous Autism Ontario World Autism Day campaigns, Celebrate the Spectrum unites families, schools,
communities, businesses, government, and professionals in recognizing World Autism Day by celebrating
people on the autism spectrum and bringing to light the systemic barriers that must be removed to create a more
supportive and inclusive Ontario.
We are always available to help with resources and ideas on how you can get involved. If you have any
questions, please contact me directly, and I will gladly assist you. Thank you for your time!
Most sincerely,
Janine O’Brien
Fund and Volunteer Coordinator, Autism Ontario South Region
1-800-472-7789 X 239
janine.obrien@autismontario.com
Page 339 of 370
PROCLAMATION REQUEST - May 14th - Apraxia Awareness Day
February 21, 2024
Niagara Falls City Hall
4310 Queen Street
Niagara Falls, Ontario
Canada
L2E 6X5
mayor@niagarafalls.ca
Dear Mayor and Council,
I am writing to request that you proclaim May 14th as Apraxia Awareness Day.
Childhood apraxia of speech is a very misunderstood and very challenging speech disorder,
and children need your support.
Now going into its 12th year, Apraxia Awareness Day on May 14th aims to unite community
members, children with childhood apraxia of speech, and their friends and family to be an
unstoppable, united force advocating for children with childhood apraxia of speech.
By issuing this proclamation you will not only be showing that you support all your constituents,
but you will also help to raise awareness for a complicated speech disorder that affects 1-in-
1,000 children.
Identifying and treating childhood apraxia of speech with appropriate interventions is critical in
supporting children to find their voice, and we hope you will issue a proclamation to help us
raise awareness of this complex disorder.
For your convenience, a sample proclamation is attached. Please feel free to contact me with
any questions, or to confirm that you will proclaim May 14th as Apraxia Awareness Day.
Kind regards,
Richard Shepalo
Page 340 of 370
2024 SAMPLE PROCLAMATION FOR APRAXIA AWARENESS DAY
Whereas, May 14, 2024 marks Childhood Apraxia of Speech Day during which
awareness will be raised throughout Niagara Falls about childhood apraxia of speech,
an extremely challenging speech disorder that affects 1-in-1,000 children.
Whereas, childhood apraxia of speech (CAS) causes children to have significant
difficulty learning to speak and is among the most severe speech deficits in children.
Whereas, the act of learning to speak comes effortlessly to most children, those with
apraxia require early, appropriate, and intensive speech therapy, often for many years
to learn to speak.
Whereas, without appropriate speech therapy intervention, children with apraxia will
have diminished communication skills, but are also placed at high risk for secondary
impacts in reading, writing, spelling, and other school-related skills.
Whereas, that such primary and secondary impacts diminish future independence and
employment opportunities and challenge the ability to become productive,
contributing citizens if not resolved or improved.
Whereas, public awareness about childhood apraxia of speech in Niagara Falls is
essential for families of children with this neurological disorder and the professionals who
support them to achieve the needed services for those learning to use their own voice.
Whereas, our highest respect goes to these children, as well as their families, for their
effort, determination, and resilience in the face of such obstacles.
Let it be resolved, that May 14, 2024 is “Apraxia Awareness Day” and citizens of Niagara
Falls and surrounds are encouraged to work within their communities to increase
awareness and understanding of childhood apraxia of speech.
Apraxia Kids is the leading nonprofit that strengthens the support systems in the lives of
children with apraxia of speech. Please visit www.apraxia-kids.org for more information.
Page 341 of 370
1
Heather Ruzylo
To:Carey Campbell
Subject:RE: [EXTERNAL]-National Congress Italia Canada, Niagara Peninsula District, this year
we celebrate our "14th" year of IHM, Flag Raising Event
From: Carey Campbell <ccampbell@niagarafalls.ca>
Sent: Monday, February 26, 2024 1:48 PM
To: paulina caramia < Heather Phillips <hphillips@niagarafalls.ca>; Kristine Elia <kelia@niagarafalls.ca>
Cc: Tatjana Jaluvka <tjaluvka@niagarafalls.ca>; Heather Ruzylo <hruzylo@niagarafalls.ca>; Bill Matson
<billmatson@niagarafalls.ca>
Subject: RE: [EXTERNAL]-National Congress Italia Canada, Niagara Peninsula District, this year we celebrate our "14th"
year of IHM, Flag Raising Event
Hello Paulina and thank you for reaching out regarding your request for a flag-raising at City
Hall on June 7th. I’m including Heather Ruzylo and Bill Matson, City Clerk, here, in order to
follow up on your request again this year.
Thanks much!
carey
Carey Campbell | Manager | Office of the Mayor and CAO | City of Niagara Falls
4310 Queen Street | Niagara Falls, ON L2E 6X5 | 905.356.7521 X 4206 | ccampbell@niagarafalls.ca
From: paulina caramia
Sent: Saturday, February 24, 2024 2:46 PM
To: Sarah Conidi <sconidi@niagarafalls.ca>; Carey Campbell <ccampbell@niagarafalls.ca>; dean
<diorfida@niagarafalls.ca>; city clerk <deaniorfidas@nigarafalls.ca>; city council <drintjema@licoln.ca>; Kristine Elia
<kelia@niagarafalls.ca>; antonio poretta <epasa@aol.com>; camcdougall@niagaraparks.com; Jim Diodati
<jdiodati@niagarafalls.ca>; Wayne Thomson Fallview Account <wthomson@fallsviewgroup.com>; wayne gates
<wgates@caw199.com>; Heather Ruzylo <hruzylo@niagarafalls.ca>; Heather Phillips <hphillips@niagarafalls.ca>;
Kyleb98@outlook.com; Morrison, William (Baldinelli, Tony - MP) <william.morrison.467@parl.gc.ca>;
Nathanbianchi3@gmail.com; ANTONIO PORRETTA Suzanne Moase <smoase@niagarafalls.ca>; Tatjana Jaluvka
<tjaluvka@niagarafalls.ca>; Baldinelli, Tony - M.P. <Tony.Baldinelli@parl.gc.ca>; Wayne Campbell
<wcampbell@niagarafalls.ca>;;; Jim Diodati <jdiodati@niagarafalls.ca>; antonio poretta <epasa@aol.com>;; wellend
chambers <heather@iaw.on.ca>;
Subject: [EXTERNAL]-National Congress Italia Canada, Niagara Peninsula District, this year we celebrate our "14th" year
of IHM, Flag Raising Event
Page 342 of 370
2
Hello Sarah, and Everyone in this email, How is everyone, I hope all is well and you and your loved ones are
all safe.
On behalf of National Congress Italia Canada, Niagara Peninsula District, this year we celebrate our "14th"
year of IHM, Flag Raising Event. I am still so Greatly honoured, humbled and definitely Proud by the continued
growth and relationships with Italy and Canada here in Niagara falls and internationally renowned. The
growth and celebration of the Raising of The Italian Flag, brings us back to the history of these flag colours,
where it all began, the statement it made in those days by building OUR culture, establishing OUR
foundations, in families, traditions, handmade artisan products, fashion, music, food and great memories
along with so many other sectors which has influenced so many other countries worldwide. Today 14 years
later we mark this day FRIDAY JUNE 7, 2024 AT 1200PM with even more importance in coming together for
the SOLIDARITY support. This profound symbol of The Raising of the Italian Flag GREEN WHITE AND RED we
take this moment to reflect and thank everyone who has made it possible for us to celebrate such a Great
occasion. I am most confident it will definitely bring a sense of Hope, Peace, Love, Inspiration and Unity in
extending our hand in this time of need. Not only to our brothers and sisters of Italian origins but for all
persons that all have a little 'italianness' in their hearts where ever they may be...This is the real Celebration
on this 14th year OF
ITALIAN HERITAGE MONTH RAISING OF THE FLAG.
LET US ALL COME TOGETHER VIRTUALLY TO SEE THE WONDERS OF WHAT A
GREAT FLAG CAN SYMBOLIZE TO SO MANY OF US NEAR AND AFAR.. ( I also extend and invite to
any councillor or city hall reps to come out at 1200pm this year. Thank you for your continued support.
DATE AND INVITE REQUESTED FOR: FRIDAY JUNE 7, 2024 AT 12:00 PM EST
THANK YOU AND GOD BLESS,
MS. PAULINA CARAMIA
PRESIDENT OF NATIONAL CONGRESS ITALIA CANADA, NIAGARA PENINSULA DISTRICT
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Page 343 of 370
1
Heather Ruzylo
Subject:RE: [EXTERNAL]-Children's Mental Health Awareness Week
From: Jacklyn Thomson <JThomson@Pathstone.ca>
Sent: Monday, February 26, 2024 11:44 AM
To: Heather Phillips <hphillips@niagarafalls.ca>
Subject: [EXTERNAL]-Children's Mental Health Awareness Week
Hello Heather:
The year Children’s Mental Health Awareness Week will run from May 6 – 11, 2024 . This year’s theme is Healing
Through Compassion.
I am reaching out to you today to ask if, once again, the City of Niagara Falls would support the celebration of the week
and bring awareness to children’s mental health by raising the CMHAW flag for the week. In previous years the flag has
typically been raised on the Monday and flies for the duration of the week. The consideration and support of the City of
Niagara Falls would once again be very much appreciated.
If you have any questions please don’t hesitate to reach out to me.
Thank you, Heather.
Enjoy your day!
Warmest regards,
Jacklyn Thomson
Executive Assistant
Pathstone Mental Health is proud to be the lead agency for children's mental health in Niagara.
1338 Fourth Ave., The Branscombe Centre
St. Catharines, ON, L2S 0G1
o. 905.688-6850 x197
www.pathstonementalhealth.ca
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and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please
contact the sender by reply e-mail and destroy all copies of the original message.
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courriel et assurer vous d'avoir détruit toutes les copies du message original.
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sender and know the content is safe.
Page 344 of 370
The Corporation of the Town of Grimsby
Administration
Office of the Town Clerk
160 Livingston Avenue, Grimsby, ON L3M 0J5
Phone: 905-945-9634 Ext. 2171 | Fax: 905-945-5010
Email: vsteele@grimsby.ca
February 7, 2024
SENT VIA E-MAIL
RE: Advocacy of Mental Health and Addiction Support
Please be advised that the Council of the Corporation of the Town of Grimsby at its
meeting held on February 5, 2024, passed the following resolution:
Moved: Councillor Korstanje
Seconded: Councillor Freake
Whereas in May of 2023, Town of Grimsby declared a state of emergency on
mental health, housing affordability and addiction.
Therefore be it resolved that the Town of Grimsby ask Niagara Region to deliver
more preventative drug-education in our community.
Be it further resolved that the Town of Grimsby make readily available to the
community a collective of all resources for the assistance of addiction and mental
health support and treatment.
Be it further resolved that the Town of Grimsby approach the Canadian Mental
Health Association and express interest in hosting a safe beds program in the
Town of Grimsby.
Be it further resolved that the Town of Grimsby, in partnership with the Niagara
Regional Police collectively evaluate and advocate for the need of assistance
from the Mobile Crisis Rapid Response Team.
Be it further resolved that the Town of Grimsby advocate to the Province and the
Region about the need to remove as many barriers as possible in seeking
treatment in support of mental health and addiction, including but not limited to
accessibility and affordability.
Page 345 of 370
Be it further resolved that the Town of Grimsby circulate the motion to all
Niagara-area municipalities.
Be it further resolved that the Town of Grimsby circulate the motion to the
following individuals with request for their response:
- Dean Allison MP
- Michael Tibollo, Ontario Associate Minister of Mental Health and
Addictions
- Sylvia Jones, Deputy Premier of Ontario and Ontario Minister of Health
- Sam Oosterhoff, MPP for Niagara West
If you require any additional information, please let me know.
Regards,
Victoria Steele
Town Clerk
CC: Ann-Marie Norio, Niagara Regional Clerk
Canadian Mental Health Association
Niagara Regional Police
Hon. Michael Parsa, Minister of Children, Community and Social Services
Niagara Municipalities
Dean Allison, MP Niagara West
Hon. Michael A. Tibollo, Associate Minister of Mental Health and Addictions
Hon. Sylvia Jones, Deputy Premier and Minister of Health
Sam Oosterhoff, MPP Niagara West
Page 346 of 370
BY EMAIL
February 6, 2024
Jim Diodati
Mayor
City of Niagara Falls
4310 Queen Street
Niagara Falls, ON L2E 6X5
Re: Motion to Convene Second National Summit to Combat Antisemitism
Dear Mayor Diodati,
Canada is witnessing an unprecedented wave of antisemitism.
Since October 2023, police departments across the country have recorded a major jump
in hate crimes, most targeting the Jewish community.
It is urgent that all the major players including stakeholders representing all levels
of government, law enforcement, civil servants, educators and community leaders
convene to share information and propose effective strategies to blunt hate aimed at
Jews.
In that regard, I have launched a national campaign urging the Government of Canada
to mandate Deborah Lyons, Special Envoy for Preserving Holocaust Remembrance and
Combatting Antisemitism, to quickly convene such as a summit.
I am calling on municipalities to play an important role in supporting such a summit,
beginning with adopting a motion to support the request to the Government of Canada.
A sample motion is attached. I am asking whether you would sponsor it, or a similar text
of your choosing, at one of your Council meetings in the near future.
Please let me know if you require any clarifications. The Jewish community needs the
support of its fellow Canadians at a time that it is witnessing hate on a daily basis. I would
appreciate if you could alert me if such a motion can be inscribed on your Council agenda
this month or in March.
…/2
Page 347 of 370
2.
Permit me to express my gratitude for all the help you provided me during the time
I served at B’nai Brith as its National Director of its League for Human Rights.
Yours truly,
Marvin Rotrand
Human Rights Advocate
Encl.
Page 348 of 370
MOTION URGING THAT A SECOND NATIONAL SUMMIT TO COMBAT ANTISEMITISM
BE CONVENED
Whereas data from Statistics Canada and Jewish organizations such as the Centre for Israel
and Jewish Affairs, Friends of Simon Wiesenthal Centre and B’nai Brith indicate a shocking
rise in antisemitic incidents across Canada over the past years;
Whereas there has been a global surge in antisemitism since last October's terrorist attack
by Hamas that led to the brutal murder of 1200 Israelis and to which Canada has not been
immune;
Whereas since October 2023, Canada’s Jewish community has witnessed shots fired at its
schools, arson attempts at its communal buildings, boycott efforts and vandalism targeting
private businesses simply because their owners are Jewish and the intimidation of its
students at universities;
Whereas a first national summit to combat antisemitism was convened by then Special Envoy
for Preserving Holocaust Remembrance and Combatting Antisemitism, the Honourable
Irwin Cotler, in July 2021 in the wake of the war with Hamas in May of that year, alerting
Canadians to a spiralling number of hate incidents including violent attacks on Jews
in Toronto and Montreal;
Whereas that first summit led to Canada forming a high level delegation headed by
Prime Minister Justin Trudeau that made robust promises to the International Holocaust
Remembrance Alliance's (IHRA) Conference in October 2021 on how Canada could better
confront hate aimed at Jews;
Whereas police departments across the country all report major and unprecedented
increases in hate crimes since October 2023 with the Jewish community being by far the most
targeted;
Whereas Marvin Rotrand, the outgoing National Director of B’nai Brith’s League for Human
Rights, has called on municipalities and school boards to adopt resolutions urging
the convening of a second national summit;
Whereas the Government of Canada has appointed Deborah Lyons, Canada’s former
Ambassador to Israel, as the new Special Envoy for Preserving Holocaust Remembrance
and Combatting Antisemitism;
Whereas the authority vested in her office permits her to be uniquely placed to convene
and chair such a second summit;
Whereas a second national summit to combat antisemitism would provide a valuable forum
for stakeholders representing all levels of government, civil servants, law enforcements,
educators and community leaders to share information and agree on effective strategies
to blunt the unprecedented wave of hate aimed at Jews;
Page 349 of 370
2
It is proposed by
Seconded by
That this Council urge the Government of Canada to mandate the Special Envoy
for Preserving Holocaust Remembrance and Combatting Antisemitism to convene a second
national summit to combat antisemitism;
That Council invite the Government of Canada to ensure the necessary funding
and resources are in place to support such a second national summit;
That a copy of this motion be sent to the leaders of all parties represented in the Parliament
of Canada.
Page 350 of 370
1
The Niagara Falls Opposition Shadow
Cabinet
"The Official Opposition to the City of Niagara Falls Council"
“People shouldn’t be afraid of their government. Governments should be afraid of their people.”
Lady Justice
Do not redact the contents of this document
This document can be freely distributed
Comments #02-27-2024-02
Monday, February 26, 2024
City of Niagara Falls
Affordable Housing updated Report
Council,
Every day, Council Members (as of the beginning of your term, November 15, 2022),
every day that brings us closer to October 26, 2026 (the end of your term in office),
every day that no affordable housing is created by this Council is one more failure,
468 days Council Members,
468 failures ...
Page 351 of 370
2
Joedy Burdett
President of the Niagara Falls Opposition Shadow Cabinet
Former 2022 Candidate for The Niagara Falls City Council
Ontario Independent Designer (BCIN 38837)
Building Services, Plumbing-All Buildings, Small Buildings
Owner Niagara Tinting
4480 Bridge Street, Niagara Falls, Ontario, L2E 2R7
(905) 353 8468
Niagara Falls Opposition Shadow Cabinet
Mandate
Just as His Majesty’s Loyal Opposition is viewed as the caucus tasked with keeping the Federal
Government in check, it is the mandate of The Niagara Falls Opposition Shadow Cabinet, as the
Official Opposition to The City of Niagara Falls to hold the Niagara Falls City Council accountable for
their actions or intentions, realized or inferred.
Guiding Principals
“An opposition party is a political party that does not win enough seats in a general election to form a
government. The elected members of that party instead serve in the legislature as the opposition. An
opposition party criticizes and challenges the governing party, with the goal of improving legislation
and forming the government in the next election. The opposition party with the most seats is called
the Official Opposition or His Majesty’s Loyal Opposition. This title emphasizes that the party remains
loyal to the Crown even as they oppose the governing party.”
The Niagara Falls Opposition Shadow Cabinet is neither funded or associated with The City of Niagara
Falls.
Altering or redacting this document will be viewed as a violation of Section 2(b) of The Canadian
Charter of Rights.
Page 352 of 370
1
The Niagara Falls Opposition Shadow
Cabinet
"The Official Opposition to the City of Niagara Falls Council"
“People shouldn’t be afraid of their government. Governments should be afraid of their people.”
Lady Justice
Do not redact the contents of this document
This document can be freely distributed
Comments #02-27-2024-02
Monday, February 26, 2024
Fallsview BIA - 2024 Proposed Budget
Dear Council,
May I make a recommendation you increase the Fallsview BIA budget. The section that
deals with addressing tax assessment issues in particular.
During my last visit to the Fallsview BIA, I was openly given many years of financial
reports of the BIA.
Within those reports are indications that the BIA has been operating for profit
commercial activities within the Convention Center.
It would appear that when such activities occurred, the exempt status granted to
municipal owned properties is lost and taxes are assessed on the property.
It would not be appropriate to make the taxpayers pay any costs incurred by the BIA.
Increasing the BIA budget for legal costs may be appropriate should a third party
palpable error or appeal be filed with the Assessment Review Board concerning the
matter.
Changing the budget is well within council jurisdiction.
Page 353 of 370
2
Joedy Burdett
President of the Niagara Falls Opposition Shadow Cabinet
Former 2022 Candidate for The Niagara Falls City Council
Ontario Independent Designer (BCIN 38837)
Building Services, Plumbing-All Buildings, Small Buildings
Owner Niagara Tinting
4480 Bridge Street, Niagara Falls, Ontario, L2E 2R7
(905) 353 8468
Niagara Falls Opposition Shadow Cabinet
Mandate
Just as His Majesty’s Loyal Opposition is viewed as the caucus tasked with keeping the Federal
Government in check, it is the mandate of The Niagara Falls Opposition Shadow Cabinet, as the
Official Opposition to The City of Niagara Falls to hold the Niagara Falls City Council accountable for
their actions or intentions, realized or inferred.
Guiding Principals
“An opposition party is a political party that does not win enough seats in a general election to form a
government. The elected members of that party instead serve in the legislature as the opposition. An
opposition party criticizes and challenges the governing party, with the goal of improving legislation
and forming the government in the next election. The opposition party with the most seats is called
the Official Opposition or His Majesty’s Loyal Opposition. This title emphasizes that the party remains
loyal to the Crown even as they oppose the governing party.”
The Niagara Falls Opposition Shadow Cabinet is neither funded or associated with The City of Niagara
Falls.
Altering or redacting this document will be viewed as a violation of Section 2(b) of The Canadian
Charter of Rights.
Page 354 of 370
1
The Niagara Falls Opposition Shadow
Cabinet
"The Official Opposition to the City of Niagara Falls Council"
“People shouldn’t be afraid of their government. Governments should be afraid of their people.”
Lady Justice
Do not redact the contents of this document
This document can be freely distributed
Comments #02-27-2024-03
Monday, February 26, 2024
Mayor Diodati and Councilor Strange comments concerning 15,000
students updated Report
440 Days
Council,
[1] During the December 13, 2022 meeting, Mayor Diodati and Councilor Strange
collectively stated that 15,000 students and faculty were going to be living and
working in the downtown.
[2] It is important that this council, as respected officials and representatives of the City
of Niagara Falls, refrain from making speculative statements that may mislead
residents.
[3] As only time can verify if these statements were true or false, a report will be made to
council at each meeting to update the progress of the claim.
[4] It has been 440 days since Mayor Diodati and Councilor Strange claimed 15,000
students and faculty were going to be living and working in the downtown.
[5] The claim remains false.
[6] The current occupancy, as researched, is 0.
Page 355 of 370
2
Page 356 of 370
3
Joedy Burdett
President of the Niagara Falls Opposition Shadow Cabinet
Former 2022 Candidate for The Niagara Falls City Council
Ontario Independent Designer (BCIN 38837)
Building Services, Plumbing-All Buildings, Small Buildings
Owner Niagara Tinting
4480 Bridge Street, Niagara Falls, Ontario, L2E 2R7
(905) 353 8468
Niagara Falls Opposition Shadow Cabinet
Mandate
Just as His Majesty’s Loyal Opposition is viewed as the caucus tasked with keeping the Federal
Government in check, it is the mandate of The Niagara Falls Opposition Shadow Cabinet, as the
Official Opposition to The City of Niagara Falls to hold the Niagara Falls City Council accountable for
their actions or intentions, realized or inferred.
Guiding Principals
“An opposition party is a political party that does not win enough seats in a general election to form a
government. The elected members of that party instead serve in the legislature as the opposition. An
opposition party criticizes and challenges the governing party, with the goal of improving legislation
and forming the government in the next election. The opposition party with the most seats is called
the Official Opposition or His Majesty’s Loyal Opposition. This title emphasizes that the party remains
loyal to the Crown even as they oppose the governing party.”
The Niagara Falls Opposition Shadow Cabinet is neither funded or associated with The City of Niagara
Falls.
Altering or redacting this document will be viewed as a violation of Section 2(b) of The Canadian
Charter of Rights.
Page 357 of 370
1
The Niagara Falls Shadow Council
An Independent Social Counseling Organization
"Holding Governments Accountable"
Lady Justice
Do not redact the contents of this document
This document can be freely distributed
Comments #01-01-2024-03
Monday, February 26, 2024
Correspondence for the January 16 2024 Council Meeting
Mayor Diodati comments concerning Development Downtown
updated Report
745 Days
Council,
[1] On December 31, 2021, a Niagara Falls Review news article was published, with
Mayor Jim Diodati stating:
[2] "You’re going to start to see high-rises, residential apartments, and condos being built
in our downtown." "You're going to start to see cranes in downtown."
[3] "That’s what’s missing downtown." "You need people to live there, then you’ll need
a grocery store for people to buy their food there."
[4] It is important that the mayor chooses his words carefully. As a respected official and
representative of the City of Niagara Falls, making speculative statements may
mislead.
[5] As only time can verify if these statements were true or false, a report will be made
to council at each meeting to update the progress of the claim.
[6] It has been 745 days since Mayor Diodati made that claim, and it remains false.
[7] There are currently no high-rises, residential apartments, condos, cranes, or grocery
stores being built in our downtown.
[8] News article link
[9] (https://www.niagarafallsreview.ca/news/council/2021/12/31/announcement-for-
falls-downtown-university-could-come-this-spring-diodati.html)
Page 358 of 370
2
Page 359 of 370
3
Joedy Burdett
President of the Niagara Falls Shadow Council
Former 2022 Candidate for The Niagara Falls City
Council election.
Ontario Independent Designer (BCIN 38837)
Building Services, Plumbing-All Buildings, Small
Buildings
Owner Niagara Tinting
4480 Bridge Street, Niagara Falls, Ontario, L2E 2R7
(905) 353 8468
Niagara Falls Shadow Council.ca (TNFSC.ca)
The Niagara Falls Shadow Council is a registered Independent Social Counseling organization (BIN
1000515774).
The Niagara Falls Shadow Council is not associated with The City of Niagara Falls.
Altering or redacting this document will be viewed as a violation of Section 2(b) of The Canadian
Charter of Rights.
Page 360 of 370
Levy Allocations 2024
Category Item
Administration Audit Expense 8,000.00$
Bank Charges 125.00$
Meetings 1,000.00$
Confer.& meeting Attendance
Hydro 1,500.00$
Insurance Premiums 4,968.00$
Office and Miscellaneous 1,500.00$
Payroll deductions
Professional Fees 11,648.00$
Legal 10,000.00$
Salary
Streetscaping - Flower baskets 39,264.17$
Telephone/Internet -$
WSIB
78,005.17$
Marketing &Association Membership 650.00$
Sponsorship
Contingency 34,444.83$
Illumination Project
Marketing 10,000.00$
Online Presence
New Years Eve
Web Hosting 500.00$
Winter Festival of Lights
45,594.83$
Convention Centre
HST
-$
$123,600.00
TOTAL LEVY
sub-Total
sub-Total
sub-Total
Budget total
Page 361 of 370
Page 362 of 370
Page 363 of 370
THE CORPORATION OF THE CITY OF NIAGARA FALLS
BY-LAW
Number 2024 - 022
A by-law to amend By-law No. 89-2000, being a
by-law to regulate parking and traffic on City
Roads. (Speed Limits on Highways, Through
Highways, Stop Signs at Intersections)
---------------------------------------------------------------
The Council of the Corporation of the City of Niagara Falls hereby ENACTS as follows:
1. By-law No. 89-2000, as amended, is hereby further amended:
(a) by removing from the specified columns of Schedule W-70 thereto the following items:
SPEED LIMITS ON HIGHWAYS (PART 3 – 70 KM/H)
COLUMN 1
HIGHWAY
COLUMN 2
BETWEEN
COLUMN 3
MAXIMUM SPEED
KM/H
Bossert Rd. Beck Road and Bossert Service Rd. 70
Bossert Service Rd. Ort Rd. and Bossert Rd. 70
Carl Rd. McCredie Rd. and west City Limit 70
King Rd. Baker Rd. and the north limit of King Rd. 70
Lincoln St. Crowland Ave. and the west City Limit 70
Page 364 of 370
(b) by adding to the specified columns of Schedule W-70 thereto the following items:
SPEED LIMITS ON HIGHWAYS (PART 3 – 70 KM/H)
COLUMN 1
HIGHWAY
COLUMN 2
BETWEEN
COLUMN 3
MAXIMUM SPEED
KM/H
Bossert Road Beck Road and King Road 70
Carl Road Montrose Road and McCredie Road 70
King Road Baker Rd. and Bossert Road 70
(c) by adding to the specified columns of Schedule W-60 thereto the following items:
SPEED LIMITS ON HIGHWAYS (PART 2 – 60 KM/H)
COLUMN 1
HIGHWAY
COLUMN 2
BETWEEN
COLUMN 3
MAXIMUM SPEED
KM/H
Bossert Road King Road and Bossert Service Road 60
Bossert Service Road Ort Road and Bossert Road 60
Carl Road Montrose Road and W est City Limit 60
King Road Bossert Road and north limit of King Road 60
Lincoln Street Crowland Avenue and West City Limit 60
Lyons Creek Road Schisler Road and terminus west of Morris Road 60
(d) by removing from the specified columns of Schedule N thereto the following item:
THROUGH HIGHWAYS
COLUMN 1
HIGHWAY
COLUMN 3
BETWEEN
North St. West limit of Slater Ave. and the east limit of Stanley Ave.
Page 365 of 370
(e) by adding to the specified columns of Schedule N thereto the following item:
THROUGH HIGHWAYS
COLUMN 1
HIGHWAY
COLUMN 3
BETWEEN
North Street West limit of Slater Avenue and the east limit of Desson Avenue
(f) by adding to the specified columns of Schedule P thereto the following items:
STOP SIGNS AT INTERSECTIONS
COLUMN 1
INTERSECTION COLUMN 2
FACING TRAFFIC
Desson Avenue at North Street Northbound on Desson Avenue
Desson Avenue at North Street Southbound on Desson Avenue
Desson Avenue at North Street Eastbound on North Street
Desson Avenue at North Street Westbound on North Street
This By-law shall come into force when the appropriate signs are installed.
Read a first, second, third time and passed.
Signed and sealed in open Council on this 27th day of February 2024.
............................................................... ...........................................................
WILLIAM G. MATSON, CITY CLERK JAMES M. DIODATI, MAYOR
Page 366 of 370
THE CORPORATION OF THE CITY OF NIAGARA FALLS
BY-LAW
Number 2024 - 023
A by-law to amend By-law No. 2014-65 being a
by-law to establish a System of Administrative
Penalties respecting the stopping, standing, or
parking of vehicles in the City of Niagara Falls.
---------------------------------------------------------------
The Council of the Corporation of the City of Niagara Falls hereby ENACTS as follows:
By-law No. 2014-65, as amended, is hereby further amended by deleting Section 9 in its entirety
and replacing it with the following:
9. A Person who is given a Penalty Notice may request that the Administrative
Penalty be reviewed by a Screening Officer and shall do so within 30 days
after the Penalty Notice Date.
This By-law shall come into force immediately.
Read a first, second, third time and passed.
Signed and sealed in open Council on this 27th day of February 2024.
............................................................... ...........................................................
WILLIAM G. MATSON, CITY CLERK JAMES M. DIODATI, MAYOR
Page 367 of 370
CITY OF NIAGARA FALLS
By-law No. 2023 - 024
A by-law to amend By-law No. 2002-081, being a by-law to appoint City employees,
agents and third parties for the enforcement of provincial or municipal by -laws.
THE COUNCIL OF THE CORPORATION OF THE CITY OF NIAGARA FALLS ENACTS
AS FOLLOWS:
1 . By-law No. 2002-081 is amended by deleting Schedule “D1” and that Schedule
“D1” attached hereto shall be inserted in lieu thereof.
Read a first, second, third time and passed.
Signed and sealed in open Council on this 27TH day of February, 2024.
............................................................... ...........................................................
WILLIAM MATSON, CITY CLERK JAMES M. DIODATI, MAYOR
Page 368 of 370
SCHEDULE “D1”
CANADA ONE OUTLET MALL
1. Parking By-law Enforcement Officers on private property:
Chris Burian
Abhaypartap Singh Chahal
Steven Cober
Kinjalk Jain
Arjunjit Kaloya
Harmandeep Kaur
Jesse Mallabar
William McMillan
Gagan Singh
Pushmeet Singh
Sandeep Singh
Jeonghwa Son
Alexandria Trelford
Page 369 of 370
CITY OF NIAGARA FALLS
By-law No. 2024 - 025
A by-law to adopt, ratify and confirm the actions of the City Council at its meeting held on
the 27th of February, 2024.
WHEREAS it is deemed desirable and expedient that the actions and proceedings of
Council as herein set forth be adopted, ratified and confirmed by by-law.
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF
NIAGARA FALLS ENACTS AS FOLLOWS:
1. The actions of the Council at its meeting held on the 27th day of February 2024
including all motions, resolutions and other actions taken by the Council at its said
meeting, are hereby adopted, ratified and confirmed as if they were expressly
embodied in this by-law, except where the prior approval of the Ontario Municipal
Board or other authority is by law required or any action required by law to be taken
by resolution.
2. Where no individual by-law has been or is passed with respect to the taking of any
action authorized in or with respect to the exercise of any powers by the Council,
then this by-law shall be deemed for all purposes to be the by -law required for
approving, authorizing and taking of any action authorized therein or thereby, or
required for the exercise of any powers thereon by the Council.
3. The Mayor and the proper officers of the Corporation of the City of Niagara Falls
are hereby authorized and directed to do all things necessary to give effect to the
said actions of the Council or to obtain approvals where required, and, except
where otherwise provided, the Mayor and the Clerk are hereby authorized and
directed to execute all documents arising therefrom and necessary on behalf of
the Corporation of the City of Niagara Falls and to affix thereto the corporate seal
of the Corporation of the City of Niagara Falls.
Read a first, second, third time and passed.
Signed and sealed in open Council this 27th day of February, 2024.
.............................................................. .............................................................
BILL MATSON, CITY CLERK JAMES M. DIODATI, MAYOR
Page 370 of 370