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10-01-2024 AGENDA City Council Meeting 4:00 PM - Tuesday, October 1, 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: Victoria K. (singing live in Chambers) Land Acknowledgement and Traditional Indigenous Meeting Opening 2. ADOPTION OF MINUTES 2.1. Council Minutes of September 10, 2024 City Council - 10 Sep 2024 - Minutes - Pdf 9 - 27 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. Civic Recognition - Greater Niagara Baseball Association (GNBA) Mayor Diodati, along with Bruno Lizzotti, Volunteer Head Coach, to recognize the accomplishments of the 13U Niagara Falls Falcons Baseball Team for the team's win at the provincial championship in Mississauga. 5.2. Recognition for Larry Landon - Retirement from the Professional Hockey Players' Association (PHPA) Mayor Diodati and Brian Ramsay, Executive Director of the Page 1 of 359 PHPA, to recognize and congratulate Larry Landon on his retirement from the Professional Hockey Players' Association (PHPA) after 33 years of dedication as Executive Director. 5.3. Recognition for Butch Sacco - former President of Niagara Falls Minor Hockey Mayor Diodati, along with Vito Scaringi, former Vice-President of the Niagara Falls Minor Hockey Association would like to honour and recognize Butch Sacco for his 35 years of being president of the Niagara Falls Minor Hockey League. 6. PLANNING MATTERS 6.1. PBD-2024-41 (PUBLIC MEETING) AM-2023-025, Zoning By-Law Amendment Application 26CD- 11-2024-008, Plan of Vacant Land Condominium 4257 Montrose Road PT TWP LT 80 STAMFORD, AS IN RO344314, EXCEPT PTS 1 & 2 59R11535; NIAGARA FALLS Applicant: Frank Costantino/ Frank Costantino Construction Agent: Emilio Raimondo (Raimondo & Associates Architects Inc.) Nick DeBenedetti, Planner 2, will provide an overview of Report PBD-2024-41. PBD-2024-41 - Pdf Presentation (Staff) AM-2023-025 - 4257 Montrose Road - Public Meeting Presentation (Agent) - 22-015 - RAAI Costantino Public Meeting Presentation - Sept 25 2024 Comments from resident - AM-2023-025 28 - 66 6.2. PBD-2024-42 (PUBLIC MEETING) AM-2023-035, Official Plan Amendment and Zoning By-law Amendment 4473-4479 & 4499 Ferguson Street Proposal: Internally renovate the existing structures on the subject land for additional apartment units. Applicant: 2808378 ONTARIO INC. (Ajay Kahlon) Agent: Mitchel Baker, Land Pro Planning Solutions Inc. Chris Roome, Planner 2, will provide an overview of Report PBD- 2024-42. 67 - 86 Page 2 of 359 PBD-2024-42 - Pdf #6.2 - Presentation (Staff) - AM-2023-035 6.3. PBD-2024-43 (PUBLIC MEETING) (Staff + Applicant presentation and Comments added) AM-2024-003 – Official Plan & Zoning By-law Amendment 6546 Fallsview Boulevard & 6503-6519 Stanley Avenue Proposal: 58-storey mixed-use development consisting of two towers and 7-storey parking garage. Applicant: Hennepin Realty Holdings Inc. & Hennepin’s View Inc. Agent: Bousfields Inc. (David Falletta / Cale Vanderveen) Mackenzie Ceci, Senior Planner, Current Development, will provide an overview of Report PBD-2024-43. PBD-2024-43 - Pdf #6.3 - Presentation (Applicant) - PBD-2024-43 Comments from Residents - AM-2024-003 #6.3 - Presentation (Staff) - PBD-2024-43 87 - 168 7. IN CAMERA SESSION OF COUNCIL 7.1. In-Camera Resolution (ADDED) Resolution to go In-Camera - October 1, 2024 169 8. REPORTS 8.1. MW-2024-40 Sidewalk Winter Maintenance James Sticca, Director of Operations, to provide presentation. MW-2024-Sidewalk Winter Maintenance Consideration - Pdf MW-2024-40 Presentation (Staff) - Updated 170 - 218 8.2. MW-2024-41 Skateboard Park Improvements at MacBain Park RFQ73-2024 Award 219 - 222 Page 3 of 359 MW-2024-41 - Pdf 8.3. PBD-2024-44 Sidewalk Café Program Fees: Summer 2024 Amendments PBD-2024-44 - Pdf 223 - 231 8.4. R&C-2024-15 Aquatic Services Update R&C-2024-15 - Pdf 232 - 245 8.5. F-2024-32 (Report added) City Homelessness Costs F-2024-32 City Homelessness Costs - Pdf 246 - 252 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-2024-39 Funding Opportunity - FCM Growing Canada's Community Canopies MW-2024-39 - Pdf 253 - 256 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. Page 4 of 359 RECOMMENDATION: THAT Council approve/support Item #10.1 through to and including Item #10.3. 10.1. Proclamation Request - Fire Prevention Week - 2024 Fire Chief Jo Zambito is requesting Council to proclaim the week of October 6, 2024 to October 12, 2024 as "Fire Prevention Week." This year's theme is: "Smoke Alarms: Make them work for you!" Recommendation: For the APPROVAL of Council. City Clerks Memo 2024 Proclamation Fire Prevention Week 2024 257 - 258 10.2. Proclamation Request - Niagara Falls Public Library The Board members of the Niagara Falls Public Library request that Council proclaim the month of October as "Canadian Public Library Month and October 20, 2024 - October 26, 2024 as "Ontario Public Library Week" in the City of Niagara Falls. Recommendation: For the APPROVAL of Council. Proclamation - Canadian Public Library Month and Ontario Public Library Week NFPL Library Month City Council Proclamation 2024 (1) 259 - 261 10.3. Resolution - Township of Lake of Bays - AMCTO Provincial Updates to the Municipal Elections Act Attached is correspondence regarding the Township of Lake of Bays Council resolution in relation to the AMCTO Provincial Updates to the Municipal Elections Act. Recommendation: THAT Council APPROVE/SUPPORT. Resolution - Township of Lake of Bays - 2024-09-10 - Ltr to AMCTO - MEA 262 - 263 11. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK RECOMMENDATION: THAT Council receive for information Item #11.1. through to and including Item #11.3. 11.1. Office of the Integrity Commissioner - Matter No. IC-31204- 0424 - Burdett re: Campbell Attached is an investigation report from the Integrity 264 - 272 Page 5 of 359 Commissioner and Investigator with regard to the above captioned matter. Recommendation: THAT Council RECEIVE for information. Investigation Report - IC-31204-0424 11.2. East Ferris - Rural Ontario Municipal Association (ROMA) and Ontario Good Roads Association (OGRA) Boards to re- establish a combined OGRA and ROMA annual conference. (ADDED) Attached is resolution from Council for the Municipality of East Ferris supporting that both the Rural Ontario Municipal Association (ROMA) and Ontario Good Roads Association (OGRA) Boards to re-establish a combined OGRA and ROMA annual conference. Recommendation: THAT Council RECEIVE for information. Resolution No. 2024-204 Combined ROMA and AMO Conference 273 - 274 11.3. Correspondence from the Niagara Region (ADDED) Attached is correspondence sent from the Niagara Region regarding the following matters: 1. CLK-C-2024-105 Motion respecting Municipal Code of Conduct 2. CLK-C-2024-102 Niagara Region Incentive Policy Review Recommendation: THAT Council RECEIVE for information. CLK-C 2024-105 Motion - Municipal Codes of Conduct CLK-C 2024-102 PDS 26-2024 Niagara Region Incentive Policy Review 275 - 337 12. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK 12.1. Memo from Environmental Action Committee -Electrical Vehicle Chargers At the September 18th, 2024 Environmental Action Committee meeting, there was a motion put forward to send the following information to City Council, requesting that City Council send a resolution to the Province of Ontario’s Ministry of Municipal Affairs and Housing that supports the building code to include the 338 Page 6 of 359 mandatory rough-in for future vehicle charging stations. Motion: Moved by John Brucato, second by John Morocco THAT City Council CONSIDER sending a resolution to The Province of Ontario's Ministry of Municipal Affairs and Housing to reimplement mandatory rough-in for future home vehicle charging stations in new home builds. Staff Memo - Building Code Rough-In Requirements 13. RESOLUTIONS 13.1. Vacancy of Office - Resolution No. 13 THAT the Council of the City of Niagara Falls APPOINTS CHRIS DABROWSKI to the office of City Councillor for the remainder of the term. No. 13 - Resolution - Appointment of Councillor Dabrowski 339 13.2. In-Camera Resolution 14. RATIFICATION OF IN-CAMERA 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. 15.1. NOTICE OF MOTION (ADDED) Maintenance of City and Regional Roads Attached is a request for a Notice of Motion from Mayor Diodati regarding the maintenance of City and Regional roads. Notice of Motion from Mayor Diodati OCT 1 340 16. BY-LAWS The City Clerk will advise of any additional by-laws or amendments to the by-law listed for Council consideration. 2024-A by-law to amend By-law No. 79-200, to permit the use of the 341 - 343 Page 7 of 359 090. lands for the development of 10 townhouse dwelling units in 2 blocks (AM-2023-025). By-law No. 2024-090 - AM-2023-025 - 4257 Montrose Road - ZBA 2024- 091. A by-law to provide for the adoption of Amendment No. 171 to the City of Niagara Falls Official Plan (AM-2024-010). By-law No. 2024-091 - AM-2024-010 - 4280 Fourth Avenue - OPA 344 - 348 2024- 092. A by-law to amend By-law No. 79-200, to permit the use of the lands for the development of 5 Stacked Townhouse dwellings containing 72 units, subject to a 3-year sunset clause. (AM-2024- 010). By-law No. 2024-092 - AM-2024-010 - 4280 Fourth Avenue - ZBA 349 - 351 2024- 093. A by-law to amend By-law No. 79-200, to permit the use of the lands for the development of hotel with two 30 -storey towers connected by a 4-storey podium, containing 548 hotel rooms, subject to a 3-year sunset clause. (AM-2024-013). By-law No. 2024-093 - AM-2024-013 - 5234 Ferry Street - ZBA 352 - 356 2024- 098. 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 No. 2024-098 - 2024 OCT 01 By-law Enforcement Officers 357 - 358 2024- 099. A by-law to adopt, ratify and confirm the actions of the City Council at its meeting held on the 1st of October, 2024. By-law 2024-099 - 10 01 24 Confirming By-law 359 17. ADJOURNMENT Page 8 of 359 MINUTES City Council Meeting 4:00 PM - Tuesday, September 10, 2024 Council Chambers/Zoom App. The City Council Meeting of the City of Niagara Falls was called to order on Tuesday, September 10, 2024 at 4:13 PM, in the Council Chambers, with the following members present: COUNCIL PRESENT: Mayor Jim Diodati, Councillor Tony Baldinelli, Councillor Wayne Campbell, Councillor Lori Lococo, Ruth-Ann Nieuwesteeg, Councillor Mona Patel, Councillor Victor Pietrangelo, Councillor Mike Strange COUNCIL ABSENT: Councillor Wayne Thomson STAFF PRESENT: Jason Burgess, Bill Matson, Signe Hansen, Kathy Moldenhauer, Nidhi Punyarthi, Chief Jo Zambito, Tiffany Clark, Kent Schachowskoj, Shelley Darlington, Serge Felicetti, Margaret Corbett, Heather Ruzylo 1. CALL TO ORDER The meeting was called to order at 4:13 PM. 2. ADOPTION OF MINUTES 2.1. Council Minutes of August 13, 2024 Moved by Councillor Tony Baldinelli Seconded by Councillor Ruth-Ann Nieuwesteeg THAT Council APPROVE the minutes of the August 13, 2024 meeting as presented. Carried Unanimously 3. DISCLOSURES OF PECUNIARY INTEREST a) Councillor Mona Patel declared a conflict of interest to Item #9.3 - MW-2024-37 - Grand Niagara Development Sewer Allocation. 4. MAYOR'S REPORTS, ANNOUNCEMENTS a) Mayor Diodati extended condolences to the following:  Marie Holer, wife of the late John Holer, long-time owners of Marineland. o Both she and John started as young entrepreneurs in Niagara. o Loved animals and made daily visits to the park to see them. o Marie loved Slovenian polkas and waltzes, famously having Walter Ostanek playing at Marineland for many years. o After her husband died in 2018, Marie led with calm, unwavering Page 1 of 19 Page 9 of 359 leadership to revolutionize the park through a sophisticated new- ownership process. o Embodied warm hospitality and generosity. o Marie was an integral part of bringing joy and happiness to millions of families and children over the years.  James Etherington, father of Dave Etherington, Director of Information Systems.  Marica Tukonic, mother of Steve Tukonic of our Transportation Department and mother-in-law of Diane Tukonic from Fire Services.  Frank Mazzei, a retired City Employee, and father of Lydia Picca (retired) and grandfather of Jennifer Langlois of Fire Services. b) Mayor Diodati referenced the following municipal events: AMO Conference  Also attended by Councillors Lococo, Nieuwesteeg and Patel  Athletics Niagara 50th Anniversary  Also attended by Councillor Pietrangelo   Niagara Irish Festival  Chris Russell Retirement  47 year career   Bobby Pysher Bench Unveiling  Long-time GNBA volunteer, player, coach and president British Red Arrows Event  Also attended by Councillor Patel  Canuck Season Opening puck-drop  Season’s passes for sale ________  Home games Friday nights at the Gale Centre Heater’s Heroes Run For Children  Organized by Councillor Mike Strange  Also attended by Councillors Nieuwesteeg, Thomson, Patel & Pietrangelo Councillor Representation Councillor Patel  Onam Harvest Celebration Councillor Lococo  100th Flower and Vegetable Show Business Happenings  Chengdu Noodles, Lundy’s Lane - Grand Opening  Havana Guinness Book of World Record- Largest Mojito Page 2 of 19 Page 10 of 359 o Also attended by Councillor Patel  Niagara Medicinal Herbs o Also attended by Councillors Patel and Nieuwesteeg Flag Raisings  India’s National Day o Also attended by Councillors Nieuwesteeg, Patel and Thomson  Restoration Day of the Dominican Republic  Ukraine’s Independence Day o Also attended by Nieuwesteeg  Childhood Cancer Awareness Month o Attended by Councillors Pietrangelo and Nieuwesteeg Coming up:  Dancing with the Easter Seals Stars o Best of luck to our very own Nidhi Punyarthi, Director of Legal Services, as she competes this year! o Raising money for Easter Seals charity which provides camp, training activities and specialized equipment funding for children with disabilities o Previously Councillors Patel and Strange have competed o Black-tie gala event takes place on Friday, October 18th in Thorold. o Tickets can be purchased or donations made at eastersealsdancing.org o Good luck Nidhi! c) Mayor Jim's Charity Community BBQ and Fire Truck Pull - Saturday, September 14, 2024 from 12:00 - 4:00 PM at St. George Serbian Orthodox Church - 6085 Montrose Road, Niagara Falls. d) The next Council meeting is scheduled for Tuesday, October 1st, 2024. 5. DEPUTATIONS / PRESENTATIONS 5.1. Fire Chief's Coin Presentation - Welland River Water Rescue Fire Chief, Jo Zambito recognized Frederico Schifand, Elizabeth Morin and Jeff McMurray for their rescue efforts in the Welland River earlier this summer. They were presented with the Fire Chief's Coin. Moved by Councillor Mike Strange Seconded by Councillor Ruth-Ann Nieuwesteeg THAT Council DIRECT Staff to reach out to provincial and federal agencies in an effort to recognize these individuals with a medal of bravery. Carried Unanimously 5.2. Appointment Request - Resident, Andrea Giacometti - Trees on private property Resident Andrea Giacometti addressed Council regarding her concerns around trees on private property. Page 3 of 19 Page 11 of 359 Moved by Councillor Tony Baldinelli Seconded by Councillor Lori Lococo THAT Staff report back with some insight and ideas on the issue of overhanging neighbouring trees on private property, and provide a pilot program to better educate the public as to what to plant and where to best plant trees on private property. Carried Unanimously 5.3. Delegation Request - David Rupay Resident David Rupay addressed Council regarding the current situation with the Upper Quarry application. Moved by Councillor Wayne Campbell Seconded by Councillor Victor Pietrangelo THAT Council receive David Rupay's presentation for information. Carried Unanimously 6. PLANNING MATTERS 6.1. PBD-2024-37 AM-2024-010, Official Plan & Zoning By-law Amendment 4280 Fourth Avenue Proposal: To increase the density permitted and rezone the subject lands to facilitate the development of five (5) stacked townhouse blocks for a total of seventy-two (72) two-bedroom dwelling units. Applicant: 1274505 Ontario Ltd. Agent: Aaron Butler (NPG Planning Solutions) The public meeting commenced at 5:25 PM. Nick DeBenedetti, Planner 2, provided an overview of Report PBD-2024-37. Aaron Butler, agent representing applicant, and Principal Planner from NPG Planning Solutions, provided a presentation to Council in support of the application. The Public meeting was closed at 5:55 PM. Direction to Staff: Councillor Lococo requested a record of site condition on title. Moved by Councillor Mike Strange Seconded by Councillor Wayne Campbell Page 4 of 19 Page 12 of 359 THAT Council APPROVE the Official Plan Amendment and Zoning By-law Amendment to increase the density permitted and rezone the subject lands to facilitate the development of five (5) stacked townhouse blocks for a total of seventy-two (72) two-bedroom dwelling units, subject to the regulations detailed in this Report. THAT Council AUTHORIZE the amending by-law to include a Holding (H) provision to require the filing of a Record of Site Condition (RSC) prior to lifting the Holding provision. THAT Council AUTHORIZE the amending by-law which includes a sunset clause to require the execution of a Site Plan Agreement or the receipt of Draft Plan of Condominium approval within three years of the amending by-law coming into effect, with the possibility of a one-year extension at the discretion of the General Manager of Planning, Building and Development. Carried (Councillor Lococo was opposed to the vote). 6.2. PBD-2024-38 AM-2024-013, Zoning By-law Amendment 5234-5276, 5278 & 5284 Ferry Street and 5928 Clark Avenue Proposal: To permit the development of a hotel with two 30 -storey towers connected by a 4-storey podium, containing 548 hotel rooms. Applicant: 2550185 Ontario Inc. Agent: Max Fedchyshak (Niagara Planning Solutions) The public meeting commenced at 5:57 PM. Nick DeBenedetti, Planner 2, provided an overview of Report PBD-2024-38. Max Fedchyshak, agent and acting on behalf of applicant, from Niagara Planning Solutions provided a presentation to Council in support of the application. The Public meeting closed at 6:18 PM. Moved by Councillor Mona Patel Seconded by Councillor Ruth-Ann Nieuwesteeg THAT Council APPROVE a Zoning By-law Amendment to facilitate the development of hotel with two 30-storey towers connected by a 4-storey podium, containing 548 hotel rooms. THAT the amending by-law INCLUDE a sunset clause to require the execution of a Site Plan Agreement within three years of the amending by-law coming into effect, with the possibility of a one-year extension at the discretion of the General Manager of Planning, Building and Development. Carried Unanimously Moved by Councillor Mona Patel Page 5 of 19 Page 13 of 359 Seconded by Councillor Mike Strange THAT Council MOVE to Item #8.1 on the agenda prior to passing a motion to enter into the In-Camera session. Carried Unanimously 7. IN CAMERA SESSION OF COUNCIL 7.1. In-Camera Resolution Moved by Councillor Wayne Campbell Seconded by Councillor Ruth-Ann Nieuwesteeg THAT Council enter into an In-Camera session at 7:09 PM. Carried Unanimously 8. REPORTS 8.1. BDD-2024-04 Downtown Committee Dean Spironello, Small Business Consultant, provided a brief update by way of introducing Report BDD-2024-04 - Downtown Committee. At the June 18th, 2024 City Council meeting, Council approved a motion to create a Downtown Committee. The City of Niagara Falls has various Committees made of appointed citizens, Council members and staff. A Business Improvement Area (BIA) does not currently exist in the Downtown business district. The Downtown Committee will oversee business expenditures, programming, and beautification until the desire for a BIA is realized. Christa Barette, of 4436 Queen Street, spoke on behalf of other Downtown businesses supporting a non-profit merchant's organization. Jason Burgess addressed Council informing public and the speaker that the Downtown Committee and the non-profit merchant's organization could exist together and work as a partnership. Joedy Burdett, of 4480 Bridge Street, spoke to Council requesting his name to be added as a committee member to the Downtown Committee. Eddy Pybus, of Coldwell Banker, and a business owner of the Downtown, addressed Council strongly supporting the Downtown Committee. Kelly Crossley, business owner on Queen Street, addressed Council providing insight as to the previous Downtown BIA and its operations. Page 6 of 19 Page 14 of 359 Sandor, local resident, spoke in support of the Downtown Committee. Councillor Mike Strange left Chambers at 6:32 and returned at 6:38 PM. Councillor Victor Pietrangelo left Chambers at 6:33 and returned at 6:43 PM. Moved by Councillor Lori Lococo Seconded by Councillor Victor Pietrangelo THAT Council WAIVE the procedure by-law to allow unregistered delgates to address Council Carried Unanimously Moved by Councillor Ruth-Ann Nieuwesteeg Seconded by Councillor Mike Strange THAT Council APPROVE the Terms of Reference for the Downtown Committee and that Staff come back with a plan to install Christmas lights for Christmas 2024. Carried (Councillor Lococo was opposed). 8.2. CLK-2024-03 Fee Waiver Applications - September 2024 Submissions Council resumed at 8:46 PM upon the completion of the In-Camera meeting. Moved by Councillor Mike Strange Seconded by Councillor Victor Pietrangelo 1.THAT Council approve, approve in part or deny the Fee Waiver applications received for the September 10, 2024 submission date, listed as follows: a. Halloween on Queen - Community event planned by two local businesses, Cat and Monkey Events and Ronnie Dons Ice Cream, in the amount of $850.00, for the waiving of the costs associated with the road closure (staffing and equipment) and the permit application fee. b. Victim Services Niagara - Police vs. Fire Charity Softball Game - in the amount of $154.98, for the waiving of the costs associated with the field rental. Carried Unanimously 8.3. CLK-2024-05 2025 Council Meeting Schedule Moved by Councillor Mike Strange Seconded by Councillor Victor Pietrangelo Page 7 of 19 Page 15 of 359 THAT Council direct staff to report back on cost savings for different meeting start times (ie. 9AM, I:00 PM and 3:00 PM) to determine cost savings over a one year period. Carried Unanimously Moved by Councillor Mike Strange Seconded by Councillor Ruth-Ann Nieuwesteeg THAT Council move the IN-Camera meeting to the start of each agenda. Carried Unanimously Moved by Councillor Mike Strange Seconded by Councillor Wayne Campbell THAT the 5 minute rule in the Procedural By-law, allowing Councillors to speak to a matter, be enforced and to have this effective at the next Council meeting on October 1st, 2024. Carried (Councillor Lococo was opposed). Moved by Councillor Mike Strange Seconded by Councillor Ruth-Ann Nieuwesteeg THAT Council APPROVE the proposed 2025 meeting schedule. Carried Unanimously 8.4. COMM-2024-01 Strategic Plan Update The City of Niagara Falls Council's 2023-2027 Strategic Plan was approved in 2023 and designed to guide decision-making and investments during this term of Council. As indicated in the Strategic Plan, measuring progress on the Plan is a priority and a commitment was made to provide annual progress reports to Council and the community. A new Strategic Plan Progress page has been introduced on our City website, niagarafalls.ca, to provide details on our work toward achieving the strategic pillars, objectives, and actions. Direction to Staff: THAT Council direct staff to report back on the Homeless Committee and the intention of the committee. Moved by Councillor Lori Lococo Seconded by Councillor Tony Baldinelli THAT Council RECEIVE this report for information. Page 8 of 19 Page 16 of 359 Carried Unanimously 8.5. F-2024-34 2022 Corporation of the City of Niagara Falls (Draft) Audited Consolidated Financial Statements Moved by Councillor Victor Pietrangelo Seconded by Councillor Ruth-Ann Nieuwesteeg THAT Council APPROVE the 2022 Corporation of the City of Niagara Falls Draft Consolidated Financial Statements. Carried Unanimously 8.6. R&C-2024-14 MacBain Community Centre Cafe Options Moved by Councillor Victor Pietrangelo Seconded by Councillor Mike Strange THAT a new cafe operator would be selected through a modified RFP process with terms similar to past agreements. Carried Unanimously 8.7. PBD-2024-39 Community Improvement Plan Review Moved by Councillor Victor Pietrangelo Seconded by Councillor Ruth-Ann Nieuwesteeg 1. THAT Council direct staff to prepare a draft Community Improvement Plan (CIP) based on the four priority areas after engagement with public stakeholders including local businesses, residents, and community organizations. 2. THAT Council direct staff to send a copy of this report to the Region of Niagara. Carried Unanimously 8.8. F-2024-37 Capital Project Closing and Adjustments Report as at August 31, 2024 Moved by Councillor Victor Pietrangelo Seconded by Councillor Ruth-Ann Nieuwesteeg 1. THAT Council RECEIVE the report for information and APPROVE the recommended transfers to/from reserves/reserve funds per Attachment Page 9 of 19 Page 17 of 359 1; 2. THAT Council APPROVE the closure of the projects listed in Attachment 1 and release any associated funding commitments; 3. THAT Council APPROVE the budget amendments transferring funds between cemetery projects as outlined in Attachment 2; 4. THAT Council APPROVE the post-closure adjustments to projects previously approved for closure where the final reconciled funding amount has been adjusted as outlined in Attachment 3; 5. THAT Council APPROVE a budget amendment to remove debenture financing of $700,000 and replace it with $200,000 of OLG funding as outlined in Attachment 4; 6. THAT Council APPROVE budget amendments adding funds to G80-24 to award an RFP, F93-23 to fund geotechnical and structural design costs and G56-22 to complete enhancements related to the CityView software implementation as outlined in Attachment 5. Carried Unanimously 9. CONSENT AGENDA 9.1. F-2024-31 Cancellation, Reduction or Refund of Taxes Under Section 357 and 358 of The Municipal Act, 2001 Moved by Councillor Victor Pietrangelo Seconded by Councillor Wayne Campbell THAT Council APPROVE the cancellation, reduction or refund of taxes on the various accounts listed in the attached summary and granted to the property owners listed. Carried Unanimously 9.2. F-2024-33 Q2 Parking Fund Budget to Actual Variance (Unaudited) Moved by Councillor Wayne Campbell Seconded by Councillor Tony Baldinelli THAT the 2024 Q2 Parking Fund Budget to Actual Variance report for the period ended June 30, 2024 BE RECEIVED. Carried Unanimously 9.3. MW-2024-37 Grand Niagara Development Sewer Allocation Page 10 of 19 Page 18 of 359 Moved by Councillor Lori Lococo Seconded by Councillor Tony Baldinelli 1. That Council DIRECT Staff to further engage with the Grand Niagara Development Group for the purposes of entering into a sewer allocation agreement pertaining to additional capacity obtained by the developer for improvements to the Grassy Brook Pumping Station and surrounding sewers including reductions in system inflow and infiltration. 2. That Council DELEGATE authority to the General Manager of Municipal Works / City Engineer to execute all necessary agreements for the matters described in report MW-2024-37 provided the agreements are satisfactory to the Director of Legal Services / City Solicitor. Carried Unanimously (Councillor Patel declared a conflict). 10. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK 10.1. Noise By-law Exemption Request - Backyard Wedding Attached is an email from residents, Jesse and Heather, requesting Council approve a Noise By-law exemption for a wedding reception on Friday, September 13, 2024 until no later than 11:00 PM at 4479 Eastwood Crescent. Recommendation: For the Approval of Council. 10.2. Proclamation Request - Pitt Hopkin's Syndrome Attached is a request for Council to approve a proclamation ceremony on Wednesday, September 18, 2024 to recognize "Pitt Hopkin's Syndrome" awareness day. Pitt Hopkin's Syndrome is a rare and severe neurological disorder caused by a spontaneous mutation or deletion on the 18th chromosome. Recommendation: For the APPROVAL of Council. Moved by Councillor Victor Pietrangelo Seconded by Councillor Mike Strange THAT Council APPROVE Item #10.1 through to and including Item #10.2. Carried Unanimously 11. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK 11.1. Niagara Escarpment Commission - Short Term Accommodation Decision The attached letter is regarding the Niagara Escarpment Commission’s revised position with respect to short-term accommodations within the Niagara Escarpment Plan Area of Development Control. Recommendation: THAT Council RECEIVE for information. 11.2. Resolution - City of Quinte West - The Canada Community-Building Fund Page 11 of 19 Page 19 of 359 Attached is correspondence further to the City of Quinte West Council Meeting of August 14, 2024 regarding a resolution adopted by Council in relation to "The Canada Community-Building Fund." Recommendation: THAT Council RECEIVE for information. 11.3. Resolution - City of Brantford - Legislative Amendments to Improve Municipal Codes of Conduct and Enforcement Attached is a decision of Brantford City Council from the the meeting held on August 27, 2027. Recommendation: THAT Council RECEIVE for information. 11.4. Notification - City of St. Catharines Council The attached correspondence is from the St. Catharines City Council regarding the Request for Extensions to Niagara Region Incentive Programs. Recommendation: THAT Council RECEIVE for information. Moved by Councillor Lori Lococo Seconded by Councillor Wayne Campbell THAT Council SUPPORT the resolution from the City of St. Catharines' Council regarding the Request for Extensions to Niagara Region Incentive Programs. Carried Unanimously 11.5. Resolution - City of Welland Welland City Council passed the attached motion on September 3, 2024 at the Council meeting. Recommendation: That Council RECEIVE for information. Moved by Councillor Wayne Campbell Seconded by Councillor Victor Pietrangelo THAT Council RECEIVE FOR INFORMATION Item #11.1 through to and including Item #11.5, with the exception of Item #11.4. Carried Unanimously 12. RATIFICATION OF IN-CAMERA a) Ratification of In-Camera Moved by Councillor Wayne Campbell Seconded by Councillor Ruth-Ann Nieuwesteeg THAT Council DELEGATE its power pursuant to Section 23.1 of the Municipal Act, 2001, S.O. 2001, c. 25 ("Municipal Act") to each of the Chief Page 12 of 19 Page 20 of 359 Administrative Officer, the Treasurer, and the City Solicitor to take any step of action necessary, with respect to an Assessment Review Board Hearing; AND, THAT Council AUTHORIZE the Mayor and City Clerk to execute the Purchase and Sale Agreements, and all other accompanying documents as necessary, for the acquisition of properties known municipally at 4403 Park Street and 4389 Park Street; AND, THAT Council AUTHORIZE the Chief Administrative Officer and/or the City Solicitor, or their designate, to execute all required supporting documentation and take whatever steps necessary to complete the transactions noted above. Carried Unanimously b) Ratification of In-Camera Mayor Diodati informed the public that previous notification was received that Councillor Wayne Thomson expressed his wish to vacate his seat at Council as per the Municipal Act. Council received information and advice from staff during the In-Camera session on this matter. The City Clerk informed Council that we have 60 days to fill the seat in one of two ways: 1) Appointing a person. 2) Require a by-election. Moved by Councillor Wayne Campbell Seconded by Councillor Victor Pietrangelo THAT Council WAIVE the procedural orders to pass a motion to allow for this matter to be added to the agenda; AND THAT Council DECLARES the seat vacant; AND THAT Council APPROVE the filling of the vacancy by appointment for the remainder of the term; AND THAT Council DIRECT staff to contact the first runner up in the last election to confirm if they are agreeable to fill the vacancy; AND THAT if the first runner up in not willing to fill the vacancy, Council DIRECTS staff to contact the second runner up in the last election to confirm if they are agreeable to fill the vacancy; AND THAT Council DIRECT staff to report back to Council on other options if the first or second runner up does not agree to fill the vacancy. Carried Unanimously 13. NOTICE OF MOTION/NEW BUSINESS a) Accidents on Lundy's Lane Councillor Patel addressed concerns with the number of accidents occurring on Lundy's Lane. Page 13 of 19 Page 21 of 359 Direction to Staff: That Staff contact the Niagara Region to investigate what measures can be taken to minimize the unsafe traffic situations across the city, specifically Lundy's Lane, due to multiple accidents reported. b ) Water and Tax Rebate Councillor Lori Lococo brought forth the following motion: Councillor Wayne Campbell left Chambers at 10:12 PM. Moved by Councillor Lori Lococo Seconded by Councillor Mona Patel That Staff bring back a report regarding the City’s Water and Tax Rebate program eligibility and a recommendation if it could be amended. This could include and is not limited to: The current eligibility, ODSP, GIS and Canada Disability amounts, the ramifications of amendments, additional costs, staff time to administer the program, how to change the eligibility from a specific program to a specific amount, etc. Ayes: Councillor Lori Lococo and Councillor Mona Patel Nays: Councillor Victor Pietrangelo, Councillor Mike Strange, Councillor Tony Baldinelli, Councillor Ruth-Ann Nieuwesteeg, and Councillor Wayne Campbell Motion Defeated 2-5 on a recorded vote c) Extension of Curfew Moved by Councillor Ruth-Ann Nieuwesteeg Seconded by Councillor Victor Pietrangelo THAT Council APPROVE extending the Council meeting curfew past 10:00 PM. Carried Unanimously d) Councillor Wayne Campbell left Chambers at 10:12 PM. Scooters, Mopeds - Road Safety Councillor Nieuwesteeg informed Council of a recent fatality in the City involving a scooter towing a wagon and is looking for increased awareness across the city. Direction to Staff: That Staff inform the Niagara Regional Police Services to see what can be done to better manage the safety of residents travelling on our streets using scooters and mopeds (ie. safety blitzes, awareness campaigns etc...) 14. MOTION 14.1. MOTION - Wedding Ceremony Enhancements Page 14 of 19 Page 22 of 359 Mayor Diodati brought forth the attached Motion regarding wedding ceremony enhancements. Moved by Councillor Mike Strange Seconded by Councillor Victor Pietrangelo  Whereas other chapels in Niagara Falls range in price from approximately $450 to more than $2000 for wedding ceremony provision.  Whereas the Niagara Parks Commission (NPC) charges $1695 + tax for a wedding ceremony.  Whereas the City is traditionally not in the business of competing with the private sector.  Whereas the steps of City Hall in Niagara Falls are a quintessential location to get married outside of a place of worship or religious facility.  Whereas City Hall has proven to be an extremely popular venue for wedding ceremonies.  Whereas the City of Niagara Falls is often referred to as the honeymoon capital of the world.  Whereas staff are currently performing 433 weddings per year.  Whereas weddings are not the City’s core business, but are a good source of revenue to offset property taxes.  Whereas a large investment in floral and landscape improvements was made to enhance the front entrance of City Hall  Whereas additional investments have been made in the waterfall feature out front of City Hall. Therefore be it resolved that City of Niagara Falls wedding ceremony prices increase immediately to $450 plus tax for locals and $750 plus tax for couples visiting from outside of Niagara Falls with rates to be reviewed annually; and any and all other enhancements here, be implemented within the next year:  Creating value-added packages that offer things like, but not limited to, a keepsake wedding photograph, bouquet(s) and boutonniere(s), mayor’s commemorative certificate, choice of venue (indoor or outdoors), set-up of chairs or seating (for outdoor options)  Developing outdoor wedding ceremony locations at City Hall to incorporate a visually unique decorative garden pergola (ie. heart- shaped), and alternatively, a covered outdoor option with a retractable awning for use during inclement weather  Establishing a list of preferred local vendors to provide to couples upon booking, including, but not limited to photographers, florists, ceremony musicians, wedding rental companies  Updating the words “City Hall” above the exterior front doors of City Hall to include the words “Niagara Falls” Carried (Councillor Lococo was opposed). Motion - Wedding Ceremony Enhancements Page 15 of 19 Page 23 of 359 14.2. CLK-2024-04 Wedding Ceremony Enhancements Joedy Burdett, of 4480 Bridge Street, provided comments pertaining to the report. Moved by Councillor Mike Strange Seconded by Councillor Victor Pietrangelo 1. THAT Council RECEIVE Staff Report CLK-2024-04, Wedding Ceremony Enhancements as information; 2. THAT Council DIRECT staff to explore opportunities to provide additional wedding packages and add-ons. 3. THAT Council DIRECT staff to bring a range of capital investment options to enhance wedding services back to Council during the Budget Process. Carried (Councillor Lococo was opposed). 15. BY-LAWS 2024- 85. A by-law to declare PIN 64326-0190 (LT), Part Lane, Plan 997, Town of Niagara Falls lying between Victoria Ave and Brydges St and Leader Lane and Ferguson St; save and except Parts 1, 2, 3, 4, 5 and 6, 59R-12258; (Parts 1 to 6, 59R-12258 closed by By-law 2004-63 as in SN28776), in the City of Niagara Falls, in the Regional Municipality of Niagara, as surplus. 2024- 86. A by-law to permanently close part of a highway. 2024- 87. A by-law to amend By-law No. 89-2000, being a by-law to regulate parking and traffic on City Roads. (Parking Prohibited, Stop Signs, Prohibited Turns). 2024- 88. 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- 89. A by-law to adopt, ratify and confirm the actions of the City Council at its meeting held on the 10th of September, 2024. Moved by Councillor Victor Pietrangelo Seconded by Councillor Mike Strange THAT the by-laws be read a first, second and third time and passed. Carried Unanimously 16. ADJOURNMENT a) Adjournment Moved by Councillor Tony Baldinelli Page 16 of 19 Page 24 of 359 Seconded by Councillor Mona Patel THAT Council ADJOURN the meeting at 10:34 PM. Carried Unanimously Mayor City Clerk Page 17 of 19 Page 25 of 359 Notice of Motion – Wedding Ceremony Enhancements For Tuesday, August 13th • Whereas other chapels in Niagara Falls range in price from approximately $450 to more than $2000 for wedding ceremony provision. • Whereas the Niagara Parks Commission (NPC) charges $1695 + tax for a wedding ceremony. • Whereas the City is traditionally not in the business of competing with the private sector. • Whereas the steps of City Hall in Niagara Falls are a quintessential location to get married outside of a place of worship or religious facility. • Whereas City Hall has proven to be an extremely popular venue for wedding ceremonies. • Whereas the City of Niagara Falls is often referred to as the honeymoon capital of the world. • Whereas staff are currently performing 433 weddings per year. • Whereas weddings are not the City’s core business, but are a good source of revenue to offset property taxes. • Whereas a large investment in floral and landscape improvements was made to enhance the front entrance of City Hall • Whereas additional investments have been made in the waterfall feature out front of City Hall. Therefore be it resolved that City of Niagara Falls wedding ceremony prices increase immediately to $450 plus tax for locals and $750 plus tax for couples visiting from outside of Niagara Falls with rates to be reviewed annually; and any and all other enhancements here, be implemented within the next year: ▪ Creating value-added packages that offer things like, but not limited to, a keepsake wedding photograph, bouquet(s) and boutonniere(s), mayor’s commemorative certificate, choice of venue (indoor or outdoors), set-up of chairs or seating (for outdoor options) Page 18 of 19 Page 26 of 359 ▪ Developing outdoor wedding ceremony locations at City Hall to incorporate a visually unique decorative garden pergola (ie. heart- shaped), and alternatively, a covered outdoor option with a retractable awning for use during inclement weather ▪ Establishing a list of preferred local vendors to provide to couples upon booking, including, but not limited to photographers, florists, ceremony musicians, wedding rental companies ▪ Updating the words “City Hall” above the exterior front doors of City Hall to include the words “Niagara Falls” Page 19 of 19 Page 27 of 359 PBD-2024-41 Report Report to: Mayor and Council Date: October 1, 2024 Title: AM-2023-025, Zoning By-Law Amendment Application 26CD- 11-2024-008, Plan of Vacant Land Condominium 4257 Montrose Road PT TWP LT 80 STAMFORD, AS IN RO344314, EXCEPT PTS 1 & 2 59R11535; NIAGARA FALLS Applicant: Frank Costantino/ Frank Costantino Construction Agent: Emilio Raimondo (Raimondo & Associates Architects Inc.) Recommendation(s) 1. That Council APPROVE the Zoning By-law Amendment to rezone the property to a site-specific Residential Low Density, Group Multiple Dwelling (R4) to allow for the development of ten townhouse dwelling units in two blocks, subject to the regulations outlined in this report; 2. That the Draft Plan of Vacant Land Condominium be draft APPROVED subject to the conditions in Appendix A; 3. That the Mayor or designate be AUTHORIZED to sign the Draft Plan of Vacant Land Condominium as "approved" 20 days after notice of Council’s decision has been given as required by the Planning Act, provided no appeals of the decision have been lodged; 4. That Draft APPROVAL be given for three years, after which approval will lapse unless an extension is requested by the developer and granted by Council; and, 5. That the Mayor and City Clerk be AUTHORIZED to execute the Condominium Agreement and any required documents to allow for the future registration of the condominium when all matters are addressed to the satisfaction of the City Solicitor. Executive Summary Raimondo & Associates Architects Inc. has applied for a Zoning By-law Amendment and concurrent Draft Plan of Vacant Land Condominium on behalf Frank Constantino Construction for the lands located at 4257 Montrose Road. The applications will facilitate the development of the 0.48 hectares (1.19 acres) property to accommodate ten townhouse dwelling units in two blocks on a private road by the way of Vacant Land Condominium. Page 1 of 22 Page 28 of 359 To permit this development the lands are proposed to be rezoned as illustrated in Appendix 2 from Residential Apartment 5B Density (R5B-630) to a site specific Residential Low Density, Group Multiple Dwelling (R4). Registering a Plan of Condominium on the lands will allow the individual ownership of the dwelling units with a private road and landscape areas around the perimeter of the development to be in common ownership. The Zoning By-law Amendment is recommended for the following reasons:  The proposed development conforms to Provincial, Regional, and City policies as it will contribute to the minimum intensification target of 50% of all residential units constructed in the Delineated Built-Up Area and provides intensification where appropriate serviced with a built form that is compact which allows for the development of a complete community; and,  The proposal will contribute to the diversification of housing supply within the urban area while minimizing urban land consumption and encourages the efficient use of existing municipal infrastructure and services. The conditions of Draft Plan approval, which address servicing, landscaping, the provision of safe access, parkland dedication, fencing and all other matters related to the development of the Vacant Land Condominium, are listed in Appendix A. There have been no public comments or concerns and no public attendance during the Public Open House meeting held on August 12, 2024. Background Proposal Raimondo & Associates has applied for a Zoning By-law Amendment and concurrent Draft Plan of Vacant Land Condominium application on behalf of Frank Costantino Construction for a parcel of land totaling approximately 0.48 hectares (1.19 acres) in area as shown on Appendix 1. Appendix 2, Appendix 3 and Appendix 4 shows details of the proposed development. The subject property is currently zoned Residential Apartment 5B Density (R5B-630), in accordance with Zoning By-law 79-200, as amended by site specific By-law No. 2003- 131. The applicant is proposing to rezone the lands to a site specific Residential Low Density, Group Multiple Dwelling Zone (R4) Zone to facilitate the proposed development. The proposal includes a reduction of the front yard depth, rear yard depth, interior side yard width, minimum privacy yard depth and an increase in lot coverage. The Draft Plan of Vacant Land Condominium will divide the subject lands into ten townhouse units to be sold individually with the private road and the landscape areas Page 2 of 22 Page 29 of 359 around the perimeter of the property held in common ownership. Appendix 5 shows the proposed unit layout. Site Conditions and Surrounding Land Uses The subject lands are square shaped and vacant, approximately 0.48 hectares in size, and located east of Montrose Road and north of Dumont Street and south of Chorozy Street. Surrounding land uses include:  North – three-storey apartment dwelling, approximately 350 metres to the corner of Thorold Stone and Montrose Road,  South – single-storey townhomes,  East – Montrose Road, and a warehouse building,  West – detached dwellings. Circulation Comments Information about the requested Zoning By-law Amendment and Draft Plan of Vacant Land Condominium was circulated to City departments, divisions, agencies, and the public for comments. The following summarizes the comments received to date. Niagara Region  The Niagara Region supports the application. The proposal will facilitate the development of 10 townhouse units on an underused parcel of land within the urban area, contributing to the City’s intensification target of 50 percent and the diversification of housing across the region.  Urban Design staff have reviewed the landscape concept in support of the application and are satisfied with what has been proposed.  The Provincial Policy Statement and Niagara Official Plan state that development and site alteration shall not be permitted within areas of archaeological potential unless significant archaeological resources have been conserved or the land has been investigated and cleared or mitigated following clearance from the Province. No archaeological assessment requirements were identified as a requirement. An appropriate archaeological warning clauses has been included as conditions of the Vacant Land of Condominium. Page 3 of 22 Page 30 of 359  Niagara Region Staff reviewed the submitted Noise Feasibility Study, prepared by HGC Engineering (dated January 31, 2023), which was completed in accordance with the Ministry of the Environment, Conservation and Parks’ (MECP) Environmental Noise Guideline (NPC-300). The Study found that transportation related noise exceeded NPC- 300 noise levels for some units and recommends the following mitigation measures are required:  A 2.1 m high acoustic barrier is recommended for the rear yards of Units 5 and 10, which are adjacent to Montrose Road, and shall include a warning clause to achieve 57 dBA (MECP limit is 55 dBA, however up to 60 dBA is permitted with a warning clause);  Central air conditioning will be required for Units 5 and 10;  Forced air ventilation systems with ductwork sized for future installation of central air conditioning systems for all other units;  Warning clauses to advise future occupants of traffic noise and proximity to commercial facilities.  Niagara Region Staff note the submitted Landscape Plan does not show the full extent of the noise barrier along the rear yards of Unit 5 and 10. The noise barriers should be updated in all drawings as part of the conditions of the Draft Plan of Vacant Land of Condominium.  The Niagara Regional Transportation staff have reviewed the drawings and provide the following comments to be addressed as part of the Draft Plan of Vacant Land of Condominium:  The existing entrance would need to be reinstated as per Niagara Region specifications and all restorations are to be shown on the plan;  Niagara Region Staff observe that the sidewalk along the existing entrance is cracked, which may have been caused by heavy machinery on-site. This sidewalk section will need to be replaced; and,  Regarding the Entrance – Regional Roads are classified as arterial roads. The proposed road to driveway grade change is not within the acceptable range. Lower driveway grade to stay within the desirable grade change is required.  Future occupants of the proposal must bring their waste to Montrose Road for curbside collection. The required warning clauses will be provided through the future Draft Plan of Vacant Land Condominium. Enbridge, Canada Post and Bell Canada  No objection or concerns. Conditions are required to be satisfied as part of the Draft Plan of Vacant Land Condominium. Page 4 of 22 Page 31 of 359 Mississaugas of the Credit First Nation  Archaeological warning clause required as a condition of the Draft Plan of Vacant Land Condominium. Building Services  No objections. A water / sewer permit shall be obtained to construct site services. Building permits will be required to facilitate the proposed development. All necessary fees and securities will be assessed during the building permit review. City, Regional, and Educational Development Charges will be assessed at the time of building permit review. Fire Services  No concerns with respect to the applications. A more technical review will be provided as part of the Draft Plan of Vacant Land Condominium with conditions that need to be satisfied in accordance with Appendix A. Urban Design & Landscape Services  Staff find the landscape plans provide a satisfactory level of internal landscaping for the proposed development. Additional landscape treatment is placed along the decks and hvac systems adjacent to Montrose Road. Appendix 4 provides a Conceptual Landscape Plan of the proposal. Parkland dedication will be required at the current prescribed rate of 5% for residential uses as determined by a qualified appraiser at the cost by the developer. Conditions are required to be satisfied as part of the Draft Plan of Vacant Land Condominium. Municipal Works (Development Engineering)  Staff have no concerns or objections. A detailed review of the proposed engineering design will occur at the Draft Plan of Vacant Land Condominium with conditions that need to be satisfied in accordance with Appendix A. Municipal Works (Transportation Services)  Transportation Staff had no concerns or conditions associated with the Vacant Land Condominium or rezoning applications. The site is serviced by Niagara Region Transit routes #113/213, with bus stops on each side of Montrose Road, north of Chorozy Street. Page 5 of 22 Page 32 of 359 Legal Services  No concerns with respect to the applications. GIS Services  No objections or concerns. The current address can remain. A plan will be required correlating the legal unit number with the civic unit number. This plan is required at draft plan of condominium stage. Neighbourhood Comments A Public Information Open House was held on August 12th, 2024. The agent representing the applicant was in attendance, however, no members of the public were in attendance and no emails or other inquiries have been received. Analysis Provincial Policies The Planning Act requires City planning decisions to be consistent with the Provincial Policy Statement. 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 proposed townhouse dwellings are appropriate as they will facilitate the development of additional housing units that are compatible with the surrounding environment and will make efficient use of urban serviced land; and,  The proposal will provide additional housing options in the neighbourhood, thereby contributing to the creation of a complete community in the area. Regional Official Plan The subject land is designated as Urban Area (Built-up Area) in the Regional Official Plan. Regional Policies direct growth to settlement areas where existing servicing exists, and a range of housing choices and transportation options can be provided. The proposed development is within the urban area and contributes to the minimum intensification target of 50% for all residential units occurring annually within the City of Niagara Falls. Page 6 of 22 Page 33 of 359 City’s Official Plan The Official Plan designates the subject land as Residential. The proposal complies with the intent of the Official Plan as follows:  The proposal carefully balances intensification with compatibility and the development is consistent with the density envisioned in the Official Plan for the low-density area. The proposed development will redevelop an underutilized lot which is located within the Built-Up Area among existing residential uses located along an arterial road, and complies with the allowed 21 units/per hectare;  The site is supported by full urban services, existing public roadway frontage and utilities. The site is approximately 375 metres to commercial uses to the north at the corner Montrose and Thorold Stone Road including restaurants and retail stores. The property is an approximate10-minute walk to Transit Routes located on Montrose Road;  Local Parks are located approximately 375 metres (Alpine Park) and 400 metres (Mulhern Park) away from the proposal. Several elementary and secondary schools under both the District School Board of Niagara and the Niagara Catholic District School Board are in proximity to the site. These include A. N. Myer approximately 2000 metres away, St. Paul Secondary School approximately 1300 metres away, St. Vincent de Paul approximately 1000 metres away and John Marshall Elementary School approximately 1800 metres away from this proposal. Most of theses schools are located across the Q.E.W. There were no concerns or comments from the different school boards;  The proposed townhouse dwellings allow for a traditional arrangement of built form with appropriate housing design, outdoor amenity area and building setbacks. The townhomes will be one storey in height which is consistent with the existing housing forms located on the south side of Montrose Road, Donlee Drive and Chorozy Street that also contain some one storey dwellings and detached bungalow dwellings;  The proposed in-fill housing type will assist in achieving the minimum 50% residential intensification annual target in the Built-Up area with the increase in density on the subject lands;  The townhouse dwellings are proposed to be one-storey in height and have double car garages. The ten proposed units average around 1,700 square feet per unit and will contain two bedrooms. The basements of these units will be unfinished that will provide greater opportunities to incorporate more bedrooms into each unit as desired by the purchaser; Page 7 of 22 Page 34 of 359  The developer has indicated the selling cost based on market conditions will range from $600,000 - $700,000. The principal dwelling units do not meet the definition of affordable. The proposed units will not be an affordable price in accordance with the affordable unit price of $539,000. This proposal is small in scale which means that the soft costs associated with the development (ie. application fees, professional fees, parkland dedication, development charges), as well as the hard construction costs for servicing and construction have a larger impact on the final sale price;  The three-year sunset clause for the zoning by-law is not required in combination with the vacant land condominium application, as the applicant has three years to satisfy the Draft Conditions of the Vacant Land Condominium, therefore including a Sunset Clause would be redundant; and,  An Official Plan Amendment is not required, as the proposed development complies with the City's Official Plan. Zoning By-law The subject property is currently zoned Residential Apartment 5B Density (R5B-630), in accordance with Zoning By-law 79-200, as amended by site specific By-law No. 2003- 131. The applicant is proposing to rezone the lands to a site specific Residential Low Density, Group Multiple Dwelling Zone (R4) Zone to facilitate the proposed development. The departures requested from the standard R4 zone regulations are summarized in the following table: ZONE REGULATION EXISTING REGULATION PROPOSED REGULATION STAFF RECOMMENDATION Minimum front yard depth 6.0 metres + 13.1 metres from the original centreline of Montrose Road 5 metres + 13.1 metres from the original centreline of Montrose Road support Minimum rear yard depth of townhouse dwelling 7.5 metres 5.30 metres support Minimum interior side yard width One-half the height of the building 10 metres/2 = 5 metres 3.6 metres to the southwest unit adjacent to the rear lot line (sunroom) support Page 8 of 22 Page 35 of 359 Covered decks not permitted in the interior side yard 3.6 metres to the covered deck Covered decks to be permitted in the interior side yard Maximum lot coverage 35 % 45 % support Minimum privacy yard depth for each townhouse dwelling unit, as measured from the exterior rear wall of the dwelling unit 7.5 metres 6.7 metres to the rear wall of the dwelling units 3.6 metres to the southwest unit adjacent to the rear lot line (sunroom) support Projection of a roofed over one- storey porch into a required privacy yard 2.5 metres 3 metres support The requested zoning is appropriate as follows:  The intent of the front yard setback is to provide adequate separation from a roadway to the front of a dwelling. The reduction can be supported as the developer is proposing some enhanced architectural features along Montrose Road, specifically for units 5 and 10. The Montrose Road boulevard is relatively wide and the proposed boulevard trees would provide the added privacy from Montrose Road.  The reduction of the rear yard depth can be supported as there is adequate separation of these rear yards to the abutting neighbors’ homes to the west and will include enhanced landscape treatment. The rear yard reduction will not impact the ability to provide sufficient amenity area separation, and will provide adequate landscaping and necessary drainage infrastructure.  The increase in lot coverage can be supported with the increase of the building envelope as the design of the proposal still provides adequate parking, roadway, appropriate setbacks, amenity areas and allows the developer to market the increase of the unit sizes. Page 9 of 22 Page 36 of 359  The reduction of the minimum privacy yard depth for each townhouse dwelling unit, as measured from the exterior rear wall of the dwelling unit can be supported as the intent of the minimum privacy yard requirement is to ensure that sufficient amenity space is provided for dwelling units. The resultant privacy yards are sufficient to provide the necessary amenity area and opportunities for covered decks. This reduction will not impact the ability to provide sufficient amenity areas, landscaping or necessary drainage infrastructure.  The reduction of the minimum interior side yard width for the covered decks can be supported as the covered decks will add additional outside amenity area options that can be used while still providing sufficient amenity area, landscape, privacy and necessary drainage in the rear yard of each unit.  The increase of the projection of the roof over one-storey porch into the required privacy yard can be supported as there is still adequate amenity area, landscape privacy, and necessary drainage in the rear yard of each dwelling unit. Condominium Design and Conditions of Approval The proposed condominium will accommodate the individual division of the subject land into 10 townhouse dwelling units in 2 blocks, with a private road off Montrose Road. In considering the proposed plan of condominium, Council shall have regard to the planning matters listed under Section 51(24) of the Planning Act. The proposed development complies as follows:  The proposed development complies with matters of Provincial interest, listed under Section 2 of the Planning Act, and is not premature as servicing is available and it is located within the Built-up Area and has access to municipal services and infrastructure. The application is in the public interest as it will facilitate the provision of housing in an appropriate location;  The proposal conforms with the City’s Official Plan which compliments the adjacent Residential lands. The land’s configuration is suitable for development which provides adequate access from Montrose Road;  No lands will be conveyed for public purposes;  The proposed development can be adequately serviced by municipal services and residents can walk 5 minutes to existing commercial uses and a bus stop located on Chorozy Street;  Local Parks are located approximately 375 metres (Alpine Park) and 400 metres (Mulhern Park) away from the proposal. The subject lands are in proximity to several primary and secondary schools under the District School Board o Niagara, the Niagara Catholic District School Board. These include A. N. Myer Page 10 of 22 Page 37 of 359 approximately 2000 metres away, St. Paul Secondary School approximately 1300 metres away, St. Vincent de Paul approximately 1000metres away and John Marshall Elementary School approximately 1800 metres away from this proposal. Most of theses schools are located across the Q.E.W. There were no concerns or comments from the different school boards; and,  The site plan matters such as landscaping, servicing, and lighting are addressed through Draft Plan conditions that will be cleared prior to the execution of the Condominium Agreement that will be registered on title. Works will be secured through the provision of securities that will be held until satisfactorily completed and certified. A comprehensive set of conditions, addressing City, Regional, and agency concerns, are listed in Appendix A and includes the following:  Extension of services at the developer’s cost;  Cash in lieu of parkland dedication;  All other matters typically covered under the Vacant Land Condominium process (i.e. execution of a condominium agreement, provision of utilities and mail service, engineering works, landscaping including wood screening fencing and trees to buffer neighbours, and necessary fees and securities); and,  Appropriate archaeological warning clauses and noise warning clauses to advise future occupants of traffic noise and proximity to commercial facilities. Appeal Provision – Section 34 of the Planning Act In accordance with Bill 185, which received Royal Assent on June 6th, 2024, the Minister, the applicant, or a specified person, public body, or registered owner of any land to which the Zoning Amendment/By-law and Vacant Land of Condominium will apply, who made oral submissions at a Public Meeting or written submissions to City Council prior to the adoption of the Zoning Amendment and/or passage of the By-law, may appeal the Zoning Amendment and Vacant Land of Condominium and/or the By- law to the Ontario Land Tribunal by filing Notices of Appeal to the Clerk. Third-party appeals are no longer permitted. Operational Implications and Risk Analysis No operational implications and risk analysis. Financial Implications/Budget Impact The proposal will generate development charge contributions and provide property tax revenue for the City. Strategic/Departmental Alignment The proposal promotes sustainable growth using existing infrastructure with front elevation treatment along Montrose Road. Page 11 of 22 Page 38 of 359 Strategic Plan Pillars List of Attachments APPENDIX 1 - Location Map APPENDIX 2 - Conceptual Site Plan APPENDIX 3 - Conceptual Elevations APPENDIX 4 - Conceptual Landscape Plan APPENDIX 5 - Draft Plan of Condominium Appendix A - Conditions of Draft Plan Approval Written by: Nick DeBenedetti, Planner 2 Submitted by: Status: Signe Hansen, Director of Planning Approved - 23 Sep 2024 Jason Burgess, CAO Approved - 24 Sep 2024 Page 12 of 22 Page 39 of 359 APPENDIX 1 LOCATON MAP Page 13 of 22 Page 40 of 359 APPENDIX 2 CONCEPTUAL SITE PLAN Page 14 of 22 Page 41 of 359 APPENDIX 3 CONCEPTUAL ELEVATIONS Page 15 of 22 Page 42 of 359 APPENDIX 4 CONCEPTUAL LANDSCAPE PLAN Page 16 of 22 Page 43 of 359 APPENDIX 5 Draft Plan Vacant Land of Condominium Page 17 of 22 Page 44 of 359 APPENDIX A Conditions of Draft Plan of Condominium Approval 1. Approval applies to the Draft Plan of Vacant Land Condominium prepared by Upper Canada Consultants, August 26, 2022, showing10 units of vacant land for detached dwellings as well as a common elements and private road. Legal Services 2. The developer enters into a Vacant Land Condominium Agreement with the City, to be registered on title, to satisfy all requirements, financial and otherwise, related to the development of the land. Note: Should any other body wish to have its conditions included in the Vacant Land Condominium Agreement, they may be required to become party to the Vacant Land Condominium Agreement for the purpose of enforcing such conditions. 3. The developer submits a Solicitor’s Certificate of Ownership for the land to the City Solicitor prior to the preparation of the Vacant Land Condominium Agreement. Planning and Development Services 4. The developer submits to the City’s Senior Zoning Administrator all necessary drawings and information, including, but not limited to site elevation and landscaping drawings, to confirm zoning compliance. 5. The developer provides a digital copy of the pre-registration plan to Planning, Building & Development and a letter stating how all the conditions imposed have been or are to be fulfilled. 6. That the concurrent Zoning By-law Amendment comes into force and effect to provide land use regulations to guide the development of the subdivision. 7. The developer shall provide a Cash-in-lieu payment for parkland dedication at the current prescribed rate of 5% for residential uses as determined by a qualified appraiser at the cost by the developer. 8. The developer provides a Landscape Plan prepared and stamped by a Landscape Architect (OALA) showing complete design and landscape information, including, but not limited to, fencing, entrance features, roadway greenspaces, streetscapes, pathway connections, and tree protection and preservation. Fencing type and dimensions must be shown consistently on all plans. Details of fencing plans are to be provided for City approval. Information Services (GIS) 9. The developer provides a plan correlating the legal unit number with the civic unit number. Municipal Works (Development Services) 10. The developer provides to the City all necessary design reports and plans for review and approval prior to start of construction. 11. The developer designs and constructs the roadways within the proposed development in accordance with City Engineering Design Guidelines. Page 18 of 22 Page 45 of 359 2 12. The developer designs and constructs all underground services and stormwater management facilities within the proposed development in accordance with Ministry of the Environment, Conservation, and Parks requirements, and City Engineering Design Guidelines. 13. The developer submits a Functional Servicing Report, signed by a professional engineer licensed to practice in the Province of Ontario, demonstrating that the existing and proposed watermains and sanitary sewers are sufficient to service the proposed development. 14. The developer submits a Stormwater Management Report, signed by a professional engineer licensed to practice in the Province of Ontario, demonstrating that the proposed storm sewers and stormwater management facilities are sufficient to service the proposed development. 15. The developer designs and constructs the lot grading within the proposed development in accordance with the City’s Lot Grading & Drainage Policy, as amended, and City Engineering Design Guidelines. 16. The developer designs the lighting within the proposed development by a professional engineer licensed to practice in the Province of Ontario and that lighting be independently powered and metered. 17. The developer pays the Administration Fee in accordance with the latest version of the City’s Schedule of Fees. 18. The developer pays the applicable development charges in place at the time of agreement execution and Building Permit issuance in accordance with the latest version of the City’s Development Charges By-law. 19. The developer’s engineering consultant provide written certification that the works completed conform with the City’s accepted drawings and are in accordance with Niagara Peninsula Standard Contract Document and City construction specifications. Fire Services 20. The developer shall provide site servicing drawings showing the locations of any proposed and/or existing fire hydrants (private/public). 21. The shared/combined fire protection and life safety systems will be considered ‘common element’ and will be the responsibility of the condominium corporation to maintain in accordance with the requirements of the Ontario Fire Code. This includes but is not limited to the identified fire access route and private fire hydrants if required. 22. The developer shows on the site plan the location of all required ‘No Parking’ signs in accordance with City of Niagara Falls By-law No. 2019-97. 23. The fire route will be required to be designated under municipal by-law for enforcement. There is a $150.00 fee for this process and can be initiated at the Fire Prevention Office once the property is assigned a municipal address. There is to be ‘No Parking’ along the fire route. 24. The developer is responsible for the cost of the signage as well as the installation of signage that complies with the fire access route by-law at the expense and responsibility of the developer/owner. 25. The developer show on the site plan the fire access route. Page 19 of 22 Page 46 of 359 3 Bell Canada 26. The Owner acknowledges and agrees to convey any easement(s) as deemed necessary by Bell Canada to service this new development. The Owner further agrees and acknowledges to convey such easements at no cost to Bell Canada. 27. The Owner agrees that should any conflict arise with existing Bell Canada facilities where a current and valid easement exists within the subject area, the Owner shall be responsible for the relocation of any such facilities or easements at their own cost. Note: It is the responsibility of the Owner to provide entrance/service ducts from Bell Canada’s existing network infrastructure to service this development. In the event that no such network infrastructure exists, in accordance with the Bell Canada Act, the Owner may be required to pay for the extension of such network infrastructure. If the Owner elects not to pay for the above noted connection, Bell Canada may decide not to provide service to this development. Enbridge Gas 28. The applicant shall use the Enbridge Gas Get Connected tool to determine gas availability, service and meter installation details and to ensure all gas piping is installed prior to the commencement of site landscaping (including, but not limited to: tree planting, silva cells, and/or soil trenches) and/or asphalt paving. 29. If the gas main needs to be relocated as a result of changes in the alignment or grade of the future road allowances or for temporary gas pipe installations pertaining to phased construction, all costs are the responsibility of the applicant. 30. In the event that easement(s) are required to service this development, and any future adjacent developments, the applicant will provide the easement(s) to Enbridge Gas Inc. at no cost. Canada Post 31. The owner shall complete to the satisfaction of Canada Post: a) Include on all offers of purchase and sale, a statement that advises the prospective purchaser: i) that the home/business mail delivery will be from a designated Centralized Mail Box. ii) that the developers/owners be responsible for officially notifying the purchasers of the exact Centralized Mail Box locations prior to the closing of any home sales. b) The owner further agrees to: i) work with Canada Post to determine and provide temporary suitable Centralized Mail Box locations which may be utilized by Canada Post until the curbs, boulevards and sidewalks are in place in the remainder of the subdivision. ii) install a concrete pad in accordance with the requirements of and in locations to be approved by Canada Post to facilitate the placement of Community Mail Boxes. Page 20 of 22 Page 47 of 359 4 iii) identify the pads above on the engineering servicing drawings. Said pads are to be poured at the time of the sidewalk and/or curb installation within each phase of the plan of subdivision. iv) determine the location of all centralized mail receiving facilities in co- operation with Canada Post and to indicate the location of the centralized mail facilities on appropriate maps, information boards and plans. Maps are also to be prominently displayed in the sales office(s) showing specific Centralized Mail Facility locations. Niagara Region 32. That the following archaeological advisory clause be included in the Condominium Agreement between the Owner and the City of Niagara Falls: “If deeply buried or previously undiscovered archaeological remains/resources are found during development activities on the subject lands, all activities must stop immediately. If the discovery is human remains, contact the Niagara Regional Police Services and coroner to secure the site. If the discovery is not human remains, the area must be secured to prevent site disturbance. The project proponent must then follow the steps outlined in the Niagara Region Archaeological Management Plan, Appendix C which can be found at the following link: https://www.niagararegion.ca/projects/archaeological-management- plan/default.aspx.” 33. A Letter or Detailed Noise Study, prepared and endorsed by a qualified professional engineer or acoustical consultant, be provided to Niagara Region to confirm the measures as detailed in the submitted Noise Feasibility Study, prepared by HGC Engineering (dated January 31, 2023) remain applicable and that the approved mitigation measures and warning clauses be implemented through appropriate clauses in the condominium agreement between the applicant/owner and City of Niagara Falls and the warning clauses be inserted into all agreements of purchase, sale, rental and/or lease. 34. That the developer provides revised engineering drawings to address transportation engineering comments be submitted for review and approval by Regional staff. 35. The developer shall obtain a Regional Construction Encroachment and/or Entrance Permit prior to any construction taking place within the Regional road allowance. 36. The developer shall submit the design drawings [with calculations] for the sanitary and storm drainage systems required to service this to confirm the capacity in the Regional system prior to the municipality signing off on the CLI ECA forms prior to final approval for registration of this plan of condominium. 37. The developer ensure that all streets and development blocks can provide access in accordance with Niagara Region’s Corporate Policy and By- laws relating to the curbside collection of waste and complete the Application for Commencement of Collection prior to waste collection services commencing. 38. That the following clause be included in the Condominium Agreement and inserted into all offers and agreements of Purchase and Sale or Lease for each of the affected dwelling units: a. Owners/Purchasers/Tenants of all the units are advised that in order to accommodate Regional Waste Collection Services they will be required to bring their waste/recycling containers to Montrose Road in clearly labeled containers on the required collection day. Page 21 of 22 Page 48 of 359 5 39. That the condominium agreement between the owner and the City of Niagara Falls contain a provision whereby the owner agrees to obtain a certificate from an Ontario Land Surveyor stating that all existing and new survey evidence is in place at the completion of the development. Notes: • Prior to granting final plan approval, the City must be in receipt of written confirmation that the requirements of each condition have been met and all fees have been paid to the satisfaction of the Niagara Region. • Prior to final approval for registration, a copy of the executed Condominium Agreement for the proposed development should be submitted to Niagara Region for verification that the appropriate clauses have been included. Niagara Region recommends that a copy of the draft agreement be provided in order to allow for the incorporation of any necessary revisions prior to execution. • Clearance requests shall be submitted to the Region in accordance with the Memorandum of Understanding, which stipulates that requests for formal clearance of conditions are to be received and circulated to the Region by the local municipality. The local municipality is also responsible for circulating a copy of the draft agreement, and the Region is unable to provide a final clearance letter until the draft agreement is received. The Region is committed to reviewing submissions related to individual conditions prior to receiving the formal request for clearance. In this regard, studies and reports can be sent directly to the Region with a copy provided to the local municipality. Mississaugas of the Credit First Nation 40. The warning clause stating that if Archaeological evidence is found, all groundwork must stop immediately and MCFN DOCA contacted at the earliest convenience. Clearance of Conditions Prior to granting approval to the final plan, Planning, Building & Development requires written notice from applicable City Divisions and the following agencies indicating that their respective conditions have been satisfied: - Legal Services for Conditions 2-3 (inclusive) - Planning & Development for Conditions 4-8 (inclusive) - Information Systems (GIS) for Condition 9 (inclusive) - Municipal Works (Development Services) for Conditions 10-19 (inclusive) - Fire Services for Conditions 20-25 (inclusive) - Bell Canada for Condition 26-27 (inclusive) - Enbridge Gas for Condition 28-30 (inclusive) - Canada Post for Condition 31 (inclusive) - Region of Niagara for Conditions 32-39 (inclusive) - Mississaugas of the Credit First Nation for Condition 40 (inclusive) Page 22 of 22 Page 49 of 359 Address: 4257 Montrose Road Applicant: Frank Costantino Agent: Emilio Raimondo (Raimondo & Associates) Proposal: To permit the development of 10 townhouse dwellings in 2 blocks. Zoning By-law Amendment Application and Plan of Vacant Land Condominium AM-2024-010 and 26CD-11 -2024-008 Page 50 of 359 A GREAT CITY…FOR GENERATIONS TO COME Background •Proposal: The application is to rezone the subject property to a site-specific Residential Low Density, Group Multiple Dwelling Zone (R4) Zone to permit 10 townhouse dwelling units in 2 blocks. •Official Plan: The subject property is designated Residential in the City’s Official Plan. The proposal is located within the Built-Up Area among existing residential uses located along an arterial road and complies with the allowed 21 units per hectare. •Zoning: The subject property is currently zoned Residential Apartment 5B Density (R5B-630), in accordance with Zoning By-law 79-200, as amended by site specific By-law No. 2003-131. Page 51 of 359 A GREAT CITY…FOR GENERATIONS TO COME Location Page 52 of 359 A GREAT CITY…FOR GENERATIONS TO COME Conceptual Elevations Page 53 of 359 A GREAT CITY…FOR GENERATIONS TO COME Requested Zoning Relief Reduce front yard depth from 6 m to 5 m, rear yard depth from 7.5 m to 4.5 m Reduce the minimum interior side yard width from 5 m to 3.6 m to the covered deck, with the covered decks being permitted in the interior side yard, increase the maximum lot coverage from 35 % to 45 %, reduce the privacy yard depth from 7.5 m to 6.7 m and 3.6 m to the southwest unit and increase the projection of roofed over one- storey porch from 2.5 m to 3 m Page 54 of 359 A GREAT CITY…FOR GENERATIONS TO COME Open House – July 22 Held on July 22, 2024 No members of the public were in attendance and no comments were received.Page 55 of 359 A GREAT CITY…FOR GENERATIONS TO COME Planning Analysis •The proposed development will redevelop an underutilized lot which is located within the Built-Up Area and located along an arterial road; •The proposed in-fill housing type will assist in achieving the minimum 50% residential intensification annual target in the Built-Up area with the increase in density on the subject lands; •The property will utilize existing municipal infrastructure; and •The proposed townhouse dwellings allow for a traditional arrangement of built form with appropriate housing design, outdoor amenity area and building setbacks. The townhomes will be consistent with the existing housing forms located on the west side of Montrose Road.Page 56 of 359 A GREAT CITY…FOR GENERATIONS TO COME •That Council approve Zoning By-law amendment and Vacant Land Condominium as recommended in report PBD-2024-41 RecommendationRecommendation Page 57 of 359 Frank Costantino Construction - 4257 Montrose Road Page 58 of 359 Proposed Development/Amendment The owner, Frank Costantino, is proposing to redevelop the subject lands as a private road development (i.e., Vacant Land Condominium) consisting of 10 single Storey Block Townhomes. Configured 5 dwellings per block in two blocks. A Zoning By-Law amendment application has been submitted to facilitate the development of 10 block townhouse dwellings in 2 bloc ks. The property is designated Residential in the City’s Official Plan. The lands are currently zoned residential Apartment 5B De nsity (R5B-630) zone in accordance with Zoning By-Law No. 79-200, as amended. The applicant is requesting to rezone the lands to site-specific Residential Low Density, Group Multiple Density (R4) zone to allow for a reduced front yard depth, reduced rear yard depth, reduced interior side yard width, reduced privacy yard depth, and increase in the lot co verage, an increased of the projection for a one-storey porch into a required privacy yard and to permit the projection of a roofed over one-storey porch into a required side yard. Page 59 of 359 Proposed Site & Surrounding Page 60 of 359 Proposed Site Page 61 of 359 Draft Plan of Condo Page 62 of 359 Proposed New Site Plan Page 63 of 359 Subject Land The subject land is 4257 Montrose Road in Niagara Falls. The lot is located on the west side of Montrose Road, (Regional Road 98) south of Thorold Stone Road, west of the QEW and north of Highway 420. The subject lands measure 0.48 hectares in area and has 60.90 meters of frontage along Montrose Road. The subject land is currently vacant. The property contains several trees along the west and south boundaries. The lot known as 4257 Montrose Road will require its own driveway connection to Montrose Road. The surrounding area is predominantly comprised of one and two-storey single detached and semi attached dwellings of various architectural styles to the west; a three-storey apartment dwelling to the north and single storey townhomes to the south. This housing typology is found along Montrose Road, Donlee Drive, Cortina Crescent and Chorozy Street to the West. To the east are industrial lands occupied by various business. The subject land is located on an Arterial Road (Montrose Road, Regional Road 98) and are within proximity to key transportation routes including Thorold Stone Road, Highway 420 and the Queen Elizabeth Way highway (QEW). The subject land is accessible by multiple modes of transportation including private automobile, public transit and active transportation (walking, cycling). Street access is, and will continue to be provided from Montrose Road. There is no on-street parking permitted on Montrose Road and parking will be provided strictly on site for this development. The subject land is currently located along Niagara Falls Transit Route 113 and 213. Stop 6365 is located to the north at the corner of Chorozy Street and Montrose Road and is within a short walk of the property. The subject land has a continuous municipal sidewalk along the west side of the Montrose Road frontage which connects into networks on Chorozy Street and through to the intersection at Thorold Stone Road and Highway 420 up to Lundy’s Lane. Sidewalks are also present on the complete west side of Montrose Road which provides access into those portions of the neighborhoods to the west and the Lundy’s Lane Commercial Corridor.Page 64 of 359 Planning The subject lands are located within the Niagara Falls Urban Area and the Provincially established Built-Up Area. These areas are identified in Provincial and Regional Plans and policies as the primary location for growth and intensification. The City of Niagara Falls has similar policy direction in the Official Plan. The Official Plan designates the lands as “Residential”. This designation permits all forms of residential dwellings, including Townhomes. The proposed development plan is in close conformity with the requisite density range of 25-40 units per hectare for Residential lands. The applications conform to all other applicable policies of the Official Plan. The change in zoning is appropriate for the property as it will facilitate the development of new, compatible forms of dwellings, additional housing supply and site-specific provisions that allow for the efficient use of urban, serviced land. The subject lands are located in a desirable location for additional density and growth due to their proximity to Provincial Highway access, Regional Roads, commercial uses and employment. The subject lands are also located along a public transit route. Through professional study, the development has been confirmed to be able to be serviced by municipal water, sanitary and storm infrastructure. An evaluation of the existing trees on the property was completed by a landscape Architect, Don Martin. The findings of the assessment indicate that there are no sensitive species on site, and that the trees can be removed from the site to facilitate the development, subject to prescribed mitigation measures noted on his drawings. The Nosie study prepared by HGC has provide measures to be implemented related to units 5, 6 and 10 as outlined in their study. For these stated reasons, we consider the submitted application to be consistent with the 2020 Provincial Policy Statement and conform to the 2019 Growth Plan for the Greater Golden Horseshoe, Regional Official Plan, and the City of Niagara Falls Official Plan. It is in our professional opinion that the applications represent a compatible and efficient use of urban land that will assist in the achievement of growth and intensification targets, additional housing supply and, good planning and are in the public interest.Page 65 of 359 Sept.23,2024 Department of Planning,Building &Development, City Hall, 4310 QueenStreet, Niagara Falls,Ontario L2E 6X5 Attention:N.DeBenedetti,Re:425 7 Hard)?50%,AH'.2023 '035— I live directly behind the subject lands.Over 20 years agoI attended and spoke at the meeting regarding the Apartment/Condo building that Mr.Frank Costantino was proposing to build.Unfortunately,during those 20 years nothing was built on the property.I am glad that a new proposal has been put forth by Mr.Costantino and hope that the 2 blocks of townhouses will be builtin the very near future.I am in favor of the rezoning of the subject lands to ResidentialLow Density,Group MultipleDensity (R4). In my opinion this will be in keeping with the condo townhouses built several years ago on the two adjacent properties along Montrose Rd.The lower density would also reduce the heavy traf?c that a larger apartment building would create.Montrose Rd.is already quite busy with business and industrial traf?c. Louise Goegan Page 66 of 359 PBD-2024-42 Report Report to: Mayor and Council Date: October 1, 2024 Title: AM-2023-035, Official Plan Amendment and Zoning By-law Amendment 4473-4479 & 4499 Ferguson Street Proposal: Internally renovate the existing structures on the subject land for additional apartment units. Applicant: 2808378 ONTARIO INC. (Ajay Kahlon) Agent: Mitchel Baker, Land Pro Planning Solutions Inc. Recommendation(s) 1. That Council APPROVE the Official Plan and Zoning By-law Amendments to increase the permitted density to 128 units per hectare and rezone the lands to a site-specific Residential 5C Density (R5C) Zone to permit the internal renovation of the existing buildings to accommodate 24 total residential units (16 units at 4473-4479 Ferguson and 8 units at 4499 Ferguson). 2. That Council AUTHORIZE the amending by-law to include a sunset clause to require the execution of a Site Plan Agreement within three years of the amending by-law coming into effect, with the possibility of a one-year extension at the discretion of the General Manager of Planning, Building and Development. Executive Summary 2808378 Ontario Inc. (Ajay Kahlon) has requested an Official Plan Amendment and a Zoning By-law Amendment for 0.1874 hectares (0.45 acres) of land known municipally as 4473-4479 and 4499 Ferguson Street, to facilitate the internal renovation of the existing is amendment The units. to 24 accommodate buildings residential recommended for the following reasons:  The proposed development conforms with Provincial, Regional, and City policies as it is transit supportive and supports the achievement of a complete community, will assist the City in meeting its intensification targets, and will provide additional housing choices for residents of the City; Page 1 of 13 Page 67 of 359  The proposed development represents gentle intensification, will contribute to the City’s intensification target and will conform with the intent of the City’s Official Plan;  The proposal will minimize urban land consumption and efficiently use underutilized land;  The site is currently serviced by existing municipal services, and no traffic / transportation impacts are expected; and  The proposed site-specific amendments to the Residential 5C Density (R5C) Zone are appropriate for the area and conform with the intent of the Zoning By- law. One resident submitted comments raising concerns over sewer and water capacity, as well as the potential increase in flood risk. In response to the concerns of the area residents, Staff note the following:  The surface layout of the development is not proposed to change and therefore will have no impact on stormwater runoff; and  The submitted functional servicing report recommends that the services be upsized to the recommended diameters in the report. This will be captured during the site plan process, however there are no concerns with servicing the buildings. Background 2808378 Ontario Inc. (Ajay Kahlon) has requested an Official Plan Amendment and a Zoning By-law Amendment for a parcel of land known municipally as 4473-4479 and 4499 Ferguson Street totaling approximately 0.1874ha, as shown on Appendix 1. Appendix 2 shows the conceptual Site Plan. The subject lands are designated Residential Medium Density under the Transit Station Secondary Plan and the City’s Official Plan which permits residential uses, including apartments and a density of up to 75 units per hectare. The applicant is proposing to place the lands under a Special Policy Area, to permit an overall density of 128 units per hectare. The lands are currently zoned Neighbourhood Commercial (NC) Zone in accordance with Zoning By-law No. 79-200, as amended. The proposed Zoning By-law Amendment seeks to rezone the lands to a site-specific Residential 5C Density (R5C) Zone to permit the use of the existing buildings as two 2-storey apartment dwellings, containing a total of 24 units. The proposed site-specific R5C zone is requesting relief for front, rear and side yard setbacks, the number of apartment buildings on one lot, landscaped open space, lot coverage and parking. Page 2 of 13 Page 68 of 359 The application proposes internal renovations that will not affect the footprint of the existing buildings. No additions or enlargements are being proposed at this time. Site Conditions and Surrounding Land Uses The subject lands consist of municipal addresses 4473-4479 and 4499 Ferguson Street with a City laneway separating both parcels. The owner has entered into an agreement of purchase and sale with the City for this laneway with a closing date of April 30, 2026. The purpose of this closing date is for the applicant to ensure that the zoning and site plan approvals can be secured before the sale is final. The laneway will be merged as a condition of Site Plan Control, to form one parcel to accommodate 24 units within the existing buildings. Currently, 4473-4479 Ferguson Street contains an existing 2-storey multi-residential (8 units) apartment building, which is proposed to be renovated to increase the total number of units to 16. Furthermore, 4499 Ferguson Street contains a 2-storey mixed-use building with a vacant commercial use on the ground floor and 10 boarding house units on the second floor, which is proposed to be renovated to remove the commercial use and create 8 units between the first and second floor. The subject lands are located on the north side of Ferguson Street, and on the west side of Hickson Avenue. The surrounding properties are zoned Residential 2, to the north and west, Residential 3 to the east, and light industrial to the south and consist of single-detached dwellings to the north and west, duplex dwellings to the east and a vacant light industrial use to the south. The subject property is located along transit route 108, with a bus stop located directly in front of the site. This line has connections to various other transit lines including routes 102, 104 and 204 which services the Greater Niagara Falls General Hospital The Niagara Falls Public Library – Victoria Branch, bus terminal and GO train station. This site is also in close proximity to the Gale Centre (approximately 2km), Glenview Park (165m) and the Niagara Parkway Recreational Trail (380m). Circulation Comments Information about the requested Official Plan Amendment and Zoning By-law Amendment application was circulated to City departments and divisions, agencies, and the public for comments. The following summarizes the comments received to date. Regional Municipality of Niagara  No concerns or objections to the proposed Official Plan and Zoning By-law Amendments. Municipal Works (Development Engineering) Page 3 of 13 Page 69 of 359  No concerns or objections to the proposed Official Plan or Zoning By-law Amendments. Municipal Works (Transportation Services)  There are some minor encroachments onto the City’s road allowances as noted on the survey provided. This includes an overhead canopy that extends 0.55m into the Ferguson Street right-of-way and the eastern building that extends 0.04m into the Hickson Street right-of-way. The applicant should acquire an encroachment agreement with the City. This could be addressed as a condition of the Site Plan agreement.  A traffic study is not required as the expected traffic flow is not anticipated to exceed 100 trips/ day and the site is well serviced by public transit.  There are 24 units proposed in the 2 buildings, which requires 34 parking spaces, at a rate of 1.4 parking spaces per unit. There are 33 parking spaces noted, at a rate of 1.38 parking spaces per unit. Transportation Staff identified at pre-consultation that it would support a 1.25 parking space per unit rate, which results in 30 required parking spaces. Transportation Staff has no objections to the proposed rate of 1.38 parking spaces per unit. Urban Design and Landscape Services  It is recommended that the applicant increase the landscaping on site, including an amenity space for residents. This could be addressed at the time of Site Plan Control.  Cash-in-lieu of parkland dedication will be required through the future Site Plan Control application at the current prescribed rate of 5% for new residential units.  Trees and landscaping should be incorporated into the design wherever possible, including but not limited to street trees, amenities spaces and parking areas, and is requested to be shown on the Landscape Plan at the future Site Plan Control stage. Street trees will be required along Ferguson Street and Hickson Lane.  Enhance landscape buffers along all property lines to provide privacy for adjacent existing residential properties. Building Services  All required Building Permits/Site-Servicing and Demolition Permit(s) to be obtained prior to construction/demolition for review. Building Data Design Page 4 of 13 Page 70 of 359 Matrixes shall be reviewed during the building and fire examination, application process.  Municipal, Regional, and Educational Development Charges will be assessed/determined at time of Building Permit application review, if applicable.  Spatial Separation Fire Protection to be incorporated during the Building and Fire Prevention Divisions permit application review process.  Signs are to be in accordance with municipal sign-bylaw and may be subject to separate sign permit application(s).  Public barrier-free parking facilities to be provided, pursuant to the provisions of the Zoning By-law.  At application, verification shall be provided, whether the existing buildings are seismic, barrier-free, and particularly, that 4473-4479 Ferguson Street (Flankage- Hickson Avenue) is a single building-entity or two separate buildings (Yr. 1941 & 1990’s approx.) that are abutting adjacently and possessing, and sharing a roof- line. Fire Department  The Fire Department has no concerns with respect to the proposed Official Plan and Zoning By-law Amendment.  The proposed development will require a change of use/building permits from the City of Niagara Falls Building Department. All required permits shall be obtained prior to the commencement of any construction.  Compliance with the Ontario Fire Code is required at all times in buildings that are occupied. This includes but is not limited to the maintenance of fire alarm systems, sprinkler systems, standpipe systems, fire department connections, fire access routes, exits (means of egress). GIS Services  No objections Enbridge  No objection Neighbourhood Comments Page 5 of 13 Page 71 of 359 A public open house was held on July 9, 2024, and was attended by Staff and the agent for the applicant. No members of the public attended. Written comments were received from a resident of the neighbourhood. Their concerns are summarized as follows: Increased flooding potential:  The surface layout of the development is not proposed to change and therefore will have no impact on stormwater runoff. The existing asphalt surface will not increase in size, and additional landscaping is being requested which will assist in the absorption of runoff. Concerns regarding the capacity of the existing services:  The submitted functional servicing report recommends that the services be upsized to the recommended diameters in the report and as such, there are no concerns with servicing the buildings. This will be captured during the site plan process. Analysis 1. Provincial Policies The Planning Act requires City planning decisions to be consistent with the Provincial Policy Statement (PPS) 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 proposed development is located within the Built-up Area, is transit supportive as the property is located in close proximity to transit lines 102, 104, 108 and 204, will contribute to the City’s annual residential intensification target, will diversify the type of housing available to residents in the Elgin community, and will support the achievement of a complete community; and  The proposed development minimizes urban land consumption and encourages the efficient use of existing municipal infrastructure and services. 2. Regional Official Plan The subject lands are designated Delineated Built-Up Area in the Regional Official Plan. The proposed development conforms as follows: Page 6 of 13 Page 72 of 359  The site is located within the urban area, represents an efficient use of urban land, and will utilize existing municipal infrastructure and services; and,  The proposal will assist with achieving the City’s minimum residential intensification target of 50% occurring annually within the Built-up Area. 3. City Official Plan The City’s Official Plan designates the subject lands as Residential in the City’s Official Plan and Medium Density Residential within the Transit Station Secondary Plan. The Transit Station Secondary Plan designation is intended to be complimentary to the broader land use designation of the Official Plan. When considering an Official Plan Amendment, Council is to consider the conformity of the proposal with the general objectives of the Plan, the suitability of the site or area for the proposed use, the compatibility of the proposed use with adjacent land use designations, the need for the use, the availability of adequate municipal services and facilities for the proposed use, and its financial implications. The proposal complies with the intent of the Official Plan as follows:  The location of the proposal provides for a diverse mix of housing options while maintaining the low-rise format of the existing character of the neighbourhood;  The proposal respects existing building heights by not increasing the height of the existing structure and continuing to match the built form of the area;  The proposed density of 128 units per hectare, where a maximum of 75 units per hectare is permitted, is considered to have regard for the intent of the Official Plan as the development makes efficient use of the existing structures and layout, minimizing the development's impact on the surrounding neighborhood. Further, it is noted that both transportation and municipal infrastructure have adequate capacity to accommodate the proposal;  The proposal will minimize urban land consumption and efficiently uses underutilized land; and,  The proposal aligns with the City’s housing policies which promote multi-unit developments, and the development of underutilized parcels. Further, the proposal will contribute to and diversify the City’s supply of housing.  The proposal will increase the supply of rental housing. The applicant has indicated that 7 of the 24 dwelling units (29%) will have an estimated rental rate of $1,050 per month which would be considered affordable to low-income Page 7 of 13 Page 73 of 359 households with an annual income of $45,300 or less as per Table 3-2 of the City’s Housing Strategy; and,  The remainder of the dwelling units are proposed to be provided at a market rate of approximately $1,350 - $1,550 per month. These estimated rental rates would not be considered affordable to low-income households under the City’s Housing Strategy. However, they would be considered affordable to moderate income households with an approximate annual income of $60,000 - $95,900 as per Table 3-2 of the City’s Housing Strategy.  The subject lands are in close proximity to several known stationary (employment / commercial uses) and transportation related (rail line / Niagara Helicopters) noise sources. However, given that the proposed development includes interior renovations and existing buildings that include noise sensitive land uses (residential), a Noise Impact Study was not requested. It is suggested that the renovations provide for materials such as forced air/ central air conditioning and upgrade exterior windows and doors to assist with mitigating any potential adverse noise impacts for future occupants. 4. Zoning By-law The lands are currently zoned Neighbourhood Commercial (NC) Zone in accordance with Zoning By-law No. 79-200, as amended. The proposed Zoning By-law Amendment requests to rezone the lands to a site-specific Residential 5C Density (R5C) Zone to permit the use of the existing buildings as two 2-storey apartment dwellings, containing a total of 24 units. The R5C zone permits apartments, stacked townhouse dwellings and accessory buildings and structures. The site-specific amendment seeks to address the existing configuration of the site and to permit two apartment buildings on one lot. The site-specific amendments that have been requested by the applicant are summarized in the table below. ZONE REGULATIONS EXISTING REGULATIONS REQUESTED REGULATIONS STAFF RECOMMENDATION Minimum Front Yard 7.5m + 10m to centreline of Hickson Ave 0m Support Minimum Rear Yard One-half of the height of the building or 10m (whichever is greater) 0.69m Support Minimum Exterior Side Yard 7.5m + 10m to centreline of Ferguson Street 0m Support Page 8 of 13 Page 74 of 359 Number of Apartment Buildings on One Lot 1 2 Support Minimum Landscaped Open Space 40% 6.37% Support Lot Coverage 30% 30.7% Support Parking 34 Parking Spaces 33 Parking Spaces Support Staff support the proposed change from the NC Zone to an R5C Zone with the above requested site-specific regulations for the following reasons:  The requested yard depths, landscaping, lot coverage and buildings on one lot have all been requested to recognize the existing conditions and deficiencies within the site. The function of the apartments is not compromised by the existing layout and the impact on the surrounding uses is minimized as no external construction has been proposed.  The request to reduce the parking requirement from 34 spaces to 33 spaces is not considered to have a significant impact on the site. The site is located along City Transit Line 108, which has several connections with various other transit lines throughout the City. As the site is well serviced by public transit, and the reduction is considered to be minor, staff are not concerned with the proposed reduction of parking stalls.  The parcels will need to be merged into one title and will be required to apply for a consent application, in order to formally merge them on title. 5. 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 Page 9 of 13 Page 75 of 359 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 enter into agreements 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 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. 6. Appeal Provision – Section 34 of the Planning Act In accordance with Bill 185, which received Royal Assent on June 6th, 2024, the Minister, the applicant, or a specified person, public body, or registered owner of any land to which the Zoning Amendment/By-law will apply, who made oral submissions at a Public Meeting or written submissions to City Council prior to the adoption of the Zoning Amendment and/or passage of the By-law, may appeal the Zoning Amendment and/or the By-law to the Ontario Land Tribunal by filing Notices of Appeal to the Clerk. Third- party appeals are no longer permitted. Financial Implications/Budget Impact The proposed development will generate development charge contributions and property tax revenue for the City. There are no other financial implications. Strategic/Departmental Alignment Although this proposal does not directly align with the Pillars of the 2023-2027 Strategic Plan, it does support the achievement of a liveable community and increase the supply of housing in support of the City’s housing targets and pledge. Strategic Plan Pillars Economic Diversification & Growth Page 10 of 13 Page 76 of 359 Fostering a balanced and sustainable local economy achieved by expanding and diversifying the types of industries and businesses operating within the community. List of Attachments Appendix 1 Appendix 2 Written by: Chris Roome, Planner 2 Submitted by: Status: Signe Hansen, Director of Planning Approved - 23 Sep 2024 Jason Burgess, CAO Approved - 25 Sep 2024 Page 11 of 13 Page 77 of 359 Appendix 1 Location Map Page 12 of 13 Page 78 of 359 Appendix 2 Conceptual Site Plan Page 13 of 13 Page 79 of 359 Address: 4473-4479 and 4499 Ferguson Street Applicant: LandPro Planning Solutions Proposal: Internally renovate the existing structures on the subject land for additional apartment units. Official Plan Amendment and Zoning By-law Amendment Application AM-2023-035 Page 80 of 359 A GREAT CITY…FOR GENERATIONS TO COME Background Proposal The application is to redesignate and rezone the subject lands to a special policy area and site specific R5C Zone to permit interior renovation of two (2) existing buildings for a total of 24 apartment dwelling units. The proposed renovations would introduce 9 new residential units and increase the overall density to 128 units per hectare. Official Plan The subject lands are designated Residential in the City’s Official Plan and are within the Medium Density Residential designation of the Transit Station Secondary Plan. The application does not conform to the required 75 units per hectare. Zoning By-law No. 79-200 The subject lands are zoned Neighbourhood Commercial (NC), in accordance with Zoning By-law 79-200. Page 81 of 359 A GREAT CITY…FOR GENERATIONS TO COME Location Subject Lands Detached Dwellings Light Industrial Use Page 82 of 359 A GREAT CITY…FOR GENERATIONS TO COME Site Plan Page 83 of 359 A GREAT CITY…FOR GENERATIONS TO COME Proposed Zoning Relief Apartments on one lot: Proposed: 2 Permitted: 1 Exterior Side Yard: Proposed: 0 m Required: 7.5 m +10 m to centreline of Ferguson Min. Rear Yard Setback Proposed: 0.69 m Required: Half of building height Minimum Landscaped Open Space: Proposed: 6.37 % Required: 40 % Lot Coverage: Proposed: 30.7% Required: 30 % Parking: Proposed: 33 spaces Required: 34 spaces Page 84 of 359 A GREAT CITY…FOR GENERATIONS TO COME Neighbourhood Comments •Public Information Open House was held on July 9, 2024. The Open House was not attended by any members of the public. The following concerns were received via written submission. Staff Response Concern •The submitted Functional Servicing Report recommends that the services be upsized to the recommended diameters in the report and as such,there are no concerns with servicing the buildings. Adequate Sewer and water capacity •Surface layout of the development is not proposed to change and therefore will have no impact on stormwater runoff.The existing asphalt surface will not increase in size and additional landscaping can be requested through site plan to assist in the absorption of runoff. Increased flooding potential Page 85 of 359 A GREAT CITY…FOR GENERATIONS TO COME Recommendations •That Council approve the Official Plan Amendment and Zoning By-law Amendment to redesignate the lands to a special policy area and rezone the lands to a site specific Residential 5C (R5C) Zone to permit the renovation of the existing structures on the subject land for additional apartment units. Page 86 of 359 PBD-2024-43 Report Report to: Mayor and Council Date: October 1, 2024 Title: AM-2024-003 – Official Plan & Zoning By-law Amendment 6546 Fallsview Boulevard & 6503-6519 Stanley Avenue Proposal: 58-storey mixed-use development consisting of two towers and 7-storey parking garage. Applicant: Hennepin Realty Holdings Inc. & Hennepin’s View Inc. Agent: Bousfields Inc. (David Falletta / Cale Vanderveen) Recommendation(s) 1. That Council APPROVE the Official Plan Amendment and Zoning By-law 7-storey and development mixed-use a facilitate to Amendment 58-storey parking garage, subject to the regulations and modifications outlined in this Report. 2. Council That AUTHORIZE Holding the in provision (H) a inclusion the of amending by-law to require the submission of a Quantitative Wind Study, a new Transportation 1 Phase a and Reference, and Terms Study Impact of Environmental Site Assessment (and any subsequent assessments), the filing of a Record of Site Condition, the inclusion of warning clauses with respect to archaeological resources, and the implementation of recommendations identified in the Arborist Reports and Tree Protection Plans. 3. That Council AUTHORIZE the inclusion of a sunset clause in the amending by- law to require the execution of a Site Plan Agreement or the receipt of Draft Plan of Condominium approval within four years of the amending by-law coming into effect, with the possibility of a two-year extension at the discretion of the General Manager of Planning, Building and Development. Executive Summary Hennepin Realty Holdings Inc. and Hennepin’s View Inc. have requested an Official Plan Amendment and Zoning By-law Amendment for two parcels of land known municipally as 6546 Fallsview Boulevard and 6503-6519 Stanley Avenue. The applicant is proposing to construct a mixed-use building consisting of two 58-storey towers (maximum of 60 storeys to accommodate a roof feature) at 6546 Fallsview Boulevard. The development would include a total of 1,140 hotel suites and amenities, 126 dwelling Page 1 of 31 Page 87 of 359 units, multi-purpose space, various accessory uses and two levels of underground parking. Further, the applicant is proposing to demolish the existing restaurant at 6503- 6519 Stanley Avenue and construct a 7-storey parking garage and hotel guest terminal facility mixed-use the with associated proposed off-site accommodate to parking development The amendments are recommended by Staff, subject to the inclusion of a Holding (H) provision to require the submission of a Quantitative Wind Study, a new Transportation Impact Study and Terms of Reference, and a Phase 1 Environmental Site Assessment (and any subsequent assessments), the filing of a Record of Site Condition, the inclusion archaeological the and resources, to respect with clauses warning of implementation of recommendations identified in the Arborist Reports and Tree Protection Plans. Concerns were raised by members of the public with respect to the proposed uses, impacts on traffic volumes/conditions, impacts on misting conditions, the ad hoc nature of development applications in the tourist core, impact on existing easements, and the phasing of the proposed development. Staff note that:  The applicant is not proposing to introduce new uses through the application and will be subject to the standard permitted uses of the Tourist Commercial Zone;  The inclusion of a Holding (H) provision is recommended to require the completion and submission of a new Transportation Impact Study and Terms of Reference;  The Niagara Parks Commission does not object to the findings of the Mist Study;  The City is currently in the process of developing a new Official Plan, which will revisit the Tourist Commercial policies;  The applicant has confirmed that development is not proposed on the lands that are owned by OLG, and that discussions with OLG have been initiated to review the details of the existing easements; and  The off-site parking garage will have to be constructed concurrently with the mixed-use development in order to satisfy the parking requirements of the Zoning By-law. Provided that the Holding (H) provision is approved as recommended, the amendments are recommended for the following reasons:  The proposed development satisfies matters of Provincial interest as outlined in Section 2 of the Planning Act; Page 2 of 31 Page 88 of 359  The proposed development conforms to Provincial, Regional and City policies as it supports the creation of a complete community, is transit-supportive, minimizes urban land consumption and encourages the efficient use of existing municipal infrastructure and services;  The proposed development will support economic diversity and promote increased opportunities for cross-border tourism;  The proposed development is compatible with surrounding land uses and will maintain appropriate levels of public health and safety;  The proposed site-specific amendments to the Tourist Commercial Zone are appropriate for the area and conform with the intent of the Official Plan; and  The proposed development is supported by City, Regional, and Niagara Parks Commission Staff. Background Hennepin Realty Holdings Inc. and Hennepin’s View Inc. have requested an Official Plan Amendment and Zoning By-law Amendment for two parcels of land known municipally as 6546 Fallsview Boulevard and 6503-6519 Stanley Avenue and denoted as Parcel A and Parcel B, respectively, as shown on Appendix 1. The applicant is proposing to construct a mixed-use building consisting of two 58-storey towers (maximum of 60 storeys to accommodate a roof feature) at 6546 Fallsview Boulevard. The development would include a total of 1,140 hotel suites and amenities, 126 dwelling units, multi-purpose space, various accessory uses and two levels of underground parking. Further, the applicant is proposing to demolish the existing restaurant at 6503-6519 Stanley Avenue and construct a 7-storey parking garage and hotel the with associated parking off-site terminal to facility guest accommodate proposed mixed-use development. Appendices 2, 3 and 4 contain conceptual site plans and renderings of the proposed development. The subject properties are designated Tourist Commercial in accordance with the City of Niagara Falls Official Plan, and are located within the Fallsview Tourist Subdistrict. The development is proposed within an area where high-rise buildings (13 to 30 storeys) may be considered, subject to a Zoning By-law Amendment. As the proposed development exceeds 30 storeys in height, the applicant is proposing to amend Part 2, Section 4, Subsection 4.6.11 of the Official Plan to permit a building height of 58 storeys, with the option of adding two additional storeys to accommodate a roof feature. Staff note that an Official Plan Amendment is not required to facilitate the development of the proposed off-site parking garage. Page 3 of 31 Page 89 of 359 Parcel A (6546 Fallsview Boulevard) is zoned Tourist Commercial (TC-75 and 599) Zone, in part, in accordance with Zoning By-law No. 79-200, as amended by By-law No. 2002-210, 2012-60 and 2012-061, and Parking (P-599) Zone, in part, in accordance with Zoning By-law No. 79-200, as amended by By-law No. 2002-210, 1988-133 and 2012-060. The applicant is proposing to rezone the property to a site-specific Tourist Commercial (TC) Zone that permits off-site parking at 6503-6519 Stanley Avenue, permits an increase to the maximum height of buildings or structures, eliminates the maximum lot coverage requirement, and establishes the location of the proposed buildings or structures and requirements for roof features, a maximum floor area, and number of loading spaces. Further, the applicant proposes to consider the whole of the lands for the purpose of calculating minimum lot area. Parcel B (6503-6519 Stanley Avenue) is zoned Tourist Commercial (TC-75) Zone in accordance with Zoning By-law No. 79- 200, as amended by By-law No. 2012-060 and 2012-061, in part. The applicant is proposing to rezone the lands to a site-specific Tourist Commercial (TC) Zone that permits off-site parking associated with the mixed- use development at 6546 Fallsview Boulevard, permits an increase to the maximum height strip minimum a establishes landscape structures, or buildings of and requirement and the location of the proposed buildings or structures. Staff note that relief is also required to reduce the number of loading spaces. Site Condition and Surrounding Land Uses Parcel A - 6546 Fallsview Boulevard  Located on the east side of Fallsview Boulevard, north of Portage Road. The lands are approximately 1.06 hectares in size and are currently occupied by Oakes Hotel and associated surface parking. Surrounding land uses include:  North – Niagara Fallsview Casino Resort parking garage;  South – Portage Road and Embassy Suites;  East – Lands owned by Ontario Lottery and Gaming Corporation (OLG), treed moraine and Queen Victoria Park; and  West – Fallsview Boulevard and parking lot. Parcel B - 6503-6519 Stanley Avenue  Located on the west side of Stanley Avenue, south of Dixon Street. The lands are approximately 1.36 hectares in size and are currently occupied by Frontier BBQ and Smokehouse, the Days Inn by Wyndham Fallsview hotel and associated surface parking. Page 4 of 31 Page 90 of 359 Surrounding land uses include:  North – Dixon Street and surface parking for Four Points by Sheraton;  South – Partially-constructed structure at 6605 Stanley Avenue;  East – Stanley Avenue and My Cousin Vinny’s restaurant; and  West – Parking lot. Circulation Comments Information regarding the requested Official Plan Amendment and Zoning By-law Amendment application was circulated to City departments and divisions, agencies, and the public for comments. The following summarizes the comments received to date. Regional Municipality of Niagara  Regional Staff do not object to the proposed application from a Provincial and Regional perspective, provided that a Record of Site Condition is filed with the Ministry of the Environment, Conservation and Parks; o As the proposed development involves the introduction of a sensitive land use (126 dwelling units), the filing of a Record of Site Condition is required in accordance with Ontario Regulation 153/04. Staff recommend that a Holding (H) provision be included in the amending by-law to require the submission any (and Assessment Site Phase 1 a of Environmental subsequent assessments) and the filing of a Record of Site Condition, which will deem the lands suitable for residential use.  The subject parcels are not located within an area of archaeological potential. Regional Staff recommend the inclusion of a standard archaeological warning clause in the future Site Plan Agreement should any archaeological resources be unexpectedly encountered through construction works. The inclusion of the warning clause will be secured through a Holding (H) provision;  The applicant is required to gratuitously convey a 10-metre x 10-metre daylight triangle at the corner of Regional Road 102 (Stanley Avenue) and Dixon Street to the Region through the future Site Plan Control application;  Regional Urban Design Staff reviewed the Landscape Plans for the proposed off- site parking garage at 6503-6519 Stanley Avenue as it relates to the Regional road allowance and the Stanley Avenue streetscape. Staff are generally satisfied with the proposed landscape design direction as it strengthens the planting within the boulevard and provides patio areas for the retail portion to spill-out and animate the street. Detailed Landscape Plans are requested at the Site Plan Control stage; Page 5 of 31 Page 91 of 359  Regional Staff reviewed the Transportation Impact Study, prepared by Arcadis and dated April 17, 2024, specifically with respect to the proposed access onto Stanely Avenue and landscaping associated with the proposed parking garage at 6503-6519 Stanley Avenue. Regional Staff note that the proposed access onto Stanley Avenue is configured as an entrance access only and that this is the preferred configuration as it will not disturb traffic operations near the intersection of Stanley Avenue and Dixon Street. Further, it is noted that the extension of the Stanley Avenue median will be required to eliminate left-in movement on the Regional Road. Lastly, it is noted that the proposed raised planters and tree plantings along Stanley Avenue will require approval from the Regional Director of Transportation. If approved, the applicant will be required to enter into an encroachment agreement with the Region, which can be managed at the Site Plan Control stage;  The applicant is advised that prior to any construction/work taking place within the Regional road allowance, a Regional Construction, Encroachment, and Entrance Permit must be obtained from the Transportation Services Division, Public Works Department;  The proposed Servicing Plan shows a sanitary lateral in proximity to the Regional watermain and a new water service crossing the Regional watermain. At the time of the future Site Plan Control application, Regional Water/Wastewater Engineering Staff will require the submission of a plan and profile for the crossing of the Regional watermain for review and approval; and  The applicant will be required to confirm their intention for waste collection at the Site Plan Control stage. Based on the size of the proposed development, Regional Staff assume that waste collection will likely occur through a private contractor. Building Services  Demolition All required Building Permits and Permits (not excluding any provincial/regional approvals, Site Plan control, etc.) are to be obtained prior to commencement of any construction/demolition;  City, Regional and Education Development Charges will be assessed at building permit stage. Staff note that Education Development Charges will only be collected for the residential component of the proposed development;  Geotechnical Report shall be submitted at building permit stage; and Page 6 of 31 Page 92 of 359  Ontario Building Code related comments will be provided at building permit stage, except the following item: o Staff request that a qualified designer/architect confirm how the applicable spatial separation requirements in OBC 2012 Div. B, 3.2.3. regarding allowable wall opening area and wall construction can be achieved for the proposed south building walls as well as the adjacent/opposite north building walls of the existing building. Fire Services  No concerns with respect to the proposed Official Plan and Zoning By-law Amendment application;  Fire Services Staff note that the submitted Site Plans have not been reviewed for compliance with the Ontario Building Code. Technical comments will be provided at the Site Plan Control stage;  Fire Services Staff note that the submitted Site Plans have not been reviewed for compliance with the Ontario Building Code. Technical comments will be provided at the Site Plan Control stage;  Permits to demolish any existing structures shall be obtained from the City of Niagara Falls Building Department; and  The Ontario Building Code requires buildings that are 84 metres or greater height to be served by no fewer than two sources of water from a public water system (Section 3.2.9.7.(4)). The applicant should confirm there is adequate servicing to comply with this requirement. o Planning Staff note that the applicant has since submitted an amendment to the Functional Servicing and Stormwater Management Brief, prepared by Dillon Consulting Limited (formerly Counterpoint Engineering Inc.) and dated March 6th, 2023. The amendment indicates that the proposed development will be provided with adequate water servicing to comply with Section 3.2.9.7.(4) of the Ontario Building Code. Information Services (GIS)  Unit Plans will be required at the Site Plan Control stage. Page 7 of 31 Page 93 of 359 Planning (Urban Design, Landscaping & Cash-in-lieu of Parkland Dedication)  Staff are generally supportive of the proposed architectural design;  Detailed comments on the proposed streetscape improvements will be provided at the Site Plan Control stage, ensuring a comprehensive approach that contributes to pedestrian safety and experience, and the public realm;  Detailed information will be required at the Site Plan Control stage with respect to bicycle storage/parking, site furniture, seat walls, street trees, tree grates, raised planters, soil trenches within raised planters, and paving features, among other applicable elements. The design should integrate trees and landscaping wherever possible;  Cash-in-lieu of parkland dedication will be collected for each property at the Site Plan Control stage in accordance with By-law No. 2022-131 at the current prescribed rate of 1% for commercial redevelopment and 5% for residential redevelopment; and  Arborist Reports and Tree Protection Plans, prepared by NAK Design Group and dated February 6th, 2024 and February 12th, 2024, were completed for each subject property.  A total of 125 trees were inventoried on 6546 Fallsview Boulevard and 6503- 6519 Stanley Avenue, 102 of which are proposed for removal as they conflict with the proposed development.  Compensation for the removal of trees from within the municipal road allowance will be required at a rate of $900.00 per tree.  Compensation is not being sought by the City at a rate of 2:1 for the trees on private property that are proposed for removal as they are not located within an Environmental Conservation Area in accordance with the City’s Official Plan and are not regulated under the Regional Woodland Conservation By- law.  The recommendations of the Arborist Reports and Tree Protection Plans will be implemented at the future Site Plan Control stage. Municipal Works (Development Engineering)  No comments or concerns regarding the proposed parking garage at 6503-6519 Stanley Avenue; Page 8 of 31 Page 94 of 359  Third-party infrastructure modelling of the water and sanitary sewer systems was completed for 6546 Fallsview Boulevard. No concerns were identified; and  A detailed review of the proposed engineering design will occur at Site Plan Control stage. It is noted that looping of the watermain through the development is not permitted. Municipal Works (Transportation Services)  No concerns regarding the requested Official Plan Amendment and site-specific zoning regulations;  A Transportation Impact Study, prepared by Arcadis and dated April 17, 2024, was submitted with the application. The Study concludes that the proposed development can be accommodated on the existing road network, with minor adjustments to local traffic signal timing plans. While there are some minor impacts to City intersections, no road improvements are warranted;  A new Transportation Impact Study, guided by a new Terms of Reference, will be required at the Site Plan Control stage as traffic counts may be under- represented. The new Study will also need to evaluate the setbacks of proposed driveways and analyze the expected operation of the site to ensure that it is self- contained. This will be secured through a Holding (H) provision;  An irregular road widening is required on Portage Road. Further, a 0.81-metre road widening is required along Dixon Street. These will be secured at the future Site Plan Control stage;  The proposed development at 6546 Fallsview Boulevard is serviced directly by the WEGO blue line. There is a stop on the east side of Fallsview Boulevard; and  Staff recommend that a maximum of two driveways be provided on Dixon Street. Niagara Parks Commission  No objections to the proposed application and the conclusions/findings of the Visual Impact Assessment, Shadow Study, Mist Study and Addendum, and Transportation Impact Study. Mississaugas of the Credit First Nation (MCFN)  MCFN have requested the completion of a Stage 1 Archaeological Assessment (and any subsequent assessments) and the circulation of Environmental Site Assessments for each parcel. Page 9 of 31 Page 95 of 359 o Planning Staff note that the subject parcels are not located within an area of archaeological potential. However, it is requested that the applicant completes a Stage 1 Archaeological Assessment (and any subsequent assessments) at the Site Plan Control stage, unless otherwise determined by MCFN through future consultation. Staff also note that a holding provision 1 a of completion Phase require to recommended is the Environmental Site Assessment (and any subsequent assessments) for 6546 Fallsview Boulevard. This assessment will be circulated to MCFN for review at the Site Plan Control stage. Neighbourhood Comments A Public Information Open House was held on June 13th, 2024 and was attended by the applicant, their lawyer, agent, planner and architect, and eight members of the public. Written comments were also received from one member of the public and MGE Niagara Entertainment Inc., operator of Casino Niagara and Niagara Fallsview Casino Resort. proposed traffic on impacts uses, the Concerns respect with raised were to volumes/conditions, impacts on misting conditions, the ad hoc nature of development applications in the tourist core, existing easements, and the phasing of the proposed development. Staff’s responses to these concerns are as follows:  Staff note that the applicant is not proposing to introduce new uses through the application and will be subject to the standard permitted uses of the Tourist Commercial Zone.  Transportation Services Staff note that the traffic counts contained in the Transportation Impact Study, prepared by Arcadis and dated April 17, 2024, may be under-represented. As such, the inclusion of a Holding (H) provision is recommended to require the completion and submission of a new Transportation Impact Study and Terms of Reference to the satisfaction of the City. The new Study will also need to evaluate the setbacks of proposed driveways and analyze the expected operation of the site to ensure that it is self-contained.  In accordance with the Mist Study and Addendum, prepared by Gradient Wind and dated June 6th, 2023 and February 6th, 2024, respectively, the proposed development is predicted to increase misting conditions over Table Rock Centre, the Niagara Parkway and the nearby pedestrian walkways as a result of the incremental redirection of the existing mist plume. This has the potential to impact winter ice conditions and the operations of the Niagara Parks Commission. However, the Niagara Parks Commission does not object to the proposed development as they recognize the limitations of the Study and the Page 10 of 31 Page 96 of 359 anticipated infrequency of north-northwesterly winds and the resulting increased misting conditions.  The City’s Official Plan identifies areas in the tourist core that may be considered for additional height. Official Plans are considered “living” documents and property owners have the right to amend them in accordance with the Planning Act. Applications to amend an Official Plan are assessed based on the merits of an application and the supporting materials. The City is currently in the process of developing a new Official Plan, which will revisit the Tourist Commercial policies. Written comments received were provided to the Official Plan Project Manager for their consideration.  Parking associated with the existing hotel is currently provided in part on lands that are owned by Ontario Lottery and Gaming Corporation (OLG). Staff are of the understanding that easements with OLG are in place to facilitate the existing parking arrangement. The applicant has confirmed that development is not proposed on the lands that are owned by OLG, and that discussions with OLG have been initiated to review the details of the existing easements.  The applicant has indicated that the application does not seek to phase the proposed development. The off-site parking garage will have to be constructed concurrently with the mixed-use development in order to satisfy the parking requirements of the Zoning By-law. Analysis 1. Provincial Policies The Planning Act requires City planning decisions to be consistent with the Provincial Policy Statement (PPS) 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, including but not limited to, the adequate provision of employment opportunities, the protection of public health and safety, the appropriate location of growth and development, the promotion of well-designed built form, and the promotion of development that supports public transit;  Given the subject lands location within a Gateway Economic Zone, the proposed development will support economic diversity and promote increased opportunities for cross-border tourism; Page 11 of 31 Page 97 of 359  The proposed development supports the creation of a complete community, minimizes urban land consumption and encourages the efficient use of existing municipal infrastructure and services; and  The recommended Holding (H) provision will facilitate the redevelopment of the lands in a manner that will maintain appropriate levels of public health and safety. 2. Regional Official Plan The subject lands are designated Delineated Built-up Area in the Niagara Official Plan (NOP). The proposal conforms as follows:  The subject lands are located within the Urban Area and will utilize existing municipal infrastructure and services; and  The proposed development supports the creation of a complete community, is transit-supportive, minimizes urban land consumption and encourages the efficient use of existing municipal infrastructure and services. 3. City Official Plan The subject lands are located within the Fallsview Tourist Subdistrict in accordance with the City of Niagara Falls Official Plan. The Fallsview Tourist Subdistrict shall function as the primary location for large-scale accommodations, entertainment, retail and cultural attractions. The subject lands are designated Tourist Commercial in accordance with the City of Niagara Falls Official Plan. The development is proposed within the area of the City where high-rise buildings (13 to 30 storeys) may be considered, subject to a Zoning By-law Amendment. The applicant is proposing to amend Part 2, Section 4, Subsection 4.6.11 of the Official Plan to facilitate a mixed-use development on Parcel A (6546 Fallsview Boulevard) consisting of two 58-storey towers, with the option of adding two additional storeys to accommodate a roof feature, and a total of 1,140 hotel suites and amenities, 126 dwelling units, multi-purpose space and various accessory uses. Staff note that the Height Strategy (Figure 4) of the Official Plan would also have to be amended to reflect the applicant’s proposal. It is further noted that an Official Plan Amendment is not required to facilitate the development of the proposed parking garage on Parcel B (6503-6519 Stanley Avenue). When considering an Official Plan Amendment, Council is to consider the conformity of the proposal with the general objectives of the Plan, the suitability of the site or area for the proposed use, the compatibility of the proposed use with adjacent land Page 12 of 31 Page 98 of 359 use designations, the need for the use, the availability of adequate municipal services and facilities for the proposed use, and its financial implications. The proposed mixed-use development on Parcel A conforms with the intent of the Official Plan as follows:  The proposed development is located within an area of the City that is envisioned for scale large and 30 storeys) (maximum development high-rise of accommodations, entertainment, retail and cultural attractions. Although the proposed development exceeds this height maximum, Staff note that it will be situated amongst other sites that currently exceed this maximum, including 56 storeys at 6361 Fallsview Boulevard (Hilton), which is located northwest of the proposed development, and 36 storeys at 6700 Fallsview Boulevard, which is located immediately to the south. Furthermore, recent approvals were granted by Council in 2022 for 72 storeys at 6605 Stanley Avenue and 60 storeys at 6880 Stanley Avenue (Loretto). For this reason, Staff are of the opinion that the proposed and with compatible be location will in this suitable is height surrounding land uses, subject to the removal of the holding provision;  To ensure that the proposed development adds distinct and interesting features to the Niagara Falls skyline, the applicant has requested to secure a roof feature, to the satisfaction of the General Manager of Planning, Building and Development, through the amending by-law. However, Staff do not support the applicant’s request to permit an additional two storeys as-of-right for the purpose of accommodating a roof feature. Staff note that the suite of studies and supporting materials that were submitted with the application, including wind, mist and shadow studies, were not in support of a 60-storey development. However, provisions for two additional storeys for the purpose of accommodating a roof feature can instead be reflected in the Official Plan Amendment. Should the applicant wish to incorporate the two additional storeys into their design in the future, a subsequent Planning Act application will be required. Staff note that it may be possible for the applicant to achieve a satisfactory roof feature without the two additional storeys.  Niagara Parks Commission Staff concur with the findings of the Visual Impact Assessment, prepared by Bousfields Inc., which concludes that the proposed development will have no negative visual impacts on Queen Victoria Park.  In accordance with the Mist Study and Addendum, prepared by Gradient Wind and dated June 6th, 2023 and February 6th, 2024, respectively, the proposed development is predicted to increase misting conditions over Table Rock Centre, the Niagara Parkway and the nearby pedestrian walkways as a result of the incremental redirection of the existing mist plume. This has the potential to impact Niagara winter ice conditions and the operations of the Parks Commission. However, the Niagara Parks Commission does not object to the proposed development as they recognize the limitations of the Study and the Page 13 of 31 Page 99 of 359 anticipated infrequency of north-northwesterly winds and the resulting increased misting conditions.  The Shadow Study, prepared by architects - Alliance and dated February 1st, 2024, assesses the proposed development at 6546 Fallsview Boulevard between the hours of 9:00 AM and 6:00 PM on March 21st, June 21st, September 21st and December 21st in accordance with industry practices and the City’s Tourist Area Design Guidelines. o Fallsview Boulevard is identified as a Retail Street in accordance with the City’s Official Plan, whereas Stanley Avenue and Niagara River Parkway are identified as Entry Corridors. Retail Streets and Entry Corrirdors require at least five hours of sunlight on either side of the public sidewalk on September 21st. Fallsview Boulevard, Stanley Avenue and Niagara River Parkway will receive at least five hours of consecutive sunlight on September 21st. o residential stable from situated away development proposed The is neighbourhoods and will not result in adverse shadowing impacts. o The proposed development will not adversely impact public open space areas, including Queen Victoria Park and the Table Rock Centre.  Pursuant to By-law No. 2022-119, a Community Benefits Charge will be collected prior to building permit issuance, which can assist with funding one or more of the following categories identified in the Community Benefits Charges Strategy: Community Benefit Charges by-law review and strategy updates, parking, urban amenities, public art, heritage and culture, and active transportation.  With respect to affordability, the applicant has indicated that the 126 proposed dwelling units are not anticipated to be affordable and are intended to serve the luxury apartment market that is emerging in the City. Factors impacting the expected value of the proposed dwelling units include their unimpeded views of the Horseshoe and American Falls, proximity to local amenities and attractions, and location within an up-scale hotel and entertainment complex. Staff also note that the applicant intends on operating the dwelling units as Vacation Rental Units, which are considered a form of accommodation in accordance with the City’s Official Plan and are permitted under the Tourist Commercial designation.  Existing transportation infrastructure and municipal services will have adequate capacity to accommodate the proposal. Page 14 of 31 Page 100 of 359 The proposal does not conform with the intent of the Official Plan as follows:  The Pedestrian Level Wind Study and Addendum, prepared by Gradient Wind and dated May 2nd, 2023 and February 6th, 2024, respectively, indicate that uncomfortable wind impacts are expected at the southeast corner of the proposed 58 storey mixed-use development in the winter. Further, it is noted that wind tunnel (quantitative) modelling and assessment was not completed. Staff recommend that a Holding (H) provision be applied to the lands until such time that a Quantitative Wind Study has been submitted to the satisfaction of the City demonstrating no unsafe or uncomfortable wind conditions and/or the effectiveness of proposed mitigation measures. 4. Architectural Design Review All development proposals in the Tourist Commercial area for buildings greater than 10 storeys are subject to an Architectural Design Review process. An Architectural Design Review Form that evaluates the project’s conformity to the 7 principles contained in the City’s Tourism Policy Review Implementation Handbook was prepared by architects - Alliance. Staff have reviewed the Form and note the following as it relates to the proposed mixed- use development at 6546 Fallsview Boulevard: Principle 1 – Positive Building Base This principle states that a positive base interface between the building and street elements is achieved through built to lines, setbacks, edge treatments, weather protection, transparency, proportion and scale.  The proposed building will incorporate active uses (vestibules and multi-purpose facilities) at grade, which will assist with creating activity and interest along the public street.  The proposed podium incorporates overhangs along the Fallsview Boulevard façade and at the drop-off area, which offer weather protection and assist with maximizing comfort.  The proposed podium has been designed to establish a well-defined street edge with substantial setbacks, allowing for enhanced streetscaping along Fallsview Bouelvard and Portage Road. This approach aims to create a visually appealing and pedestrian-friendly environment.  The proposed building incorporates appropriate design measures that together form a cohesive aesthetic, enhancing the overall visual appeal and integration with the surrounding area. Staff note that blank walls are proposed on the north Page 15 of 31 Page 101 of 359 and south-facing elevations of the podium. The applicant is advised that blank walls are to be avoided in effort to enhance the visual appeal of the proposed development. Principle 2 – Public Realm at Grade This principle states that achieving an upgraded pedestrian environment is achieved through high quality streetscape, planting, furniture, and signage.  The public realm interface is effectively designed to support active public use, contributing to a vibrant and engaging streetscape. Further, the proposed development will incorporate plantings, trees and benches on the development site and within the Portage Road and Fallsview Boulevard road allowances; and  Should the Official Plan Amendment and Zoning By-law Amendment be approved, the City will collect a Community Benefits Charge, which can assist with funding the installation of urban amenities in the general area. Any plantings that are to be provided for wind mitigation or streetscape purposes shall occur outside of the required Community Benefits Charge. Principle 3 – Sky View This principle seeks to maximize sky, light, and air transparency by providing adequate spacing and mass to avoid a feeling of a wall of development.  The towers step back generously above the podium and maintain a separation distance of 20 metres from one another. Although the generally accepted minimum be may distances reduced distance 25 is separation metres, considered, provided that the towers are offset from one another. The proposal achieves this objective, allowing for appropriate sunlight and sky view.  At 822 m2 and 816 m2, the floor plates of the proposed towers do not exceed the recommended guideline of 1,000 m2.  The proposed towers will provide a length/width ratio of approximately 1:3. Although the towers exceed the generally recommended length/width ratio of 1:1.5, the slenderness and offset nature of the proposed towers assists with avoiding the feeling of a wall of development. Principle 4 – Skyline Height This principle states that the taller the building, the greater the emphasis should be on Page 16 of 31 Page 102 of 359 slenderness and visible skyview between towers.  The proposed development is located outside of the Skylon Tower’s 300 metre radius;  The towers are offset and maintain an adequate separation distance from one another, ensuring that sky view is maximized between the towers;  The proposed development is situated away from stable residential neighbourhoods and will not result in adverse shadowing impacts; and  The proposed development will not result in adverse shadowing impacts on Queen Victora Park and the Table Rock Centre. The results of the Shadow Study have been accepted by the Niagara Parks Commission. Principle 5 – Views and Vistas This principle seeks to maintain or enhance visual connections to the Falls and across the border and avoid obstructing valuable views. The Skylon Tower is to remain a signature feature of the skyline.  and gaps provide to designed has development proposed The been transparency in the podium, and separation between the towers. This will assist with improving sky views, as the current building on site contributes to the “wall of development” effect;  As the proposed development is not located in proximity to the Skylon Tower, the development will not interfere visually with the Skylon Tower, which is a signature feature of the skyline; and  The submitted Visual Impact Assessment and Shadow Study conclude that the proposed development will have no negative visual impacts on Queen Victoria Park, nor will it result in adverse shadowing impacts. Principle 6 – Microclimate This principle seeks to implement design measures that will maximize comfort and enjoyment of the public realm, and minimize impacts on adjacent properties through shadow, wind, and snow. Page 17 of 31 Page 103 of 359  The proposed podium incorporates overhangs along the Fallsview Boulevard façade and at the drop-off area, which offer weather protection and assist with maximizing comfort.  The proposed development is predicted to increase misting conditions over Table Rock Centre, the Niagara Parkway and the nearby pedestrian walkways, which will create more winter ice conditions and impact the operations of the Niagara Parks Commission. However, recognizing the limitations of the Study and the anticipated infrequency of the increased mist conditions, the Niagara Parks Commission has indicated that they do not object to the proposed development.  With respect to pedestrian level wind comfort, Staff recommend that a Holding (H) provision be applied to the property until such time that wind tunnel (quantitative) modelling and assessment is completed to the satisfaction of the City. The assessment is required to demonstrate no uncomfortable wind conditions and/or the effectiveness of proposed mitigation measures. Principle 7 – Parking and Circulation This principle seeks to reduce the visual impact of parking and encourage appropriate parking arrangements.  Parking for the mixed-use development will be accommodated on-site, in part, in two below grade levels, and off-site, in part, at 6503-6519 Stanley Avenue within a proposed 7-storey parking garage, which will be secured through a site-specific provision in the amending by-law.  distance walking within located is off-site parking proposed The garage (approximately 200 metres) from the proposed mixed-use development at 6546 Fallsview Boulevard. Shuttle buses will also be available to transport guests between the parking garage and the mixed-use development.  The proposed parking garage will contain a waiting area/lounge along Dixon Street and retail at-grade, which will be situated towards the intersection of Dixon Street and Stanley Avenue. This will assist with reducing the visual impact of the parking garage.  Staff note that a blank wall is proposed on the west-facing elevation. The applicant is advised that blank walls are to be avoided in effort to reduce the visual impact of the proposed parking garage. Page 18 of 31 Page 104 of 359 5. Zoning By-law No. 79-200 Parcel A - 6546 Fallsview Boulevard The property is zoned Tourist Commercial (TC-75 and 599) Zone, in part, in accordance with Zoning By-law No. 79-200, as amended by By-law No. 2002-210, 2012-60 and 2012-061, and Parking (P-599) Zone, in part, in accordance with Zoning By-law No. 79- 200, as amended by By-law No. 2002-210, 1988-133 and 2012-060. The applicant is proposing to rezone the property to a site-specific Tourist Commercial (TC) Zone that permits off-site parking at 6503-6519 Stanley Avenue, and an increase to the maximum height of buildings or structures, eliminates the maximum lot coverage requirement, and establishes the location of the proposed buildings or structures and requirements for roof features, a maximum floor area, and number of loading spaces. Further, the applicant proposes to consider the whole of the lands for the purpose of calculating minimum lot area. The departures requested from the standard TC Zone regulations are summarized in the following table: ZONE REGULATION EXISTING REGULATION REQUESTED REGULATION STAFF RECOMMENDATION (DETAILS TO FOLLOW) 6546 FALLSVIEW BOUELVARD (PARCEL A) Minimum Lot Area Not applicable The whole of the Lands, save and except for any part required for road widening purposes SUPPORT, ALTHOUGH NOT REQUIRED Maximum Lot Coverage 70% Not applicable SUPPORT Location of Parking On-site On-site, in part, and off-site at 6503-6519 Stanley Avenue, in part SUPPORT Minimum Rear Yard Depth (i) where any part of the building is used for residential purposes 10.0 metres 5.0 metres SUPPORT Page 19 of 31 Page 105 of 359 ZONE REGULATION EXISTING REGULATION REQUESTED REGULATION STAFF RECOMMENDATION (DETAILS TO FOLLOW) 6546 FALLSVIEW BOUELVARD (PARCEL A) Maximum Height of Building or Structure 12.0 metres subject to section 4.7 Podium: 36 metres Towers: 211.0 metres and 58 storeys, as measured from Geodetic Survey of Canada elevation 200.2 metres SUPPORT, SUBJECT TO MODIFICATIONS IN RED BELOW Towers: 198.05 metres and 58 storeys as measured from Geodetic Survey of Canada elevation 200.2 metres, not including the mechanical penthouse Roof Feature Not applicable One building having a height of up to 220.0 metres and a maximum of 60 storeys, as measured from Geodetic Survey of Canada elevation 200.2 metres, may be permitted where the General Manager of Planning, Building and Development is satisfied that it will provide a clearly defined roof feature to enhance the skyline. SUPPORT, SUBJECT TO MODIFICATIONS DESCRIBED BELOW Maximum Floor Area Not specified 143,000 m2 SUPPORT, ALTHOUGH NOT REQUIRED Page 20 of 31 Page 106 of 359 ZONE REGULATION EXISTING REGULATION REQUESTED REGULATION STAFF RECOMMENDATION (DETAILS TO FOLLOW) 6546 FALLSVIEW BOUELVARD (PARCEL A) Loading Area Requirements 16 loading spaces (3 metres x 9 metres) 2 loading spaces (minimum 3 metres x 9 metres) 1 loading space (minimum 3.5 metres x 6 metres) SUPPORT The requested regulations for the mixed-use development at Parcel A (6546 Fallsview Boulevard) can be supported for the following reasons:  Although not required, Staff support the applicant’s request to consider the whole of the lands as one lot for lot area purposes as it provides clarity from an implementation perspective.  The requested elimination of the maximum lot coverage requirement is supported by Staff. Staff note that the development will have to comply with the building setbacks identified on the draft Height Schedule (Schedule 5) that will form part of the amending by-law. This will limit/secure the footprint of the proposed development, thus achieving a similar goal to that of maximum lot coverage provisions. Despite the elimination of this requirement, Staff note that the development is not proposed to exceed the maximum lot coverage requirement of 70% that applies to the standard Tourist Commercial Zone.  The requested reduction to the rear yard depth for the podium and north tower is supported by Staff. The intent of a 10-metre rear depth is to ensure that residential uses are adequately setback from adjacent land uses. In cases where no part of the building is used for residential purposes, a 3-metre rear yard depth is required. Staff note that the podium does not contain residential uses (ie. dwelling units). With respect to the north tower, it is noted that the 126 residential dwelling units are proposed on storeys 52 to 58, which are adequately separated from the adjacent 7-storey parking garage located immediately to the north at 6380 Fallsview Boulevard.  The proposed development is located within the area of the City that may be considered for high-rise development (13 to 30 storeys), subject to a Zoning By- law Amendment. Although the proposed development exceeds this height maximum, Staff note that it will be situated amongst other sites that currently Page 21 of 31 Page 107 of 359 exceed this maximum, including 56 storeys at 6361 Fallsview Boulevard (Hilton), which is located northwest of the proposed development, and 36 storeys at 6700 Fallsview Boulevard, which is located immediately to the south. Furthermore, recent approvals were granted by Council in 2022 for 72 storeys at 6605 Stanley Avenue and 60 storeys at 6880 Stanley Avenue (Loretto). For this reason, Staff are of the opinion that the proposed height is suitable in this location and will be compatible with surrounding land uses, subject to the removal of the holding provision.  Staff support the applicant’s request to secure a roof feature, to the satisfaction of the General Manager of Planning, Building and Development, through the amending by-law. This will ensure that the proposed development contributes to the Niagara Falls skyline in a manner that is distinct and interesting. However, Staff do not support the applicant’s request to permit an additional two storeys as-of-right for the purpose of accommodating a roof feature. Staff note that the suite of studies and supporting materials that were submitted with the application, including wind, mist and shadow studies, did not contemplate a 60-storey development. However, provisions for two-additional storeys for the purpose of accommodating a roof feature can instead be reflected in the Official Plan Amendment. Should the applicant wish to incorporate the two additional storeys into their design in the future, a subsequent Planning Act application will be required. Staff note that it may be possible for the applicant to achieve a satisfactory roof feature without the two additional storeys.  Although not required, Staff support the applicant’s request to establish a maximum floor area requirement as it assists with providing certainty with respect to the ultimate development/build-out of the lands.  Transportation Services have no concerns with reducing the required number of loading spaces from 16 spaces to 3 spaces. The proposed number of loading spaces is sufficient for the nature and scale of the proposed development. Further, demand for the loading spaces can be managed through the coordination of deliveries. Although the applicant requested relief from the parking requirements for places of entertainment and other commercial uses, Staff note that By-law Nos. 2012-60 and 2012-61 apply to 6546 Fallsview Boulevard, which exempt various uses from the parking requirements of the Zoning By-aw, including but not limited to, places of entertainment, restaurants, retail stores, and places of assembly/convention centres ancillary to a hotel. Parcel B - 6503-6519 Stanley Avenue The subject property is zoned Tourist Commercial (TC-75) Zone in accordance with Zoning By-law No. 79- 200, as amended by By-law No. 2012-060 and 2012-061, in part. The applicant is proposing to rezone the lands to a site-specific Tourist Commercial Page 22 of 31 Page 108 of 359 (TC) Zone that permits off-site parking associated with the mixed-use development at 6546 Fallsview Boulevard and an increase to the maximum height of buildings or structures, and establishes a minimum landscape strip requirement and the location of the proposed buildings or structures. Staff note that relief is also required to reduce the number of loading spaces. The departures requested from the standard TC Zone regulations are summarized in the following table: ZONE REGULATION EXISTING REGULATION REQUESTED REGULATION STAFF RECOMMENDATION (DETAILS TO FOLLOW) 6503-6519 STANLEY AVENUE (PARCEL B) Permitted Uses The uses permitted in the TC Zone Add off-site parking for 6546 Fallsview Boulevard SUPPORT Maximum Height of Building or Structure 12.0 metres subject to section 4.7 19.5 metres and 7 storeys SUPPORT Minimum Landscaping Not applicable A 3.0-metre-wide landscape strip adjacent/parallel to Stanley Avenue and Dixon Street SUPPORT, ALTHOUGH NOT REQUIRED Loading Area Requirements 1 loading space (3 metres x 9 metres) 0 loading spaces NOT SUPPORTED BY STAFF The requested regulations for the parking garage at 6503-6519 Stanley Avenue (Parcel B) can be supported for the following reasons:  The applicant’s request to accommodate off-site parking for the mixed-use development on Parcel A (6546 Fallsview Boulevard) is appropriate and is supported by Staff. This type of parking arrangement is common throughout the tourist core of the City. Staff note that a parking garage is a permitted use under the existing Tourist Commercial Zone, and that the amending by-law will include a provision that links the properties to one another from a parking perspective.  The proposed development is located within the area of the City that may be considered for high-rise development (13 to 30 storeys), subject to a Zoning By- Page 23 of 31 Page 109 of 359 law Amendment. Although the requested building height of 19.5 metres and 7 storeys exceeds the existing building height permission (12.0 metres) of the Tourist Commercial Zone, it remains below the general parameters identified in the Official Plan. The Pedestrian Level Wind Study, prepared by Gradient Wind and dated May 2nd, 2023, indicates that the additional building height associated with the proposed parking garage will maintain comfortable wind impacts year- round.  Although not required, Staff support the applicant’s request to establish a minimum landscaping requirement as it will help to achieve an attractive interface with the public realm. The requested regulation for the parking garage at 6503-6519 Stanley Avenue (Parcel B) cannot be supported for the following reason:  The proposed reduction to the number of loading spaces from 1 space to 0 spaces is not supported. A loading space is required to accommodate deliveries associated with the proposed at-grade retail space. If a loading space were not to be provided, it could result in delivery trucks stopping on the road at or near the signalized intersection of Dixon Street and Stanley Avenue, which is not desirable from safety and traffic flow perspectives. 6. Holding (H) Provision Staff recommend that the amending by-law include a Holding (H) provision to ensure that:  A Quantitative Wind Study (wind tunnel modelling) is completed and submitted to the satisfaction of the City, demonstrating no unsafe or uncomfortable wind conditions and / or the effectiveness of proposed mitigation measures;  A new Transportation Impact Study and Terms of Reference are completed and submitted to the satisfaction of the City;  A Phase 1 Environmental Site Assessment (and any subsequent assessments) are submitted to the satisfaction of the Region and City;  A Record of Site Condition is filed with the Ministry of the Environment, Conservation and Parks to the satisfaction of the Region and City;  standard Any future Site Plan and/or Condominium Agreements contain archaeological warning clauses with respect to the discovery of deeply buried archaeological resources; and Page 24 of 31 Page 110 of 359  Recommendations of the Arborist Reports and Tree Protection Plans, prepared by NAK Design Group and dated February 6th, 2024 and February 12th, 2024, are implemented through any future Site Plan and/or Condominium Agreements to the satisfaction of the City. 7. Sunset Clause provincial for priority key a is the of provision orderly and timely The housing government and the City of Niagara Falls. To ensure that housing is delivered in line with the existing and planned services that are required to support it, servicing cannot be held up in developments that fail to proceed in a timely manner. To encourage the timely development of the subject lands, Staff recommend that the amending by-law includes a sunset clause to require the execution of a Site Plan Agreement or the receipt of Draft Plan of Condominium approval within four years of the amending by-law coming into effect, with the possibility of a two-year extension at the discretion of the General Manager of Planning, Building and Development to provide flexibility. The proposed sunset clause is contemplated by Staff in accordance with Sections 34(16.1) and (16.2) of the Planning Act and Part 4, Sections 4.6.1 and 4.6.2 of the City’s Official Plan. Staff are of the opinion that 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 who are ready to develop. Appeal Rights – Sections 17 and 34 of the Planning Act In accordance with Bill 185, which received Royal Assent on June 6th, 2024, the Minister, the applicant, or a specified person, public body, or registered owner of any land made who apply, will Amendment/By-law to Official the which oral Plan submissions at a Public Meeting or written submissions to the Council of the City of Niagara Falls prior to the adoption of the Official Plan Amendment and/or passage of the By-law, may appeal the Official Plan Amendment and/or the By-law to the Ontario Land Tribunal. Third-party appeals are no longer permitted. Operational Implications and Risk Analysis There are no operational implications associated with this proposal. Financial Implications/Budget Impact The proposed development will provide development charges, cash-in-lieu of parkland dedication, a new tax assessment, and a Community Benefits Charge for the City. Page 25 of 31 Page 111 of 359 Strategic/Departmental Alignment The proposed development supports the Economic Diversification & Growth Pillar of the 2023-2027 Strategic Plan as it supports the development of the City’s tourism industry. Strategic Plan Pillars Economic Diversification & Growth Fostering a balanced and sustainable local economy achieved by expanding and diversifying the types of industries and businesses operating within the community. List of Attachments Appendix 1 Appendix 2 Appendix 3 Appendix 4 Appendix 5 Written by: Mackenzie Ceci, Senior Planner, Current Development Submitted by: Status: Signe Hansen, Director of Planning Approved - 23 Sep 2024 Jason Burgess, CAO Approved - 25 Sep 2024 Page 26 of 31 Page 112 of 359 APPENDIX 1 Location Map Page 27 of 31 Page 113 of 359 APPENDIX 2 Conceptual Site Plan - 6546 Fallsview Boulevard SCHEDULE 2 Page 28 of 31 Page 114 of 359 ‘ APPENDIX 3 Conceptual Site Plan - 6503-6519 Stanley Avenue Page 29 of 31 Page 115 of 359 APPENDIX 4 Conceptual Renderings 6546 Fallsview Boulevard 6503-6519 Stanley Avenue Page 30 of 31 Page 116 of 359 APPENDIX 5 Draft Height Schedule Page 31 of 31 Page 117 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-0.3 Project No: 22023-1 Scale: 1:1.74 PERSPECTIVES 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1.2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 Oakes HotelRedevelopment Official Plan & Zoning By-law Amendment 6546 Fallsview Boulevard and 6503-6519 Stanley Avenue City of Niagara Falls October 1, 2024 Page 118 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-0.5 Project No: 22023-1 Scale: 1:1.97 PERSPECTIVES 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by theContractor. Upon written application, the Architect will provide written/graphic clarification or supplementary information regarding the intent of theContract Documents. The Architect will review Shop Drawings submitted bythe Contractor for design conformance only.Drawings are not to be scaled for construction. The Contractor is to verify allexisting conditions and dimensions required to perform the work and reportany discrepancies with the Contract Documents to the Architect beforecommencing any work.Positions of exposed finished mechanical or electrical devices, fittings, andfixtures are indicated on architectural drawings. The locations shown on thearchitectural drawings govern over the Mechanical and Electrical drawings.Those items not clearly located will be located as directed by the Architect.These drawings are not to be used for construction unless noted below as“Issuance: For Construction”All work is to be carried out in conformance with the Code and Bylaws of theauthorities having jurisdiction.The Architect of these plans and specifications gives no warranty orrepresentation to any party about the constructability of the building(s)represented by them. All contractors or subcontractors must satisfythemselves when bidding and at all times ensure that they can properlyconstruct the work represented by these plans.Geodetic Elevations provided in these drawings are measured in accordancewith the Canadian Geodetic Vertical Datum (CGVD2013).© 2022 architects—Alliance1.2.3.4.5.6.7.8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 Introduction Economic Benefits Objectives Project Overview Planning Context The Proposal Questions Agenda Page 119 of 359 Introduction • Applications to amend the City’s Official Plan and Zoning By-Law. • Applications will permit redevelopment of the existing Oakes Hotel at 6546 Fallsview Boulevard and surface parking lot at 6503-6519 Stanley Avenue with a new, two-tower hotel, commercial, and residential complex. • The proposed redevelopment consists of two new 58-storey mixed use towers atop a 7-storey podium with 1,140 hotel units, 126 residential units, and various commercial uses in the podium on the Fallsview Boulevard site. At the Stanley Avenue site, a 6-level parking structure is proposed to support the development.Page 120 of 359 Economic Benefits Estimated $900 million private investment (equity & debt) Estimated $15–$18 million in City Development Charges Estimated $23–$26 million in Regional Development Charges Estimated $4 million in Community Benefit ChargesPage 121 of 359 Economic Benefits Estimated $10–$11 million in annual property tax revenue 5 million on-site employment hours estimated for completion of construction Over 2,000 full time and 500 part time jobs created once construction is complete Page 122 of 359 Niagara Falls attractions Contribute to the creation of a complete community through the provision of more housing, commercial and hotel uses, street interest, and pedestrian- oriented and livable spaces at a transit-supportive density. Objectives Introduce an architecturally significant building that will contribute to the ongoing development and evolution of the City’s Tourist Commercial District and internationally recognized skyline. Provide a new luxury hotel and commercial uses to grow the tourism industry and provide a significant amount of new jobs in the City of Niagara Falls Page 123 of 359 Site Context • Within the built-up area in a location with existing transit (i.e., areas for growth). • The two sites are located along Fallsview Boulevard and Stanley Avenue in the City’s Central Tourism District. • Existing bus services runs along Stanley Avenue in close proximity to both sites, providing connections north-south from/ to the subject sites. • Bus stops are located along Fallsview Avenue. • View of the Falls with access to variety of tourism and other community service amenities and activities in the City. SUBJECTSITES Drummond Rd Stanley AveCulp St Robinson St Main St Murray St Delaware St Symmes St Maranda St Culp St Taylor St Monroe St Ash St Corwin Cresc Orchard AveDixon St Dunn St Locus Ave Dawlish Ave Alianthus AveMcLeod Rd Portage Rd H eximer AveMargaret St Dell AveH awkins St Churchill St Arad St Skinner St Brant StCadham St Fallsview Blvd Niagara River PkwyMurray St Drummond Rd Stanley AveCulp St Robinson St Main St Murray St Delaware St Symmes St Maranda St Culp St Taylor St Monroe St Ash St Corwin Cresc Orchard AveDixon St Dunn St Locus Ave Dawlish Ave Alianthus AveMcLeod Rd Portage Rd H eximer AveMargaret St Dell AveH awkins St Churchill St Arad St Skinner St Brant StCadham St Fallsview Blvd Niagara River PkwyMurray St Page 124 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-0.4 Project No: 22023-1 Scale: 1:1.74 PERSPECTIVES 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by theContractor. Upon written application, the Architect will provide written/graphic clarification or supplementary information regarding the intent of theContract Documents. The Architect will review Shop Drawings submitted bythe Contractor for design conformance only.Drawings are not to be scaled for construction. The Contractor is to verify allexisting conditions and dimensions required to perform the work and reportany discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1.2.3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 Planning Context Page 125 of 359 N i a g a r a R i v e r CANADA UNITED S T A T E S O F A M E R I C A W e l l a n d R i v e r 8 37I 37A 5113 14 8 37D 2 11 7615 4 5 58 56 61 60 60 59 6262626766 64 42 41 48 40 46 44 52 50 55 54 20 16 18 21 19 24 23 31 28 25 25 25 25 25 26 27 33 3236 35 45 47 38 37H 37G 37C 37K 37B 37E37E 37F 17 33 3 37J 39 12 70 53 63 63 636363 6363 63 34 72 71 69 74 68 68 7778 79 80 83 76 81 85 86 84 8889 • •• •• •• •• •• •• •• •• • • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• •••• •• •• •• •• •• • • • • • •• • •• • • • • • • • • • • • • •• •• • • • •• •• • • • • • • • • • • • •• • • • • • •• • • • • • • • • • •• • • •• • • • • • • •• • • • • • • • •• • • • • • • • • • • • •• • 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Conservation AreaEnvironmental Protection AreaExtractive IndustrialGood General AgricultureIndustrialMajor CommercialMinor CommercialNiagara Escarpment Plan Area Open Space Parkway Residential Residential Resort Commercial Theme Park Marineland Tourist Commercial Intake Protection Zone IPZ-1 Secondary Plan Area Special Policy Area Urban Area Boundary ** Urban Area Expansion as per the 2022 Niagara Region Official Plan, for illustration only. Implementation of the boundary will require an approved Secondary Plan ** ** ** SUBJECTSITES N i a g a r a R i v e r CANADA UNITED S T A T E S O F A M E R I C A W e l l a n d R i v e r 8 37I 37A 51 13 14 8 37D 2 11 7 6 15 4 5 58 56 61 60 60 59 626262 67 66 64 42 41 48 40 46 44 52 50 55 54 20 16 18 21 19 24 23 31 28 25 25 25 25 25 26 27 33 32 36 35 45 47 38 37H 37G 37C 37K 37B 37E37E 37F 17 33 3 37J 39 12 70 53 63 63 63 63 63 6363 63 34 72 71 69 74 68 68 77 78 79 80 83 76 81 85 86 84 8889 • •• •• •• •• •• •• •• •• • • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• •••• •• •• •• •• •• • • • • • •• • •• • • • • • • • • • • • • •• •• • • • •• •• • • • • • • • • • • • •• • • • • • •• • • • • • • • • • •• • • •• • • • • • • •• • • • • • • • •• • • • • • • • • • • • •• • • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 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•• • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • •• •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• •• • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• •• •• •• •• •• •• •• •• •• •• •• • • • • • • •• • • • • •• • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • ••• • • • • • • •• •• • • • • • • • • • • • • • • •• • • •• •• •• • • • • • •• • • • • • • • • • •• • • • • • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • •• • •• • • • • • •• • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • • • • ••• • • • • • • • • • • • • • • •• •••• •• •• •• • • •• •••• • • • • • • • • • •••••••••••••••••••••••••••• •••••••••••••••••••••••••••• •••••••••••••••••••••••••••••••• •••••••••••••••••••••••• •••••••••••••••••••••••••••• •••••••••••••••••••••••••••••••• •••••••••••••••••••• •••••••••••••••••••••••••••• •••••••••••••••••••••••••••••••• •••••••••••••••••••••••••• •••••••••••••••••••••••••••• •••••••••••••••••••••••••••••••• CITY OF THOROLD CITY OF THOROLD CITY OF WELLAND CITY OF WELLAND TOWN OFNIAGARA-ON-THE-LAKETOWN OFNIAGARA-ON-THE-LAKE CITY OF PORT COLBORNECITY OF PORT COLBORNE TOWN OF FORT ERIE TOWN OF FORT ERIE Schedule A to the Official Plan FUTURE LAND USE PLANNING & DEVELOPMENT DIVISION Updated to: January 2024 K:\SourceData\Shapes\OP\OP_Maps\OP_Maps.aprx 0 3 KmNOTE: THIS MAP MUST BE READ IN CONJUNCTION WITH THE WRITTEN TEXT OF THE OFFICIAL PLAN APPROVED OCTOBER 1993 UPDATED TO January 2024 Scale 1:55,000 Legend Environmental Conservation Area Environmental Protection Area Extractive Industrial Good General Agriculture Industrial Major Commercial Minor Commercial Niagara Escarpment Plan Area Open Space Parkway Residential Residential Resort Commercial Theme Park Marineland Tourist Commercial Intake Protection Zone IPZ-1 Secondary Plan Area Special Policy Area Urban Area Boundary ** Urban Area Expansion as per the 2022 Niagara Region Official Plan, for illustration only. Implementation of the boundary will require an approved Secondary Plan ** ** **Official Plan Land Use Map Page 126 of 359 SUBJECTSITES Official Plan Land Use Map Page 127 of 359 SUBJECTSITES Zoning By-law 79-200 - Tourist Commercial Page 128 of 359 Official Plan Amendment Zoning By-law Amendment To increase the maximum building height. To permit residential uses and an above grade parking structure on the sites, and to give site-specific exceptions to facilitate the development, including increased height, reduced parking and loading requirements, and other performance standards as necessary to accommodate the proposal. Required Official Plan and Zoning By-law Amendment Page 129 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-0.2 Project No: 22023-1 Scale: 1:1.74 PERSPECTIVES 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by theContractor. Upon written application, the Architect will provide written/graphic clarification or supplementary information regarding the intent of theContract Documents. The Architect will review Shop Drawings submitted bythe Contractor for design conformance only.Drawings are not to be scaled for construction. The Contractor is to verify allexisting conditions and dimensions required to perform the work and reportany discrepancies with the Contract Documents to the Architect beforecommencing any work.Positions of exposed finished mechanical or electrical devices, fittings, andfixtures are indicated on architectural drawings. The locations shown on thearchitectural drawings govern over the Mechanical and Electrical drawings.Those items not clearly located will be located as directed by the Architect.These drawings are not to be used for construction unless noted below as“Issuance: For Construction”All work is to be carried out in conformance with the Code and Bylaws of theauthorities having jurisdiction.The Architect of these plans and specifications gives no warranty orrepresentation to any party about the constructability of the building(s)represented by them. All contractors or subcontractors must satisfythemselves when bidding and at all times ensure that they can properlyconstruct the work represented by these plans.Geodetic Elevations provided in these drawings are measured in accordancewith the Canadian Geodetic Vertical Datum (CGVD2013).© 2022 architects—Alliance1.2.3.4.5.6.7.8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 Februar y 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 The Proposal Page 130 of 359 GSPublisherVersion 1764.3.3.100 No Issued For Date N A-0.8 Project No: 22023-1 Scale: 1:1000 SITE PLAN 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by theContractor. Upon written application, the Architect will provide written/graphic clarification or supplementary information regarding the intent of theContract Documents. The Architect will review Shop Drawings submitted bythe Contractor for design conformance only.Drawings are not to be scaled for construction. The Contractor is to verify allexisting conditions and dimensions required to perform the work and reportany discrepancies with the Contract Documents to the Architect beforecommencing any work.Positions of exposed finished mechanical or electrical devices, fittings, andfixtures are indicated on architectural drawings. The locations shown on thearchitectural drawings govern over the Mechanical and Electrical drawings.Those items not clearly located will be located as directed by the Architect.These drawings are not to be used for construction unless noted below as“Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1.2.3.4.5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 PLS PLS PLS PLS PLS FALLSVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CE NT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADPORTAGE ROADCENTRE OF THE ROADDIXON STALLENDALE AVESTANLEY AVECENTRE OF THE ROADCENTRE OF THE ROADCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING SERVICE ENTRY ROOFTOP GARDENLEVEL 6 ROOF+36.0058 STOREY TOWERLEVEL 58 ROOF +198.05MPH ROOF +210.05DROP-OFF AT GROUND FLOOR-2.00GROUND FLOOR± 0.00LEVEL 3 ROOFSKY LIGHT+18.00PARKING ENTRY VALET PARKINGENTRYROOFTOP GARDENLEVEL 6 ROOF+36.0058 STOREY TOWERLEVEL 58 ROOF +198.05MPH ROOF +210.05LEVEL 5 SKY BRIDGE+28.00CANOPY ATGROUND FLOORExisting Building 6519 Stanley Avenue Off-Site Parking Part of Separate application Site Context Page 131 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-0.2 Project No: 22023-1 Scale: 1:1.74 PERSPECTIVES 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-0.4 Project No: 22023-1 Scale: 1:1.74 PERSPECTIVES 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 View from Niagara Falls Welcome Centre View along Fallsview BoulevardPage 132 of 359 GSPublisherVersion 685.26.32.11 No Issued For Date N A-0.1 Project No: 22023 Scale: 1:1.84 PERSPECTIVE 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by theContractor. Upon written application, the Architect will provide written/graphic clarification or supplementary information regarding the intent of theContract Documents. The Architect will review Shop Drawings submitted bythe Contractor for design conformance only.Drawings are not to be scaled for construction. The Contractor is to verify allexisting conditions and dimensions required to perform the work and reportany discrepancies with the Contract Documents to the Architect beforecommencing any work.Positions of exposed finished mechanical or electrical devices, fittings, andfixtures are indicated on architectural drawings. The locations shown on thearchitectural drawings govern over the Mechanical and Electrical drawings.Those items not clearly located will be located as directed by the Architect.These drawings are not to be used for construction unless noted below as“Issuance: For Construction”All work is to be carried out in conformance with the Code and Bylaws of theauthorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1.2.3.4.5.6. 7. 8. Parking Facility 6519 Stanley Ave, Niagara Falls, ON L2G 7L2 Hennepin's View Inc. 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 View of Parking Structure looking southwest from Stanley Avenue and Dixon StreetPage 133 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-0.5 Project No: 22023-1 Scale: 1:1.97 PERSPECTIVES 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by theContractor. Upon written application, the Architect will provide written/graphic clarification or supplementary information regarding the intent of theContract Documents. The Architect will review Shop Drawings submitted bythe Contractor for design conformance only.Drawings are not to be scaled for construction. The Contractor is to verify allexisting conditions and dimensions required to perform the work and reportany discrepancies with the Contract Documents to the Architect beforecommencing any work.Positions of exposed finished mechanical or electrical devices, fittings, andfixtures are indicated on architectural drawings. The locations shown on thearchitectural drawings govern over the Mechanical and Electrical drawings.Those items not clearly located will be located as directed by the Architect.These drawings are not to be used for construction unless noted below as“Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1.2.3.4.5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 View from Niagara Power StationPage 134 of 359 GSPublisherVersion 1764.3.3.100 No Issued For Date N A-1.3 Project No: 22023-1 Scale: 1:350 GROUND FLOOR 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 15.00 %50.629 m 7.50 %6.000 m 15.00 %13.700 m 7.50 %6.000 m 15.00 %7.50 %7.50 %17.336 m6.000 m6.000 m199.94200.05199.99199.86199.78199.92200.02200.09200.16200.25200.16200.06200.22200.27200.35200.34200.41200.42200.37199.98 199.51 199.52 199.98 199.92 199.55 199.12 199.14 199.15 198.85 198.70 198.56 198.37 197.91 197.48 197.12 198.33 198.68 199.06 199.98200.101 9 9.9 9 199.96 199.94 2 00.0 0 2 00.04 2 00.05 2 00.18200.22200.09200.10200.12200.13200.16200.18200.29 200.13200.14200.15200.16200.13200.21200.10200.09200.09200.10200.16200.15200.29200.18200.06200.07200.04200.28200.27200.35200.33200.27 200.21 200.10 200.05 199.85 199.79 199.63 199.33 199.26 199.18 1 98.88 198.66 198.56 198.78 199.17 199.23 199.32 199.60 199.97 200.02 199.952 0 0.0 9 2 00.13200.20200.26200.22200.29200.31200.23200.24200.35200.29 200.31 200.35200.21200.08 199.94199.90199.99199.911 9 9.9 82 00 .09200.14200.78200.78200.79200.80 200.81 200.80 200.80 200.76 2 00 .61 2 00 .58 2 00 .69200.7 0200.15 199.86 199.62 199.61199.86199.7 4 19 9.7 3 19 9 .4 6 1 99 .47199.48199.48199.49199.59199.57199.32199.38199.46199.40199.49199.53199.78199.82199.95199.89200.14 199.82 1 99 .63 1 9 9.3 31 99 .21 1 99 .29 199.40 199.43 1 99 .28 19 8.9 7 198.93HJB200.20200.24 1 99 .91 200.041 99 .9 52 0 0.0 02 00 .14 20 0.1 8 2 00 .24 20 0 .23 200.202 00 .13 19 9 .9 5 199.89 199.80 199.6 1 1 9 9.57199.5 3199.47199.55199.49199.43199.40199.08199.46199.521 99 .4 4199.51 199.60 1 9 9.5 41 9 9.5 51 9 9.6 81 9 9.6 7199.67199.681 99 .67199.66 19 9.9 4 19 9 .80 1 99 .98 199.83200.00199.83200.03 19 9.8 3 2 0 0.0 81 99 .79 20 0 .0 3199.8 2 200.07 19 9.7 2 199.61 1 99 .58 199.58 1 9 9.6 21 99 .70 1 99 .6 519 9 .6 6 1 99 .81 199.79199.73199.65199.72199.791 99 .88 1 99 .53199.6 4 1 99 .77 199.78199.78199.90199.87200.11200.0819 9 .9 5 200.181 99 .45 1 99 .44 1 9 9.4 1SIGN SIGN SIGN 199.99200.30200.19200.16200.17200.10200.05200.04200.092 0 0.2 420 0 .2 8 20 0.0 6 2 00 .1 22 0 0.5 72 00 .52 2 00 .40 2 0 0.2 82 0 0.2 520 0.1 6 20 0 .0 9 2 00 .16 2 00 .14LS LSLS TLTL SIG NSIGNLSLS200.05200.18200.12200.29200.18200.13200.23200.11200.04199.96199.51199.65199.65199.61199.62199.57199.62199.68199.69199.74199.82199.98199.85199.85199.94199.94200.08200.12200.03199.98199.99200.57 200.58 200.58200.6320 0.7 0 2 00 .66 2 0 0.6 420 0.6 6 2 0 0.6 9200.26200.272 0 0.2 92 0 0.3 120 0 .3 1 20 0 .3 0 200.29 200.34200.36200.35200.37200.38200.372 00 .39 200.47200.44200.38200.33200.42200.44200.30200.09200.09 200.20200.21200.17200.21200.38200.28200.32200.172 00 .3 320 0 .3 2 2 0 0.3 62 0 0.3 22 0 0.3 7200.33200.44200.43 200.47 20 0.3 7 2 00 .38 200.38200.37 200.37 200.33 200.37200.28200.27200.39 200.31200.14200.02199.72199.84 LS2 0 0.3 31 99 .44199.55199.6 619 9 .7 9 1 9 9.7 01 9 9.6 319 9 .1 6 19 9.2 9 1 99 .42 LSBOL 200.48200.46 2 00 .39 2 0 0.3 620 0.3 9 2 00 .38 200.35 200.37 200.36200.25 200.29 200.33 200.30200.27200.29200.19200.18200.25200.22200.15200.08200.17200.14200.02200.04200.19200.21200.20200.08200.30200.24 200.33 200.34200.36200.39200.41200.41200.41200.402 00 .40 20 0 .4 2 2 00 .31 200.29200.3 1 2 00 .24 20 0 .1 9 2 00 .28 2 0 0.3 5200.38200.44200.4320 0.3 6 2 0 0.4 020 0.4 2 2 0 0.2 32 00 .33 2 0 0.3 52 00 .21200.1 9 2 00 .12HJBHJB199.5 6 199.5919 9.64199.48199.57199.54199.54199.34199.32199.33199.08199.06199.06199.12199.13199.33199.32199.58199.56199.10199.09199.73199.95199.9319 9.6 019 9.5 2 1 9 9.5 61 99 .94 2 00 .03200.151 99 .10 1 99 .35 198.54198.82198.63198.32197.60197.89195.5 819 5.32195.2419 5.08195.34 194.91 195.12 194.79194.70194.96194.99195.28195.29195.74195.67196.10196.14196.49196.51196.80196.82197.12197.08197.35197.391 97 .47 1 97 .5 519 8.2 3 19 7 .11 1 95 .85 1 98 .61 19 9 .1 5 19 9 .3 6 1 9 9.0 31 9 8.8 319 8.1 61 9 7.4 91 97 .75 1 97 .80 198.92194.69194.48194.40194.57194.45194.52194.63195.86195.86 195.72 195.48 195.59 194.94 194.85 194.64 194.54 194.49 194.67 194.73 194.58 195.07 194.92 194.73 194.89 194.90 194.75 194.76 194.92 194.99 194.80 194.93194.83 195.03 19 8 .2 5198.27 1 98 .33 198.13 197.98 197.69 197.90 197.87 197.43 197.18 197.73 19 7.2 2 1 96 .88 1 9 6.7 919 5.8 1 1 9 5.1 219 5 .1 4 1 94 .79 1 9 4.6 91 9 4.6 919 4 .8 0 196.00198.42198.45198.22197.71197.62197.73197.86196.831 98 .94 1 9 7.5 31 9 9.1 619 6.5 2 1 96 .10199.1 3 19 9 .2 1 1 99 .39198.9 7 196.45197.02197.71197.84198.43198.97 199.05 198.38 197.81197.67196.94196.42196.09 198.39 198.14197.63197.60197.72197.8319 6 .8 1 1 9 7.0 9198.591 98 .91 1 98 .93 19 8 .9 5 19 9 .0 5 1 9 9.2 61 99 .07 1 98 .11197.5 5 1 97 .53 1 9 7.5 71 97 .57197.2 3 196.701 98 .99 1 96 .70 1 9 7.5 0197.8 3 198.29198.30 198.53198.40 1 9 7.6 0196.95 1 97 .64 198.54 198.39 198.16 198.46198.47198.46198.48198.53 198.58 198.58 198.53 198.58 198.52 198.49198.45198.47198.48198.48 198.60198.48198.54198.53198.74 198.55198.54198.55198.56198.54198.53198.55198.5619 8.40 198.39 198.32 198.29 198.40 198.40 198.31 198.31 198.39 198.39 198.33 198.32 198.38 198.38 198.32 198.33 198.39 198.39 198.34 198.34 198.39 198.41 198.34198.39 1 9 8.4 11 98 .25 198.30 198.29 198.21 198.21 198.30 198.29 198.21 198.17 198.28 198.29 198.18 198.16 198.29 198.29 198.17 19 8 .3 0198.2 4 1 98 .22 19 8.2 4 1 98 .24 19 8.2 4 19 8 .2 5 19 8 .28 198.37198.36 198.36 198.37 198.37198.37 198.37 198.38 198.38BOL BOL198.37198.38 198.39 198.37 198.38198.41 198.39 198.38 198.38198.39 198.38 198.38 198.38198.35198.37198.39198.39 198.41 198.36 198.37 198.43 198.43 198.35 198.40 198.35 198.41 198.31 198.31 198.40 19 8 .3 1 1 9 8.3 21 98 .33 1 98 .37 1 9 8.3 81 9 8.3 7198.34 198.02 198.36 198.25 198.02 197.74 197.35 197.64 197.92 197.85 197.89197.80 197.81197.81 197.79 197.49 197.48 197.59 197.31197.19197.20 198.69 198.01198.01198.00 198.19 198.19 198.24 198.33198.21198.23 198.59198.45198.45 198.72 1 98 .51 1 9 8.0 519 7 .8 6 1 97 .55 19 7.3 0 19 8.4 5 198.43 198.44 198.42LSLSLS LS BOL198.65198.66 198.86 198.87 198.88 199.03199.02199.02 199.17 199.17 199.21 199.34199.21199.22 199.55 199.56 199.69 199.96199.83199.83 199.87 199.87 199.98 199.92199.88199.89 HJB HJB 198.72 198.37 198.36 19 8 .4 4 197.01 197.04 197.18197.08197.09 197.00 196.99 197.11 196.87 196.89 1 97 .08 198.39 1 9 7.0 61 9 7.4 4LS LS 19 9 .1 0199.53199.55199.55199.56199.52199.511 98 .41 198.42199.53199.55199.55198.42 198.37 198.41 198.39 198.39 198.39 198.41 198.42 1 91 .52 191.14190.96191.58191.57190.86 190.82 190.74 190.66190.91190.67 190.61 190.68 190.65 190.60 190.54 190.63 190.60 190.46 190.29 190.46 190.28 190.40 190.36 1 90 .22 1 90 .31 1 9 0.3 51 90 .51 1 90 .69190.95192.63192.61192.62192.66 192.62 192.61 1 90 .32 1 9 0.6 519 0 .8 7190.87 190.82 190.75 190.69 190.61 190.31191.52190.52190.44190.52190.73191.55MHRIM EL. 198.90 CBRIM EL. 196.92 TMHRIM EL. 198.36MHRIM EL. 200.32MHRIM EL. 199.64MHRIM EL. 199.46CBRIM EL. 199.56CBRIM EL. 199.57WVHYDRANTTOP EL. 201.00 WVTOP EL. 200.33 MHRIM EL. 200.18CBRIM EL. 200.07CBRIM EL. 200.10TMHRIM EL. 200.19MHRIM EL. 200.03SIGN0.50 E SIGN SIGN 2 00 .7 0F INI S H E D F L O O R GM 0.30 WIDE RETAINING WALL TOP EL. 200.15 0.30 WIDE RETAINING WALL TOP EL. 200.15 199.70FINISHEDFLOOR0.30 WID E R E T AININ G WA LL T O P EL. 20 0.99 SIGN SIGN SIGNBHTOP EL.199.980.20 WIDE RETAINING WALL TOP EL. 198.86 1 90 .74 LO W E R L E VE L STEPS HANDRAIL HANDRAIL0.30 WIDERETAINING WALLTOP EL. 199.81CBRIM EL. 198.34 1 9 9.6 4F IN IS H E D F L O O R 1 9 9.6 1F IN IS HE D F L O O R WALLTOP EL. 199.80 WALLTOP EL. 199.75 WALLTOP EL. 199.70 0.20 WIDERETAINING WALLHANDRAIL HANDRAILSTEPS WALLTOP EL. 199.72 WALLTOP EL. 199.76 WALLTOP EL. 199.76 CONCRETETOP EL. 198.49 WALLTOP EL. 198.57 WALLTOP EL. 198.54 WALLTOP EL. 197.90 WALLTOP EL. 197.38 WALLTOP EL. 197.25 WALLTOP EL. 196.75 (CONCRETE BELOW) WALLTOP EL. 201.07 0.30 WIDERETAINING WALL 20 0 .4 7 F IN IS H E D F LO O R 2 00 .47 FIN IS H E D F LO O R PARKING CURB PAVINGSTONESPAVING STONES0.18 WPAVING STONES0.18 WSIGN 0.08 E SIGN0.04 E SIGN 0.43 E SIGN0.41 ECONCRETEAREAASPHALT0.07 EASPHALT EDGEASPHALT EDGECONCRETE0.46 E CONCRETE0.54 EPARRKINGGATECONCRETE0.44 E CONCRETE0.28 E BUILDING0.09 NWALL0.57 NTOP EL. 191.85BACK OF CURB0.29 E 0.55 0.86 PAVILIONPARKINGCURBPARKINGCURBPARKINGCURBPARKING CURBPARKING CURBPARKING CURBCURBBOTTOMOF SLOPEBACK OF CURB1.52 ETOP EL. 190.56 BACK OF CURB1.39 ETOP EL. 190.54 BACK OF CURB1.28 ETOP EL. 190.63 BACK OF CURB1.16 ETOP EL. 190.63 CBRIM EL. 190.12 CBRIM EL. 190.12 CURBBOTTOMOF SLOPEBACK OF CURB1.16 ETOP EL. 190.63 CONCRETE0.60 E WALL0.70 E LOADINGDOCKMETALSTAIRS 0.20 WIDERETAININGWALL CONCRETE MEDIANCONCRETE0.60 E CONCRETE0.59 E CONCRETE0.61 E CONCRETE0.60 E CONCRETE0.59 E CONCRETE0.59 E CONCRETE0.58 E CONCRETE0.51 S FENCE - 0.74 S BUILDING - 0.25 SBUILDING - 1.18 NBUILDING - 0.32 S (P5 & MEAS) WALL - 0.09 N BUILDING - 1.28 NBUILDING1.60 NBUILDING - 0.34 NBUILDING - 0.73 NWALL - 0.43 S CURB - 0.61 SCURB - 0.81 S CURB - 0.70 S CURB - 0.23 S CURB - 0.04 N CURB0.54 N 0.20 WIDE RETAINING WALLCURBCURB CURB STAIRSSIG N1.49 S SIGN1.81 S CURB CURB C U R B 0.56 S WSIG N 1.7 2 S WBACK OF CURB 0.16 NE BACK OF CURB 0.16 NE HYDRANT - TOP EL. 200.82SIGNFIRST LEVEL - CONCRETE WALKWAYSECOND LEVEL - METAL WALKWAYMULTI-STOREY HOTEL "THE OAKES HOTEL OVERLOOKING THE FALLS" BOARDFENCE BOARD FENCE CONCRETE CONCRETEBUILDINGBOARD FENCEPARKING CURB CONCRETEPILLAR PILLAR PILLAR PILLARPILLARMETALFENCE METALFENCEPAVING STONES CURB CURBOVERHANG OVERHANG CHAIN LINK FENCEASPHALTEDGEASPHALTPARKINGLOT ASPHALTPARKINGLOT ASPHALTPARKINGLOT ASPHALTPARKINGLOT ASPHALT PARKINGLOT ASPHALTPARKINGLOT MHRIM EL. 199.69MHRIM EL. 197.88CONCRETE AREA0.15 WIDE RETAINING WALLSECOND LEVEL PARKING CONCRETE AREA (ABOVE)CONCRETE AREA(ABOVE) ASPHALTPARKINGLOT MULTI-STOREYHOTEL "THE OAKES HOTELOVERLOOKING THE FALLS" CONCRETE SIDEWALKCONCRETE WALKCONCRETE BLOCK RETAINING WALL (VARYING WIDTHS)CONCRETE BLOCK RETAINING WALL (VARYING WIDTHS)CONCRETE BLOCKRETAINING WALLS(VARYING WIDTHS)LIMIT OF FIRST LEVEL BUILDING WALLLIMIT OF SECOND LEVEL BUILDING WALLCHAIN LINK FENCEOVERHANGOVERHANGONE STOREY RESTAURANT "APPLEBEE'S" OV E RH A NG SO LID PA INT LIN ESOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINE S OLID PA IN T L IN E SOLID PAINT LINE S OLID PAIN T LIN E S OLID PAINT LINE SOLID PAINT LINE SOLI D PAI NT LI NESOLI D PAI NT LI NESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINE SOLID PAINT LINE SOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINECURBPAVINGSTONESGRATEASPHALT AREACURBGUTTERASPHALT EDGECONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALK CONCRETE SIDEWALK PAVING STONES PAVING STONES PAVING STONESPAVING STONESPAVING STONESPAVINGSTONESCURBGUTTERASPHALT EDGECURBGUTTERASPHALT EDGE CURBGUTTER ASPHALT EDGE SOLID PAINT LINE SOLID PAINT LINE DASHED PAINT LINE DASHED PAINT LINE DASHED PAINT LINE DASHED PAINT LINESOLID PAINT LINESOLID PAINT LINEDASHED PAINT LINEDASHED PAINT LINEMULTI STOREYPARKING GARAGE METAL FENCE CONCRETE AREA 0.45 WIDE RETAINING WALL SEE DETAIL "A" SEE DETAIL "E" SEE DETAIL "B" SEE DETAIL "C" SEE DETAIL"D" SEE DETAIL"F" SEE DETAIL "G" SEE DETAIL "H" DETAIL "H" - NOT TO SCALE CC (1257) N84°52'40"E (P1, P2, P5 & MEAS)(N84°53'30"E P3)87.43 (MEAS)(87.47 P3) 1.00 (P3 & SET) 180°(P3 & SET) 86.43 (MEAS)(86.47 P3) SIB (OU) (WIT)N4°39'40"E12.38(P1, P2, P5 & MEAS) (N4°40'30"E P3) (P1, P2, P3, P5 & MEAS) N84°52'40"E 2.19 (P1, P2, P3, P5 & MEAS) IB (1257)IB (1257)N4°26'30"E(P5 & MEAS) (N4°29'20"E P2) (N4°27'20"E P3)141.65(P2, P5 & MEAS) (141.61 P3) CC (744) CC (744) CUT "T" (OU) N69°59'00"W13.58(P2, P3, P5 & MEAS)(P2, P5 & MEAS) (N69°58'10"W P3)N31°46'00"W2.59(P2, P5 & MEAS) N85°44'10"W12.64 CP(1257) N73°18'00"W21.95 (P5 & MEAS) (N73°17'10"W P3) (P3, P5 & MEAS) CC(1257) N 56°08'00"W 16.15 (P5 & MEAS)(N56°07'10"W P3) (P3, P5 & MEAS) C P(1257) R=23.50A=22.94C=22.04N62°32'10"W (P3, P5 & SET)(MEAS)(MEAS) (P3 & MEAS)CC(744)17.86(P4, P5 & MEAS) (17.81 P4)31.87(P4, P5 & MEAS) (P4, P5 & MEAS)66.13N5°14'00"W(N5°13'10"W P3)115.86(P5 & MEAS) (115.90 P3)PART 1, PLAN 59R-11875PART 2,PLAN 59R-11875PART 3,PLAN 59R-11875PART 4,PLAN 59R-11875PART 5,PLAN 59R-11875PART 6,PLAN 59R-11875PART 7,PLAN 59R-11875PART 21, PLAN 59R-11757 PART 5, PLAN 59R-9727 PART 4, PLAN 59R-9727 PART 20, PLAN 59R-9727 PART 19, PLAN 59R-9727 PART 18, PLAN 59R-9727 PART 16, PLAN 59R-9727 PART 7,PLAN 59R-9727 PART 6,PLAN 59R-9727 PART 11, PLAN 59R-3409 PART 10, PLAN 59R-3409 NW CORNER PAVILION LOT REGISTERED PLAN 1 (AS SHOWN ON PLAN 59R-10821) (N84°55'00"E 59R-10821 45.64)PART 1, PLAN 59R-9575PAVILION LOT RANGE 9 L INE B ETW E EN PA VILION L O T & R A NG E 9LINE BETWEEN PAVILION LOT & RANGE 10 LINE BETWEEN RANGE 9 & 10 LINE BETWEEN RANGE 10 & 11 LINE BETWEEN RANGE 11 & 12 RANGE 10 RANGE 11 RANGE 12 PART 1, 59R-338125.22 25.05 13.1213.0315.62(P5 & MEAS)15.16(P5 & MEAS) 30.03 28.12 26.96 (P5 & MEAS) 22.43(P5 & MEAS) 23.04(P5 & MEAS) 23.05 21.37 15.94 13.75 (P5 & MEAS)(P5 & MEAS)7.54DIXON STREET (AS SHOWN ON REGISTERED PLAN 1) PIN 64377-0113 (LT) PART 21, PLAN 59R-9727 PIN 64377 -0113 (LT)(SUBJECT TO EASEMENT AS IN INSTR. No. RO432924) SUBJECT TO EASEMENT AS IN INSTR. No. RO719532E SUBJECT TO EASEMENT AS IN INSTR. No. RO719532E PIN 64377 -0042 (LT)SUBJECT TO EASEMENT AS IN INSTR. No. ST22202(ESTABLISHED AS PUBLIC HIGHWAYFORMING PART OF FALLSVIEW AVENUE BY BY-LAW2003-12, INSTR. No. LT235061)SUBJECT TO EASEMENTAS IN INSTR. No. ST22202PIN 64377 -0043 (LT)FALLSVIEW BOULEVARD(ESTABLISHED AS PUBLIC HIGHWAY BY BY-LAW 96-90, INSTR. No. RO707422) (CLOSED BY BY-LAW 96-133, INSTR. No. RO715997) PIN 64377-0110 (LT)PIN 64377 -0110 (LT)DIXON STREET PART 2, PLAN 59R-11349PART 3, PLAN 59R-11349PIN 64377-0217 (LT)(DEDICATED AS PUBLIC HIGHWAY& BEING PART OF BUCHANAN AVENUEBY BY-LAW 2699, 1961,INSTR. No. AA67975)(FORMERLY BUCHANAN AVENUEBY BY-LAW 2001-18, INSTR. No. RO774075)PORTAGE ROAD(FORMERLY OAKES DRIVE BY BY-LAW 70-111, INSTR. No. RO125724)PIN 64377-0158 (LT)PIN 64377-0239 (LT)0.1 DIA  0.2 DIA  0.3 DIA  0.2 DIA  0.3 DIA   0.4 DIA   0.3 DIA   0.15  DIA   0.2 DIA   0.15 DIA   0.25 DIA   0.2 DIA   0.2 DIA   0.15  DIA   0.15 DIA   0.25 DIA   0.15  DIA   0.25 DIA   0.25  DIA   0.1 DIA   0.1 DIA   0.3 DIA   0.15 DIA   0.15 DIA   0.15  DIA   0.15 DIA  0.15 DIA  0.15 DIA  0.15 DIA   0.4 DIA  0.15 DIA  0.3 DIA  0.2 DIA   0.2 DIA  0.3 DIA   0.3 DIA   0.1 DIA   0.1 DIA   0.3 DIA   0.3 DIA   0.15  DIA   0.3 DIA   0.3 DIA   0.4 DIA  0.1 DIA  0.1 DIA0.1 DIA  0.075 DIA  0.1 DIA  0.3 DIA  0.2 DIA  0.2 DIA  0.15 DIA  0.05 DIA  0.05 DIA  0.075 DIA  0.05 DIA   0.075  DIA   0.1 DIA   0.1 DIA   CB RIM EL. 198.57 SIB (744) PART 25 (ABOVE) PART 22 (BELOW) PART 24 (ABOVE) PART 22 (BELOW) PART 26 (ABOVE) PART 22 (BELOW) PLAN 59R-11757 PART 2, PLAN 59R-10821REGISTERED PLAN 1PART 5, PLAN 59R-11757 (P1, P2, P5 & MEAS) (N84°53'30"E P3) PART 21, PLAN 59R-11757 PART 4, PLAN 59R-11757 PARTS 1, 2, 3, 4, 5, 6 & 7, PLAN 59R-11875(SUBJECT TO EASEMENT AS IN INSTR. No. ST22202)TWO STOREY PORTION (N62°40'58"W P5) (22.90 P3, P5)(22.00 P3, P5) (P5 & SET) (115.82 P4)180°(P5 & SET) N73°18'00"W 21.95 8.9 1(P5 & MEAS) BOL BOL BOL (P5 & MEAS) (P5 & MEAS) (P5 & MEAS) (P5 & MEAS)ELEVATED PARKING PLATFORMABOVE FORMER RAILWAYEDGE OF ELEVATED CONCRETE PARKING PLATFORMEDGE OF ELEVATED CONCRETE PARKING PLATFORM METAL FENCEAPPROXIMATE TOP OF SLOPEBENEATH ELEVATED PARKING PLATFORMGARAGE WALL CANTILEVER PORTION CANTILEVER PORTION PBPART 1 PART 2 PART 59R-4186 PLAN 59R-11757PORTAGE ROAD PART 1 ,SUBJECT TO EASEMENTAS IN INSTR. No. RO418212IN FAVOUR OF PART 11,PLAN 59R-3409FALLSVIEW BOULEVARDBUILDING0.25 NPL AN 59R- 4 0 62PART 1,PLAN 59R-4062 UP DN UP DNUPUP UPDNUPDNUPDNUPDNUPUPUPUPUP UPUP PLS PLS PLS PLS PLS 3.61 8.21 6.307.007.002.40 2.203.00 MIN GROUND FLOOR SETBACK TO ROAD WIDENING 4.9313.00 MIN GROUND FLOOR SETBACK TO ROAD WIDENING 11.1313.00MIN GROUND FLOOR SETBACK TO ROAD WIDENING 6.48 13.00 MIN SETBACK5.00MIN SETBACK11.89 PROPERTY TO SE CORNER153.60PROPERTY TO NE CORNER 87.42 13.00 PROPERTY TO SW CORNER 72.95 MIN SETBACK14.10 MIN SETBACK14.10 13.0013.00RIGHT OF WAY26.007.007.00PROPERTY TO SW CORNER115.8813.0013.00 RIGHT OF WAY 26.00 0.5913.00 MIN SETBACK TO CENTRE OF THE ROAD 13.59 20.70 MIN SETBACK TO CENTRE OF THE ROAD 16.20 3.2013.00 23.92 MIN PODIUM SETBACK TO ROAD WIDENING 7.7013.00MIN PODIUM SETBACK TO CENTRE OF THE ROAD20.7016.13MIN PODIUM SETBACK TO PROPERTY LINE4.571 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 AIR SHAFTLIMIT OF UNDERGROUND STRUCTURE EXISTING FIRE HYDRANT TO REMAIN EXISTING FIRE HYDRANT TO REMAIN EX. SAN MANHOLE PROP. SAN MANHOLE REQUIRED 7X7m DAYLIGHTING ALREADY PART OF ROAD BICYCLE RAMPINTEGRATED W/CONCRETE STAIRBICYCLE RAMPINTEGRATED W/CONCRETE STAIR 63 Non-res. short-term bicycle parking + 6 Res. short-term bicycle parking SWM MH MULTI PURPOSEFACILITY #1ELEVATORSELEV.02ELEV.015% 5%HOTELENTRANCEMULTIPURPOSEFACILITY #1ENTRANCEMULTIPURPOSEFACILITY #2ENTRANCEOPEN TO BELOWOPEN TO ABOVE OPEN TO ABOVEOPEN TO ABOVEELEV.02 ELEV. 01HOTELENTRANCE RESIDENTIALENTRANCERESIDENTIALENTRANCEELEV.02ELEV.01ELEV.02ELEV.01ELEV.02ELEV.01ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCD IS T AN CE T O TH E S IAME S E CONNE CT IO N = 2 5 m (Ma x Al lo w ed 4 5 m)FALLSVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING GROSS SITE AREA 10,615.15 m2 114,260.5 sq ft SECURITYEMPLOYEE ACCESSSERVICE CORRIDORMAIN LOBBY11,226.78 sq ftMULTI-PURPOSEFACILITY #128,380.94 sq ftSERVICE CORRIDORCONCIERGE741.94 sq ftREGISTRATIONPODS503.4 sq ftLOUNGE435.05 sq ftVEST 879.05 sq ft ACCOUNTINGOFFICE602.55 sq ft VEST1,933.71 sq ftEXECUTIVE, SALES AND CATERING OFFICES @ MEZZ LEVEL 3,424.21 sq ft MULTI-PURPOSEFACILITY #22,880.45 sq ftVEST791.27 sq ftVEST398 sq ftVEST848.55 sq ftRESIDENTIAL LOBBY1,850.51 sq ftRESIDENTIAL LOBBY1,349.98 sq ftFRONT OFFICE792.73 sq ftMAIN LOBBY2,197.28 sq ftVEST241.08 sq ftMAIL296.97 sq ftPARCEL107.09 sq ftUNI. W.67.81 sq ftMAIL258.83 sq ftPARCEL163.13 sq ftUNI. W.71.37 sq ftVEST300.76 sq ftAIR SHAFTPARCEL116.43 sq ftCACF209.54 sq ftNET SITE AREA 10,559.07 m2 113,656.84 sq ft 8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 B 198.20 = AVERAGE GRADE AT EXISITNG PARKING LOT197.18 190.71 190.53 190.57 + 199.21 + 198.59 + 197.85 + 199.82 + 200.12 + 200.20 + 200.18 +198.20+ 200.20+198.20+ 199.98 OUTLINE OF THE CANOPY ABOVE SERVICE ENTRY 4.4 m minimumvertical clearanceabove the rampPARKING ENTRY 2.4 m minimumvertical clearanceabove the rampDROP OFF10 Temporary Car SpaceHOTELENTRANCE2.4 m minimumvertical clearanceabove the ramp PARKING ENTRY M B M B OUTLINE OF THE CANOPY ABOVEOUTLINE OF THE PORTE COCHERE ABOVEGCA2,970.29 m231,971.9 sq ftGCA2,499.71 m226,906.63 sq ftResidential Lobby Multi-purpose Facility #2 Multi-purpose Facility #1 Administrative Offices Hotel Lobby Registration and Concierge Services 6546 Fallsview Boulevard Ground Floor Plan Page 135 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-1.4 Project No: 22023-1 Scale: 1:350 LEVEL 2 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 UPDNUPDNUPDNUPDNUPDN UPDNUP UPUPUP UPUP UPUPUPUP1 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 MIN SETBACK5.00MIN SETBACK11.89 PROPERTY TO SE CORNER153.60PROPERTY TO NE CORNER 87.42 13.00 PROPERTY TO SW CORNER 72.95 MIN SETBACK14.10 MIN SETBACK14.10 13.0013.00RIGHT OF WAY26.007.007.00PROPERTY TO SW CORNER115.8813.0013.00 RIGHT OF WAY 26.00 0.5913.00 MIN SETBACK TO CENTRE OF THE ROAD 13.59 20.70 MIN SETBACK TO CENTRE OF THE ROAD 16.20 3.2013.00 23.92 MIN PODIUM SETBACK TO ROAD WIDENING 7.7013.00MIN PODIUM SETBACK TO CENTRE OF THE ROAD20.7016.13MIN PODIUM SETBACK TO PROPERTY LINE4.57MULTI PURPOSEFACILITY #1ELEVATORSOPEN TO BELOWOPEN TO BELOWELEV.02ELEV.01OPEN TO BELOWOPEN TO BELOWELEV.02 ELEV. 01 ELEV.02ELEV.01ELEV.02ELEV.01ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCFALLSVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING SERVICE CORRIDORPUBLICCORRIDOR2,489.35 sq ftSPECIALTYRESTAURANT #13,566.6 sq ftMULTI-PURPOSEFACILITY #27,163.22 sq ftSERVICE CORRIDORMULTI-PURPOSEFACILITY #131,212.55 sq ft8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 B UPUPOUTLINE OF THE PORTE COCHEREOUTLINE OF THE CANOPYGCA2,550.35 m227,451.77 sq ftGCA2,643.66 m228,456.08 sq ftRestaurant Multi-purpose Facility #1 Multi-purpose Facility #2 Services 6546 Fallsview Boulevard Level 2 Page 136 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-1.5 Project No: 22023-1 Scale: 1:350 LEVEL 3 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 UPUPUPDNUPUPUPUP UPUP UPUPUPUP1 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 MIN SETBACK5.00MIN SETBACK11.89 PROPERTY TO SE CORNER153.60PROPERTY TO NE CORNER 87.42 13.00 PROPERTY TO SW CORNER 72.95 MIN SETBACK14.10 MIN SETBACK14.10 13.0013.00RIGHT OF WAY26.007.007.00PROPERTY TO SW CORNER115.8813.0013.00 RIGHT OF WAY 26.00 0.5913.00 MIN SETBACK TO CENTRE OF THE ROAD 13.59 20.70 MIN SETBACK TO CENTRE OF THE ROAD 16.20 3.2013.00 23.92 MIN PODIUM SETBACK TO ROAD WIDENING 7.7013.00MIN PODIUM SETBACK TO CENTRE OF THE ROAD20.7016.13MIN PODIUM SETBACK TO PROPERTY LINE4.57OPEN TO ABOVE OPEN TO ABOVEELEV.02 ELEV. 01 ELEV.02ELEV.01ELEV.02ELEV.01ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCOPEN TO BELOWFALL SVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING SERVICE CORRIDORGRANDBALLROOM9,693.89 sq ft PUBLICCORRIDOR5,112.99 sq ftMULTI-PURPOSEFACILITY #214,162.26 sq ftBALLROOMPREFUNCTIONAREA 2,687.49 sq ft RESTROOMS576.74 sq ft BALLROOMPANTRY2,670.41 sq ft MEETING ROOMPREFUNCTION1,297.66 sq ft MEETING ROOM"B"945.87 sq ftMEETING ROOM"B"1,089.92 sq ftMEETING ROOM"B"957.99 sq ftSERVICE CORRIDORMULTI-PURPOSEFACILITY #28,001.17 sq ftRESTROOMS848.8 sq ftBAR1,201.16 sq ft8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 BUPDN GCA3,002.78 m232,321.68 sq ftGCA2,783.20 m229,958.14 sq ftBallroom Pantry Ballroom / Convention Space Multi-purpose Facility #2 Corridor Services Restrooms 6546 Fallsview Boulevard Level 3 Page 137 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-1.6 Project No: 22023-1 Scale: 1:350 LEVEL 4 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 DNDNUPUPUPUPDNUPUP UPUP UPUPUPUP1 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 MIN SETBACK5.00MIN SETBACK11.89 PROPERTY TO SE CORNER153.60PROPERTY TO NE CORNER 87.42 13.00 PROPERTY TO SW CORNER 72.95 MIN SETBACK14.10 MIN SETBACK14.10 13.0013.00RIGHT OF WAY26.007.007.00PROPERTY TO SW CORNER115.8813.0013.00 RIGHT OF WAY 26.00 0.5913.00 MIN SETBACK TO CENTRE OF THE ROAD 13.59 20.70 MIN SETBACK TO CENTRE OF THE ROAD 16.20 3.2013.00 23.92 MIN PODIUM SETBACK TO ROAD WIDENING 7.7013.00MIN PODIUM SETBACK TO CENTRE OF THE ROAD20.7016.13MIN PODIUM SETBACK TO PROPERTY LINE4.57OPEN TO BELOW OPEN TO BELOWELEV.02 ELEV. 01 ELEV.02ELEV.01ELEV.02ELEV.01ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCLEVEL 3 ROOFSKY LIGHTFALLSVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING SPECIALTYRESTAURANT #24,435.52 sq ftRESTROOMS476.33 sq ft SERVICE CORRIDORPUBLICCORRIDOR3,847.29 sq ftBALLROOMPROJECTIONFUNCTION ROOMSTORAGE4,287.38 sq ft BANQUET ROOM"C" 1,936.48 sq ft RESTROOMS475.03 sq ftBANQUET ROOMPREFUNCTION1,782.07 sq ft MULTI-PURPOSEFACILITY #27,556.61 sq ftMULTI-PURPOSEFACILITY #28,035.39 sq ftSERVICE CORRIDORRESTROOMS848.8 sq ftBAR1,264.13 sq ft8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 B GCA2,144.37 m223,081.86 sq ftGCA2,174.98 m223,411.31 sq ftRestaurant Ballroom / Convention Space Multi-purpose Facility #2 Corridor Services Restrooms 6546 Fallsview Boulevard Level 4 Page 138 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-1.7 Project No: 22023-1 Scale: 1:350 LEVEL 5 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 UPUPUPDN UPDNUPUPUPUPUPUP UPUP UPUP 1 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 MIN SETBACK5.00MIN SETBACK11.89 PROPERTY TO SE CORNER153.60PROPERTY TO NE CORNER 87.42 13.00 PROPERTY TO SW CORNER 72.95 MIN SETBACK14.10 MIN SETBACK14.10 13.0013.00RIGHT OF WAY26.007.007.00PROPERTY TO SW CORNER115.8813.0013.00 RIGHT OF WAY 26.00 0.5913.00 MIN SETBACK TO CENTRE OF THE ROAD 13.59 20.70 MIN SETBACK TO CENTRE OF THE ROAD 16.20 3.2013.00 23.92 MIN PODIUM SETBACK TO ROAD WIDENING 7.7013.00MIN PODIUM SETBACK TO CENTRE OF THE ROAD20.7016.13MIN PODIUM SETBACK TO PROPERTY LINE4.57SWIMMING POOL ABOVEELEV.02ELEV.01ELEV.02ELEV.01ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCFALLSVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING BANQUET ROOM"A"3,528.25 sq ftBANQUET ROOMPREFUNCTION5,589.67 sq ftBANQUET ROOM"B"2,513.29 sq ftMEETING ROOMPREFUNCTION1,573 sq ft MEETING ROOM"C"616.87 sq ftRESTROOMS372.12 sq ft SERVICE CORRIDORMEETING ROOM"A"1,427.77 sq ftPUBLICCORRIDOR3,178.8 sq ftBANQUET ROOM"C"1,950.12 sq ftRESTROOMS594.77 sq ft RESTROOMS658.61 sq ft BANQUET ROOMPANTRY1,703.05 sq ftBANQUET ROOM"B"2,445.56 sq ftPUBLICCORRIDOR5,346.54 sq ftCLUB LOUNGE4,448.72 sq ftRESTROOMS876.41 sq ft Service CorridorJR BALLROOM6,565.37 sq ftJR BALLROOMPREFUNCTIONAREA1,508.14 sq ft A/V EQUIPMENTROOM 907.03 sq ft MEETING ROOM"A"1,430.52 sq ftBANQUET ROOMPREFUNCTION1,370.67 sq ft BANQUET ROOMPANTRY2,297.39 sq ft A/V EQUIPMENTROOM332.96 sq ft8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 B GCA5,934.48 m263,878.17 sq ftBack of House Ballroom / Convention Space Restrooms Corridor Services Club / Lounge 6546 Fallsview Boulevard Level 5 Page 139 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-1.8 Project No: 22023-1 Scale: 1:350 LEVEL 6 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 UPUPUPUPUPDNUPUP UPUP UPUP UPUP1 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 MIN SETBACK5.00MIN SETBACK11.89 PROPERTY TO SE CORNER153.60PROPERTY TO NE CORNER 87.42 13.00 PROPERTY TO SW CORNER 72.95 MIN SETBACK14.10 MIN SETBACK14.10 13.0013.00RIGHT OF WAY26.007.007.00PROPERTY TO SW CORNER115.8813.0013.00 RIGHT OF WAY 26.00 0.5913.00 MIN SETBACK TO CENTRE OF THE ROAD 13.59 20.70 MIN SETBACK TO CENTRE OF THE ROAD 16.20 3.2013.00 23.92 MIN PODIUM SETBACK TO ROAD WIDENING 7.7013.00MIN PODIUM SETBACK TO CENTRE OF THE ROAD20.7016.13MIN PODIUM SETBACK TO PROPERTY LINE4.57ELEV.02ELEV.01ELEV.02ELEV.01ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCFALLSVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING SERVICE CORRIDORSOUTH TOWERMECHANICAL2,032.34 sq ftSPECIALTYRESTAURANT #36,101.47 sq ftRESTROOMS327.12 sq ftPUBLICCORRIDOR4,036.92 sq ftSERVICE CORRIDOR3-MEALRESTAURANTHOTEL6,848.17 sq ft3-MEALRESTAURANT -RELATED AREA1,813.62 sq ftRESTROOMS541.76 sq ft POOLEQUIPMENT /STORAGE2,154.68 sq ftSWIMMING POOL5,182.11 sq ftCHANGE-SHOWER715.09 sq ftCHANGE-SHOWER680.1 sq ftKIDS CLUB1,495.67 sq ftNORTH TOWERMECHANICAL1,852.85 sq ftPUBLICCORRIDOR3,339.58 sq ftFITNESSCHANGE ROOMS686.42 sq ftFITNESS CENTER3,261.87 sq ftRECREATION/SPA7,975.22 sq ftRESTROOMS612.01 sq ft GCA3,070.37 m233,049.18 sq ft8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 B GCA2,804.31 m230,185.31 sq ftPOOL1,278 sq ftCOUPLECABANAS932.51 sq ft FAMILYCABANAS1,089.87 sq ftPOOL BAR822.99 sq ftRestaurant Mechanical Amenity Space Change Rooms Services Pool 6546 Fallsview Boulevard Level 6 Page 140 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-1.9 Project No: 22023-1 Scale: 1:350 LEVEL 7 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 126.91 m2UP UP UP UP1 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 MIN SETBACK5.00MIN SETBACK11.89 PROPERTY TO SE CORNER153.60PROPERTY TO NE CORNER 87.42 13.00 PROPERTY TO SW CORNER 72.95 MIN SETBACK14.10 MIN SETBACK14.10 13.0013.00RIGHT OF WAY26.007.007.00PROPERTY TO SW CORNER115.8813.0013.00 RIGHT OF WAY 26.00 0.5913.00 MIN SETBACK TO CENTRE OF THE ROAD 13.59 20.70 MIN SETBACK TO CENTRE OF THE ROAD 16.20 3.2013.00 23.92 MIN PODIUM SETBACK TO ROAD WIDENING 7.7013.00MIN PODIUM SETBACK TO CENTRE OF THE ROAD20.7016.13MIN PODIUM SETBACK TO PROPERTY LINE4.57126.19 m2ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ROOF GARDENELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCOUTDOOR AMENITYLOOKOUT TERRACELOOKOUT TERRACERESIDENTIAL OUTDOOR AMENITYRESIDENTIALOUTDOORAMENITYOUTDOOR AMENITYLOOKOUT TERRACEROOF GARDENFALLSVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING ROOF TOP BAR -SOUTH TOWER3,740 sq ftSERVICE CORRIDORPUBLIC CORRIDOR604.97 sq ftRESTROOMS271.25 sq ftROOF TOP BAR -NORTH TOWER3,519.76 sq ftSERVICE CORRIDORPUBLIC CORRIDOR601.48 sq ftRESTROOMS271.6 sq ftGCA723.20 m27,784.44 sq ftGCA728.86 m27,845.38 sq ftPUBLICCORRIDOR301.86 sq ftRES. INDOORAMENITY1,339.23 sq ftPUBLICCORRIDOR301.38 sq ftRES. INDOORAMENITY1,339.63 sq ft8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 B Restaurant Residential Indoor Amenity Corridor Residential Outdoor Amenity Restrooms Roof Garden Services 6546 Fallsview Boulevard Level 7 Page 141 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-1.11 Project No: 22023-1 Scale: 1:350 LEVEL 15 TO LEVEL 45 - TYPICAL GUESTROOMS 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 UPUPUPUP1 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 MIN SETBACK5.00MIN TOWER SETBACK17.59 8.2052.9120.0054.2018.3010.12 27.66 8.14 38.38 1.50 1.802.10 1.801.50 2.10 54.2017.90 1.501.802.10 1.801.50 2.10 17.9052.9120.00PROPERTY TO NE CORNER 87.42 13.00 MIN SETBACK14.10 MIN SETBACK14.10 PROPERTY TO SE CORNER153.6013.0013.00RIGHT OF WAY26.00PROPERTY TO SW CORNER 72.95PROPERTY TO SW CORNER115.8840.5713.00 MIN SETBACK TO CENTRE OF THE ROAD 53.57 9.2113.00 MIN SETBACK TO CENTRE OF THE ROAD 22.21 13.0013.00 RIGHT OF WAY 26.00 7.007.00 MIN TOWER SETBACK TO PROPERTY LINE4.1116.15MIN TOWER SETBACK TO CENTRE OF THE ROAD20.26MIN TOWER SETBACK TO ROAD WIDENING 7.2613.00MAI N ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADELEV.04ELEV.05STORAGELINEN CARTSSERVICE VEST.ELEC.MECH.ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03SOUTH TOWER TYPICAL L15-L45ELEV.04ELEV.05ICEMACHINESTORAGELINEN CARTSSERVICE VEST.ELEC.MECH.ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03NORTH TOWER TYPICAL L15-L45JANLCLCJANEXISTING PARKING LOTFALLSVIEW BOULEVARDPORTAGE ROADCENTRE OF THE ROADPROPOSED ROAD WIDENING CENTRE OF THE ROADEXTENSION OF E. LIMIT OF FALLSVIEWFORMERLY PART OF PORTAGE ROAD EXTENSION OF N. LIMIT OF WIDENING Standard King 34.56 m2 371.98 sq ft Standard King 34.96 m2 376.28 sq ft Standard King 34.96 m2 376.28 sq ft Standard King 34.96 m2 376.28 sq ft Standard King 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ftEXECUTIVE SUITE68.86 m2741.23 sq ftStandard King25.51 m2 274.57 sq ft Standard King 38.03 m2 409.4 sq ft Standard King 34.81 m2 374.71 sq ft Standard King 34.96 m2 376.28 sq ft Standard King 34.96 m2 376.28 sq ft Standard King 34.96 m2 376.28 sq ft Standard King 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft Standard Q/Q 34.96 m2 376.28 sq ft EXECUTIVE SUITE68.86 m2741.23 sq ftStandard King 34.81 m2 374.65 sq ft Standard King 26.10 m2 280.93 sq ft Standard King 32.53 m2 350.11 sq ft GCA821.85 m28,846.36 sq ftGCA815.92 m28,782.53 sq ft8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 B 2 Queen Hotel Room Suite Hotel Room 1 King Hotel Room 6546 Fallsview Boulevard Levels 15-45 Page 142 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-1.14 Project No: 22023-1 Scale: 1:350 LEVEL 52 TO LEVEL 58 - TYPICAL RESIDENTIAL 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 UPUPUPUP1 A-3.1 2 A-3.1 2 A-3.1 1 A-2.1 1 A-2.2 1 A-2.3 2 A-2.3 MIN SETBACK5.00MIN TOWER SETBACK17.59 8.2052.9120.0054.2018.3010.12 27.66 8.14 38.38 2.10 1.802.10 54.2017.90 2.10 1.802.10 17.9052.916.206.206.206.206.206.206.203.656.206.206.206.206.206.206.2020.00PROPERTY TO NE CORNER 87.42 13.00 MIN SETBACK14.10 MIN SETBACK14.10 PROPERTY TO SE CORNER153.6013.0013.00RIGHT OF WAY26.00PROPERTY TO SW CORNER 72.95PROPERTY TO SW CORNER115.8840.5713.00 MIN SETBACK TO CENTRE OF THE ROAD 53.57 9.2113.00 MIN SETBACK TO CENTRE OF THE ROAD 22.21 13.0013.00 RIGHT OF WAY 26.00 7.007.00 MIN TOWER SETBACK TO PROPERTY LINE4.1116.15MIN TOWER SETBACK TO CENTRE OF THE ROAD20.26MIN TOWER SETBACK TO ROAD WIDENING 7.2613.00MAI N ST.CENT RE OF T HE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADELEV.04ELEV.05ELEC.MECH.ELEV.01ELEV.02ELEV.03SOUTH TOWER TYPICAL L52-L58ELEV.04ELEV.05ELEC.MECH.ELEV.01ELEV.02ELEV.03NORTH TOWER TYPICAL L52-L58LCELEV.02ELEV.01ELEV.02ELEV.01LCEXISTING PARKING LOTFALLSVIEW BOULEVARDPORTAGE ROADCENTRE OF THE ROADPROPOSED ROAD WIDENING CENTRE OF THE ROADEXTENSION OF E. LIMIT OF FALLSVIEWFORMERLY PART OF PORTAGE ROAD EXTENSION OF N. LIMIT OF WIDENING 3B2B1B1B+D1B1B+D1B+D1B1B+D3B2B1B1B+D1B1B+D1B+D1B1B+DGCA821.85 m28,846.36 sq ftGCA815.92 m28,782.53 sq ft8 4 3 2 C D 7 6 E 1 8 5 4 3 2 B D 7 6 E 1 A A C 5 B 6546 Fallsview Boulevard Levels 52-58 2 Bedroom Unit 1 Bedroom + Den Unit 1 Bedroom Unit 3 Bedroom Unit Page 143 of 359 GSPublisherVersion 772.25.31.11 No Issued For Date N A-1.1 Project No: 22023 Scale: 1:250 GROUND FLOOR PLAN 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Parking Facility 6519 Stanley Ave, Niagara Falls, ON L2G 7L2 Hennepin's View Inc. 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 PLS 201.33 CONCRETE PAD TOP EL. 199.88 HT CONCRETE0.44 W CONCRETE0.41 W HEDGE0.8± EMHRIM EL. 199.35WVTOP EL. 200.37WVTOP EL 200.33CBRIM EL. 200.32CBRIM EL. 200.31CB - 0.83 ERIM EL. 200.57197.26 197.38 197.29197.19 197.18 197.13 197.29 197.32 197.67 197.64 197.63 197.69 198.25 198.18 198.15 198.12 198.28198.33198.18 198.58 198.61 198.50 198.41198.41198.40198.40198.41198.42198.41198.39198.37198.38 198.35 198.34 198.37 198.47 198.50 198.37 198.37 198.41198.40198.53 198.55198.42198.43 198.49 198.48198.61 198.68198.55198.56 198.62198.60198.74 198.81 198.84 198.70 199.09 199.03199.01199.15 199.26 199.29 199.27199.16199.19199.33 M SIGN SIGN 199.72 199.68 199.63199.49199.51 199.61 200.07 199.99199.97200.10 200.14 200.17 SIGN SIGNM199.72199.77199.83199.76200.67 200.60200.58200.69 200.70 200.73 201.48 201.45 201.59201.47201.49 201.55 202.42 201.55201.55201.68 201.96201.83201.83 202.06 202.02 202.03 202.17202.15202.15 202.15202.162 02.17202.09202.08202.22202.12 202.20202.13202.07 HJBPED 201.85 2 0 1.8 0 2 0 1.4 32 0 1.4 3HJB 2 0 1.3 1 2 00 .6 8PED 2 0 1.2 7 2 0 0.0 9 2 0 1.1 2 1 9 9.6 519 9 .1 8 200.84199.51198.74 198.53 1 98.9 019 8 .1 7197.57 19 8 .0 9197.2 1 19 7 .0 0 BOL BOL SIGN SIGN 198.30 198.30198.331 9 8.3 7 198 .26 198.35198.40 198.54198.17198.25198.28198.29198.13 198.12198.53197.64197.44 19 7.8 3 198.30 SIGN LSLSLS LS LS 1 99 .22 199 .27 1 9 9.2 519 9 .17 1 9 9.1 91 99 .11198.9 3 1 9 9.1 219 9 .15 1 98 .9 4198.85 19 9.1 3 199.10198.81 1 98 .71 198.80 1 98.811 98 .58 198 .69 1 9 8.3 619 8 .2 8 1 9 7.8 91 9 7.9 71 9 7.7 51 97 .75 1 98.04 198.05198.22198.32198.11198.49198.69199.01198.79199.00199.24198.93 198.94 199.08199.1019 9.1 51 99.16 1 99.1 2199.05198.96 19 9 .2 0 1 9 9.2 41 9 9.2 819 9 .26199.33 199.27 1 99 .27 1 9 9.2 6199.26199.28199.22199.24 199.24199.12 1 98 .9 01 9 8.4 7198.0 1 1 9 8.3 8 1 98 .73 1 98 .80 19 8 .6 6 1 98 .6 31 98 .40 1 98 .4 519 8 .54 1 9 8.5 2 197.61 197.78 197.92197.88 197.99 198.33 198.26 198.55 198.60 198.45 198.40 198.64198.47198.33198.42198.54198.53198.59198.69199.04198.98199.00198.91199.26199.50199.49199.63200.19199.80199.88200.35200.48199.97200.04200.60200.70200.11200.02199.83199.79200.04199.98199.74199.69199.92199.86199.63199.58199.77199.74199.51199.40199.21199.14199.34199.09198.92198.54198.71198.22198.05197.97198.12198.02197.87198.67198.57198.58198.68198.68198.69199.02198.95199.10199.70199.57199.64200.61200.99200.89201.08200.84200.74200.57200.61201.36201.26201.13201.19199.79199.98199.47199.37198.73198.83198.73198.62198.51198.65198.46198.50 199.13 199.75 201.11 201.22 201.31201.22 201.29 201.36 201.39201.41 201.38 201.36201.292 0 1.3 8 2 00 .6 11 99 .5 71 9 8.8 8198.6 1 198.40 19 8 .4 8 19 8 .65 1 98 .6 21 9 8.8 9 1 99 .28 19 9 .7 4 2 00 .34 2 0 0.9 4 2 01 .19 19 9 .7 5 1 9 9.5 41 99 .4 31 99 .18 19 8 .81 1 9 8.3 6198.1 1 1 9 8.3 9 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196.37 196.25 196.09 198.45 198.25 198.61198.5 5 1 9 8.6 5 1 98.6 81 9 8.8 4 19 6 .01 1 95 .93 1 95 .9 91 9 5.9 9196.01 1 96 .0 0198.61 198.80 198.80 198.99 198.96 198.69198.97 1 98 .6 71 9 8.8 9 198.76 19 9 .02 198.62 1 9 8.9 9 198.71 19 8 .9 6 198.79 198.90 1 99 .0 519 9 .02 198.85 1 9 9.1 3199.03 1 9 9.1 6199.13 199.76 199.65 198.77 198.83 198.89 1 9 8.9 0 1 9 8.9 51 9 8.9 5199.08 199.06 19 9 .6 9 1 9 9.8 71 9 9.7 9 199.71 1 9 9.6 4199.74199.74 199.761 99 .7 819 9 .83200.06200.15 200.10 PED0.38 EPED0.28 ECONCRETE0.11 ECONCRETE0.06 ECONCRETE PADTOP EL. 199.84MHRIM EL. 200.06CONCRETE PADTOP EL. 200.30CONCRETEON-LINE E/WCONCRETEON-LINE E/WSIGN2.56 ESIGN2.58 EASPHALT0.49 W ASPHALT0.41 WASPHALT0.24 WASPHALT0.19 W ASPHALT0.17 EASPHALT0.06 E0.15 WIDEBRICK WALLTOP EL. 200.73 WALL0.06 EWALL0.20 ESIGN1.71 ESIGN1.70 E0.15 WIDE BRICKWALL TOP EL. 200.73 HYDRANTTOP EL. 201.35CONCRETE AREATOP EL. 201.34 CURB0.49 ECURB1.17 EC U R BWVTOP EL. 201.66SIGNCURB0.19 EMHRIM EL. 201.95CONCRETEMHRIM EL. 202.08CONCRETE AREA CURBCONCRETEON-LINE E/WCONCRETEON-LINE E/WCURBCURB CURB0.14 ECURB0.15 ECURB0.17 N CBRIM EL. 201.29CHAIN LINK FENCEFENCE0.13 EFENCE0.12 ECHAIN LINK FENCE FENCE1.25 N CB RIM EL. 201.22 CURB0.28 N FENCE1.22 N ASPHALT0.27 NASPHALT0.37 N ASPHALT EDGE FENCE0.32 N ASPHALT0.54 S PRECAST PARKING CURB ASPHALT0.94 S FENCE 0.54 S PRECASTPARKING CURBPRECAST PARKING CURBPRECAST PARKING CURB ASPHALT0.94 SASPHALT0.45 S FENCE0.24 S FENCE ON-LINE N/SCONCRETETOP EL.198.54CONCRETE 0.44 S CONTROLARM BOXASPHALT0.23 NASPHALT0.22 S FENCE0.09 N ASPHALT0.09 S FENCE1.37 N MHRIM EL. 202.50 UP ANCHORWIRES ANCHORANCHORUP HYDRANTTOP EL. 199.80 UPANCHOR WIREANCHOR ANCHORWIREANCHOR SIGNCONCRETETRAFFICBARRICADE CONCRETE TRAFFIC BARRICADES CONCRETETRAFFICBARRICADECONCRETETRAFFICBARRICADECONCRETETRAFFICBARRICADECONCRETE TRAFFIC BARRICADES PRECASTPARKING CURB PRECASTPARKING CURB CONCRETE1.63 W CONCRETEAREACONTROL P ADCONCRETE 1.6 1 WC ONT ROL B O X F OR GA T ESHRUB SMOKER GM 0.25 WIDERETAINING WALL WALLTOP EL. 201.29 WALLTOP EL. 201.29WALL TOP EL.201.25CBRIM EL. 200.77WALLTOP EL. 201.22 0.15 WIDERETAININGWALL 0.45 WIDE RETAINING WALL 0.45 WIDE RETAINING WALL 13.76 13.33 2 01 .01 F IN IS H E D F L O O R 2 01 .0 0F IN IS H E D F L O O R 2 0 1.0 0F IN IS H E D FL O O R 2 00 .98 FIN IS H E D F L O O R HANDRAILHANDRAIL0.25 WIDE RETAINING WALLWALLTOP EL. 200.35 WALL TOP EL. 200.50 HANDRAILCONCRETE WALK (P8 & MEAS)(MEAS)METAL FENCE METAL FENCEMETAL FENCE CONCRETEWALKCONCRETE AREAOVERHANGOVERHANG METALCOLUMNS SIGN SIGN 0.40 WIDE HEDGE 0.40 WIDE HEDGE HEDGE- 0.6± W HEDGE- 0.6± W BASEMENTWALKOUTOVERHANGHYDROMETER METALSTAIRSFENCE GATE ONE STOREY RESTAURANT "FRONTIER BBQ & SMOKEHOUSE" MUNICIPAL No. 6519 SOLID PAINT LINESOLID PAINT LINESOLID PAINT LINEDRAIN TOP EL. 200.54 CONCRETE0.77 W CONCRETE0.73 WSOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINTLINE SOLID PAINTLINE SOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINECURBSOLID PAINT LINESOLID PAINT LINEDASHED PAINT LINEA SPHAL T EDGEGUTT ERBA CK OF CURBAPPROXIMATE CROWN OF ASPHALT CONCRETE WALK BACK OF CURBGUTTERASPHALT EDGE APPROXIMATE CROWN OF ASPHALT CONCRETE WALK SOLID PAINT LINEDASHED PAINT LINEBACK OF CURBGUTTERCONCRETE AREACONCRETE WALKCURBCURBCONCRETE WALKASPHALT WALKCONCRETE WALK EDGE OF ASPHALT ROAD APPROXIMATE CROWN OF ASPHALT CONCRETE WALKASPHALT AREA PAVING STONESPAVING STONESSIGN BOULDER ASPHALT EDGE CHAIN LINK FENCE SOLID PAINT LINE SOLID PAINT LINE S O LID P AIN T LIN E S O LID P AIN T LIN E S O LID P A IN T LIN E S O L ID P A IN T L IN E SOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESOLID PAINT LINESO LID P AIN T LIN E S O L ID P A IN T L IN E 1 9 9.3 6F IN IS H E D FL O O R 1 99 .38F IN ISH E D F L O O R 2 0 7.3 8 T O P O F B U ILD IN GOV E R HA NG OVERHANG P O O L M E T A L F EN C E M E TAL FE N C E METAL FENCECONCRETE AREA CONCRETE AREA 0.30 WIDE BLOCK RETAINING WALLWOODENGARDENBOX WOODEN GARDENBOX WOODENGARDENBOXSOLID PAINT LINESOLID PAINT LINECONCRETE EDGEGUTTERCONCRETE EDGECONCRETE EDGE GUTTER CONCRETE EDGE 20 7 .36 T O P O FB U IL D IN G207.7 8 T O P O FB U IL D IN G 2 01 .96 FIN IS H ED F L O O R WHEELCHAIR RAMPWHEELCHAIR RAMPSTAIRS OVERHANG OVERHANGASPHALT EDGE 0.30 WIDE BLOCK RETAINING WALL 9.98 9.86(P6 & MEAS)(P6 & MEAS)(P6 & MEAS)SHRUBSHRUBSHRUBGARDENGARDENHYDROTRANSFORMER1.0 WIDE CEDAR HEDGE HEDGE1.1± N 11.581.54(MEAS)(1.48 P6, P8)1.54(P6 & MEAS)VERTICAL I-BEAMS NORTH FACEVERTICAL I-BEAM0.71 NNORTH FACEVERTICAL I-BEAM0.69 NNORTH FACEVERTICAL I-BEAM0.68 NVERTICAL I-BEAMS BOARD FENCE FENCE0.14 SFENCE - 0.07 SFENCE0.74 SGM2.09(P6 & MEAS)0.60 WIDE STONE RETAINING WALL T O P E L. 19 7.1 2 T O P E L. 197.3 0 T O P EL. 197.69 E L. 197.12 T O P E L. 197.42 T O P E L. 197.97 EL. 197.12 2.707 .9 7 8 .0 2 (MEAS)(2.64 P6)(MEAS)(7.97 P6)(7.98 P8)B O T T O M O F SL O P E T O P OF S L O P E B OTTO M OF SLO P E T O P OF SL OP E CURBCURB CHAIN LINK FENCE CHAIN LINK FENCE BACK OF CURBGUTTERCONCRETE AREAC/L OF DITCHTOP OF SLOPEBOTTOM OF SLOPETOP OF SLOPEBOTTOM OF SLOPEANCH O R WIRES ANC H O R WIR ES ANCHORANCHORCONCRETE TRAFFIC BARRICADEASPHALT EDGEASPHALT EDGEA S P H A L T E D G E A S P H A LT E D G E THREE STOREY BRICK HOTEL "DAYS INN" MUNICIPAL No. 6519PAVILLION 145.67 (P1, P2, P6, P8 & MEAS) N84°52'10"E (P8 & MEAS)(N84°50'50"E P6)22.32(MEAS)(22.25 P7, P8)77.2999.61(P1, P2, P6, P8 & MEAS)(99.64 P4)193.41(P1, P8 & MEAS)(193.27 P2, P6)(193.30 P4)(193.26 P7)24.39(P1, P2, P4 & SET)N4°24'40"W(P1, P2, P4 & SET)N84°43'50"E (P6, P7, P8 & MEAS)(N84°43'40"E P4)105.92 (P4, P6, P7, P8 & MEAS) (N 44°3 7'40"W P6) (N 44°3 4'30"W P 8) 65.2 7 (P 4, P6, P 7, P 8 & M E A S) (65.20 P 3) N 4 4°3 6'0 0"W(P 3 & M E A S) ( N 4 4°37'5 0"W P 4) (N 44°3 7'40"W P 7) 17 0.2 1 ( M E A S)N1°48'50"W(P3 & MEAS)(N1°50'40"W P6, P7)(N1°49'35"W P5)(N1°46'00"W P8)49.58(P3, P5, P6, P7, P8 & MEAS)23.86 (P5 & MEAS)(N84°52'10"E P1, P2 & MEAS) 169.53 PI N 6 4 3 5 1-0 1 6 2 (L T) ( B E L OW) DIXON STREET RANGE 11 RANGE 10 P I N 64351 -01 6 4 ( L T) ( B EL OW) P A R T 5, P L A N S N 1 0 4 7 4 0 ( B E L OW) PART 3, PLAN 59R-3013 (ABOVE)PART 4, PLAN 59R-3013 (ABOVE) RANGE 12 (DEDICATED BY REGISTERED PLAN 1) PIN 64351-0154 (LT) PART 2, PLAN SN104739 (BELOW) PART 3, PLAN SN104740 (BELOW) PART 2, PLAN SN104740 (BELOW) P A R T 1, P L A N S N 1 0 4 7 4 0 (B E L O W) PART 5, PLAN 59R-3013 (ABOVE) P A R T 1, P L A N 5 9 R -3 0 1 3 ( A B O V E ) P A R T 2, P L A N 5 9 R -3 0 1 3 (A B O V E ) P A R T 8, P L A N 5 9 R -1 2 0 9 2 (A B O V E ) P A R T 7, P L A N 5 9 R -1 2 0 9 2 (A B O V E ) P A R T 4, P L A N 5 9 R -1 2 0 9 2 ( A B OV E)PART 3, PLAN 59R-12092 (ABOVE)PI N 6 4 3 5 1-0 1 8 0 (L T ) ( A B O V E)PIN 64351 -0179 (LT) (ABOVE)P A R T 5, P L A N 5 9 R -1 2 0 9 2 (A B O V E )PART 7, PLAN SN255358 (BELOW)PIN 64377-0178 (LT) (BELOW)PART 6, PLAN 59R-14029 (ABOVE)PIN 64377-0179 (LT) (ABOVE)STANLEY AVENUEREGIONAL ROAD No. 102(BY BY-LAW 2804-81, ORDER-IN-COUNCILO.C. 1643/82, INSTR. No. RO824254,AS AMENDED BY BY BY-LAW 8108-95, UNREGISTERED,AS AMENDED BY BY-LAW 113-2001, UNREGISTERED,AS DESCRIBED IN INSTR. No. SN251202)(FORMERLY STANLEY STREET BY REGISTERED PLAN 1,BY BY-LAW 175 (1927), UNREGISTERED)IB (1257)BENTIB (744) SSIB(1257) SIB (OH) CP (744) SIB (567)4.00(P5 & MEAS)N1°48'50"W(MEAS)(N1°49'35"W P5)SET BYINTERSECTION PART 3, PLAN 59R-5023 PART 2, PLAN 59R-5023 PART 1, PLAN 59R-5023 PART 4, PLAN 59R-5023 0.4 DIA   0.4 DIA   0.4 DIA  0.4 DIA  0.15 DIA   0.15 DIA0.6± SW 0.1 DIA0.6± SW 0.1 DIA0.7± SW 0.1 DIA1.0± SW 0.5 DIA   0.5 DIA0.2± N 0.15 DIA  0.5 DIA  0.25 DIA  0.15 DIA  0.2 DIA  0.5 DIACLUMPOF TREES  0.2 DIA  0.2 DIA  0.15 DIA  0.2 DIA  0.15 DIA  0.2 DIA0.3± E0.15 DIA  0.3 DIA0.7± E0.15 DIA  0.2 DIA  0.17 DIA0.6± E0.2 DIA  0.2 DIA0.9± E0.15 DI A    0 .15  D IA 0 .4± W 0.25 DIA - 0.2± E0.15 DIA - 0.6± E0.2 DIA  0.2 DIA  0.15 DIA  0.15 DIA   0.2 DIA 0.1 ± S W0.1 DIA 0.8± N E 0.2 DIA   0.1 DIA   0.1 DIA 0.4 ± S W0.15 DI A0.4± SW0.1 DIA   0.1 DIA   0.1 5 DIA   0.5 ± S W0.3 DIA C L U MP  0.15 DI A - 0.2± SW0.1 DIA   0.1 DIA   0.15 DIA  ON-LIN E N E/S W0.1 DIA   0.5 DIA C L UMP   0.5 DIA  C L U MP 0.7 ± N E 0.3DIA  0.15 DIA  0.3 DIA  0.5 DIA CLUMP  0.5 DIA CLUMP OF TREES 0.6± N 0.2 DIA  0.15 DIA  0.15 DIA0.8± E0.8 DIA CLUMP OF TREES  0 .15  D IA 0.5± W 0.3 DIA   0.1 DIA  0.1 DIA   0.1 DIA   0.3 DIA C L U MP O F T R E E S   0.1 DIA   0.1 DIA   0.15 DIA  0.3 DIA C L U MP O F T R E E S   0.8± N E 0.1 5 DIA   0.1 DIA   0.2 D IA   0.15 DIA   0.1 DIA   0.4  DIA C L U M P O F T R E E S   0.7 ± N E 0 .4 1 RANGE 10 RANGE 11 RANGE 12 PART 1, PLAN 59R-3013 (ABOVE) 145.67 (P1, P2, P6, P8 & MEAS) 169.53 PI N 64351 - 0 1 6 5 (LT ) (ABOVE)PL ANREGI STEREDPL ANPART 4, PLAN 59R-5023 PART 3, PLAN SN104740 (BELOW) PIN PIN 64351 -0165 (LT) (ABOVE)(99.55 P7)N84°52'10"E (P8 & MEAS) (N84°50'50"E P6)(N84°52'10"E P1, P2 & MEAS) DIXON STREET (DEDICATED BY REGISTERED PLAN 1) PIN 64351-0154 (LT) PART 1, PLAN 59R-14428 RANGE 13, REGISTERED PLAN 1 CORNER NOT SUITABLE FORMONUMENTATION (PART 5, PLAN 59R-11346)P A R T 1, P L A N 5 9 R -1 1 3 4 6 (P6 & MEAS)(77.30 P7)CC PART 3, PLAN 59R-7404 (COMMONLY KNOWN AS)WA L L O N-LIN E N E/S WWALL 0.08 N E WA LL 1.14 S WALL0.84 S FENCE0.72 S FENCE0.27 SFENCE0.38 S7.50 %15.00 %15.00 %7.50 %01 A-3.1 01 A-3.1 APPROXIMATE CROWN OF ASPHALT APPROXIMATE CROWN OF ASPHALT APPROXIMATE CROWN OF ASPHALT EDGE OF ASPHALT ROAD UPUPUPUP 1 3 4 5 6 7 8 D 9 10 11 13 14 15 16 12 A C D E E F 17 G B 2 6,300 6,3006,300 6,300 6,3006,3006,3006,3003,000 3,0003,0003,050 5,100 3,000 3,000 17,1626,300 7,600 8,650 5,900 8,650 8,650 8,650 8,650 8,650 8,900 8,650 9,450 8,650 8,650 5,900 9,400 6,3726,1006,7007,5006,0006,0006,6006,50045,400137,672 MIN SETBACK 3,001 45,40011,06656,466PROPERTY TO NE CORNER99,655PROPERTY TO SE CORNER 105,950PROPERTY TO SW CORNER49,789P R OP E R T Y T O S W C O R N E R 6 5,2 3 9 34,88758,391MIN SETBACK TO CENTRE OF THE ORAD18,888MIN SETBACK5,820MIN SETBACK 4,122 6,196 8,076 PROPERTY TO NW CORNER 145,688 MIN SETBACK TO ROAD WIDENING 5,220Road Widening81010,00081010,000 201.40 201.40 1 A-2.2 01 A-2.1 02 A-2.1 2 A-2.2 DAY LIGHT TRIANGLE 10M X 10MEXISTING DRIVEWAY EXISTING DRIVEWAY EXISTING DRIVEWAY EXISTING DRIVEWAYValet Drop-OffOPEN ABOVE UPELEV. 02 ELEV. 02 Valet ExitDay-parking ExitExitVALET PARKING / DAY-PARKINGENTRANCEDAY-PARKINGENTRANCE DROP-OFF TANDEM CAR SPACE 2.0 % 3.0 %STANLEY AVEExisting Building CENTRE OF THE ROADDIXON STALLENDALE AVEPROPOSED ROAD WIDENING EXISTING DRIVEWAY EXISTING DRIVEWAYEXISTING DRIVEWAYRETAIL 609.87 m2 ADMA: 31.77 m2 VALETA: 80.33 m2 ServiceA: 12.77 m2 ServiceA: 12.00 m2 ServiceA: 12.09 m2 LUGGAGESTORAGE/HOLDINGAREAA: 42.06 m2 GCA 6,178.17 m2 GROSS SITE AREA 13,650.83 m2 NET SITE AREA 13,551.14 m27.50 %15.00 %15.00 %7.50 %RESIDENTIALTYPE CRESIDENTIALTYPE C200.84199.50198.50201.31201.68200.80199.64200.30198.15198.55201.37200.80199.50199.50200.80201.40201.40201.40201.4002 A-3.1 02 A-3.1 OPEN ABOVE OPEN ABOVE OPEN ABOVEPARKING FACILITY WAITING AREA/ LOUNGEA: 770.93 m2 6503-6519 Stanley Avenue Ground Floor Plan Waiting Area, Lounge, & Valet Space Parking Areas Retail Landscaping Page 144 of 359 GSPublisherVersion 685.26.32.11 No Issued For Date N A-1.4 Project No: 22023 Scale: 1:250 LEVEL 4-6 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Parking Facility 6519 Stanley Ave, Niagara Falls, ON L2G 7L2 Hennepin's View Inc. 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 01 A-3.1 01 A-3.1 APPROXIMATE CROWN OF ASPHALT APPROXIMATE CROWN OF ASPHALT APPROXIMATE CROWN OF ASPHALT EDGE OF ASPHALT ROAD UPUPUPUP 1 3 4 5 6 7 8 D 9 10 11 13 14 15 16 12 A C D E E F 17 G B 2 1 A-2.2 01 A-2.1 02 A-2.1 2 A-2.2 17,1626,300 7,600 8,650 5,900 8,650 8,650 8,650 8,650 8,650 8,900 8,650 9,450 8,650 8,650 5,900 9,400 6,3726,1006,7007,5006,0006,0006,6006,50045,400137,672 MIN SETBACK 3,001 45,40011,06656,466PROPERTY TO NE CORNER99,655PROPERTY TO SE CORNER 105,950PROPERTY TO SW CORNER49,789P R OP E R T Y T O S W C O R N E R 6 5,2 3 9 34,88758,391MIN SETBACK TO CENTRE OF THE ORAD18,888MIN SETBACK5,820MIN SETBACK 4,122 6,196 8,076 7,200 6,3006,3006,300 6,300 6,300 6,300 6,300 6,3006,300PROPERTY TO NW CORNER 145,688 2,000 MIN SETBACK TO ROAD WIDENING 5,220Road Widening81010,00081010,000 8.30 STANLEY AVEExisting Building CENTRE OF THE ROADDIXON STALLENDALE AVEUPDNELEV. 02 ELEV. 02 LEVEL 3 ROOF PROPOSED ROAD WIDENING ELEVATOR LOBBYA: 45.77 m2 ServiceA: 12.77 m2 ServiceA: 12.00 m2 ServiceA: 12.09 m2 ServiceA: 28.47 m2 GCA 6,246.33 m2 02 A-3.1 02 A-3.1 7.50 %14.67 %14.67 %7.50 %7.50 %14.67 %14.67 %7.50 %6503-6519 Stanley Avenue Levels 4-6 Elevator Lobby Parking Areas Page 145 of 359 East Elevation West Elevation Elevations GSPublisherVersion 1696.3.3.100 No Issued For Date A-2.1 Project No: 22023-1 Scale: 1:400 EAST ELEVATION 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON Hennepin's View Inc. 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 B2 -9.00 B1 -5.50 Ground Floor ±0.00 Level 2 +6.00 Level 3 +12.00 Level 4 +18.00 Level 5 +24.00 Level 6 +30.00 Level 7 - ROOF TOP +36.00 TRANSFER +40.50 Level 8 (Typical L8-L14) +42.50 LEVEL 9 +45.50 LEVEL 10 +48.50 LEVEL 11 +51.50 LEVEL 12 +54.50 LEVEL 13 +57.50 LEVEL 14 +60.50 LEVEL 15 (Typical L15-L45) +63.50 LEVEL 16 +66.50 LEVEL 17 +69.50 LEVEL 18 Recirc. +72.50 LEVEL 19 +75.95 LEVEL 20 +78.95 LEVEL 21 +81.95 LEVEL 22 +84.95 LEVEL 23 +87.95 LEVEL 24 +90.95 LEVEL 25 +93.95 LEVEL 26 +96.95 LEVEL 27 +99.95 LEVEL 28 Recirc. +102.95 LEVEL 29 +106.40 LEVEL 30 +109.40 LEVEL 31 +112.40 LEVEL 32 +115.40 LEVEL 33 +118.40 LEVEL 34 +121.40 LEVEL 35 +124.40 LEVEL 36 +127.40 LEVEL 37 +130.40 LEVEL 38 Recirc. +133.40 LEVEL 39 +136.85 LEVEL 40 +139.85 LEVEL 41 +142.85 LEVEL 42 +145.85 LEVEL 43 +148.85 LEVEL 44 +151.85 LEVEL 45 +154.85 LEVEL 46 (Typical L46-L48) +157.85 LEVEL 47 +160.85 LEVEL 48 Recirc. +163.85 LEVEL 49 (Typical L49-L51) +167.30 LEVEL 50 +170.30 LEVEL 51 +173.30 LEVEL 52 (Typical Residential L52-L58) +176.30 LEVEL 53 +179.30 LEVEL 54 +182.30 LEVEL 55 +185.30 LEVEL 56 +188.30 LEVEL 57 +191.30 LEVEL 58 +194.30 M1 +198.05 M2 +202.05 M3 +206.05 TOWER ROOF +210.05 20.00 36.00176.30198.05210.053.503.502.006.006.006.006.006.006.004.502.003.003.003.003.003.003.003.003.003.003.003.453.003.003.003.003.003.003.003.003.003.453.003.003.003.003.003.003.003.003.003.453.003.003.003.003.003.003.003.003.003.453.003.003.003.003.003.003.003.003.003.754.004.004.00PROPERTY LINEPROPERTY LINE±0.00 = Average Grade +200.20 Ground Floor Access From Portage Road SCALE: 1:400 1 EAST ELEVATION A-2.1 GSPublisherVersion 1696.3.3.100 No Issued For Date A-2.2 Project No: 22023-1 Scale: 1:400 WEST ELEVATION 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and all associated documents are an instrument of service by the Architect. The drawing and the information contained therein may not be reproduced in whole or in part without prior written permission of the Architect. These Contract Documents are the property of the Architect. The Architect bears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1. 2. 3. 4. 5. 6. 7. 8. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON Hennepin's View Inc. 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 B1 -5.50 Ground Floor ±0.00 Level 2 +6.00 Level 3 +12.00 Level 4 +18.00 Level 5 +24.00 Level 6 +30.00 Level 7 - ROOF TOP +36.00 TRANSFER +40.50 Level 8 (Typical L8-L14) +42.50 LEVEL 9 +45.50 LEVEL 10 +48.50 LEVEL 11 +51.50 LEVEL 12 +54.50 LEVEL 13 +57.50 LEVEL 14 +60.50 LEVEL 15 (Typical L15-L45) +63.50 LEVEL 16 +66.50 LEVEL 17 +69.50 LEVEL 18 Recirc. +72.50 LEVEL 19 +75.95 LEVEL 20 +78.95 LEVEL 21 +81.95 LEVEL 22 +84.95 LEVEL 23 +87.95 LEVEL 24 +90.95 LEVEL 25 +93.95 LEVEL 26 +96.95 LEVEL 27 +99.95 LEVEL 28 Recirc. +102.95 LEVEL 29 +106.40 LEVEL 30 +109.40 LEVEL 31 +112.40 LEVEL 32 +115.40 LEVEL 33 +118.40 LEVEL 34 +121.40 LEVEL 35 +124.40 LEVEL 36 +127.40 LEVEL 37 +130.40 LEVEL 38 Recirc. +133.40 LEVEL 39 +136.85 LEVEL 40 +139.85 LEVEL 41 +142.85 LEVEL 42 +145.85 LEVEL 43 +148.85 LEVEL 44 +151.85 LEVEL 45 +154.85 LEVEL 46 (Typical L46-L48) +157.85 LEVEL 47 +160.85 LEVEL 48 Recirc. +163.85 LEVEL 49 (Typical L49-L51) +167.30 LEVEL 50 +170.30 LEVEL 51 +173.30 LEVEL 52 (Typical Residential L52-L58) +176.30 LEVEL 53 +179.30 LEVEL 54 +182.30 LEVEL 55 +185.30 LEVEL 56 +188.30 LEVEL 57 +191.30 LEVEL 58 +194.30 M1 +198.05 M2 +202.05 M3 +206.05 TOWER ROOF +210.05 20.00 36.00176.30198.05210.053.503.502.006.006.006.006.006.006.004.502.003.003.003.003.003.003.003.003.003.003.003.453.003.003.003.003.003.003.003.003.003.453.003.003.003.003.003.003.003.003.003.453.003.003.003.003.003.003.003.003.003.453.003.003.003.003.003.003.003.003.003.754.004.004.00PROPERTY LINEPROPERTY LINE±0.00 = Average Grade +200.20 Ground Floor Access From Portage Road SCALE: 1:400 1 WEST ELEVATION A-2.2Page 146 of 359 GSPublisherVersion 1764.3.3.100 No Issued For Date N A-0.8 Project No: 22023-1 Scale: 1:1000 SITE PLAN 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by theContractor. Upon written application, the Architect will provide written/graphic clarification or supplementary information regarding the intent of theContract Documents. The Architect will review Shop Drawings submitted bythe Contractor for design conformance only.Drawings are not to be scaled for construction. The Contractor is to verify allexisting conditions and dimensions required to perform the work and reportany discrepancies with the Contract Documents to the Architect beforecommencing any work.Positions of exposed finished mechanical or electrical devices, fittings, andfixtures are indicated on architectural drawings. The locations shown on thearchitectural drawings govern over the Mechanical and Electrical drawings.Those items not clearly located will be located as directed by the Architect.These drawings are not to be used for construction unless noted below as“Issuance: For Construction”All work is to be carried out in conformance with the Code and Bylaws of theauthorities having jurisdiction.The Architect of these plans and specifications gives no warranty orrepresentation to any party about the constructability of the building(s)represented by them. All contractors or subcontractors must satisfythemselves when bidding and at all times ensure that they can properlyconstruct the work represented by these plans.Geodetic Elevations provided in these drawings are measured in accordancewith the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1.2.3.4.5.6.7.8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 PLS PLS PLS PLS PLS FALLSVIEW BOULEVARDPORTAGE ROAD EXISTING PARKING LOTCENTRE OF THE ROADPROPOSED ROAD WIDENINGMAIN ST.CENT RE OF THE ROADFALLSVIEW BOULEVARDCENTRE OF THE ROADPORTAGE ROADCENTRE OF THE ROADDIXON STALLENDALE AVESTANLEY AVECENTRE OF THE ROADCENTRE OF THE ROADCENTRE OF THE ROADCENTRE OF THE ROAD FORMERLY PART OF PORTAGE ROADEXTENSION OF E. LIMIT OF FALLSVIEWEXTENSION OF N. LIMIT OF WIDENING SERVICE ENTRY ROOFTOP GARDENLEVEL 6 ROOF+36.0058 STOREY TOWERLEVEL 58 ROOF +198.05MPH ROOF +210.05DROP-OFF AT GROUND FLOOR-2.00GROUND FLOOR± 0.00LEVEL 3 ROOFSKY LIGHT+18.00PARKING ENTRY VALET PARKINGENTRYROOFTOP GARDENLEVEL 6 ROOF+36.0058 STOREY TOWERLEVEL 58 ROOF +198.05MPH ROOF +210.05LEVEL 5 SKY BRIDGE+28.00CANOPY ATGROUND FLOORExisting Building 6519 Stanley Avenue Off-Site Parking Part of Separate application Site Plan 6546 Fallsview Boulevard Gross Site Area Net Site Area 10,615 m2 10,559 m2 Road Widening Area 56 m2 Total Floor Area 140,677 m2 Net Floor Space Index 13.32 Height North Tower South Tower 58 storeys (210.5 m) 58 storeys (210.5 m) Total Residential Units 1-Bedroom 1-Bedroom + Den 2-Bedroom 3-Bedroom 126 42 (33%) 56 (45%) 14 (11%) 14 (11%) Hotel Rooms 1,140 Amenity Area Indoor Amenity Outdoor Amenity 254 m2 254 m2 Total Vehicle Parking Spaces (on-site) Residential Hotel Public and Other 273 177 61 35 Total Bicycle Parking Short-term Spaces Long-term Spaces 137 74 63Page 147 of 359 GSPublisherVersion 772.25.31.11 No Issued For Date N A-0.4 Project No: 22023 Scale: 1:1000 SITE PLAN 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by theContractor. Upon written application, the Architect will provide written/graphic clarification or supplementary information regarding the intent of theContract Documents. The Architect will review Shop Drawings submitted bythe Contractor for design conformance only.Drawings are not to be scaled for construction. The Contractor is to verify allexisting conditions and dimensions required to perform the work and reportany discrepancies with the Contract Documents to the Architect beforecommencing any work.Positions of exposed finished mechanical or electrical devices, fittings, andfixtures are indicated on architectural drawings. The locations shown on thearchitectural drawings govern over the Mechanical and Electrical drawings.Those items not clearly located will be located as directed by the Architect.These drawings are not to be used for construction unless noted below as“Issuance: For Construction”All work is to be carried out in conformance with the Code and Bylaws of theauthorities having jurisdiction.The Architect of these plans and specifications gives no warranty orrepresentation to any party about the constructability of the building(s)represented by them. All contractors or subcontractors must satisfythemselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1.2.3.4.5.6.7. 8. Parking Facility 6519 Stanley Ave, Niagara Falls, ON L2G 7L2 Hennepin's View Inc. 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 PLS APPROXIMATE CROWN OF ASPHALT APPROXIMATE CROWN OF ASPHALT APPROXIMATE CROWN OF ASPHALT EDGE OF ASPHALT ROAD EXISTING DRIVEWAY EXISTING DRIVEWAY EXISTING DRIVEWAY EXISTING DRIVEWAY 7 STORIES PARKING FACILITY 6546 Fallsview Ave Niagara Oakes Redevelopment Part of Separate applicationSTANLEY AVEExisting BuildingCENTRE OF THE ROADCENTRE OF THE ROADDIXON STALLENDALE AVEPROPOSED ROAD WIDENING EXISTING DRIVEWAYEXISTING DRIVEWAYEXISTING DRIVEWAYEXISTING DRIVEWAYEXISTING DRIVEWAY14.67 %7.50 %14.67 %7.50 %Site Plan 6503-6519 Stanley Avenue Gross Site Area Net Site Area 13,651 m2 13,551 m2 Road Widening Area 100 m2 Total Floor Area 41,803 m2 Net Floor Space Index 3.08 Height 7 storeys (19.5 m) Total Vehicle Parking Spaces (on-site) Hotel Public and Other 1,047 851 196 Total Parking (Both sites) Residential Hotel Public and Other 1,320 177 (1.40/unit) 912 (1 space per 1.25 rooms) 231 Page 148 of 359 EXISTING BRACKETLIGHT POLE PROPERTY LINE PROPOSEDDECIDUOUS TREE PROPOSED FEATURE PAVING PROPOSED SHRUBS EXISTING FIRE HYDRANT PLS EXISTING TRAFFICLIGHT POST EXISTING PEDESTRIANLIGHT PROPOSED GREENROOF PROPOSED RAISEDPLANTER CURB PROPOSED CITY STANDARDCONCRETE PAVING LOWER GROUND LEVEL OUTLINE PROPOSEDCONIFEROUS TREE PROPOSED CIPCONCRETE SEATWALL PROPOSED GRASSESAND PERENNIALS PROPOSED WATERFEATURE PROPOSED FEATUREPAVING (VEHICULAR) PROPOSED ORNAMENTAL TREE PROPOSED BENCH PLS PLS PLS PLS PLS EMPLOYEE ACCESSSECURITYSERVICE CORRIDOR11,226.78 sq ft MAIN LOBBY17,530.74 sq ft MULTI-PURPOSE FACILITY #1SERVICE CORRIDOR741.94 sq ft CONCIERGE503.4 sq ft REGISTRATION PODS435.05 sq ft LOUNGE879.05 sq ft VEST 602.55 sq ft ACCOUNTIN G O F F I C E 1,933.71 sq ft VEST3,424.21 sq ft EXECUTIVE, SA L E S A N D C A T E R I N G O F F I C E S @ M E Z Z L E V E L 2,880.45 sq ft MULTI-PURPO S E F A C I L I T Y # 2791.27 sq ft VEST398 sq ft VEST848.55 sq ft VEST1,850.51 sq ft RESIDENTIAL LOBBY1,349.98 sq ft RESIDENTIAL LOBBY792.73 sq ft FRONT OFFICE10,850.2 sq ft MULTI-PURPOSE FACILITY #12,197.28 sq ft MAIN LOBBY241.08 sq ft VEST296.97 sq ft MAIL107.09 sq ft PARCEL67.81 sq ft UNI. W.258.83 sq ft MAIL163.13 sq ft PARCEL71.37 sq ft UNI. W.300.76 sq ft VESTAIR SHAFT116.43 sq ft PARCEL209.54 sq ft CACFUPUPUPDNUPDNUPDNUPDNUPUPUPUPUP UP UP DN UP DN UPBICYCLE RAMPINTEGRATED W/CONCRETE STAIRBICYCLE RAMPINTEGRATED W /CONCRETE ST A I R+ 200.20+198.20EXISTING PARK I N G L O TFALLSVIEW BOULEVARDPOR T A G E R O A D AIR SHAFTMULTI PURPOSEFACILITY #1ELEVATORSELEV.02ELEV.01DROP OFF5%HOTELENTRANCEHOTELENTRANCEMULTIPURPOSEFACILITY #1ENTRANCEMULTIPURPOSEFACILITY #2ENTRANCEOPEN TO BELOWOPEN TO ABOVE OPEN TO ABOVEOPEN TO ABOVEELEV. 02 ELEV. 01HOTELENTRANCE RESIDENTIALENTRANCERESIDENTIALENTRANCEELEV.02ELEV.01ELEV.02ELEV.01ELEV.02ELEV.01ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCSERVICE ENTRY 4.4 m minimumvertical clearanceabove the rampPARKING ENTRY 2.4 m minimumvertical clearanceabove the ramp2.4 m minimumvertical clearan c e above the ramp PARKING ENTRYCANO P Y A B O V E U/G GARAGE U/G GARAGECANOPY ABOVECANOPY ABOVEU/G GARAGEU/G GARAGEU/G GARAGE198.20 = AVERAGE GRADE ATEXISITNG PARKING LOT197.05 190.71 190.53 190.57 + 200.13 + 199.20 + 198.35 + 197.80 + 200.37 + 200.20 + 200.20 + 200.13 +198.20B M B M Phase 1 Parcel Boundary Phase 2 Parcel Boundary PROPOSED DRIVEWAY ENTRANCE AS PER CITY STANDARD PROPOSED WALKWAY WITHFEATURE PAVING PROPOSED BIKE PARKING EXISTING STREET LIGHT STANDARD TO REMAIN PROPOSED TREEIN RAISEDPLANTER WITH CONTINUOUS SOIL TRENCH TOACHIEVE MIN 16M3 OF SOIL VOLUME PROPOSED PLANTING BED WITH TREES, GRASSES ANDPERENNIAL PLANTING PROPOSED ACCESSIBLE WALKWAY PROPOSED CONCRETE WALKWAY AS PERCITY STANDARD PROPOSEDCANOPY (BY ARCHITECT) PROPOSED FEATURE PAVING OUTLINE OFLOWER GROUNDLEVEL EXISTING FIRE HYDRANT TOREMAIN PROPOSED TREE IN TREE GRATE EXISTING PEDESTRIAN SCALE LIGHT TO BE RELOCATED HERE EXISTING TRAFFIC LIGHT TO REMAIN EXISTING UTILITY TO REMAIN EXISTING WALLTO REMAIN PROPOSED INTENSIVE GREEN ROOF PROPOSED WALKWAY PROPOSED PLANTED ISLANDWITH GRASSES AND PERENNIAL PLANTING PROPOSEDGRASSES ANDPERENNIAL PLANTING PROPOSED DRIVEWAY FEATURE PAVING PROPOSED TREE IN EXISTING CONCRETETREE GRATE EXISTING PLAQUETO REMAIN PROPOSED DRIVEWAYENTRANCE AND CONTINUOUS PEDESTRIAN SIDEWALK AS PER CITY STANDARD EXISTING PEDESTRIANSCALE LIGHTING TO BE RELOCATED HERE PROPOSED TREE IN RAISED PLANTER WITH CONTINUOUSSOIL TRENCH TO ACHIEVEMIN 16M3 OF SOIL VOLUME PROPOSED GRASSES AND PERENNIAL PLANTING EXISTING PEDESTRIAN SCALE LIGHT TO REMAIN EXISTING TRAFFIC LIGHT TO REMAIN PROPOSEDWALKWAY PROPOSED WATER FEATURE PROPOSEDSIGNAGE (BY OTHERS) PROPOSED FEATURE PAVING PROPOSED TREE IN RAISED PLANTERWITH CONTINUOUSSOIL TRENCH TO ACHIEVE MIN 16M3 OF SOIL VOLUME PROPOSEDINTENSIVE GREEN ROOF PROPOSED CIP CONCRETE SEATWALL PROPOSED BENCH PROPOSED BENCH PROPOSED CIPCONCRETESEATWALL PROPOSEDLARGE CANOPY SHADE TREE PROPOSED CIPCONCRETE SEATWALL PROPOSEDFEATURE WALL TOSCREEN PARKING PROPOSEDEVERGREENTREES BUFFER PROPOSEDEVERGREEN TREES BUFFER PROPOSED GRASSES AND PERENNIALPLANTING PROPOSEDLARGE CANOPY SHADE TREE PROPOSEDMULTI-STEMORNAMENTAL TREE EXISTING FIRE HYDRANT TO REMAIN PROPOSED MANHOLE EXISTING SANITARYMANHOLE RIGHT OF WAY 26M RIGHT OF WAY 26MDAYLIGHT TRIANGLE 7x7M PEDESTRIAN CLEARWAY 1.8M PEDESTRIANCLEARWAY1.8MPROPOSED WALKWAY LINE OF CANO P Y LINE OF CANO P Y ISSUED FOR REZONING 02 MAR 2023 DateNo.Description Revision Landscape Architecture Urban Design Community Planning 411 Richmond Street E. Suite 104 Toronto OntarioM5A 3S5 tel: 416.340.8100fax: 416.340.8300 nak@nakdesigngroup.com d e s i g n g r o u p Contractor shall check all dimensions on the work andreport any discrepancy to the Landscape Architect before proceeding. All drawings and specifications are the property of the Landscape Architect and must bereturned at the completion of the work. This drawing isnot to be used for construction until signed by the Landscape Architect. Project Title Date Job No. Checked Drawn Scale Sheet N January 2023 223011 NOT FOR CONSTRUCTION SVK NIAGARA OAKES HOTEL NIAGARA FALLS ONTARIO L1 LANDSCAPE MASTERPLAN 1:300 TB 1 2 LEGEND A LS1 B LS1 ISSUED FOR REZONING 01 FEB 2024 ALS2INTENSIVE GREEN ROOF FEATURE BENCH EXISTING BRACKET LIGHT POLE PROPERTY LINE PROPOSED DECIDUOUS TREE PROPOSED FEATURE PAVING PROPOSED SHRUBS EXISTING FIRE HYDRANT PLS EXISTING TRAFFIC LIGHT POST EXISTING PEDESTRIAN LIGHT PROPOSED GREEN ROOF PROPOSED RAISED PLANTER CURB PROPOSED CITY STANDARD CONCRETE PAVING LOWER GROUND LEVEL OUTLINE PROPOSED CONIFEROUS TREE PROPOSED CIP CONCRETE SEATWALL PROPOSED GRASSES AND PERENNIALS PROPOSED WATER FEATURE PROPOSED FEATURE PAVING (VEHICULAR) PROPOSED ORNAMENTAL TREE PROPOSED BENCH PLS PLS PLS PLS PLS EMPLOYEE ACCESSSECURITYSERVICE CORRIDOR11,226.78 sq ft MAIN LOBBY17,530.74 sq ft MULTI-PURPOSE FACILITY #1SERVICE CORRIDOR741.94 sq ft CONCIERGE503.4 sq ft REGISTRATION PODS435.05 sq ft LOUNGE879.05 sq ft VEST 602.55 sq ft ACCOUNTIN G O F F I C E 1,933.71 sq ft VEST3,424.21 sq ft EXECUTIVE, S A L E S A N D C A T E R I N G O F F I C E S @ M E Z Z L E V E L 2,880.45 sq ft MULTI-PURP O S E F A C I L I T Y # 2791.27 sq ft VEST398 sq ft VEST848.55 sq ft VEST1,850.51 sq ft RESIDENTIAL LOBBY1,349.98 sq ft RESIDENTIAL LOBBY792.73 sq ft FRONT OFFICE10,850.2 sq ft MULTI-PURPOSE FACILITY #12,197.28 sq ft MAIN LOBBY241.08 sq ft VEST296.97 sq ft MAIL107.09 sq ft PARCEL67.81 sq ft UNI. W.258.83 sq ft MAIL163.13 sq ft PARCEL71.37 sq ft UNI. W.300.76 sq ft VESTAIR SHAFT116.43 sq ft PARCEL209.54 sq ft CACFUPUPUPDNUPDNUPDNUPDNUPUPUPUPUP UP UP DN UP DN UPBICYCLE RAMPINTEGRATED W/CONCRETE STAIRBICYCLE RA M PINTEGRATED W /CONCRETE S T A I R+ 200.20+198.20EXISTING PAR K I N G L O TFALLSVIEW BOULEVARDPOR T A G E R O A DAIR SHAFTMULTI PURPOSEFACILITY #1ELEVATORSELEV.02ELEV.01DROP OFF5%HOTELENTRANCEHOTELENTRANCEMULTIPURPOSEFACILITY #1ENTRANCEMULTIPURPOSEFACILITY #2ENTRANCEOPEN TO BELOWOPEN TO ABOVEOPEN TO ABOVEOPEN TO ABOVEELEV. 02ELEV. 01HOTELENTRANCERESIDENTIALENTRANCERESIDENTIALENTRANCEELEV.02ELEV.01ELEV.02ELEV.01ELEV.02ELEV.01ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.04ELEV.05ELEV.02ELEV.01ELEV.01ELEV.02ELEV.03ELEV.02ELEV.01ELEV.02ELEV.01LCLCSERVICE ENTRY 4.4 m minimumvertical clearanceabove the rampPARKING ENTRY 2.4 m minimumvertical clearanceabove the ramp2.4 m minimu m vertical cleara n c e above the ram p PARKING ENTRYCAN O P Y A B O V E U/G GARAGE U/G GARAGECANOPY ABOVECANOPY ABOVEU/G GARAGEU/G GARAGEU/G GARAGE198.20 = AVERAGE GRADE ATEXISITNG PARKING LOT197.05 190.71 190.53 190.57 + 200.13 + 199.20 + 198.35 + 197.80 + 200.37 + 200.20 + 200.20 + 200.13 +198.20B M B M Phase 1 Parcel Boundary Phase 2 Parcel Boundary PROPOSED DRIVEWAY ENTRANCE AS PER CITY STANDARD PROPOSED WALKWAY WITH FEATURE PAVING PROPOSED BIKE PARKING EXISTING STREET LIGHT STANDARD TO REMAIN PROPOSED TREE IN RAISED PLANTER WITH CONTINUOUS SOIL TRENCH TO ACHIEVE MIN 16M3 OF SOIL VOLUME PROPOSED PLANTING BED WITH TREES, GRASSES AND PERENNIAL PLANTING PROPOSED ACCESSIBLE WALKWAY PROPOSED CONCRETE WALKWAY AS PER CITY STANDARD PROPOSED CANOPY (BY ARCHITECT) PROPOSED FEATURE PAVING OUTLINE OF LOWER GROUND LEVEL EXISTING FIRE HYDRANT TO REMAIN PROPOSED TREE IN TREE GRATE EXISTING PEDESTRIAN SCALE LIGHT TO BE RELOCATED HERE EXISTING TRAFFIC LIGHT TO REMAIN EXISTING UTILITY TO REMAIN EXISTING WALL TO REMAIN PROPOSED INTENSIVE GREEN ROOF PROPOSED WALKWAY PROPOSED PLANTED ISLAND WITH GRASSES AND PERENNIAL PLANTING PROPOSED GRASSES AND PERENNIAL PLANTING PROPOSED DRIVEWAY FEATURE PAVING PROPOSED TREE IN EXISTING CONCRETE TREE GRATE EXISTING PLAQUE TO REMAIN PROPOSED DRIVEWAY ENTRANCE AND CONTINUOUS PEDESTRIAN SIDEWALK AS PER CITY STANDARD EXISTING PEDESTRIAN SCALE LIGHTING TO BE RELOCATED HERE PROPOSED TREE IN RAISED PLANTER WITH CONTINUOUS SOIL TRENCH TO ACHIEVE MIN 16M3 OF SOIL VOLUME PROPOSED GRASSES AND PERENNIAL PLANTING EXISTING PEDESTRIAN SCALE LIGHT TO REMAIN EXISTING TRAFFIC LIGHT TO REMAIN PROPOSED WALKWAY PROPOSED WATER FEATURE PROPOSED SIGNAGE (BY OTHERS) PROPOSED FEATURE PAVING PROPOSED TREE IN RAISED PLANTER WITH CONTINUOUS SOIL TRENCH TO ACHIEVE MIN 16M3 OF SOIL VOLUME PROPOSED INTENSIVE GREEN ROOF PROPOSED CIP CONCRETE SEATWALL PROPOSED BENCH PROPOSED BENCH PROPOSED CIP CONCRETE SEATWALL PROPOSED LARGE CANOPY SHADE TREE PROPOSED CIP CONCRETE SEATWALL PROPOSED FEATURE WALL TO SCREEN PARKING PROPOSED EVERGREEN TREES BUFFER PROPOSED EVERGREEN TREES BUFFER PROPOSED GRASSES AND PERENNIAL PLANTING PROPOSED LARGE CANOPY SHADE TREE PROPOSED MULTI-STEM ORNAMENTAL TREE EXISTING FIRE HYDRANT TO REMAIN PROPOSED MANHOLE EXISTING SANITARY MANHOLE RIGHT OF WAY 26M RIGHT OF WAY 26MDAYLIGHT TRIANGLE 7x7M PEDESTRIAN CLEARWAY 1.8M PEDESTRIANCLEARWAY1.8MPROPOSED WALKWAY LINE OF CAN O P Y LINE OF CA N O P Y ISSUED FOR REZONING 02 MAR 2023 DateNo.Description Revision Landscape Architecture Urban Design Community Planning 411 Richmond Street E. Suite 104 Toronto Ontario M5A 3S5 tel: 416.340.8100 fax: 416.340.8300 nak@nakdesigngroup.com d e s i g n g r o u p Contractor shall check all dimensions on the work and report any discrepancy to the Landscape Architect before proceeding. All drawings and specifications are the property of the Landscape Architect and must be returned at the completion of the work. This drawing is not to be used for construction until signed by the Landscape Architect. Project Title Date Job No. Checked Drawn Scale Sheet N January 2023 223011 NOT FOR CONSTRUCTION SVK NIAGARA OAKES HOTEL NIAGARA FALLS ONTARIO L1 LANDSCAPE MASTERPLAN 1:300 TB 1 2 LEGEND A LS1 B LS1 ISSUED FOR REZONING 01 FEB 2024 ALS2INTENSIVE GREEN ROOF FEATURE BENCH 6546 Fallsview Boulevard Landscape Plan Page 149 of 359 UPUPUPUPPARKING FACILITY WAITING ARE A / L O U N G E A: 770.93 m2 609.87 m2 RETAIL ADM A: 34.29 m2 VALET A: 66.96 m2 Service A: 12.77 m2 Service A: 12.00 m2 Service A: 13.29 m2 LUGGAGESTORAGE/HOLDINGA R E A A: 43.70 m2 Valet Drop-OffOPEN ABOVE UPValet ExitDay-parking ExitExitVALET PARKINGENTRANCEDAY-PARKING ENTRANCE DROP-OFF EXISTING BUILDING (TO REMAIN)14.67 %14.67 %7.50 %7.50 %14.67 %14.67 %7.50 %7.50 %OPEN ABOVE OPEN ABOVE OPEN ABOVEDIXON STALLENDALE AVESTANLEY AVESTANLEY AVEPLS PROPOSED UNIT PAVERS AS PER CITY STANDARD PROPOSED DRIVEWAYENTRANCE AND CONTINUOUSPEDESTRIAN SIDEWALK AS PER CITY STANDARD PROPOSED TREE IN RAISED PLANTERWITH CONTINUOUS SOIL TRENCH TO ACHIEVE MIN 16M3 OF SOIL VOLUME PROPOSED SIDEWALKAS PER CITY STANDARD PROPOSED TREES IN SOD AS PER CITY STANDARD PROPOSED TREESIN SHRUB BEDS PROPOSED FEATURE PAVING AT ANIMATIONSPILL OUT AREA PROPOSED BENCH PROPOSED BUILDING OVERHANG PROPOSED TREES IN RAISED PLANTER PROPOSED TREE IN TREE GRATE PROPOSED UNITPAVERS AS PER CITY STANDARD PROPOSED TREE IN RAISED PLANTER WITH CONTINUOUS SOIL TRENCH TO ACHIEVEMIN 16M3 OF SOIL VOLUME PROPOSED FEATURE PAVING AT ANIMATION SPILL OUT AREA PROPOSED TREES IN RAISED PLANTER PROPOSED SOD AS PER CITY STANDARD PROPOSED BENCH PROPOSED FEATURE PAVING AT WAITING AREA PROPOSED DRIVEWAY ENTRANCE AND CONTINUOUSPEDESTRIAN SIDEWALKAS PER CITY STANDARD PROPOSED PEDESTRIAN SIDEWALK AS PER CITY STANDARD PROPOSED TREES IN SOD AS PER CITY STANDARD PROPOSED TREES IN SHRUB BED PROPOSED BENCH PROPOSED BENCH 15001500 PROPERTY LINE PROPOSED DECIDUOUS TREE PROPOSED CITY STANDARDUNIT PAVERS PROPOSED FEATUREPAVING PROPOSED SHRUBS PROPOSED RAISEDPLANTER CURB PROPOSED CITY STANDARDCONCRETE PAVING BUILDING OVERHANG ABOVE PROPOSED SOD EXISTING TREESWITH TREEPROTECTION ZONES TREE PROTECTIONHOARDING EXISTING TREE NON-REGULATED(<30cm DBH) Landscape Architecture Urban Design Community Planning 411 Richmond Street E. Suite 104 Toronto OntarioM5A 3S5 tel: 416.340.8100fax: 416.340.8300 nak@nakdesigngroup.com d e s i g n g r o u p Contractor shall check all dimensions on the work andreport any discrepancy to the Landscape Architect before proceeding. All drawings and specifications are the property of the Landscape Architect and must bereturned at the completion of the work. This drawing isnot to be used for construction until signed by the Landscape Architect. Project Title Date Job No. Checked Drawn Scale Sheet N LP1 PARKING LANDSCAPE MASTERPLAN 1:300 TB 1 2 LEGEND UPUPUPUPPARKING FACILITY WAITIN G A R E A / L O U N G E A: 770.93 m2 609.87 m2 RETAIL ADM A: 34.29 m2 VALET A: 66.96 m2 Service A: 12.77 m2 Service A: 12.00 m2 Service A: 13.29 m2 LUGGAGESTORAGE/HOLDI N G A R E A A: 43.70 m2 Valet Drop-OffOPEN ABOVE UPValet ExitDay-parking ExitExitVALET PARKINGENTRANCEDAY-PARKING ENTRANCE DROP-OFF EXISTING BUILDING (TO REMAIN)14.67 %14.67 %7.50 %7.50 %14.67 %14.67 %7.50 %7.50 %OPEN ABOVE OPEN ABOVE OPEN ABOVEDIXON STALLENDALE AVESTANLEY AVESTANLEY AVEPLS PROPOSED UNIT PAVERS AS PER CITY STANDARD PROPOSED DRIVEWAY ENTRANCE AND CONTINUOUS PEDESTRIAN SIDEWALK AS PER CITY STANDARD PROPOSED TREE IN RAISED PLANTER WITH CONTINUOUS SOIL TRENCH TO ACHIEVE MIN 16M3 OF SOIL VOLUME PROPOSED SIDEWALK AS PER CITY STANDARD PROPOSED TREES IN SOD AS PER CITY STANDARD PROPOSED TREES IN SHRUB BEDS PROPOSED FEATURE PAVING AT ANIMATION SPILL OUT AREA PROPOSED BENCH PROPOSED BUILDING OVERHANG PROPOSED TREES IN RAISED PLANTER PROPOSED TREE IN TREE GRATE PROPOSED UNIT PAVERS AS PER CITY STANDARD PROPOSED TREE IN RAISED PLANTER WITH CONTINUOUS SOIL TRENCH TO ACHIEVE MIN 16M3 OF SOIL VOLUME PROPOSED FEATURE PAVING AT ANIMATION SPILL OUT AREA PROPOSED TREES IN RAISED PLANTER PROPOSED SOD AS PER CITY STANDARD PROPOSED BENCH PROPOSED FEATURE PAVING AT WAITING AREA PROPOSED DRIVEWAY ENTRANCE AND CONTINUOUS PEDESTRIAN SIDEWALK AS PER CITY STANDARD PROPOSED PEDESTRIAN SIDEWALK AS PER CITY STANDARD PROPOSED TREES IN SOD AS PER CITY STANDARD PROPOSED TREES IN SHRUB BED PROPOSED BENCH PROPOSED BENCH 15001500 PROPERTY LINE PROPOSED DECIDUOUS TREE PROPOSED CITY STANDARD UNIT PAVERS PROPOSED FEATURE PAVING PROPOSED SHRUBS PROPOSED RAISED PLANTER CURB PROPOSED CITY STANDARD CONCRETE PAVING BUILDING OVERHANG ABOVE PROPOSED SOD EXISTING TREES WITH TREE PROTECTION ZONES TREE PROTECTION HOARDING EXISTING TREE NON-REGULATED (<30cm DBH) Landscape Architecture Urban Design Community Planning 411 Richmond Street E. Suite 104 Toronto Ontario M5A 3S5 tel: 416.340.8100 fax: 416.340.8300 nak@nakdesigngroup.com d e s i g n g r o u p Contractor shall check all dimensions on the work and report any discrepancy to the Landscape Architect before proceeding. All drawings and specifications are the property of the Landscape Architect and must be returned at the completion of the work. This drawing is not to be used for construction until signed by the Landscape Architect. Project Title Date Job No. Checked Drawn Scale Sheet N LP1 PARKING LANDSCAPE MASTERPLAN 1:300 TB 1 2 LEGEND 6503-6519 Stanley Avenue Landscape Plan Page 150 of 359 GSPublisherVersion 1696.3.3.100 No Issued For Date N A-0.3 Project No: 22023-1 Scale: 1:1.74 PERSPECTIVES 317 Adelaide Street West, 2nd Flr Toronto ON . M5V 1P9 . Canada www.architectsalliance.com +1 . 416 . 593 . 6500 architects—Alliance Copyright of this drawing is reserved by the Architect. The drawing and allassociated documents are an instrument of service by the Architect. Thedrawing and the information contained therein may not be reproduced inwhole or in part without prior written permission of the Architect.These Contract Documents are the property of the Architect. The Architectbears no responsibility for the interpretation of these documents by the Contractor. Upon written application, the Architect will provide written/ graphic clarification or supplementary information regarding the intent of the Contract Documents. The Architect will review Shop Drawings submitted by the Contractor for design conformance only. Drawings are not to be scaled for construction. The Contractor is to verify all existing conditions and dimensions required to perform the work and report any discrepancies with the Contract Documents to the Architect before commencing any work. Positions of exposed finished mechanical or electrical devices, fittings, and fixtures are indicated on architectural drawings. The locations shown on the architectural drawings govern over the Mechanical and Electrical drawings. Those items not clearly located will be located as directed by the Architect. These drawings are not to be used for construction unless noted below as “Issuance: For Construction” All work is to be carried out in conformance with the Code and Bylaws of the authorities having jurisdiction. The Architect of these plans and specifications gives no warranty or representation to any party about the constructability of the building(s) represented by them. All contractors or subcontractors must satisfy themselves when bidding and at all times ensure that they can properly construct the work represented by these plans. Geodetic Elevations provided in these drawings are measured in accordance with the Canadian Geodetic Vertical Datum (CGVD2013). © 2022 architects—Alliance 1.2. 3. 4. 5. 6. 7. 8. Hennepin's View Inc. Oakes Hotel Redevelopment 6546 Fallsview Blvd, 6546 Fallsview Blvd, Niagara Falls, ON 1.DRAFT SET 2023 - 03 - 14 01 February 2024 2.FOR ZBLA SUBMISSION (FINAL)2024 - 02 - 01 Questions? David Falletta MCIP, RPPPartner, Bousfields Inc. dfalletta@bousfields.ca 416-947-9744 x 401 Page 151 of 359 Page 152 of 359 N I A G A R A C A S I N O S 6380 Fallsview Boulevard, PO Box 300 • Niagara Falls, Ontario • CANADA • L2E 6T3 • 1.888.325.5788 www.fallsviewcasinoresort.com June 13, 2024 Mackenzie Ceci, Senior Planner Planning, Building & Development Department City Hall 4310 Queen Street Niagara Falls, Ontario, L2E 6X5 mceci@niagarafalls.ca RE: REDEVELOPMENT OF 6546 FALLSVIEW BOULEVARD OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS MGE Niagara Entertainment Inc. (“MGE”), operator of Casino Niagara and Niagara Fallsview Casino Resort (the “Niagara Casinos”) would like to take this opportunity to provide comments to the City of Niagara Falls (the “City”) for consideration regarding the neighbourhouring property’s application (City File No. AM-2024-003) for an Official Plan Amendment (“OPA”) and Zoning By-law Amendment (“ZBA”) for the lands at 6546 Fallsview Boulevard (the “Subject Lands”). While the Niagara Casinos are not averse to high-rise development and increasing visitor amenities, we do have several concerns with the application under City File No. AM-2024-003. These concerns relate to the need for comprehensive planning of the Tourist Commercial area and for recognition of the tourist and customer experience when visiting Niagara Falls. 1. Comprehensive Planning We believe that the City would benefit from revisiting the policies of the Tourist Commercial area of the Official Plan so that the area is comprehensively analyzed and planned to reflect a changed development framework. The current ad hoc approach of development applications that request additional building heights/densities, combined with increased traffic volumes, results in a disconnected community of visitor accommodations, which leads to a frustrating experience for visitors (especially during the colder winter months). The current Official Plan policies and zoning regulations as noted in the application’s Planning Justification Report (“PJR”) note the following: • The City’s Official Plan, section 4.4.3, states that building heights are flexible with high-rise building heights ranging from 13 to 30 storeys; and • The Subject Lands are zoned Exception 599 in the current Zoning By-law 2002-210, that permits a maximum building height of 22 storeys and that the minimum landscaped open space will be 20% of the lot area. The two (2), 60 storey building heights, as proposed in City File No. AM-2024-003, represents a doubling of the permissible height envisioned within the Official Plan for high-rise development and an almost tripling of the permissible height as stipulated in Exception 599 in the current Zoning By-law 2002-210. Page 153 of 359 N I A G A R A C A S I N O S 6380 Fallsview Boulevard, PO Box 300 • Niagara Falls, Ontario • CANADA • L2E 6T3 • 1.888.325.5788 www.fallsviewcasinoresort.com While infrastructure servicing may be available to service the Subject Lands with greater height and density at this time, this form of unplanned growth represents a first come, first served approach for development rather than a planned approach. Integrated Infrastructure Master Plans are normally based on Official Plan growth targets so that capital budgets may be planned and managed accordingly. Similarly, a comprehensively planned neighbourhood involves engaging stakeholders (such as the Niagara Casinos) in discussions regarding such matters as the interconnections between properties as well as opportunities for joint ventures. Such discussions in the past have resulted in the implementation of above- grade pedestrian overpasses that connect adjacent hotels to one another to enhance the visitor experience and provide shelter during inclement weather. Similar discussions have not occurred between City File No. AM-2024-003 and adjacent neighbours such as ourselves. 2. Traffic Impact Study Another major concern relates to the Traffic Impact Study that indicates that the unsignalized intersections surrounding the Subject Lands, including Niagara Fallsview Casino Resort, “are all expected to experience operations which exceed delay critical thresholds under Future Total Conditions during both the typical summer weekend and summer long weekend peak hours.” The Traffic Impact Study also states that, a traffic control signal could be considered at the Fallsview Boulevard and Dixon Street / Niagara Fallsview Casino Resort Access intersection due to the combination of high delay, movements exceeding capacity limits, and a lack of a protected pedestrian crossing along pedestrian desire lines. The Traffic Impact Study’s results reinforce the need for a comprehensive review of the Tourist Commercial area. An incremental approach to managing increasing traffic volumes through individual site development, does not, and will not, resolve the current and future carrying capacity and traffic movement of local roads. Similar to Integrated Infrastructure Management Plans, Traffic Management Plans are also based on Official Plan growth targets and seasonal population projections, rather than on individual development applications. The areas surrounding the Subject Lands are already subject to heavy traffic during peak periods (including but not limited to tourist season, and dates when the Niagara Casinos are hosting events/concerts at Niagara Fallsview Casino Resort or at the OLG Stage), making it a frustrating experience for visitors of Niagara Falls. 3. Phasing of Development While it is recognized that construction management plans are not generally submitted with OPA/ZBA applications, the Niagara Casinos would appreciate information on whether this proposed development of the Subject Lands will be a two (2) phased development or one (1) phase, and what the proposed construction timelines might be. We would like to understand how construction is planned upon the Page 154 of 359 N I A G A R A C A S I N O S 6380 Fallsview Boulevard, PO Box 300 • Niagara Falls, Ontario • CANADA • L2E 6T3 • 1.888.325.5788 www.fallsviewcasinoresort.com issuance of a Building Permit to ensure that no impact will occur to our guests’ experiences, which includes a better understanding of placement of equipment during the development/construction stages, as the building site is restricted in space. The main concern regarding the development phasing of the Subject Lands is also to ensure that the parkade, that is proposed for 6503-6519 Stanley Avenue, is constructed concurrently with the first phase of the hotel development, if not prior to it. The potential delay in building the off-site parkade on Stanley Avenue, or the potential to not build it, may cause negative impacts for the Niagara Fallsview Casino Resort’s parkade, which was designed to a specific capacity, wherein off-site guests may assume that it may be a shared parking facility between neighbouring hotels. Given the proposed density of the Subject Lands’ towers, this represents a potentially significant impact to the Niagara Casinos that we would like to avoid. 4. Overall Lot Area It is our understanding after reviewing the application under City File No. AM-2024-003 a portion of the proposed development will be over land operated by the Niagara Casinos (the “Land”) and owned by the Ontario Lottery and Gaming Corporation (“OLG”). We understand certain easement rights were provided to allow for this, however it is the position of the Niagara Casinos that this would likely need to be revisited if the proposed development is pursued. As such, the current structure over the Land would likely need to be demolished and re-built, which would have an impact to Niagara Casinos’ operations. In the event that demolition or re-building is required, we are concerned about the timing of development and how we can minimize impact to our business. We appreciate the opportunity to provide our inputs regarding this OPA/ZBA application to the City of Niagara Falls. We would like to reiterate that this is an opportune time for the City to undertake a comprehensive review of this Tourist Commercial area to ensure that this location develops in a planned manner that the Niagara Falls’ community envisions. In essence, the City needs to ensure that the Fallsview district (and the areas surrounding the Subject Lands) remains the “crown jewel” of the tourism industry in Niagara Falls. We would be happy to meet with Council, City staff, and the applicant to discuss opportunities to address our concerns at all stages of the application, or any related discussions between the parties. Yours truly, Richard Taylor President of MGE Niagara Entertainment Inc. Page 155 of 359 Address: 6546 Fallsview Boulevard & 6503-6519 Stanley Avenue Applicant: Hennepin Realty Holdings Inc. & Hennepin’s View Inc. Proposal: 58-storey mixed-use development consisting of two towers and 7-storey parking garage Official Plan & Zoning By-law Amendment Application AM-2024-003 Page 156 of 359 A GREAT CITY…FOR GENERATIONS TO COME Location Embassy Suites Parking Garage Lands owned by OLG Parking Lot Parking Lot Partially-constructed structure Restaurant Parking Lot Page 157 of 359 A GREAT CITY…FOR GENERATIONS TO COME Background Official Plan •Designated Tourist Commercial in the Official Plan •Located within the Fallsview Tourist Subdistrict •Proposed within an area where high-rise buildings (13 to 30 storeys) may be considered •An Official Plan Amendment is proposed to amend the Height Strategy and Subsection 4.6.11 of the Official Plan to permit a building height of 58 storeys, with the option of adding two additional storeys to accommodate a roof feature •An Official Plan Amendment is not required to facilitate the development of the proposed off-site parking garage at 6503-6519 Stanley Avenue Page 158 of 359 A GREAT CITY…FOR GENERATIONS TO COME Background Zoning By-law No. 79-200 6546 Fallsview Boulevard •Zoned site-specific Tourist Commercial Zone, in part, and site-specific Parking Zone, in part •Proposed site-specific Tourist Commercial Zone that permits off-site parking and an increase to the maximum height of buildings or structures, eliminates the maximum lot coverage requirement, and establishes the location of the proposed buildings or structures and requirements for roof features, a maximum floor area, and number of loading spaces. Further, the applicant proposes to consider the whole of the lands for the purpose of calculating minimum lot area 6503-6519 Stanley Avenue •Zoned site-specific Tourist Commercial Zone •Proposed site-specific Tourist Commercial Zone that permits off-site parking and an increase to the maximum height of buildings or structures, and establishes a minimum landscape strip requirement and the location of the proposed buildings or structures. Relief is also required to reduce the number of loading spaces •Page 159 of 359 A GREAT CITY…FOR GENERATIONS TO COME Site Plan – 6546 Fallsview Boulevard Page 160 of 359 A GREAT CITY…FOR GENERATIONS TO COME Site Plan – 6503-6519 Stanley Avenue Page 161 of 359 A GREAT CITY…FOR GENERATIONS TO COME Conceptual Renderings 6546 Fallsview Boulevard Page 162 of 359 A GREAT CITY…FOR GENERATIONS TO COME Conceptual Renderings 6546 Fallsview Boulevard Page 163 of 359 A GREAT CITY…FOR GENERATIONS TO COME Conceptual Rendering 6503-6519 Stanley Avenue Page 164 of 359 A GREAT CITY…FOR GENERATIONS TO COME Proposed Zoning Relief Min. Rear Yard Depth Proposed: 5.0 metres Required: 10.0 metres Max. Building Height Proposed: 200.0 metres and 58 storeys Required: 12.0 metres Location of Parking Proposed: On-site, in part, and off-site, in part, at 6503-6519 Stanley Avenue Required: On-site Loading Spaces Proposed: 3 loading spaces Required: 16 loading spaces Roof Feature Proposed: Required to the satisfaction of the General Manager of Planning, Building & Development Required: N/A Max. Lot Coverage Proposed: N/A Required: 70 % Min. Lot Area Proposed: The whole of the lands Required: N/A Max. Floor Area Proposed: 143,000 sq metres Required: Not specified Page 165 of 359 A GREAT CITY…FOR GENERATIONS TO COME Proposed Zoning Relief Min. Landscaping Proposed: 3.0 metre-wide landscape strip adjacent to Stanley Avenue and Dixon Street Required: N/A Max. Building Height Proposed: 19.5 metres and 7 storeys Required: 12.0 metres Permitted Uses Proposed: Add off-site parking Required: The uses permitted in the TC Zone Page 166 of 359 A GREAT CITY…FOR GENERATIONS TO COME Neighbourhood Comments Concern Staff Response Proposed Uses •The applicant is not proposing to introduce new uses through the application and will be subject to the standard permitted uses of the Tourist Commercial Zone Traffic Impacts •The inclusion of a Holding (H) provision is recommended to require the completion and submission of a new Transportation Impact Study and Terms of Reference Misting Impacts •The Niagara Parks Commission does not object to the findings of the Mist Study Ad Hoc Development •Official Plans are considered “living” documents and property owners have the right to amend them in accordance with the Planning Act •The City is currently in the process of developing a new Official Plan, which will revisit the Tourist Commercial policies Existing Easements •The applicant has confirmed that development is not proposed on the lands that are owned by OLG, and that discussions with OLG have been initiated to review the details of the existing easements Development Phasing •The off-site parking garage will have to be constructed concurrently with the mixed-use development in order to satisfy the parking requirements of the Zoning By-law Page 167 of 359 A GREAT CITY…FOR GENERATIONS TO COME Recommendations •That Council approve the Official Plan Amendment and Zoning By-law Amendment, subject to the regulations and modifications outlined in Report No. PBD-2024-43 •That Council authorize the inclusion of a Holding (H) provision in the amending by-law •That Council authorize the inclusion of a sunset clause in the amending by-law •That Council pass a motion deeming the proposed changes minor and exempting the requirement for further written notice Page 168 of 359 The City of Niagara Falls, Ontario Resolution October 1, 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 October 1, 2024, Niagara Falls City Council will be holding Closed Meetings as permitted under s. 239 (2) of the Municipal Act, namely; (c) a proposed or pending acquisition or disposition of land by the municipality or local board. (f) advice that is subject to solicitor-client privilege, including communications necessary for that purpose. THEREFORE BE IT RESOLVED that on October 1, 2024 Niagara Falls City Council will go into a closed meeting to consider matters that fall under 239 (2); (c) a proposed disposition of land by the municipality or local board. City Council will also consider a matter that falls under section 239 (2) (f) advice that is subject to solicitor-client privilege. AND The Seal of the Corporation be hereto affixed. WILLIAM G. MATSON JAMES M. DIODATI CITY CLERK MAYOR Page 169 of 359 MW-2024-40 Report Report to: Mayor and Council Date: October 1, 2024 Title: Sidewalk Winter Maintenance Recommendation(s) 1. That Council APPROVE a service level enhancement for the delivery of sidewalk snow clearing on Class 2 and Class 3 roads. 2. That Council DIRECT Staff to bring to Council for approval a Snow Clearing Bylaw at a future date. 3. That Council DIRECT staff to develop an assistance program for Seniors in need of assistance to remain compliant with the proposed bylaw. Executive Summary This report outlines the opportunities for the City to formalize its approach to service delivery for sidewalk snow clearing during the winter season. Several options are outlined including the Staff preference for the increase to the status quo in City-cleared sidewalks at curb-face sidewalk locations on all Class 2 and Class 3 roads coupled with the implementation of a snow clearing bylaw requiring that property owners clear snow and ice form sidewalks adjacent to their properties within 24 hours of snowfall (combination of options #2 and #5). Public engagement occurred in 2021 and 2022. Approximately 75% of respondents desired to see an increase in sidewalk clearing efforts and 50% of respondents were supportive of some form of bylaw. The Seniors Advisory Committee was consulted in 2023 and this group strongly supports an increase in snow clearing effort and mostly support a by-law, citing the enhanced safety and accessibility it would provide, particularly for seniors and people with disabilities. Background This report is being provided to Council in response to the many requests received from the public on the limited accessibility throughout the sidewalk network during winter weather and as a follow-up to the following motion passed by Council on October 26, 2021. That report MW-2021-72 be received by Council and that staff be directed to come back with a communication plan that will include public input from residents Page 1 of 27 Page 170 of 359 and from member of the Seniors Advisory Committee and to go back to staff for contract estimates. of (600km) kilometres six approximately hundred and owns City The maintains sidewalks of various widths, locations and conditions. This network length continues to increase as a result of new subdivision assumptions and periodic requests for new sidewalk installations or infill of missing links. Of this total, approximately one-third, or two hundred kilometres (200km) of sidewalk, is maintained in the winter through the mechanical clearing and placement of salt. Also included in this total is the “mist zone” which receives specialized treatment due to ongoing icing concern throughout the duration of the winter. Included as Attachment 3 to this report is a map illustrating the current locations where municipal snow clearing is presently performed. The current service levels for winter sidewalk maintenance are dictated firstly by the budgetary allocation and corresponding resources dedicated towards this service, and secondarily by the physical limitations of sidewalks unable to be cleared by standard equipment. Accordingly, our current fleet inventory includes seven (7) dedicated rubber-tire sidewalk plows, one (1) track sidewalk plow, and one (1) spare/backup unit. Labour necessary to operate these pieces of equipment is made up of eight (8) dedicated equipment operators and one (1) supervisor whom all transition between seasonal the sidewalk manage to construction and maintenance responsibilities inventory in winter. Given that the current resource allocation dedicated to winter sidewalk maintenance is limited, routes for sidewalk plowing are reviewed on a continual, ongoing basis in accordance with needs. This is considered a "risk-based approach" to prioritization. Locations therefore include sidewalks affected by health-care facilities, schools, and business districts as well as locations adjacent to high-volume arterial and collector roadways and linkages to parks and trails that are also maintained for winter recreation. Routing information is available on the City’s interactive mapping application on our website. With the support of of the Corporate Communications Department, Staff engaged the public on the potential options to adjust the current level of service. See attachment #1 for details. The results from this survey indicated that 75% of respondents would like to see an increase in snow clearing, and that 50% of respondents support some form of a bylaw. On September 14th, 2023 the Seniors Advisory Committee was presented the survey results. The Seniors Advisory Committee has voiced strong support for a more comprehensive keeping a for mostly and to sidewalks by-law, approach clear, highlighting the critical need for safe and accessible sidewalks during the winter months. During the 2023/2024 winter season staff monitored two subdivisions, each on separate snowfall events, to determine the current level of homeowner sidewalk snow clearing within 24 hours of the snowfall ending.  Rte 111 – 1,126 homes – 87% of homeowners cleared their sidewalk voluntarily. Page 2 of 27 Page 171 of 359 o Mitchelson and Cullimore Subdivisions o Area boundaries are Riall St to the north, Dorchester Rd to the west St. Paul Ave to the east, Thorold Stone Road to the south  Rte 117 – 2,179 homes – 80% of homeowners cleared their sidewalk voluntarily. o Orchard Grove West, Fernwood Estates, Garner Subdivisions o This area covers streets such as Racey Av, Feren Dr, Hendershot Blvd, Ironwood St, Madison Cr, Parkside Rd, St. Michael Ave and associated collector roads within those subdivisions. Staff was pleased to see current level of homeowner participation. The proposed sidewalk snow clearing by-law would aim to increase compliance for full accessibility of the 13%-20% of non-participating frontages. Analysis Safety and Accessibility Uncleared sidewalks pose a significant risk to public safety. Icy and snow-covered sidewalks increase the likelihood of slips, trips, and falls, particularly among seniors and those with mobility challengers. Naturally, any opportunity to increase the percentage of regularly and reliably cleared sidewalk across the City would help to significantly reduce these risks, ensuring that all residents can safely navigate the community beyond what is presently cleared. Under O. Reg 239/02, the City is responsible for the year round care and maintenance of for requirements control winter all The sidewalks. owned Municipally specific Municipally owned sidewalks regardless if they are presently on a plowing route are as follows:  snow depth on the sidewalk must be reduced to 8 cm or less within 48 hours of snow fall  a minimum sidewalk width of 1 metre is to be provide  prevent where possible, otherwise treat ice formation This includes plowing, salting or sanding to addressing snow and ice accumulation on the sidewalk. Precedent in Ontario In examining similar by-laws across Ontario, it is evident that many municipalities have relied upon the practical and economical convenience of public support to clear sidewalk frontages through some form of a bylaw. Toronto, for example, mandates snow for penalties significant with snowfall, clearance hours 12 within non-of compliance. While the bylaw does not eliminate nor transfer liability away from the City, these by-laws have allowed municipalities to avoid costly equipment, labour, fuel, and sod damage costs while successfully improving civic pride, pedestrian safety and accessibility. Staff believe that the same outcome is possible in Niagara Falls as well. For additional comparison, the following chart compares the approach to sidewalk clearing elsewhere in Niagara and throughout Ontario. Page 3 of 27 Page 172 of 359 Municipality and 2016 Population Approach Length Cleared by Municipal Forces St. Catharines (133,113) Bylaw 117km of 592km (20%) Welland (52,293) Bylaw 51km of 335km (15%) Fort Erie (30,710) Cleared by Town/ Contract 160km of 160km (100%) Grimsby (27,314) Cleared by Town 95km of 95km (100%) Thorold (18,801) Bylaw 25km of 110km (23%) Hamilton (536,917) Bylaw 397km of 2,445km (16%) Kingston (123,798) Cleared by City 600km of 600km (100%) Milton (110,128) Bylaw 241km of 408km (59%) Waterloo (104,986) Bylaw unknown of 547km Pickering (91,771) Bylaw unknown of 331km Brantford (97,496) Bylaw 79km of 555km (14%) Newmarket (84,224) Recently phased into fully cleared by Town 340km of 340km (100%) Sarnia (71,594) Partial clearing, no bylaw 168km of 328km (51%) Niagara Falls Partial clearing, no bylaw 200km of 600km (33%) Community Engagement While the 2021/2022 public engagement on the issue was inconclusive, the concept of shared community responsibility remains strong. Approximately 47% of respondents indicated some form of support for a bylaw. While the full survey results are included in Attachment #1, the breakdown below specifically applies to the options presented in the 2021 Council Report.  26% - Status Quo  27% - Expand City wide sidewalk clearing adding 400 km sidewalk  21% - Sidewalk Clearing By-law no assistance  26% - Sidewalk Snow Clearing with Assistance Program Thus, considering the previous Council motion, considering the public engagement feedback, and in keeping with the O.Reg. 239/02 regulations, Staff have explored an expanded list of options to increase service levels. A full breakdown of options with corresponding operational impacts will be presented at the meeting and can be found in Attachment 2. Updated List of Options  Option 1 - Current state (status quo) - 200km (1/3 of City) maintenance program by City crews.  Option 2 - Increase maintenance program to include all curb-faced sidewalk on Class 2 and Class 3 roads (approximately 20 km). Page 4 of 27 Page 173 of 359  Option 3 - All sidewalks cleared (600km) by city crews (except sidewalk 1.0m wide or narrower).  Option 4 - All sidewalks cleared (600km) by contractor(s) (except sidewalk 1.0m wide or narrower).  Option 5 - Current state (200km or 1/3) supplemented with sidewalk snow clearing bylaw for remainder (400km or 2/3).  Option 6 - Option 5 plus supportive assistance based on ability and income. Based on a careful balance of affordability, environmental impact, liability/risk, accessibility, and customer service Staff recommend a combination of options 2 and 5. As an additional measure of support, Staff also believe there is merit in revisiting the former "snow buddies / snow angels" program. This program connects volunteers in the community, such as high-school students requiring volunteer hours, with homeowners who require special assistance to keep their driveways and sidewalks cleared. This program was operated in past through the assistance of the Community Support Services Niagara (CSSN). Operational Implications and Risk Analysis The overall risk exposure to maintain the status quo approach has fortunately been very low in the recent past, although there are some active claims proceeding through various stages of litigation. The risk exposure is likely low due to the findings that 80% or more of homeowners are already taking measures to clear their sidewalk frontage. However the outstanding 20% of uncleared sidewalk does present a significant potential liability to the Corporation in addition to a barrier to accessibility for residents with mobility challenges. To be clear, moving forward with any of the alternatives noted in this report will not completely eliminate this risk exposure entirely, but is expected to reduce exposure greatly by targeting the last 15-20% of outstanding properties not already voluntarily clearing their sidewalks, and will lead to cost-avoidance of future claims – especially the immediately concerning potential for major claims resulting from serious personal injury or fatality due to the inherent negligence associated with the City’s current approach. Should council provide direction to proceed with the implementation of a sidewalk snow clearing and document this of drafting will proceed careful Staff bylaw, with consideration of the fines and fees recoverable through the Administrative Monetary Penalties (AMPs) methodology. This bylaw will return to Council before the end of 2024 for its first and second readings; however the third reading would be completed after the 2024/2025 winter season is over. It is expected that hard enforcement would not being any earlier than the 2025/2026 winter season thus allowing for approximately twelve (12) months of education over the upcoming winter 2024/2025 season and the months to follow. Financial Implications/Budget Impact Page 5 of 27 Page 174 of 359 The various options present a wide range of financial and staffing implications. Notably, the implementation of a bylaw will require resources for enforcement and follow up on complaints and compliance requests; however, the recent adoption of the AMP's methodology and the joining of bylaw and parking enforcement staff will both aid in the efficiencies. In a scan of other jurisdictions such as Welland and St. Catharines, compliance with this bylaw is generally very high, and resources required to enforce is not seen as a major diversion of staff resources. The cost of bylaw enforcement is expected to be revenue neutral. This means that fines and fees payable for bylaw offences, will offset the costs of contract clearing and administrative costs. Should Council wish to consider a financial assistance program for qualifying individuals without the physical ability and financial ability to meet the bylaw, corresponding allocations and administrative/operational support will result in budget implications with timing to correspond to the 2025/2026 winter season. Strategic/Departmental Alignment The recommendations of this report achieves the goals set out in Council’s Strategic Priorities with respect to sidewalk safety and accessibility as part of fostering a Healthy, Safe and Liveable Community, while also respecting the affordability of delivering services in accordance with Responsible and Transparent Financial Management. Strategic Plan Pillars Customer Service Delivering a welcoming and consistent customer service experience centred around the people we serve. Sustainability - Financial Effectively managing the City’s financial resources to meet our current and future obligations without relying on external funding sources or sacrificing our ability to deliver essential services to our residents . Sustainability - Environmental Implementing practices and policies to ensure the health and well-being of the environment for current and future generations. Sustainability - Social Working in partnership with the Niagara Region to ensure residents have access to basic needs, ensuring that Niagara Falls is a livable, inclusive and supportive community for all. List of Attachments Attachment 1 - Let'sTalk_SidewalkSnowRemoval_SurveyResults04.04.22 Page 6 of 27 Page 175 of 359 Attachment 2 - Winter Sidewalk Maintenance Service Level Options Attachment 3 - Winter Maintenance Sidewalk Routes Written by: Marianne Tikky, Manager of Municipal Roadways James Sticca, Director of Operations Submitted by: Status: Jason Burgess, CAO Approved - 25 Sep 2024 Page 7 of 27 Page 176 of 359 Report for Sidewalk Snow Removal Survey Completion Rate:90.4% Complete 1,215 Partial 129 Totals: 1,344 Response Counts Page 8 of 27 Page 177 of 359 1. Are you a property owner or renter in Niagara Falls? 97% Yes97% Yes 3% No3% No Value Percent Responses Yes 97.4%1,277 No 2.6%34 Totals: 1,311 Page 9 of 27 Page 178 of 359 Page 10 of 27 Page 179 of 359 4. Have you reviewed the information, including the FAQs, on the page prior to participating in this survey? 76% Yes76% Yes 24% No24% No Value Percent Responses Yes 76.1%992 No 23.9%312 Totals: 1,304 Page 11 of 27 Page 180 of 359 5. Do you, or members of your family, use municipal sidewalks in the winter time? 88% Yes88% Yes 12% No12% No Value Percent Responses Yes 88.2%1,073 No 11.8%144 Totals: 1,217 Page 12 of 27 Page 181 of 359 6. Why do you use city sidewalks? 35% For recreation purposes35% For recreation purposes 15% Out of necessity (i.e., to get to work, to school, or an appointment, etc.) 15% Out of necessity (i.e., to get to work, to school, or an appointment, etc.) 50% Both for recreation purposes and necessity 50% Both for recreation purposes and necessity Value Percent Responses For recreation purposes 34.7%408 Out of necessity (i.e., to get to work, to school, or an appointment, etc.) 14.9%175 Both for recreation purposes and necessity 50.4%593 Totals: 1,176 Page 13 of 27 Page 182 of 359 7. When you travel throughout the city in winter, what is your primary transportation mode? Select the one mode that you use most often. 9% Walk9% Walk 88% Drive in a Personal Vehicle88% Drive in a Personal Vehicle 1% Taxi/Uber1% Taxi/Uber 2% Bus2% Bus 1% Bicycle1% Bicycle Value Percent Responses Walk 9.0%110 Drive in a Personal Vehicle 88.2%1,072 Taxi/Uber 0.5%6 Bus 1.8%22 Bicycle 0.5%6 Totals: 1,216 Page 14 of 27 Page 183 of 359 8. What is your secondary mode of transportation? Check all that apply. PercentWalk Drive in a Personal Vehicle Taxi/Uber Bus Bicycle Other Not applicable 0 20 40 60 80 Value Percent Responses Walk 72.9%883 Drive in a Personal Vehicle 20.0%242 Taxi/Uber 4.8%58 Bus 4.4%53 Bicycle 10.8%131 Other 3.1%37 Not applicable 7.7%93 Page 15 of 27 Page 184 of 359 9. How important is winter walkability to your quality of life? 44% Extremely important44% Extremely important 30% Very important30% Very important 17% Slightly important17% Slightly important 9% Not important9% Not important Value Percent Responses Extremely important 43.7%530 Very important 30.3%368 Slightly important 17.3%210 Not important 8.7%106 Totals: 1,214 Page 16 of 27 Page 185 of 359 10. How long after a snow event do you expect to be able to use city sidewalks safely? 10% Less than 12 hours10% Less than 12 hours 11% Within 12 hours11% Within 12 hours 35% Within 24 hours35% Within 24 hours 20% Within 1-2 days20% Within 1-2 days 4% Within 3-4 days4% Within 3-4 days 2% Within one week2% Within one week 15% Depends on snow amount15% Depends on snow amount 3% Same as roads3% Same as roads Value Percent Responses Less than 12 hours 9.6%116 Within 12 hours 11.2%136 Within 24 hours 35.2%427 Within 1-2 days 19.9%241 Within 3-4 days 3.5%42 Within one week 2.1%26 Depends on snow amount 15.3%185 Same as roads 3.2%39 Totals: 1,212 Page 17 of 27 Page 186 of 359 11. How do you currently clear the sidewalk in front of your property? 62% Someone in my household uses a shovel or snow blower to clear the sidewalk in front of my property 62% Someone in my household uses a shovel or snow blower to clear the sidewalk in front of my property 5% A relative, friend or neighbor clears the sidewalk in front of my property 5% A relative, friend or neighbor clears the sidewalk in front of my property 2% I use contracted snow removal services for my driveway and sidewalk 2% I use contracted snow removal services for my driveway and sidewalk 9% I don't clear my sidewalk9% I don't clear my sidewalk 6% I am in an area where the sidewalk in front of my property is cleared by City services 6% I am in an area where the sidewalk in front of my property is cleared by City services 15% There is no sidewalk in front of my property. 15% There is no sidewalk in front of my property. Value Percent Responses Someone in my household uses a shovel or snow blower to clear the sidewalk in front of my property 62.3%756 A relative, friend or neighbor clears the sidewalk in front of my property 5.4%65 I use contracted snow removal services for my driveway and sidewalk 2.4%29 I don't clear my sidewalk 9.0%109 I am in an area where the sidewalk in front of my property is cleared by City services 6.2%75 There is no sidewalk in front of my property.14.8%180 Totals: 1,214 Page 18 of 27 Page 187 of 359 12. Does advanced age or disability prevent you from clearing your sidewalk after a snow event? 30% Yes30% Yes 70% No70% No Value Percent Responses Yes 30.4%367 No 69.6%839 Totals: 1,206 Page 19 of 27 Page 188 of 359 13. Do you, or members of your family, rely on sidewalks as a primary means of transportation due to mobility limitations? 17% Yes17% Yes 84% No84% No Value Percent Responses Yes 16.5%200 No 83.5%1,010 Totals: 1,210 Page 20 of 27 Page 189 of 359 14. Keeping in mind the costs associated with the option, which of the following service level options, as described on the Let’s Talk page, would you prefer? 26% Current State (Status Quo) Service Levels – The City continues to maintain the same one-third of the sidewalks currently cleared (No tax increase) 26% Current State (Status Quo) Service Levels – The City continues to maintain the same one-third of the sidewalks currently cleared (No tax increase) 27% Expand Scope of City Maintained Sidewalks - An additional 400+ km of sidewalk is added to the City’s existing maintenance program. All sidewalks would be cleared by the City. (Estimated 2% tax increase or $76 per year for an average household) 27% Expand Scope of City Maintained Sidewalks - An additional 400+ km of sidewalk is added to the City’s existing maintenance program. All sidewalks would be cleared by the City. (Estimated 2% tax increase or $76 per year for an average household) 21% Sidewalk Snow Removal through a “Good Neighbour” Bylaw – This would require private property owners with sidewalks fronting or abutting their property to clear snow and ice from these sidewalks within 24 hours of a snow event (No tax increase) 21% Sidewalk Snow Removal through a “Good Neighbour” Bylaw – This would require private property owners with sidewalks fronting or abutting their property to clear snow and ice from these sidewalks within 24 hours of a snow event (No tax increase) 26% Sidewalk Snow Removal Bylaw with Supportive Assistance - This is the same as Option 3, but with the addition of a Supportive Financial Assistance program for seniors and disabled persons meeting an income threshold to have their sidewalks cleared (Minor tax increase, less than 0.2% or $7.60 per year for an average household) 26% Sidewalk Snow Removal Bylaw with Supportive Assistance - This is the same as Option 3, but with the addition of a Supportive Financial Assistance program for seniors and disabled persons meeting an income threshold to have their sidewalks cleared (Minor tax increase, less than 0.2% or $7.60 per year for an average household) Value Percent Responses Current State (Status Quo) Service Levels – The City continues to maintain the same one-third of the sidewalks currently cleared (No tax increase) 25.7%309 Expand Scope of City Maintained Sidewalks - An additional 400+ km of sidewalk is added to the City’s existing maintenance program. All sidewalks would be cleared by the City. (Estimated 2% tax increase or $76 per year for an average household) 26.6%320 Sidewalk Snow Removal through a “Good Neighbour” Bylaw – This would require private property owners with sidewalks fronting or abutting their property to clear snow and ice from these sidewalks within 24 hours of a snow event (No tax increase) 21.4%257 Sidewalk Snow Removal Bylaw with Supportive Assistance - This is the same as Option 3, but with the addition of a Supportive Financial Assistance program for seniors and disabled persons meeting an income threshold to have their sidewalks cleared (Minor tax increase, less than 0.2% or $7.60 per year for an average household) 26.2%315 Totals: 1,201 Page 21 of 27 Page 190 of 359 Page 22 of 27 Page 191 of 359 15. A snow windrow is the pile of snow left at the bottom of a driveway after a snowplow has cleared the road. Which would be a more important service for you? 48% Windrow clearing48% Windrow clearing 52% Sidewalk clearing52% Sidewalk clearing Value Percent Responses Windrow clearing 48.1%580 Sidewalk clearing 51.9%626 Totals: 1,206 Page 23 of 27 Page 192 of 359 16. Implementing a city-wide windrow clearing program would require the City to increase property taxes. Please indicate your level of support for: 28% A tax increase of $50 or less per property per year 28% A tax increase of $50 or less per property per year 10% A tax increase of between $50 and $75 per property per year 10% A tax increase of between $50 and $75 per property per year 4% A tax increase of between $75 and $100 per property per year 4% A tax increase of between $75 and $100 per property per year 3% A tax increase of $100 or more per property per year 3% A tax increase of $100 or more per property per year 55% No tax increase is acceptable55% No tax increase is acceptable Value Percent Responses A tax increase of $50 or less per property per year 28.3%342 A tax increase of between $50 and $75 per property per year 10.2%123 A tax increase of between $75 and $100 per property per year 3.7%45 A tax increase of $100 or more per property per year 3.1%37 No tax increase is acceptable 54.8%662 Totals: 1,209 Page 24 of 27 Page 193 of 359 Information Related to Option Continue to maintain one-third of the sidewalk inventory New sidewalks to continually be evaluated, and new maintenance efforts to continue to be included for maintenance and budgeted for increase in accordance with the prescribed sidewalk risk-factor criteria. High liability risk associated with two-thirds unmaintained inventory. Information Related to Option Addition of 20 km of sidewalk These locations are typically higher traffic areas, Class 2 and 3 roadways High liability risk associated with two-thirds unmaintained inventory. Information Related to Option Addition of 400+KM of sidewalk Sidewalks will prioritized I & II receiving bare walk service, priority III snow packed Low liability risk Information Related to Option Addition of 400+KM of sidewalk Sidewalks will prioritized I & II receiving bare walk service, priority III snow packed Low liability risk Option 4 Partial Contracted Service Staff Comments Additions to be maintained by external contracted service, costs unknown without going through bid process. Obstruction relocation still required. Administrative resources required to 1.0 m wide sidewalks would not be maintained. Managing service levels to provide consistent service would be a challenge for staff (City portions and Contracted portions done at different times). Increase sod damage complaints, lower trip and fall risk. Option 2 Current Service Level Plus All Curb Face Sidewalk Staff Comments Additional sidewalk plow (approx. $250,000) and labour required Sidewalks with encroachments (poles, landscaping, utilities, etc.) within 450mm (18 inches) will be required to be removed or relocated. May result in impacts to properties and businesses. The City continues to be liable for sidewalks regardless of if they are cleared by City resources or not Option 3 Expand Scope to Maintain All City Sidewalk Staff Comments To fund this service level will require approximately $2,500,000 in capital expenditures/ obstruction relocation and an approximate annual operating increase of $660,000. 1.0 m wide sidewalks would not be maintained Increase sod damage complaints, lower trip and fall risk. Winter Sidewalk Maintenance Service Level Options Option 1 Current State Service Levels (Status Quo) Staff Comments Can continue to be completed with existing resources Any additions would be bundled together until sufficient volume for an additional route is created. Locations not near present routes may be pushed off to ensure route optimization The City continues to be liable for sidewalks regardless of if they are cleared by City resources or not Page 25 of 27Page 194 of 359 Information Related to Option Continue to maintain one-third of the sidewalk inventory Requires private property owners with sidewalks fronting or abutting their property to clear snow and ice from these sidewalks within 24 hours of a snow event. Low liability risk Phased in approach Year 1 - Education only no enforcement Year 2 - Complaint based enforcement of fines Low liability risk Information Related to Option Same as Option 5 Annual application process for residents to apply for snow shoveling assistance Existing Snow Assistance through Snow Buddies Approximately 300 homes participate in the Snow Buddies program, with 56 volunteers providing that service May need additional by-law support, compliance would dictate need Option 6 Sidewalk Snow Removal “Good Neighbour” Bylaw with Supportive Assistance Staff Comments Same as Option 5 Work performed by contract snow removal, estimated $1000 per property per season. Initial support in the amount of $50,000, making 50 homes available for assistance. Criteria would be based on the demonstration of both physical and financial need. Year 2 non-compliant properties would be subject to an administrative penalty of $250 and $15 per linear metre of sidewalk Option 5 Sidewalk Snow Removal “Good Neighbour” Bylaw Staff Comments Can continue to be completed with existing resources Will accommodate growth and linkages between sidewalks, trails and transportation options. Increase sod damage complaints, lower trip and fall risk.Page 26 of 27Page 195 of 359 Winter Maintenance Sidewalk Routes Print Date:© City of Niagara Falls 9/14/2024 This data is provided "as is" and the City of Niagara Falls (the City) makes no representations or warranties, expressed or implied, as to the accuracy or completeness of the data. The maps and drawings contained herein are intended for general layout purposes only and shall not be considered as official plans or drawings. For further information, please contact the City. The City shall not be held liable for special, incidental, consequential or indirect damages arising from the use of this data. Users assume all risks in using this data. No part of these digital images, or information, or hardcopies made from them may be reproduced and/or distributed without this disclaimer. Page 27 of 27 Page 196 of 359 Winter Sidewalk Maintenance Considerations Page 197 of 359 Overview of Presentation 1. Sidewalk Winter Maintenance Overview 2. Presentation of Sidewalk Clearing Options Page 198 of 359 SIDEWALK WINTER MAINTENANCE REVIEW Page 199 of 359 Winter Program Provincial Regulations on Deployment - Sidewalk Section 16.3 – Sidewalk Winter Maintenance •Snow accumulations shall be reduced to 8 centimeters (3.1 inches) within 48 hours of the end of the snow event. •Treat for ice formation within 48 hours of the probability of ice formation, or becoming aware of ice formation. •Minimum Maintained Width = 1.0 metresPage 200 of 359 Sidewalk Winter Maintenance 600 km of Sidewalks 200 km receives Winter Maintenance 7 Tracklesss Sidewalk Plows + two (Track & spare)Page 201 of 359 CHALLENGES ❖Matching the Deployment of Resources to Meet the Public’s Expectations ❖Aging population ❖Urban expansion ❖High Volume Tourist/Pedestrian Activity ❖Hours of Work Legislation ❖Older Undersized Sidewalk ❖Obstructions – Poles, Walls, Landscaping, etc. ❖Aging EquipmentPage 202 of 359 LIABILITY The Municipal Act, 2001 requires a municipality to maintain a “highway” which includes sidewalks in a legal sense, in a state of repair that is “reasonable in the circumstances”. Municipalities have a duty to keep highways, and therefore sidewalks, in a state fit for pedestrian use. This state of repair includes remedying snowy or icy conditions however, it does not require us to keep them free from ice and snow. Gross Negligence is a greater degree of neglect than simple negligence. Minimum Maintenance Standards (MMS) has no defined guidelines That would allow the municipality to provide a service level that could be used to consistently defend itself in the claims process. Page 203 of 359 Sidewalk Snow Plowing CHALLENGES Page 204 of 359 SIDEWALK WINTER MAINTENANCE Page 205 of 359 CHALLENGES Parked VehiclesPage 206 of 359 Curb Faced Sidewalk CHALLENGES Page 207 of 359 OPTIONS FOR CONSIDERATION 1.Status Quo 2.Status Quo + Curb Face Sidewalk 3.Expanded Maintenance 100% City Forces 4.Partial Contracted Service 5.Sidewalk snow removal “good neighbour” bylaw 6.Sidewalk snow removal “good neighbour” bylaw with supportive assistance programPage 208 of 359 STAFF RECOMMENDATION Approve Option 2 Status Quo + Curb Face sidewalk AND Staff be DIRECTED to bring a Sidewalk Snow clearing bylaw Staff be DIRECTED to develop an assistance program for Seniors in compliance with the bylaw Page 209 of 359 OPTION 1 (STATUS QUO) •Annual Review of Routes •City-owned frontage •School Routes •Commercial Districts •Vulnerable Population Locations •Parks and Trails •Service Levels Maintained at 33% •Negligible Budgetary Impacts Page 210 of 359 OPTION 2 STATUS QUO + ALL CURB FACE SIDEWALK What Does Option 2 Add •Additional 20km of sidewalk cleared •Additional sidewalk is located in higher traffic areas, Class 2 and 3 roads Staff Comments About Option 2 •Additional sidewalk plow (approx. $250,000) •Additional labour required •Sidewalks with encroachments within 18 inches (landscaping, utility poles) will be required to be moved •High liability risk associated with 66% unmaintained sidewalk inventoryPage 211 of 359 OPTION 3 EXPANDED MAINTAINANCE TO ALL CITY SIDEWALK What Does Option 3 Add •Additional 400km of sidewalk cleared •Sidewalks will be prioritized, I & II bare walk, III snow packed •Option 3 does not include 1m sidewalk maintenance Staff Comments About Option 3 •Additional sidewalk plows (approx. $2,500,000) •Additional labour required •Sidewalks with encroachments within 18 inches (landscaping, utility poles) will be required to be moved •Expected increase in sod damage calls •Low liability riskPage 212 of 359 OPTION 4 PARTIAL CONTRACTED SERVICE What Does Option 4 Add •Additional 400km of sidewalk cleared •Sidewalks will be prioritized, I & II bare walk, III snow packed •Option 4 does not include 1m sidewalk maintenance Staff Comments About Option 4 •Unknown costs •Sidewalks with encroachments within 18 inches (landscaping, utility poles) will be required to be moved •Contract oversight and administrative resources needed •Timing and consistent service levels will be a challenge •Expected increase in sod damage calls •Low liability riskPage 213 of 359 OPTION 5 SIDEWALK SNOW REMOVAL “GOOD NEIGHBOUR” BYLAW What Does Option 5 Add •200km of sidewalk cleared by City forces •Requires property owners with sidewalks fronting or abutting their property to clear snow and ice within 24 hours of snow event •Phased in approach •Year 1 – Education only, no enforcement •Year 2 – Complaint based enforcement of fines Page 214 of 359 OPTION 5…CONTINUED SIDEWALK SNOW REMOVAL “GOOD NEIGHBOUR” BYLAW Staff Comments About Option 5 •Can be accomplished with existing snow clearing resources •Will accommodate growth and linkages between sidewalks, trails and transportation options •Year 2 non-compliant properties would be subject to an administrative penalty and per metre fine •May need additional by-law support (as dictated by compliance) •Low liability riskPage 215 of 359 OPTION 6 SIDEWALK SNOW REMOVAL “GOOD NEIGHBOUR” BYLAW WITH SUPPORTIVE ASSISTANCE What Does Option 6 Add •Same as option 5 •Addition of support program for eligible properties •Annual application process for residents to apply for snow shoveling assistance •Use existing assistance through Snow Buddies program •Currently 300 homes with 56 volunteers providing the service Page 216 of 359 OPTION 6…CONTINUED SIDEWALK SNOW REMOVAL “GOOD NEIGHBOUR” BYLAW WITH SUPPORTIVE ASSISTANCE Staff Comments About Option 6 •Same as option 5 •Support program work performed by contractor •Estimate of $1000 per property per year •Suggested upset limit of $50,000 •Low liability risk Page 217 of 359 Questions? Comments?Page 218 of 359 MW-2024-41 Report Report to: Mayor and Council Date: October 1, 2024 Title: Skateboard Park Improvements at MacBain Park RFQ73-2024 Award Recommendation(s) 1. That Council AWARD the Supply and Installation of Skateboard Park Improvements at MacBain Park RFQ73-2024 to the lowest compliant bidder Stonecast Contracting Limited (Stoney Creek, ON.) for $95,578.80 plus applicable taxes. 2. That Council APPROVE a 2024 capital budget amendment of $18,000 funded by CSPR 26 - Recreation Facilities Capital Reserve for Project RF57-20 - MacBain Skatepark Improvements. 3. That staff BE AUTHORIZED to execute the necessary documents. Executive Summary A shade structure and expanded seating are needed by users of the MacBain Park skateboard park. A quotation call was issued for this work. Stonecast Contracting Limited (Stoney Creek, ON.) submitted the lowest bid with a bid price of $95,578.80 plus applicable taxes. Although over the available $83,000 funding, staff believe the bid is good value. Additional funding will be necessary to advance the project. If approved the construction work would be completed in Winter 2025. Background The skateboard park at MacBain Park was constructed in 2005. The facility is the primary hub for skateboard, BMX and scooter activities within Niagara Falls parks. In 2023 the skateboard park received minor concrete repairs to extend the facility service. Further enhancements to the skateboard park were requested by users and funded by Niagara Falls City Council in the 2022 and 2023 capital budgets. The identified need included a shade structure and expanded seating. Analysis A quotation call RFQ73-2024, Supply and Installation of Skateboard Park Improvements at MacBain Park was issued on August 6, 2024, and closed on August 27, 2024. This proposed project provides needed skateboard park enhancements including a shade structure, concrete pad expansion and benches. Page 1 of 4 Page 219 of 359 11 bids were received. Stonecast Contracting Limited (Stoney Creek, ON.) submitted the lowest compliant bid with a price of $95,578.80 plus applicable taxes. Although over the available $83,000 funding, staff believe the bid is good value as additional costs can be attributed primarily to challenges with poor site soils. Expenses related to the proposed winter construction timeline (to minimize impacts on park users) also factor into added costs. Additional funding will be necessary to advance the project. If funded the work will commence in late Fall 2024 with completion expected in Winter 2025. Operational Implications and Risk Analysis There are no identified operational impacts. Financial Implications/Budget Impact $130,000 has been approved in capital funding for improvements to the skateboard park at MacBain Park since 2020. Approximately $47,000 of the approved funds have been spent on concrete repairs and consultant services. The remaining budget is allocated to construct a shade structure, expanded concrete paving and benches. The Stonecast Contracting Limited bid of $95,578.80 plus applicable taxes. This bid exceeds the project budget by approximately $18,000. The additional budget requirement of $18,000 is recommended to be funded by CSPR 26 - Recreational Facilities Capital Reserve. Strategic/Departmental Alignment This project aligns with social sustainability priorities to promote residents' quality of life and well-being. Strategic Plan Pillars Sustainability - Social Working in partnership with the Niagara Region to ensure residents have access to basic needs, ensuring that Niagara Falls is a livable, inclusive and supportive community for all. List of Attachments Skateboard Park Proposed Plan Written by: David Antonsen, Landscape Architect Submitted by: Status: Erik Nickel, General Manager of Municipal Works Approved - 24 Sep Page 2 of 4 Page 220 of 359 2024 Jason Burgess, CAO Approved - 25 Sep 2024 Page 3 of 4 Page 221 of 359 C-"V‘:‘Vav - 3.‘1:“E: x a -£3, BE tsEuQ/xED EXIQLIMGEEEE10‘ Cara C 7 COl/lCISEiEbVDEXlEl/ IQIOI/I“"—Vbblsox9.x39. EVCIFILA C CVVILII‘EAEISEDEHVDESLEn CLnIS E EXIeul/IGEKVLEBOVED __1EV_'ICCMC5ELE SEMQH EE.—Exmme ilsEEé10ISELJV MCm[$9.“V?&&" "?‘e “‘2:WVCBVIVI bVBK q»:avg ““934: bBO bOZED ZHVDEZiB?Ci?BE Page 4 of 4 Page 222 of 359 PBD-2024-44 Report Report to: Mayor and Council Date: October 1, 2024 Title: Sidewalk Café Program Fees: Summer 2024 Amendments Recommendation(s) 1. That Council RECEIVE this report on recommended changes to Sidewalk Café fees. 2. That Council ADOPT the recommended 5-year and 1-year application and licensing fee structure. 3. That Council ADOPT the recommended Small Frontage Sidewalk Café program. 4. That Council DIRECT staff to update the Sidewalk Café Guidelines publication and Sidewalk Café Application form. Executive Summary During the COVID-19 pandemic, restrictions on indoor restaurant capacity created a challenge for local small businesses to remain profitable. To support local businesses, the City of Niagara Falls developed the Sidewalk Café program to permit restaurants to license municipal property for an annual fee of $525 plus $35 per square metre to operate temporary patios on City owned property for outdoor seating. This program continued after the pandemic restrictions were lifted. In 2023, a fee study was conducted by the City. Fees for the Sidewalk Café program were that determined was it and model, cost full a against examined recovery application processing costs were not recovered by fees. A new fee structure based on full through dated PBD-2023-82, report Council recovery approved was cost by December 12, 2023, which saw an increase in Sidewalk Café fees, from $525 plus $35 per square metre to $1,030 plus $36 per square metre. Multiple 2024 local businesses have expressed their concerns over the current Sidewalk Cafe fees. When staff compared fees to similar programs across the Region, they found that the City of Niagara Falls charges significantly more than surrounding communities. Some municipalities offer the program for free, while others charge significantly less than what Niagara Falls charges. This, when combined with the large fee increase, has led to reduced Sidewalk Café applications in 2024. Page 1 of 9 Page 223 of 359 A new fee structure is proposed that offers a reduced level of cost recovery while remaining affordable to local businesses. Fees are charged for a) the processing of the application as further explained in this report and b) the lease of City owned property. To reduce administrative expenses, a five year licensing option is being proposed that would have a $300 application fee, an annual $25 per square metre licensing fee, and a $150 renewal fee is recommended. This would save significant administrative time and hence costs. For those not wishing to pursue a 5 year lease, a one year term is also available. Background The Sidewalk Café program was introduced in the summer of 2021 as a response to the COVID-19 pandemic. With reduced occupancies at restaurants, a strategy was required to permit businesses to operate at a sufficient volume to keep their doors open. The Sidewalk Café program was created in response to this, allowing restaurants to utilize city owned property for outdoor patio seating. The popularity of the Sidewalk Cafes program continued even with the removal of indoor seating restrictions at the end of the pandemic, local to licenses Café offer Sidewalk continued has City the and to businesses. Following of Planning Falls Niagara City the season, patio summer 2023 the Department conducted a Fee Study to determine appropriate fees that would recover all costs associated with staff’s processing of planning applications. As the last fee study was conducted in 2008, due to inflation and changes in processes, many existing planning fees no longer fully recovered costs. The study was carried out by Watson & Associates, who calculated the fees required for full cost recovery. The planning recovered only applications for Study that determined Fee fees approximately 76% of costs, resulting in a shortfall of over $400,000 annually. Based on a full cost recovery model, the study recommended an increase in a number of fees. Council approved the recommendations of the Fee Study through report PBD-2023-82, dated December 12, 2023. In accordance with the findings of the study, fees were increased, were fees Sidewalk licenses. Cafes Sidewalk for fees including Café recommended to receive a large fee increase as the existing fees were not close to full cost recovery. This is likely due to the application and fee structure for Sidewalk Cafes being implemented after the previous fee study (2008) was completed. The higher cost of processing a Sidewalk Café application is attributable to the need to circulate the application to multiple departments for comments (Municipal Works, Building, Transportation, and Fire), resulting in a large time commitment to process. The Fee Study recommended that the application fee for Sidewalk Cafes increase from $525 to $1,030, a 96% increase. The licensing fee also increased from $35 per square metre to $36 per square metre. In total, the new application fee was $1,030 + $36 per square metre of patio to license the use of City property. For a 40 square metre patio (average size of patio in 2024), the total fee in 2024 was $2,470 as opposed to $1,925 in 2023. Page 2 of 9 Page 224 of 359 Following the implementation of the new Sidewalk Café fees, local business owners expressed displeasure and concerns over the cost increase. The City saw a significant decrease in Sidewalk Café applications for the 2024 season, with only 8 applications being received compared to 15 in 2023. As a result, at the May 28, 2024 Council meeting, Council directed staff to align Sidewalk Café fees with the City of St. Catharines, to reassess the fee structure for Sidewalk Cafés and report back. Analysis As directed by Council, staff have performed a best practice review to fully understand comparable and competitive municipal practices that can guide a revised model for future fees. Figure 1 illustrates application numbers for Sidewalk Cafes that peaked in 2022, when COVID-19 restrictions were still in place. Sidewalk Cafes were and have been largely concentrated in the Queen Street historic downtown and Clifton Hill tourist area. By the summer of 2023, though most restrictions were lifted and restaurants returned to their normal operating procedures, 15 businesses still applied for Sidewalk Café licenses. These businesses operated on property that did not allow for a typical outdoor patio, as there was insufficient private property to operate a patio. For the 2024 summer patio season, applications dropped to 8, with nearly all applications being renewals from 2023. than received were Cafes for Sidewalk more 2024, in Notably inquiries applications. Several 2023 applicants inquired with Planning staff but made the decision not to apply due to the increased fees. Figure 1: Sidewalk Café Applications by Year: 2021-2024 2021 2022 2023 2024 40 41 15 8 To further emphasize the displeasure with the increased fees, Planning staff received multiple complaints from local businesses. Multiple applicants from the 2023 season stated that the new fees were prohibitive and could not be afforded by many businesses. Planning staff met virtually with a small group of local business owners on March 18, 2024, who expressed their frustration with the increased fees and the prohibitive cost of applications. Of the six businesses represented at the meeting, only one proceeded to apply for a Sidewalk Café license. Surrounding Municipalities Fees Another frustration expressed by local businesses was the contrast in Sidewalk Cafe fees for Niagara Falls compared to other municipalities in the Niagara Region. As seen in Figure 2, Niagara Falls has the highest fees for operating an outdoor restaurant patio on municipal property in the Region. Page 3 of 9 Page 225 of 359 Figure 2: Patios Operating on Municipal Property Application Fees: Niagara Region MUNICIPALITY APPLICATION FEE LICENSE FEE PROCESS NOTES NIAGARA FALLS $1030.00 $36.00/sqm Submit an application. - FORT ERIE $646.00 No Fee Submit an application yearly. $260 for a minor application, $131 for renewals, $1,000 damage deposit. GRIMSBY $266.00 No Fee Submit an application. - LINCOLN - - - No specific program. They offer temporary patios and patio extensions NIAGARA-ON- THE-LAKE No Fee No Fee Submit an application. No fee for 2024 until permanent program established (2025) PELHAM $150.00 No Fee Submit an application. PORT COLBORNE $300.00 No Fee Submit an application. $50.00 for renewals. ST CATHARINES $125.00* $22.58/sqm* Submit an application. *Fees were halved for the 2024 season and are expected to double for 2025 season. THOROLD $300.00 No Fee Submit an application. $50.00 for renewals. Page 4 of 9 Page 226 of 359 MUNICIPALITY APPLICATION FEE LICENSE FEE PROCESS NOTES WAINFLEET No fee No Fee - Contact the planning department directly to apply. WELLAND $175.00 No Fee Submit an application. Application deadline April 15, 2024 WEST LINCOLN No comparable program. No comparable program. No comparable program. No comparable program. It is noted that the Application Fee is collected to process an application, while the License Fee is for the use of City owned property. Wainfleet and Niagara-on-the-Lake offer programs similar to the City’s Sidewalk Café program yet with no application or licensing fees, 8 other municipalities charge a range of fees, and Lincoln does not have a comparable program. After Niagara Falls, Fort Erie has the highest application fee for their patio program, which is 63% of the cost for a Sidewalk café in Niagara Falls. It is important to note, that St. Catharines’ rates are expected to return to their 2023 rates for 2025 and Niagara-on-the-Lake is not charging a fee until the Town develops an outdoor patio program for 2025. Proposed Fee Structure The City of Niagara Falls does not offer competitive fees for the Sidewalk Café program when compared to similar programs throughout the Region, as shown in Figure 2. Further, the fee increases were unpalatable to many business owners. These factors combined discouraged local businesses from applying to the program for the Summer of 2024. As directed by Council at its May 28, 2024 meetingthe City has reduced Sidewalk Café fees for 2024, retro-active, to $125 plus $22.58 per square metre to match St. Catharines' 2024 rates. Refunds are being provided to 7 applicants who paid the original fees. This rebate will be to the amount of $7,835.47. Currently there is one applicant who has paid the reduced fees and will not need a rebate. As full cost recovery is not a preferred fee option, demonstrated by feedback and a reduced number of applications, a fee and application structure that best serves both applicants and the City is one that minimizes administrative costs and is sensitive to the needs of local businesses. The proposed fee structure includes several options, to meet the various needs of applications by reducing administrative costs. These options are further explained below: Page 5 of 9 Page 227 of 359 1. 5 year license term with an one time application fee of $300 and an annual licensing fee of $25 per square metre. Renewal fee of $150 at the end of the 5 year term. 2. For those not wishing a 5 year term, a 1 year term is available at $200, with a licensing fee of $25 per square metre. 3. Small Frontage Café allows cafes of one or two tables to operate without a license at no cost. A 5-year term is recommended to cut yearly costs for businesses and will see savings at renewal periods. Renewals will be quicker to process for staff, so offering a 5-year term will incentivize applicants not to alter their patios, thus reducing staff workload. An application fee of $300.00 and a licensing fee of $25.00 per square metre is proposed. At the end of the 5-year term applicants would have the opportunity to renew for another 5-year term at a cost of $150.00 plus the licensing fee. Figure 3 shows the new proposed fee schedule for implementation. Figure 3: Proposed Fee Schedule Application fee Licensing Fee Renewal Fee Other Charges with Renewals $300.00 $25.00 per Square Metre $150.00 $25.00 per Square Metre The new proposed fee structure will offer local businesses a lower and more Ontario other compared when 4, across in seen As Figure fee. competitive municipalities, the new proposed fees are very competitive, but less than larger cities that have larger economies, and as seen in Figure 3, are competitive across the Region of Niagara. Figure 4: Proposed Fee Comparison (Proposed) Niagara Falls Hamilton Guelph Burlington Windsor Application Fee $300 $676.11 $174.00 $492.92 $275.00 Licence Fee (per square metre) $25 No Fee $10.00 (Monthly) $40.00 $3.00 Renewal Fee $150 - - - - Misc. Fees $150 permit transfer fee. $913.27 per parking space obstructed, $59.20 for a temporary $233.00 agreement fee, $260.00 inspection fee. - $1,000.00 indemnity fee. Page 6 of 9 Page 228 of 359 lane closure. The proposed fee structure will still maintain a two-phase approach, as seen in the original Sidewalk Café fees. An application fee will serve to cover costs of staff processing an application. A separate licensing fee based upon square metreage will be for the lease of the municipal property that the Sidewalk café will be operating on. For a 5-year renewal, circulation of the application is not necessary, only a review of insurance documentation. For businesses looking to make changes in their Sidewalk café from a previous year, a new application will be required, and it will need to be circulated for review and comment. A $300 application fee will bring the cost to apply to within the typical costs seen in the Niagara Region. This fee represents an appropriate middle ground across the Niagara Region. Due to the higher volume of vehicle and pedestrian traffic throughout Niagara Falls when compared to other municipalities in Niagara Region, such as Thorold or Wainfleet, staff recommend the continuation of a license fee to offset impacts such as maintenance and repairs to walkways or street parking. Accordingly, under the new proposed fee structure, (as illustrated in Figure 5) a new application in 2025, for a 40 square metre patio, for a 5 year term, the charged fee will be $1,300 in year 1 and $1,000 for each successive year.(years 2 to 5), providing that there is no change to the patio design. The total cost for the 5 year term being $5,300. Under the new proposed fee structure, the restaurant owner will save $7,050, compared to the 2024 rates which would have cost $12,350 over the same 5 year term. If the restaurant owner chose to renew their sidewalk cafe (with no changes to patio design) on an annual basis, the charged fee would be $1,200 annually for a total of $6,000 for the 5 year period. Under this scenario, the restaurant owner will save $6,350, compared to the 2024 rates which would have cost $12,350. Figure 5: Proposed Fees for a 40 Square Metre Patio 2023 2024 5 Year Yearly Renewal Year 1 $1,925 $2,470 $1,300 $1,200 Year 2 $1,925 $2,470 $1,000 $1,200 Year 3 $1,925 $2,470 $1,000 $1,200 Year 4 $1,925 $2,470 $1,000 $1,200 Year 5 $1,925 $2,470 $1,000 $1,200 $9,625 $12,350 $5,300* $6,000** *Savings from 2024 rates: $7,050 **Savings from 2024 rates: $6,350 Page 7 of 9 Page 229 of 359 Finally, to complement the 5-year licensing scheme, a license transfer will also be offered. This will allow a business owner to transfer their Sidewalk Café license upon sale of their business. A $150 transfer fee will allow the business owner to transfer the license provided there are no alterations to the patio design. This fee will cover the cost of staff re-issuing the license and reviewing the new insurance documentation. Small Frontage Sidewalk Cafes Smaller businesses that lack the frontage to host large sidewalk cafes may be disincentivized from participating in the program due to a higher cost to square metreage ratio. Other municipalities, such as Toronto have introduced a program that allows for very small Sidewalk Cafes to operate without paying for licenses. For the City of Toronto, the maximum dimensions for a patio to qualify are 0.8 metres deep by 5.5 metres wide (4.4 square metres in area), with no fencing, and the chairs and tables must be removed at the end of each day. This space permits approximately 2 tables with two chairs each. Staff recommend a similar program for Niagara Falls. It is recommended that the City of Niagara Falls adopt the same criteria for a Small Frontage Sidewalk Café as Toronto, with a maximum size of 0.8 metres deep by 5.5 metres wide, no fencing, and a requirement to remove tables and chairs at the end of the business day. While no fees or other licensing would be required, staff recommend that the business owner still proceed through an application process so that a plan is submitted of the proposed location which will allow the City to ensure that there is adequate room left on the sidewalk for the safe passage of pedestrians. . Financial Implications/Budget Impact This report has direct financial implications for the City, as the proposed fee structure, if adopted, will impact the recovery of costs to process the applications. A fee rebate will be paid out to applicants to reflect the retro-active 2024 price reduction. This rebate will total $7,835.47. Strategic/Departmental Alignment This report has implications on the Economic Diversification and Growth Strategic Pillar, as it will support the small business community. Strategic Plan Pillars Sustainability - Financial Effectively managing the City’s financial resources to meet our current and future obligations without relying on external funding sources or sacrificing our ability to deliver essential services to our residents . Written by: Page 8 of 9 Page 230 of 359 Brian Dick, Manager of Policy Planning Submitted by: Status: Signe Hansen, Director of Planning Approved - 24 Sep 2024 Jason Burgess, CAO Approved - 25 Sep 2024 Page 9 of 9 Page 231 of 359 R&C-2024-15 Report Report to: Mayor and Council Date: October 1, 2024 Title: Aquatic Services Update Recommendation(s) 1. To continue to operate four outdoor pools and to annually review future capital expenses. 2. To permanently close and to demolish EE Mitchelson pool and building for the cost of $100,000 due to the current condition. 3. To implement a public engagement process to determine new EE Mitchelson Park feature to be constructed at the former pool site. 4. To continue to review the city's indoor and outdoor aquatic service levels for 2025. Executive Summary Council report, R&C-2023-13, City Outdoor Pools Update report was presented to City Council at the November 14, 2023, council meeting. City Council approved the following motions: 1.THAT staff arrange for members of Council to have a tour of the City’s existing pools. 2.THAT staff report back to Council with a more comprehensive list of required repairs needed for all pools. 3.THAT staff report back to Council with possible community partnerships, sponsorships and/or naming rights opportunities to assist with the repair costs for the pools. 4.THAT staff take the steps required for an Engineering Study for all 5 outdoor pools, including a Request for Proposal process, if necessary. Following the council meeting two outdoor pool site tours were coordinated for council members. Council had the opportunity to view the pool facilities and conditions. Engineering The winter. this completed Study was Study Engineering The also recommendations supported the pool and building repairs detailed in the 2 023 Building Condition Assessment. No further studies are recommended. The five outdoor pools require funding of $3.4 million over the next five (5) years. Attached is the list of recommended repairs to be completed over the five and ten years. Page 1 of 14 Page 232 of 359 Based on the Engineering study and the Building Condition Assessment staff a pool Mitchelson E.E. pool. requires EE of closure the recommend Mitchelson minimum of $893,000. Staff will work with the community to determine another investment at the E.E. Mitchelson Park complex. The current park features include a splash pad, playground, artificial turf field, soccer fields and a soccer clubhouse. New features basketball, and hockey ball multi-purpose courts include could for improvements to tennis courts, or an outdoor fitness area. Currently the city's outdoor aquatics inventory is above industry standard, the indoor facilities overlap in geography and will be under industry standard by 2041 (assuming forecasted growth rates). The City of Niagara Falls should be considering/planning for a mixed use, indoor, aquatics facility before 2041. This facility should be a significant distance from the current MacBain Centre area to facilitate programing in other parts of the city. At the same time, council should be considering the effectiveness of multiple outdoor pools servicing one area of the community. Background Prior to 2022, the YMCA was a major provider of aquatics programming until recent closures in Niagara Falls and St. Catharines. The city has become a primary recreation provider, particularly in aquatics, since assuming operations of the MacBain Community Centre. Recreation facilities, including aquatics facilities, generally measure their service levels in one of two following ways. 1 – the number of facilities per population (Ex. Courts, pools, ice pads, per resident). 2 – the number of programs per population (Ex. Swimming lessons per resident). It is also important to note that not all recreation facilities within a community are municipally owned and operated. Some of the recreation servicing within a municipality comes from the non-profit sector. As is the case with Niagara Falls, some of these non- profit partners are paid fees for service by the municipality to help offset some of the facility costs. Aquatics Programing In 2023, between the City of Niagara Falls and the Boys and Girls Club there were 4,901 programs provided for the 94,425 residents for a ratio of one program for every 19 residents. Welland and partners provided 1,952 programs for their 52,293 residents for a ratio of one program for every 26 residents. Page 2 of 14 Page 233 of 359 St. Catharines and partners provided 10,008 programs for their 140,370 residents for a ratio of one program for every 14 residents. City Program Ratio Niagara Falls 1:19 St. Catharines 1:14 Welland 1:26 In 2023, the City of Niagara Falls provided aquatics lesson programming for 4,010 individuals, accounting for 81% of total aquatics lesson programming in the city. The Boys and Girls Club of Niagara provided 891 total aquatics lessons accounting for 19% of total programming. In comparison, the City of St. Catharines, while offering more lessons (approximately 6,000) but having a larger population, had a direct aquatics lessons offering of 60% of total programs. Brock University provided 40% of aquatics programs to their residents. In Welland, the city offered approximately 28% of swimming lessons (552 lessons) while the YMCA provided approximately 72% (1,400 lessons) in 2023. Comparing Niagara Falls to St. Catharines and Welland we are directly providing a much higher percentage of programs to the community while non-profits are providing a substantially higher amount in these other communities. Using these metrics, we see that Niagara Falls provides more programs per person than St. between gap comparative This Catharines. St. than less but Welland Catharines and Niagara Falls may be attributed to the fact that Niagara Falls has less non-profit support in the aquatics sector than both other municipalities. Aquatics Facilities Service Standards The below chart summarizes service standards via facility inventory. Service Standards are defined using the Hamilton 2022 Master Plan, the St. Catharines 2015 Master Plan, and the Niagara Falls Master Plan. Each of these documents has used a different methodology to define their facility inventory standards. As such, we must consider a multitude of factors when defining acceptable service levels for the City of Niagara Falls. Hamilton Master Plan (2022) St Catharines Master Plan (2015) Target Standards Actual Service Service Standards Actual Service Indoor Pools 1 per 30,0000 with 2.5km 1 per 25,400 res. 1 indoor aquatics centre 2 (Kiwanis, Brock U.) for Page 3 of 14 Page 234 of 359 service radius per 35-60k population 136,803 pop. Outdoor Pools 1 per 10,000 youth (5-19) 1 per 58,400 res.; 1 per 9,500 youth (5-19) Recommended – 1 per 71k population 1 per 23,443 population Niagara Falls Master Plan (2021) Target Standards Actual Service Indoor Pools Minimum 2 indoor aquatics centres 2 indoor aquatics centres Outdoor Pools None – suggest a study is needed 4 outdoor pools with EE Mitchelson closed Outdoor Pools Based on the Regions growth projections, and the service standard defined by the City of St. Catharines, the City of Niagara Falls, by 2041, would have a targeted need of 2.13 outdoor pools. Using the service radius guidelines the city is fully serviced. There are multiple, significant, overlaps between NF Lions and FH Leslie pools that need to be considered. With the recommendation to permanently close and demolish E.E. Mitchelson pool the City will operate 4 outdoor pools. This summer staff received a few comments with respect to the pending closure of E.E. Mitchelson pool. Residents also commented on the reduction of evening hours at Chippawa pool and the early closures of Chippawa and Niagara Falls Lions pool. Minor schedule changes were implemented to reduce operating costs. To extend the Chippawa pool season by one week and to offer evening swim hours will cost around $5,000. 2024 & 2023 Summer (July and August) Attendance for MacBain CC and the four Outdoor Pools Pool June/July August 2024 Total 2023 Total Increase/Decrease % MacBain- Leisure & Lane 13,786 12,508 26,294 22,019 +4275 19% FH Leslie 17,196 6,459 Sept 1 & 2-176 23,831 18,062 +5796 31% Prince Charles 7,497 3,431 Sept 1-83 11,011 10,727 +284 3.5% Page 4 of 14 Page 235 of 359 Lions 4,806 1,936 6,742 9,836 -3094 -31% Buck 2852 903 3,755 4,328 -573 -13%  FH Leslie pool increased their attendance numbers due to opening ten days ahead of schedule. Residents enjoyed the early mid-June opening.  Three heat advisories this summer  Significant increase is swimmers in July due to hot weather. Decrease in attendance in August due to the cooler weather. This year staff also tracked who was visiting the outdoor pools. The majority of individuals visiting the pools are families, 53% of users; 27% youth users (7 - 17 yrs) and 20% adults by themselves with no children. Summer swim lesson registrations increased in 2024- 1369 individuals compared to 2023 - 1214 individuals. Significant increase in registration numbers at the MacBain Community Centre, as the indoor location is preferred by parents. Indoor Pools Currently the Niagara Falls RCP ten-year plan calls for a minimum of two indoor pools (RCP3-3). The City of Niagara Falls has a current inventory of two indoor pools - MacBain and the Boys and Girls Club. Using a service radius, the city is only servicing the southern half of the community. In terms of community servicing, having indoor pools 2 kilometres apart presents a significant geographical challenge to providing adequate recreational opportunities to all members of the community. Understanding this, future planning should involve spacing indoor facilities throughout the city to ensure no service overlap. Consideration also must be given to the level of community use of the aquatics facility not operated by the city. Currently, the Boys and Girls Club pool does not operate on weekends and has no nighttime access to the pool other than swimming lesson programming. Analysis The city of Niagara Falls has become one of the largest direct delivery aquatics operators in the region. With projected regional growth and aquatics prioritized in the 2021 Recreation Master Plan, staff have developed a five- and ten-year capital aquatic plan. Considering the current aquatics (both indoor and outdoor) inventory, programming offerings, community partners, and industry standards the City of Niagara Falls will need to make decisions on our aquatics facilities in the relatively near future. In ten to fifteen years, to meet industry standards a new indoor, multi-use aquatics facility will be necessary. To fully service the city in a geographically appropriate way it Page 5 of 14 Page 236 of 359 should be considered in the north end – if the appropriate land is available. It will also be beneficial to the community to have all aquatic facility partners providing higher levels of service with their existing facilities. New Indoor Pool Facility Costs New municipal indoor pool facilities are usually built as part of a larger community centre. The Centre could include ice pad(s), multi-purpose rooms and a library. Costs for the facility can range from $15 million to $40 million depending on upon the features and size. With the anticipated growth of the city a new indoor pool is recommended by 2041. New Outdoor Pool Costs The cost to build a brand new, accessible pool and building, ranges from four to eight million dollars. The city of Welland recently opened a new pool facility to replace the ageing Memorial pool. The cost to construct the pool was $6.4 million. Approximate operating and programming costs for a two-month operation are $172,000. Financial Implications/Budget Impact The 2023 Outdoor Pools Building Condition Assessment. identified future capital projects for the pools. The recommended 2025 capital projects are as follows: FH Leslie roof replacement $114,000, parking lot improvements for Prince Charles $95,000 and NF Lions $74,000. Niagara Falls Lions $16,000 to replace interior doors. The total cost for the 2025, recommended outdoor pools capital projects is $299,000. Strategic/Departmental Alignment Effectively managing the City’s financial resources to meet our current and future obligations without relying on external funding sources or sacrificing our ability to deliver essential services to our residents. Strategic Plan Pillars Sustainability - Financial Effectively managing the City’s financial resources to meet our current and future obligations without relying on external funding sources or sacrificing our ability to deliver essential services to our residents . List of Attachments R&C-2024-15-Attachment #1 Outdoor Pools Study Written by: Kathy Moldenhauer, General Manager of Recreation, Culture & Facilities Page 6 of 14 Page 237 of 359 Submitted by: Status: Kathy Moldenhauer, General Manager of Recreation, Culture & Facilities Approved - 19 Sep 2024 Jason Burgess, CAO Approved - 25 Sep 2024 Page 7 of 14 Page 238 of 359 Sum of Cost Column Labels Row Labels 2023 2024 2025 2026 2027 Grand Total Engineering Study $90,000.00 $90,000.00 Chippawa Lions $20,000.00 $20,000.00 EE Mitchelson Park $20,000.00 $20,000.00 FH Leslie Park $20,000.00 $20,000.00 Niagara Falls Lions Park $10,000.00 $10,000.00 Prince Charles Park $20,000.00 $20,000.00 Life Cycle Replacement $557,927.50 $1,248,877.50 $38,376.00 $577,713.50 $135,557.50 $2,558,452.00 Chippawa Lions $83,122.00 $60,255.00 $143,377.00 EE Mitchelson Park $368,725.50 $130,715.00 $38,376.00 $111,039.50 $83,141.50 $731,997.50 FH Leslie Park $489,970.00 $322,270.00 $812,240.00 Niagara Falls Lions Park $14,300.00 $180,433.50 $24,492.00 $52,416.00 $271,641.50 Prince Charles Park $174,902.00 $364,637.00 $59,657.00 $599,196.00 Major Repair $137,400.00 $574,220.00 $711,620.00 Chippawa Lions $20,000.00 $64,944.00 $84,944.00 EE Mitchelson Park $25,000.00 $116,184.00 $141,184.00 FH Leslie Park $57,200.00 $186,724.00 $243,924.00 Niagara Falls Lions Park $35,200.00 $93,184.00 $128,384.00 Prince Charles Park $113,184.00 $113,184.00 Grand Total $785,327.50 $1,823,097.50 $38,376.00 $577,713.50 $135,557.50 $3,360,072.00 Page 8 of 14Page 239 of 359 Type Pool Year Cost Reason Major Repair Chippawa Lions 2023 $20,000.00 Fixed Partions - Tentative budget to repair the cracked masonry blocks. Major Repair Chippawa Lions 2024 $30,000.00 Standard Foundation - A major repair or partial replacement cost of the system based on the outcome of the study is provided. Major Repair Chippawa Lions 2024 $34,944.00 Pool Structure - Cost allowance to repair/replace based on the findings and recommendations of the engineering study. The repair/replacement cost is subject to the conclusions of the engineering study. Engineering Study Chippawa Lions 2023 $10,000.00 Standard Foundation - The observed step cracks on the masonry wall suggest potential differential settlement of the building foundations or movement of the building structure. A study to confirm the extent of the deterioration, and the repair scope and cost is recommended. Engineering Study Chippawa Lions 2023 $10,000.00 Pool Structure - Given the element is generally concealed, a study is recommended to confirm its condition and repair/replacement scope of work, cost, and schedule. Life Cycle Replacement Chippawa Lions 2024 $12,012.00 Replace Epoxy Coated / Paint Floors Life Cycle Replacement Chippawa Lions 2024 $13,000.00 Replace Panelboards up to 400A Life Cycle Replacement Chippawa Lions 2024 $7,800.00 Replace Pool Water Circulation Pumps Life Cycle Replacement Chippawa Lions 2024 $41,600.00 Replace Pool Sand Filters Life Cycle Replacement Chippawa Lions 2024 $1,950.00 Replace Fixed Seating Life Cycle Replacement Chippawa Lions 2024 $6,760.00 Replace Solid Doors - Double Life Cycle Replacement Chippawa Lions 2026 $46,800.00 Replace Site Lighting Life Cycle Replacement Chippawa Lions 2026 $455.00 Replace Emergency Lighting (Battery Backup) Life Cycle Replacement Chippawa Lions 2026 $13,000.00 Replace Pool Return Water Strainers Major Repair EE Mitchelson Park 2023 $5,000.00 Isolated areas of spalled concrete around a floor drain were observed. Recommend repair of the deteriorated areas of the slab on grade.Page 9 of 14Page 240 of 359 Major Repair EE Mitchelson Park 2023 $20,000.00 Spalling and efflorescence were observed along the bottom of the brick masonry wall on the south elevation. Repair of the deteriorated masonry is recommended. Major Repair EE Mitchelson Park 2024 $23,000.00 Standard Foundations - A major repair or partial replacement cost of the system based on the outcome of the study is provided. Engineering Study EE Mitchelson Park 2023 $10,000.00 Standard Foundations - The observed step cracks on the masonry wall suggest potential differential settlement of the building foundations or movement of the building structure. A study to confirm the extent of the deterioration, and the repair scope and cost is recommended. Life Cycle Replacement EE Mitchelson Park 2024 $2,925.00 Replace Gutters and Downspouts Life Cycle Replacement EE Mitchelson Park 2024 $3,705.00 Replace Windows Life Cycle Replacement EE Mitchelson Park 2024 $24,420.50 Replace Asphalt Shingle Life Cycle Replacement EE Mitchelson Park 2024 $1,040.00 Replace Epoxy Coated / Paint Floors Life Cycle Replacement EE Mitchelson Park 2024 $21,450.00 Replace Plumbing Fixtures (urinals, lavatories, water closets, sinks) Major Repair EE Mitchelson Park 2024 $93,184.00 Pool Structure - Cost allowance to repair/replace based on the findings and recommendations of the engineering study. The repair/replacement cost is subject to the conclusions of the engineering study Engineering Study EE Mitchelson Park 2023 $10,000.00 Pool Structure - Given the element is generally concealed, a study is recommended to confirm its condition and repair/replacement scope of work, cost, and schedule. Life Cycle Replacement EE Mitchelson Park 2023 $22,113.00 Replace Electric Domestic Water Heaters (Commercial Tank Type) Life Cycle Replacement EE Mitchelson Park 2023 $91,162.50 Replace Pedestrian Paved Surface Life Cycle Replacement EE Mitchelson Park 2023 $3,900.00 Replace Retractable Partitions - Overhead Counter Shutter Life Cycle Replacement EE Mitchelson Park 2023 $10,400.00 Replace Pool Play Structures Life Cycle Replacement EE Mitchelson Park 2023 $240,240.00 Replace Parking Paved Surface Life Cycle Replacement EE Mitchelson Park 2023 $910.00 Replace Emergency Lighting (Battery Backup) Life Cycle Replacement EE Mitchelson Park 2024 $3,900.00 Replace Shower AssemblyPage 10 of 14Page 241 of 359 Life Cycle Replacement EE Mitchelson Park 2024 $13,000.00 Replace Main Disconnect Life Cycle Replacement EE Mitchelson Park 2024 $22,600.50 Replace Branch Wiring and Devices on Low Voltage Electrical Distributiion. Life Cycle Replacement EE Mitchelson Park 2024 $3,900.00 Replace Pool Water Circulation Pumps Life Cycle Replacement EE Mitchelson Park 2024 $14,274.00 Replace Electrical Distribution Life Cycle Replacement EE Mitchelson Park 2024 $7,800.00 Replace Washroom Partitions - Prefinished Metal Life Cycle Replacement EE Mitchelson Park 2024 $11,700.00 Replace Solid Doors - Single Life Cycle Replacement EE Mitchelson Park 2025 $38,376.00 Replace Ceramic / Porcelain Tile Floor Cover Life Cycle Replacement EE Mitchelson Park 2026 $15,600.00 Replace Site Lighting Life Cycle Replacement EE Mitchelson Park 2026 $7,507.50 Replace Pedestrian Paved Surface Life Cycle Replacement EE Mitchelson Park 2026 $6,500.00 Replace Pool Return Water Strainers Life Cycle Replacement EE Mitchelson Park 2026 $1,300.00 Replace Exterior Lighting Life Cycle Replacement EE Mitchelson Park 2026 $26,312.00 Replace Exterior Soffits Life Cycle Replacement EE Mitchelson Park 2026 $53,820.00 Replace Wood Celling Life Cycle Replacement EE Mitchelson Park 2027 $9,516.00 Replace Domestic Pipes and Fittings Life Cycle Replacement EE Mitchelson Park 2027 $10,705.50 Replace Waste Pipe and Fittings Life Cycle Replacement EE Mitchelson Park 2027 $20,800.00 Replace Pool Sand Filters Life Cycle Replacement EE Mitchelson Park 2027 $42,120.00 Replace Fencing and Gates - Chain Link Fence Major Repair FH Leslie Park 2023 $57,200.00 Pedestrian Paved Surface - Deficiencies observed during the assessment include cracks on the concrete surface along the edge of the pool. Repair of the affect concrete surface is recommended. Major Repair FH Leslie Park 2024 $151,424.00 Pool Structure - Cost allowance to repair/replace based on the findings and recommendations of the engineering study. The repair/replacement cost is subject to the conclusions of the engineering study Major Repair FH Leslie Park 2024 $35,300.00 Standard Foundations - A major repair or partial replacement cost of the system based on the outcome of the study is provided. Engineering Study FH Leslie Park 2023 $10,000.00 Pool Structure - Given the element is generally concealed, a study is recommended to confirm its condition and repair/replacement scope of work, cost, and schedule.Page 11 of 14Page 242 of 359 Engineering Study FH Leslie Park 2023 $10,000.00 Standard Foundations -The observed step cracks on the masonry wall suggest potential differential settlement of the building foundations or movement of the building structure. A study to confirm the extent of the deterioration, and the repair scope and cost is recommended. Life Cycle Replacement FH Leslie Park 2024 $19,500.00 Replace Solid Doors - Single Life Cycle Replacement FH Leslie Park 2024 $13,520.00 Replace Solid Doors - Double Life Cycle Replacement FH Leslie Park 2024 $106,600.00 Replace Conventional Roof Membrane Life Cycle Replacement FH Leslie Park 2024 $8,840.00 Replace Gas Supply Systems Life Cycle Replacement FH Leslie Park 2024 $3,120.00 Replace Exhaust Systems Life Cycle Replacement FH Leslie Park 2024 $41,990.00 Replace Branch Wiring and Devices on Low Voltage Electrical Distribution. Life Cycle Replacement FH Leslie Park 2024 $248,820.00 Replace Parking Paved Surface Life Cycle Replacement FH Leslie Park 2024 $3,900.00 Replace Retractable Partitions - Overhead Counter Shutter Life Cycle Replacement FH Leslie Park 2024 $43,680.00 Replace Washroom Partitions - Prefinished Metal Life Cycle Replacement FH Leslie Park 2026 $31,200.00 Replace Shower Assembly Life Cycle Replacement FH Leslie Park 2026 $17,680.00 Replace Domestic Pipes and Fittings Life Cycle Replacement FH Leslie Park 2026 $19,890.00 Replace Waste Pipe and Fittings Life Cycle Replacement FH Leslie Park 2026 $2,600.00 Replace Exterior Lighting Life Cycle Replacement FH Leslie Park 2026 $31,200.00 Replace Site Lighting Life Cycle Replacement FH Leslie Park 2026 $219,700.00 Replace Pool Liner Major Repair Niagara Falls Lions Park 2023 $35,200.00 Parking Paved Surface - Deficiencies observed during the assessment include alligator and longitudinal cracks, ravelling, which suggest binder loss. Repair of the affected areas is recommended. Major Repair Niagara Falls Lions Park 2024 $93,184.00 Pool Structure - Given the element is generally concealed, a study is recommended to confirm its condition and repair/replacement scope of work, cost, and schedule. Engineering Study Niagara Falls Lions Park 2023 $10,000.00 Pool Structure - Given the element is generally concealed, a study is recommended to confirm its condition and repair/replacement scope of work, cost, and schedule.Page 12 of 14Page 243 of 359 Life Cycle Replacement Niagara Falls Lions Park 2023 $3,900.00 Replace PoolLife Guard Chair Life Cycle Replacement Niagara Falls Lions Park 2023 $10,400.00 Replace Pool Play Structures Life Cycle Replacement Niagara Falls Lions Park 2024 $15,600.00 Replace Overhead Doors - Standard Life Cycle Replacement Niagara Falls Lions Park 2024 $27,300.00 Replace Solid Doors - Single Life Cycle Replacement Niagara Falls Lions Park 2024 $9,568.00 Replace Epoxy Coated / Paint Floors Life Cycle Replacement Niagara Falls Lions Park 2024 $23,400.00 Replace Plumbing Fixtures (urinals, lavatories, water closets, sinks) Life Cycle Replacement Niagara Falls Lions Park 2024 $23,400.00 Replace Shower Assembly Life Cycle Replacement Niagara Falls Lions Park 2024 $16,789.50 Replace Electric Domestic Water Heaters (Commercial Tank Type) Life Cycle Replacement Niagara Falls Lions Park 2024 $13,000.00 Replace Main Disconnect Life Cycle Replacement Niagara Falls Lions Park 2024 $22,724.00 Replace Branch Wiring and Devices on Low Voltage Electrical Distruibution. Life Cycle Replacement Niagara Falls Lions Park 2024 $6,500.00 Replace Pool Return Water Strainers Life Cycle Replacement Niagara Falls Lions Park 2024 $14,352.00 Replace Electrical Distribution Life Cycle Replacement Niagara Falls Lions Park 2024 $7,800.00 Replace Washroom Partitions - Prefinished Metal Life Cycle Replacement Niagara Falls Lions Park 2026 $9,568.00 Replace Domestic Pipes and Fittings Life Cycle Replacement Niagara Falls Lions Park 2026 $10,764.00 Replace Waste Pipe and Fittings Life Cycle Replacement Niagara Falls Lions Park 2026 $3,250.00 Replace Exterior Lighting Life Cycle Replacement Niagara Falls Lions Park 2026 $910.00 Replace Emergency Lighting (Battery Backup) Life Cycle Replacement Niagara Falls Lions Park 2027 $52,416.00 Replace Fences and Gates Major Repair Prince Charles Park 2024 $20,000.00 Standard Foundations - A major repair or partial replacement cost of the system based on the outcome of the study is provided. Major Repair Prince Charles Park 2024 $93,184.00 Pool Structure - Cost allowance to repair/replace based on the findings and recommendations of the engineering study. The repair/replacement cost is subject to the conclusions of the engineering study Engineering Study Prince Charles Park 2023 $10,000.00 Pool Structure - Given the element is generally concealed, a study is recommended to confirm its condition and repair/replacement scope of work, cost, and schedule.Page 13 of 14Page 244 of 359 Engineering Study Prince Charles Park 2023 $10,000.00 Standard Foundations - The observed step cracks on the masonry wall suggest potential differential settlement of the building foundations or movement of the building structure. A study to confirm the extent of the deterioration, and the repair scope and cost is recommended. Life Cycle Replacement Prince Charles Park 2023 $159,302.00 Replace Parking Paved Surface Life Cycle Replacement Prince Charles Park 2023 $15,600.00 Replace Overhead Doors - Standard Life Cycle Replacement Prince Charles Park 2024 $23,400.00 Replace Plumbing Fixtures (urinals, lavatories, water closets, sinks) Life Cycle Replacement Prince Charles Park 2024 $23,400.00 Replace Shower Assembly Life Cycle Replacement Prince Charles Park 2024 $22,724.00 Replace Branch Wiring and Devices on Low Voltage Electrical Distribution. Life Cycle Replacement Prince Charles Park 2024 $3,900.00 Replace Pool Water Circulation Pumps Life Cycle Replacement Prince Charles Park 2024 $31,200.00 Replace Pool Sand Filters Life Cycle Replacement Prince Charles Park 2024 $51,480.00 Replace Fencing and Gates - Chain Link Fence Life Cycle Replacement Prince Charles Park 2024 $38,376.00 Replace Ceramic / Porcelain Tile Floor Cover Life Cycle Replacement Prince Charles Park 2024 $14,352.00 Replace Electrical Distribution Life Cycle Replacement Prince Charles Park 2024 $7,800.00 Replace Washroom Partitions - Prefinished Metal Life Cycle Replacement Prince Charles Park 2024 $148,005.00 Replace Pedestrian Paved Surface Life Cycle Replacement Prince Charles Park 2026 $9,568.00 Replace Domestic Pipes and Fittings Life Cycle Replacement Prince Charles Park 2026 $10,764.00 Replace Waste Pipe and Fittings Life Cycle Replacement Prince Charles Park 2026 $1,300.00 Replace Exterior Lighting Life Cycle Replacement Prince Charles Park 2026 $910.00 Replace Emergency Lighting (Battery Backup) Life Cycle Replacement Prince Charles Park 2026 $6,500.00 Replace Pool Return Water Strainers Life Cycle Replacement Prince Charles Park 2026 $15,600.00 Replace Site Lighting Life Cycle Replacement Prince Charles Park 2026 $15,015.00 Replace Pedestrian Paved Surface Page 14 of 14Page 245 of 359 F-2024-32 Report Report to: Mayor and Council Date: October 1, 2024 Title: City Homelessness Costs Recommendation(s) That Council RECEIVE this report for information. Executive Summary This report is intended to provide Council with information and details pertaining to the costs the City incurred in 2023 and as of Q2 2024 related to homelessness, drug addiction and mental illness. It is difficult to fully assess the costs of these issues to the City of Niagara Falls as assessing the cost requires the use of assumptions and evaluating many variables. What is not in question however is that there is a real cost to this issue and the costs continue to climb. The City of Niagara Falls along with other cities have seen a dramatic drain on its resources to manage these issues. For example, the City of St. Catharines has recently assessed their costs to deal with these issues at more than $9 million. The approach that St. Catharines took to estimate its costs is a valid approach, however we took a more conservative approach or methodology for this report. Though any methodology can be debated, what is undeniable is that the costs to the City are significant. The other important aspect of this issue is the residents and business owners in the City are also incurring a significant cost for cleanups on private property, decreased business, extra-capital costs for security and other measures that are in excess of any costs the City is incurring. The frustrating aspect of these costs is that there is a small segment of the population that is creating significant disruption and cost to the operations of the City and the quiet enjoyment of the City by residents. Niagara Region, Niagara Regional Police, along with several social service agencies and the City of Niagara Falls have extended significant resources to address resident issues and try to solve the core underlying issues of the individuals suffering from homelessness, mental health and or drug addiction. Though there are many success stories from these efforts, it is difficult to see actual improvement overall and resident frustration is increasing. Page 1 of 7 Page 246 of 359 Background At the July 16, 2024 Council meeting, Council passed a motion by Councillor Nieuwesteeg that staff bring a report to Council with costs the City bears related to the homelessness crisis. This report outlines the estimated costs the City pays to deal with homelessness, in addition this report seeks to bring awareness to the state of homelessness in the City of Niagara Falls. Analysis The current state of homelessness in the Niagara Region has reached critical levels, prompting significant community and governmental responses. In 2023, both the City of Niagara Falls and Niagara Region declared a state of emergency for homelessness, mental health, and opioid addiction. This declaration highlighted the dire need for long- term solutions, as traditional emergency responses were deemed inadequate for these ongoing issues. The Niagara Region ranks 3rd highest percentage of homeless individuals compared to total population (Regional Population sizes greater than 400,000). Homelessness in Niagara Falls has continued to grow. Data taken from the Homelessness Individuals and Families Information System (HIFIS) in June of this year, which contains service data for all Niagara Region-funded homeless services providers, estimated the number of homeless people in Niagara Falls at 338 individuals of which 68% were considered chronic. Niagara Falls has the second highest amount of homeless people behind St. Catharines at 477, and well above Welland at 150. Page 2 of 7 Page 247 of 359 Though 338 individuals may not appear as a large number compared to our overall population, the complexity of the issues is significant. Operational Implications and Risk Analysis Niagara Falls faces significant challenges related to homelessness, impacting various city departments and community facilities. The issue manifests in diverse ways across municipal operations, necessitating comprehensive strategies and resource allocation to manage associated costs and maintain public safety and staff morale. We can conservatively estimate that the costs related to homelessness in 2023 are $529,000. Of these costs $378,000 or 71% relate to labour costs. Total estimated costs related to homelessness as of 2024 Q2 are $304,500. Of these costs $226,000 or 74% relate to labour costs. In should be noted that in most cases, the City would have paid these labour costs regardless (i.e. the City did not have to call in additional staff or pay overtime), however this is time spent on homelessness that could have been spent on other City initiatives. There is the potential that these other tasks may have incurred overtime costs or we have had to outsource additional activities. Additionally, as will be noted below there are a number of costs that have not been factored into this analysis. Cemetery Cemetery staff encounter daily tasks of cleaning debris, waste, and needles across multiple cemetery sites, alongside providing support and security amid increasing encampment activities. Recent efforts include extensive clean-up initiatives to mitigate visibility and safety risks associated with these areas. The Cemetery had a historic statue of General Drummond stolen and damaged. The Drummond Hill Cemetery has also experienced extensive damage to gravestones and other items. These costs are in addition to the regular cleanup costs. City Facilities The downtown facilities team dedicates extensive resources daily to manage the aftermath of homelessness, including cleaning up refuse, needles, and encampments, as well as addressing vandalism and safety concerns in public spaces. These efforts impact staff morale and public perception of city facilities, overshadowing their operational efficiency and upkeep. Page 3 of 7 Page 248 of 359 Additionally, the City has maintained an active security presence in its buildings since the rise of homelessness and mental health issues. We have had a number of security incidents at City Hall along with thefts and vandalism. Fire Services Fire Services frequently responds to incidents related to overdosing, drug, and alcohol abuse. During the COVID-19 pandemic, such calls more than doubled, and while there has been a minimal decline in the subsequent years, 2024 is projected to surpass the highest number of calls recorded during the pandemic, marking a 21% increase over 2023. These calls are not cost recoverable by the City but instead take away City resources for other fire related calls. Each call requires a single pump response involving four firefighters, this results in an average opportunity cost of $260 a call for the City or $85,000 in 2023 and $53,000 in Q2 2024 (when factoring vehicle fuel/maintenance and labour costs). Fire Services have also responded to a number of fire calls in abandoned buildings and we have seen some that required demolition of a building due to a fire. There is a likelihood that these fires were caused due to unsheltered individuals having fires in the buildings to keep warm. These fires not only cost additional resources, but it exposes our staff to greater risk. Gale Centre Arena The Gale Centre continues to serve as a hub for homeless individuals, offering showering facilities on Mondays and Thursdays from 7-10am. Staff manage a budget for laundry and supplies but express concerns about the sustainability and suitability of these services at the Gale Centre. Despite the recent relocation of a shelter facility to Page 4 of 7 Page 249 of 359 the former Older Adults facility on Summer street, homelessness still persists around the Gale Centre, posing occasional safety challenges during public events. Museum/Exchange Facility At the Museum/Exchange Facility, janitorial staff spend significant time each day cleaning up after homeless individuals and addressing related safety issues. The facility has invested in equipment and ongoing supplies to manage these challenges but continues to face operational disruptions and security concerns during events and public gatherings. Certain programs have been cancelled or amended due to safety concerns related to the homeless population. Beyond financial costs, the Museum experiences a notable drain on staff morale due to daily interactions with homelessness-related incidents, including security threats, verbal abuse, and safety hazards. Staff routinely collaborate with law enforcement to manage these challenges, reflecting ongoing operational stress and safety considerations for both employees and visitors. Municipal Works – Encampment Cleanup Municipal Works Operations staff perform daily tasks of cleaning debris, waste, and needles across multiple city sites. Efforts include extensive clean-up of homeless encampments to mitigate visibility and safety risks. Homelessness Senior Team Involvement A dedicated team including the CAO, Manager of the Mayor and CAO’s office, GM of Municipal Works, Economic Development staff, Bylaw Manager along with representatives from Niagara Region, NRP, and our outreach teams, hold a call every two weeks to coordinate our efforts on issues arising from these issues. In addition, the Mayors’ office and the CAO are involved in numerous discussions and meetings with residents and business owners on issues arising from the homelessness crisis. By-law Enforcement/Parking Commissionaires Bylaw works directly with the NRPS CORE unit to deal with encampments, without the CORE unit as support, by-law would be overwhelmed with homelessness calls. The Niagara Regional Police Community Oriented Response & Engagement (CORE) Unit is a unit implemented by the NRPS in 2022 that focused on youth engagement, community outreach, and problem-oriented policing to directly address community issues. The homelessness issue has continually added workload to By-law as they are generally the first to respond to matters. This workload has led to an additional staff person being added in 2023. Staff believe that these issues now account for 30% of staff time. Page 5 of 7 Page 250 of 359 While the Parking Department incurs indirect costs related to panhandling enforcement and cleanup in municipal lots, these costs are currently unquantifiable. Other The pervasive impact of homelessness in Niagara Falls extends beyond financial expenditures, affecting staff morale, public perception, and operational efficiency across various city departments. Addressing these challenges requires a coordinated approach that balances compassionate service provision with effective management of public spaces and facilities. As the city continues to navigate these complexities, strategic planning and resource allocation remain critical to enhancing community well-being and operational resilience. Financial Implications/Budget Impact Senior Staff have consulted with their staff on homelessness related activities. Below is a table that outlines all the costs the City paid in 2023 and up to Q2 (June) 2024 that relate to homelessness. The table below outlines the total costs of staff labour and benefits the City paid in 2023 and up to Q2 (June) 2024 that relate to homelessness. On average around 73% of the total homelessness costs the City incurs are labour costs. The above costs are a very conservative approach to the costs as we are not capturing the potential to redeploy these costs to other matters. If, for example we added in the cost of fire services there would be an additional 138,000 in cost. Outlined above for the Gale Center there are no labor costs allocated to the service and we have put it into our operational protocols. Page 6 of 7 Page 251 of 359 Other Costs These costs have not been factored into the overall costs due to the estimation difficulty, however there are additional costs that should be taken into consideration. Library – The Library has incurred significant costs with increased security as well as capital expenditures to increase security at their downtown branch. Other Supports Provided – This Council has traditionally provided significant funds in the form of grants for agencies that deal with poverty and homelessness. Capital Investment – The City has contributed significant capital towards a Niagara Region Bridge Housing program in the City. Other Capital – The City has increased capital spend for a range of items to deal with the issues related to homelessness. These costs involve a wide range of items from more security cameras for example to ordering a different design on outside equipment or undertaking landscaping in a different manner to deter unwelcomed behaviours. Another Consideration - Cost to Taxpayers Directly Taxpayers are often provided with cleanup orders from our Bylaw team due to encampment and other activities. It is common that these clean-up costs are several thousands of dollars. In addition to this increased capital costs and security measures are being undertaken by residents to deal with issues around poor or illegal behaviours. Strategic/Departmental Alignment This report is consistent with the following Council strategic commitments: To be Socially Sustainable by addressing the community's social and economic issues. Strategic Plan Pillars Sustainability - Social Working in partnership with the Niagara Region to ensure residents have access to basic needs, ensuring that Niagara Falls is a livable, inclusive and supportive community for all. Written by: Sebastian Zukowski, Senior Financial Analyst Submitted by: Status: Jason Burgess, CAO Approved - 26 Sep 2024 Page 7 of 7 Page 252 of 359 MW-2024-39 Report Report to: Mayor and Council Date: October 1, 2024 Title: Funding Opportunity - FCM Growing Canada's Community Canopies Recommendation(s) 1. That Council AUTHORIZE Staff to apply to the Growing Canada's Canopies tree planting grant from the Federation of Canadian Municipalities (FCM) for activities described in report MW-2024-39; and further, 2. That Council AUTHORIZE the General Manager of Municipal Works / City Engineer to enter into agreements with the grantor (FCM), local school boards, and other project partners for the purposes of preparing the grant application and executing the grant as described in this report. Executive Summary Staff are recommending the pursuit of a grant for a total project cost of $50,000 to perform tree planting at schools and City parks in 2025 with priorities focused through an equity proposition considering vulnerable population and gaps in canopy cover. Background The Green Municipal Fund’s (GMF) Growing Canada’s Community Canopies (GCCC) is a $291 million initiative that supports planting trees across the country, contributing to climate action. GCCC aims to plant at least 1.2 million new trees by March 31, 2031. The initiative is a part of GMF’s broader approach to nature-based climate solutions, which will achieve significant carbon sequestration and increase forest and community resilience to climate change. The program is tailored to offer funding to support the accessible, ambitious, resilient and equitable expansion of tree canopies in communities. GCCC will support projects that contribute to incremental tree planting in and around population centres, such as community-wide urban planting, forest restoration in naturalized areas, and more localized planting projects. GCCC seeks to fund projects that maximize the social, environmental, and economic benefits of tree planting and increase biodiversity and ecosystem health. Additional grant details are as follows:  Funding for up to 50% of eligible costs  Projects are required to have a minimum value of $50,000 Page 1 of 4 Page 253 of 359  Each project has a maximum lifetime of three years: two years for planting and one year for monitoring and maintenance activities.  Intake deadline is October 15, 2024.  Projects approved in the October intake are anticipated for planting in summer/fall of 2025.  Projects require a planting plan and maintenance plan.  Partner and landowner letters of support are required.  Projects are to be scalable Analysis In late summer Municipal Works was contacted by Kim Rossi, former Director at Pathstone Mental Health for the purposes of brainstorming a variety of opportunities that best fit with the criteria of this grant. Kim has volunteered her assistance to help pull together a variety of partners to see this opportunity through to fruition. It was determined that a novel approach to this grant would be to follow an "equity proposition" by identifying school properties and City park locations in the areas of greatest need for canopy enhancement based on the lenses of vulnerable youth population and tree canopy cover. An illustration of this type of analysis can be found for Niagara Falls, for free, on the HealthyPlan website: as shown in the graphic below and found online here https://healthyplan.city/en. Further refinements would follow utilizing the expertise of the City's mapping and Geographical Information System (GIS) specialists. The opportunity would be considered a pilot, demonstrating scalability, that could be expanded to the rest of the Region and could include other institutions in addition to schools - especially those serving vulnerable populations. Page 2 of 4 Page 254 of 359 The Pilot Program would be targeted for a $50,000 gross costs and would include the following activities:  Mapping to determine equity-based planting locations and prioritization/ranking.  Secure partnerships with School Boards for planting on their properties.  Field reconnaissance by arborists/landscape professional to refine the specific planting locations and species (Estimated cost = $5,000).  Vineland Research Institute to develop Planting and Maintenance Plans.  100 trees to be donated (non-profit donation through Kim's contacts).  Contracted Services for the planting and maintenance (Estimated cost = $45,000) Operational Implications and Risk Analysis Execution of the project, if successful, will require significant partnerships. This extent of coordination brings inherent risks due simply to the number of approvals and authorizations required in order to execute. It is suggested that further engagement by the City's Environmental Action Committee on this initiative may be helpful in order to broaden the support for this initiative and to assist with liaison between the various partners and School Board representatives. Financial Implications/Budget Impact Should the City be successful with this grant, an allocation of $25,000 will be required to be earmarked in the budget. It is recommended that the annual allowance for tree planting material and contracted services be in the Forestry budget (11-3-316000) be utilized to support this initiative. Strategic/Departmental Alignment This initiative aligns very closely with the City's Climate Adaptation Plan. Strategic Plan Pillars Sustainability - Environmental Implementing practices and policies to ensure the health and well-being of the environment for current and future generations. Sustainability - Social Working in partnership with the Niagara Region to ensure residents have access to basic needs, ensuring that Niagara Falls is a livable, inclusive and supportive community for all. Written by: Erik Nickel, General Manager of Municipal Works Submitted by: Status: Page 3 of 4 Page 255 of 359 Jason Burgess, CAO Approved - 25 Sep 2024 Page 4 of 4 Page 256 of 359 A Great City … For Generations To Come FIRE DEPARTMENT Inter-Departmental Memo To: Bill Matson City Clerk From: Jo Zambito Fire Chief Date: August 19, 2024 Re: Fire Prevention Week 2024 Please arrange to have the attached Proclamation placed on the October 1, 2024 Order of Business for Council. It is requested that October 6 to October 12, 2024, be proclaimed “Fire Prevention Week.” This year’s theme is “Smoke Alarms: Make them work for you!” JZ:dt Attach. Page 257 of 359 City of Niagara Falls Mayor’s Proclamation WHEREAS the City of Niagara Falls is committed to ensuring the safety and security of all those living and visiting our City; and WHEREAS fire is a serious public safety concern, both locally and nationally, and homes are where people are at the greatest risk to fire; and WHEREAS roughly two-thirds of home fire deaths resulted from fires in which no smoke alarms or no working smoke alarms were present; and WHEREAS working smoke alarms cut the chance of dying in a reported fire in half; and WHEREAS residents who have planned and practised a home fire escape plan are more prepared and will therefore be more likely to survive a fire; and WHEREAS the Ontario Fire Code requires at least one smoke alarm on every level of the home (including the basement) and outside all sleeping areas; and WHEREAS informing the public about the importance of smoke alarm installation and maintenance serves as an essential step toward increasing the public’s safety from home fires; and WHEREAS Niagara Falls residents are dedicated to public education measures and can take personal responsibility to increase their safety from fire, especially in their homes; and WHEREAS the 2024 Fire Prevention theme for this period is “Smoke Alarms: Make them work for you!” NOW THEREFORE, I James M. Diodati, Mayor of Niagara Falls, do hereby proclaim October 6 to 12, 2024 as Fire Prevention Week; and FURTHER, encourage all residents to protect their homes and families by heeding the potentially life-saving messages of Fire Prevention Week 2024 and to support the many public safety activities and efforts of the Niagara Falls Fire Department; and FURTHER, challenge all residents to take responsibility for their fire safety, check their homes, ensure that they have working smoke alarms on every floor of their house and outside their sleeping areas, at least one working carbon monoxide alarm, and have planned and practised their home escape plan. Page 258 of 359 1 Heather Ruzylo To:Laura Martin Subject:RE: [EXTERNAL]-Hello from the Library! From: Laura Martin <lmartin@nflibrary.ca> Sent: Tuesday, September 17, 2024 3:46 PM To: Heather Ruzylo <hruzylo@niagarafalls.ca> Subject: Re: [EXTERNAL]-Hello from the Library! Hi there - The Board will be requesting the following: I, Mayor Jim Diodati, on behalf of Council, and I, Anne-Andreas Jones, on behalf of the Library Board do hereby proclaim the month of October as “Canadian Public Library Month” and October 20 to 26 as “Ontario Public Library Week” in the City of Niagara Falls There is a full document with all of the detailed "Whereas"' statements. I will send that to you on Thursday morning, after the Board formally approves it. Please let me know if you need any more information. Thanks! Laura Laura Martin (she/her), B.A. (Hon.), M.L.I.S. Manager, Community Engagement Niagara Falls Public Library 905 356-8080 ext. 237 Page 259 of 359 To:City of Niagara Falls -City Council From:Niagara Falls Public Library -Library Board Date:September 20 2024 Subject:Council Proclamation:Canadian Library Month -Ontario Public Library Week Proclamation: I,Mayor Jim Diodati,on behalf of Council,and I,Anne-Andreas Jones,on behalf of the Library Board do hereby proclaim the month of October as “Canadian Public Library Month” and October 20 to 26 as “Ontario Public Library Week”in the City of Niagara Falls;and Whereas,Libraries are a place Canadians visit to learn,share ideas and meet fellow residents; and Whereas,Niagara Falls Public Library builds community through partnerships,championing inclusivity and ensuring equitable access for all;and Whereas,the Niagara Falls Public Library serves as a community hub for lifelong learning and plays a vital role in helping citizens of all ages access the information and tools that they need to live,learn and work;and Whereas,Niagara Falls Public Library ignites curiosity and boosts discovery through lifelong learning with books,technology,programs and dynamic spaces;and Whereas,Niagara Falls Public Library’s vision is to empower communities and inspire the pursuit of discovery,knowledge,and creativity;and Whereas,Niagara Falls Public LIbrary’s mission is to be a gateway to information –through awareness,connection,service,and access to technology –fostering community enrichment for all;and Whereas,the board,staand volunteers of the Niagara Falls Public Library provide a vital service to our community;and Page 260 of 359 2 Whereas,this year the theme for Ontario Public Library Week is “Libraries For Life”focusing on the role that libraries play in supporting individual and collective connections to the past and future of our communities,nations and civilizations;and Whereas,the Niagara Falls Public Library welcomes all members of the community to visit all locations and to use their library card to access a full range of print and digital resources for all ages and interests.Books are just the beginning;and Now Therefore,I,Mayor Jim Diodati,on behalf of Council,and I,Anne Andreas-Jones,on behalf of the Library Board urge all citizens to celebrate both Canadian Library Month and Ontario Library Week,to show their support for your local public library by visiting,not just this week,but all year long,get or renew your library card and explore all that is oered by your Niagara Falls Public Library. Page 261 of 359 LAKE T 705-635-2272 TOWNSHIP OF LAKEOF BAYS .--1012 Dwight Beach Rd0FTF18775660005.—BAYS F 705-635-2132 Dwight,ON POA 1H0.'0 MUSKOKA 0 September 10,2024 Via email:xiv—(WW AMCTO Attn:Advocacy Team 2680 Skymark Avenue,Suite 610 Mississauga,Ontario L4W 5L6 RE:Municipal Elections Act Update On behalf of the Council of the Corporation of the Township of Lake of Bays,please be advised the above-noted correspondence was presented at the last regularly scheduled Council meeting on September 10,2024 and the following resolution was passed. “Resolution TC-227-2024 WHEREAS election rules need to be clear,supporting candidates and voters in their electoral participation and election administrators in running elections. WHEREAS legislation needs to strike the right balance between providing clear rules and frameworks to ensure the integrity of the electoral process, WHEREAS the legislation must also reduce administrative and operational burden for municipal staff ensuring that local election administrators can run elections in a way that responds to the unique circumstances of their local communities. WHEREAS the Municipal Elections Act,1996 (MEA)will be 30 years old by the next municipal and school board elections in 2026. WHEREAS the MEA sets out the rules for local elections,the Assessment Act, 1990 and the Education Act,1990 also contain provisions impacting local elections adding more places for voters,candidates,and administrators to look for the rules that bind the local democratic process in Ontario. containing a patchwork of clauses,there are interpretation challenges,inconsistencies,and gaps to fill.WHEREAS the Act can pose difficulties for voters,candidates,contributorsandthird-party advertisers to read,to interpret,to comply with and for electionadministratorstoenforce.WHEREAS while local elections are run as efficiently and effectively as can bewithinthecurrentlegislativeframework,modernization and continuous100LAKESTOEXPLOREPage 262 of 359 improvement are needed to ensure the Act is responsive to today’s needs and tomorrow’s challenges. WHEREAS to keep public trust and improve safeguards the Act should be reviewed considering the ever-changing landscape which impacts elections administration including privacy,the threats of foreign interference,increased spread of misldisinformation and the increased use of technologies like artificial intelligence and use of digital identities. WHEREAS the Association of Municipal Managers,Clerks,and Treasurers of Ontario (AMCTO)reviewed the Act and has provided several recommendations including modernizing the legislation,harmonizing rules,and streamlining and simplifying administration. AND WHEREAS AMCTO put forward recommendations for amendments ahead of the 2026 elections and longer-term recommendations for amendments ahead of the 2030 elections. THEREFORE BE IT RESOLVED THAT Council of the Corporation of the Township of Lake of Bays calls for the Province to update the MEA with priority amendments as outlined by AMCTO before Summer 2025 and commence work to review and re-write the MEA with longer-term recommendations ahead of the 2030 elections. AND BE IT FURTHER RESOLVED that this resolution will be forwarded to all municipalities in Ontario for support and that each endorsement be then forwarded to the Minister of Municipal Affairs and Housing (minister.mah@ontario.ca),the Minister of Education (minister.edu@ontario.ca),the Minister of Public and Business Service Delivery (todd.mccarthy@ontario.ca),Minister of Finance (Minister.fin@ontario.ca)the Premier of Ontario (premier@ontario.ca ), Township of Lake of Bays MPP (graydonsmith@pc.ola.org)and AMCTO (advocacy@amcto.com). Carried” We look fonNard to hearing of the continued advocacy of this matter and further updates on when the Ministry will move ahead with amending the Municipal Elections Act Sincerely, Carrie kes,Dipl.M.A.,CMO,AOMC,Director of Corporate Services/ClerkCS/lvcc.Minister of Municipal Affairs and Housing (minister.mah@ontario.ca),Minister of Education (minister.edu@ontario.ca),Minister of Public and Business Service Delivery (todd.mccarthy@ontario.ca),Minister of Finance (Minister.fin@ontario.ca)Premier of Ontario (premier@ontario.ca ),Township of Lake of Bays MPP (graydon.smith@pc.ola.org)Page 263 of 359 EDWARD T. MCDERMOTT Integrity Commissioner Email: integrity@adr.ca MICHAEL L. MAYNARD Investigator Office of the Integrity Commissioner September 6, 2024 SENT BY EMAIL TO: Mr. Joedy Burdett - At his personal email address AND TO: Councillor Wayne Campbell - wcampbell@niagarafalls.ca AND TO: Niagara Falls City Council c/o Bill Matson, City Clerk Re: IC-31204-0424 Burdett re: Campbell Delegation of Investigative Powers Pursuant to a written delegation of powers dated April 18, 2024, Edward T. McDermott ("Mr. McDermott, "Integrity Commissioner", or "IC"), in his capacity as Integrity Commissioner for the City of Niagara Falls ("Niagara Falls" or “The City”), delegated to Michael L. Maynard (“Mr. Maynard" or the "Investigator") pursuant to section 223.3 (3) of the Municipal Act, 2001. S.O. 2001, c. 25, (“Municipal Act”) certain of his powers and Page 264 of 359 2 duties as Integrity Commissioner to inquire into and assist him in preparing a report ("Report") with respect to the complaint submissions ("Complaint") of Mr. Joedy Burdett ("Complainant" or “Mr. Burdett”) against Councillor Wayne Campbell (“Respondent” or “Councillor”) as described herein. Complaint The Complainant filed a Complaint on April 17, 2024, alleging that Councillor Campbell used profane language in an email replying to an email from the Complainant. In the initiating email from Mr. Burdett (to which the Councillor replied), Mr. Burdett had copied various other individuals including Members of Council, the City Clerk, a media reporter, the Ontario Ombudsman’s office, the ADR Institute of Canada, and the Office of the Integrity Commissioner. It appears that the impugned responding email from Councillor Campbell re-copied (presumably via “reply-all”) the same individuals. The chain of correspondence does not need to be fully reproduced here; however, a summary of emails and related events is as follows:  The Integrity Commissioner released a report on Complaint IC-23621-0423 dated March 12, 2024. That matter involved a complaint by Mr. Burdett against the Councillor. The Complaint was dismissed. The report was published in a Council agenda and received by Council at its meeting on March 19, 2024.  In the meantime, following release of that decision, Mr. Burdett corresponded separately by email / letter with the Councillor over the course of March 20-21, 2024. This includes an email from Councillor Campbell to Mr. Burdett in which the Councillor expressed that he “couldn’t buy the positive responses that I’ve received since the Integrity Commission’s report [i.e., on IC-23621-0423] became public.” There was also a letter from Mr. Burdett to Councillor Campbell, dated March 21, 2024, discussing his prior Complaint [IC-23621-0423], and in which Mr. Burdett said, inter alia, “I would not have allowed you to be judged by your peers had the IC’s final determination been different. I would have dismissed the complaint at that point.” The material filed with our office indicates that this letter may have been sent to Councillor Campbell on March 20, 2024. It is unclear whether the Councillor’s email was sent prior to Mr. Burdett’s letter or after, but this detail is ultimately immaterial to our inquiry.  Separately from the above-noted correspondence, Mr. Burdett sought a partial refund of his filing fee in the original Complaint (IC-23621-0423). He purportedly requested this from the City and was denied. He emailed the Office of the Integrity Page 265 of 359 3 Commissioner on March 22, 2024, asking for the IC’s input as to whether he was entitled to a partial refund.  The IC responded in a letter dated March 26, 2024, stating: “I acknowledge receipt of your email of Friday March 22, 2024. As our decision has now been issued, it speaks for itself. We have however referred your request to the City. I trust this responds to your inquiry.” The refund was subsequently issued by the City.  On March 26, 2024, Mr. Burdett emailed the various above-mentioned broad- ranging group of recipients complaining about communications with our Office and attaching the above-quoted letter from the IC. He then emailed the same group again, including as an attachment the above-noted separate correspondence chain between him and Councillor Campbell from March 20-21, 2024 (i.e., the email and letter from the second bullet-point above). In response to that latest email by Mr. Burdett, Councillor Campbell sent the following brief message by email on March 26, 2024, at 2:41 p.m., re-copying the above-mentioned broad-ranging group of recipients who were originally copied on the Complainant’s emails: Hello Joedy….. You can whip cream… But you can’t beat shit!!! Nice try on both ends This specific email forms the basis of the present Complaint. Mr. Burdett described being offended by the profane language in the email and inferred an intent on the part of the Councillor to publicly ridicule him. The Complainant pointed out that in the report on IC-23621-0423, the Integrity Commissioner discussed language used previously by the Councillor in a private email to another individual in which the Councillor referred to several other individuals as “assholes”. In that report, the IC stated: “It should suffice to point out to the Councillor that he should be more careful to use appropriate language in such communications.” Mr. Burdett also suggested that the use of profanity is broadly socially improper. As a result of this grievance, Mr. Burdett asserted that Councillor Campbell breached section 13.2 of the Code, which states as follows: Page 266 of 359 4 13.2 Members shall not use indecent, abusive or insulting words, phrases or expressions towards any member of the public, another Member or staff. Members shall not make comments or conduct themselves in any manner that is discriminatory to any individual based on the individual’s race, colour, ancestry, citizenship, ethnic origin, place of origin, creed or religion, gender, sexual orientation, marital status, family status, disability, age of record of offences for which a pardon was [sic] not been granted. It is important to note that only this section of the Code was asserted to have been contravened by the Complainant, which accordingly defines the narrow scope of this inquiry. We additionally note that the Complainant made reference to section 2(p)(i) of the Code which provides a definition of “harassment” or “harass” but which is itself not an operative provision of the Code and is, as such, incapable of being breached. Response In his Response, received on April 23, 2024, Councillor Campbell attempted to explain and justify his impugned email communications in the following way: For what it is worth, my hockey coach at the University of Western Ontario used that saying on a regular basis to motivate us to play our best. I use it on a regular basis as a motivation to never give up. It’s kind of like “the game ain’t over till it’s over”!! The Councillor provided no further explanation for his impugned email remarks. Reply The Complainant made submissions in Reply on April 30, 2024. He advised that he “never played hockey” (presumably in reference to Councillor mentioning his hockey coach) and stated that “the councilor [sic] just informed you that he could have used a more appropriate phase [sic] but chose to use one that has profanity in it.” He further suggested that the Councillor’s use of profanity could be a “systemic” problem which may result in further IC complaints from the community. The Complainant also evidently thought it was appropriate to give instructions to the IC Office on the conduct of our inquiry, as follows: Page 267 of 359 5 Don’t forget to make sure I get a refund, I don’t want to have to make the clerk and mayor look foolish again, their [sic] rather touchy about that. [smile emoji] And a heads up, I will be addressing council when this goes public, I will request that his remuneration be reduced by the cost of the investigation and to reimburse me the other $250. Try to keep the cost under their 3 months [sic] worth of remuneration. Investigation Processes Our office followed a standard investigative process that ensured fairness to both sides. We facilitated an exchange of written submissions and considered all evidence in an impartial manner. We deemed that there was no requirement to conduct interviews as the written record provided sufficient evidence to consider and reach a reasonable conclusion on the matters at issue. Analysis The question to be answered by this inquiry is whether Councillor Campbell’s impugned email, and particularly his use of the word “shit” in reply to the Complainant, constitutes a breach of section 13.2 of the Code – particularly that part which reads: Members shall not use indecent, abusive or insulting words, phrases or expressions towards any member of the public, another Member or staff. We considered whether this phrase, or any part thereof, was in fact indecent, abusive, or insulting. We accordingly conducted research on the historic use of profane language by Members of Council and how that may have been dealt with under a Code of Conduct. In the City of Peterborough, Integrity Commissioner Guy Giorno contended with the issue of profanity usage by a Council Member in Chan v. Therrien1. Though that case dealt with the four-letter F word (and various abbreviations referring thereto), there are some lessons that can be drawn from his contemplation of the issue. Mr. Giorno wrote, in part, as follows: 104. Codes of Conduct and Integrity Commissioner inquiries are significant matters. The Legislature has seen fit to require that each municipal council adopt a Code of Conduct,[35] and either appoint an Integrity Commissioner 1 Chan v Therrien, 2021 ONMIC 6 (CanLII), <https://canlii.ca/t/jh5zf> Page 268 of 359 6 or obtain the services of one.[36] Integrity Commissioners have a role in giving advice to Council Members, but the Legislature perceives the function to be so weighty, it has mandated that both the request for advice and the response be in writing.[37] Upon the request of a Council, a Council Member or a member of the public, an Integrity Commissioner may conduct an inquiry into whether a Council Member has contravened a Code of Conduct.[38] In an inquiry, the Integrity Commissioner may use Public Inquires Act powers to issue summonses, take evidence under oath, and compel document production.[39] The Integrity Commissioner is entitled to free access to all books, accounts, financial records, electronic data processing records, reports, files and all other papers, things or property of the municipality that the Integrity Commissioner believes to be necessary to the inquiry.[40] In the event of a contravention, the Integrity Commissioner may recommend and Council may impose a suspension of up to 90 days’ pay.[41] 105. These are serious provisions, and their implementation comes with a material cost to each municipality. In my view, it is inconceivable that, when it enacted this regime, the Legislature had in mind the dropping of F-bombs or the use of words such as “clown.” […] 107. The same analysis applies to City Council, which passed By-Law Number 19-028, the Code of Conduct. In adopting the Code, did City Council intend to establish third-party oversight of the use of f##k and its various derivatives such as GFY, GAF, and TF? Surely it did not. 108. In any event, I have considered the language used, and find that it did not contravene the Code. 109. The relevant portion of the Code reads as follows: Each Member has the duty and responsibility to treat members of the public, each other Member and staff appropriately and without abuse, bullying or intimidation, and to ensure that the City’s work environment is free from discrimination and Harassment. Without limitation, a Member must not: Page 269 of 359 7 a) use indecent, abusive or insulting words or expressions toward any other Member, any member of staff or any member of the public 110. Courts in both Canada and the United States have held that the use of profanity, in particular, f##k, to express oneself, is protected expression, in particular where the profanity is used to convey emotion, emphasis, or tone. 111. In the leading American F-word case, Cohen v. California, the majority of the U.S. Supreme Court observed: How is one to distinguish this from any other offensive word? Surely the State has no right to cleanse public debate to the point where it is grammatically palatable to the most squeamish among us. Yet no readily ascertainable general principle exists for stopping short of that result were we to affirm the judgment below. For, while the particular four- letter word being litigated here is perhaps more distasteful than most others of its genre, it is nevertheless often true that one man's vulgarity is another's lyric. Indeed, we think it is largely because governmental officials cannot make principled distinctions in this area that the Constitution leaves matters of taste and style so largely to the individual. Additionally, we cannot overlook the fact, because it is well illustrated by the episode involved here, that much linguistic expression serves a dual communicative function: it conveys not only ideas capable of relatively precise, detached explication, but otherwise inexpressible emotions as well. In fact, words are often chosen as much for their emotive as their cognitive force. We cannot sanction the view that the Constitution, while solicitous of the cognitive content of individual speech, has little or no regard for that emotive function which, practically speaking, may often be the more important element of the overall message sought to be communicated.[42] [emphasis added] 112. In R v. Wells, 2016 ABPC 171 (CanLII), at paras. 59-60, the court held that a “F##k Harper” sign displayed through the back window of motor vehicle was protected speech: Page 270 of 359 8 I am satisfied that Wells chose to exhibit his sign because of his antagonism towards then Prime Minister Stephen Harper for his conduct as a politician. It was Wells’ belief, for instance, that Mr. Harper had shown contempt for the constitution. On its face, Wells’ sign bearing the phrase “F… Harper” had expressive content. Indeed, it constituted a form of political expression. And political expression is one of, if not the most important form of expression protected by the Charter, s.2(b). … The fact that the form of political expression chosen by Wells was vulgar or offensive does not, ipso facto, remove it from the sphere of conduct protected by the Charter, s.2(b). [expletive deleted] [case citation deleted] […] In this present case, we note particularly that Councillor Campbell did not use the word “shit” as an insult. For instance, he did not call the Complainant a “shit” or suggest that he looked like, smelled like, or was in essence a “piece” thereof, as are common expressions. We accordingly cannot reasonably find use of the word “shit” in this context to be “indecent, abusive, or insulting” as those terms are intended under the Code. The Councillor’s use of the word “shit” in this case is not the same as if he had used it in reference to any individual and/or in an insulting manner. We are in agreement with the conclusion of Integrity Commissioner Giorno of Peterborough in finding that the provisions of the Code of Conduct and their implementation are serious matters which come with a material cost to the municipality and are therefore not to be treated lightly. It is inconceivable that, when it enacted this regime, the Ontario Legislature had the word “shit” – not even used in an insulting manner – on its list of words that ought to be prohibited by municipal Codes of Conduct. Furthermore, while we do not fully understand the intention of the Councillor’s words in the impugned email, we nevertheless do not find them to be of a serious nature, and we certainly cannot conclude on a balance of probabilities that these words are objectively indecent, abusive or insulting towards the Complainant. Decision For all of the above reasons, the Integrity Commissioner and Mr. Maynard concur that the Respondent Councillor did not breach the Code of Conduct. This Complaint is accordingly dismissed. Page 271 of 359 9 Given that the various email correspondence in question was copied to numerous individuals by both Parties, the Integrity Commissioner has determined it is appropriate to publish this report. Accordingly, pursuant to section 17.9 of the Code, this report will be issued to Council and placed by the City Clerk on the public agenda. This matter is now concluded. Yours very truly, _________________________ ________________________ Edward T. McDermott Michael L. Maynard Integrity Commissioner, Investigator Page 272 of 359 T: 705-752-2740 E: municipality@eastferris.ca 25 Taillefer Road, Corbeil, ON. P0H 1K0 eastferris.ca REGULAR COUNCIL MEETING HELD September 24th, 2024 2024-204 Moved by Councillor Champagne Seconded by Councillor Trahan WHEREAS on February 27th, 2024, Council for the Municipality of East Ferris supported a resolution received from the Town of Petrolia calling upon both the Rural Ontario Municipal Association (ROMA) and Ontario Good Roads Association (OGRA) Boards to re-establish a combined OGRA and ROMA annual conference; AND WHEREAS on May 16th, 2024, correspondence was received from ROMA Chair, Robin Jones, stating that in 2019 the ROMA Board of Directors and the OGRA Executive Committee decided not to hold a joint conference, but agreed that there are matters the organizations can work together on; AND WHEREAS with ROMA being the rural voice of the Association of Municipalities of Ontario (AMO) it makes great sense for the ROMA and AMO conferences to be a combined conference, not only financially for municipalities but also for availability for participation of members of Council and staff; AND WHEREAS these conferences afford a vital opportunity for delegations with members of our provincial parliament, moving to a combined ROMA/AMO conference provides a better respect to their availability and participation; NOW THEREFORE BE IT RESOLVED that the Council for the Municipality of East Ferris call upon both the ROMA & AMO Boards to establish a combined ROMA/AMO annual conference; BE IT FURTHER RESOLVED should the conferences be combined and held during the winter months, as has been past practice for the ROMA conference, that a hybrid participation option be considered as winter weather can be unpredictable and not all persons who wish to attend can do so in person; AND BE IT FURTHER RESOLVED that this resolution be forwarded to ROMA, AMO, MPP Vic Fedeli, and all municipalities in Ontario. Carried Mayor Rochefort Page 273 of 359 T: 705-752-2740 E: municipality@eastferris.ca 25 Taillefer Road, Corbeil, ON. P0H 1K0 eastferris.ca CERTIFIED to be a true copy of Resolution No. 2024-204 passed by the Council of the Municipality of East Ferris on the 24th day of September, 2024. Kari Hanselman, Dipl. M.A. Clerk Page 274 of 359 Administration Office of the Regional Clerk 1815 Sir Isaac Brock Way, PO Box 1042, Thorold, ON L2V 4T7 Telephone: 905-980-6000 Toll-free: 1-800-263-7215 Fax: 905-687-4977 www.niagararegion.ca September 27, 2024 CL 14- 2024, September 26, 2024 Distribution List SENT ELECTRONICALLY Motion Respecting Municipal Codes of Conduct Regional Council, at its meeting held on September 26, 2024, passed the following motion: WHEREAS on August 17, 2023, Regional Council supported the recommendations made by AMO that: a) Codes of Conduct should be updated to include workplace safety and harassment policies; b) Codes of Conduct should have an escalating enforcement mechanism through administrative monetary penalties that recognize local circumstances; c) Integrity Commissioners should have better, standardized training to improve consistency of decisions across the province; d) In the most egregious cases, such as harassment or assault, municipalities should be able to apply to a judge to remove a sitting member if recommended by an Integrity Commissioner; e) A member removed under this process should be unable to sit in another election during the term of office removed and the subsequent term; WHEREAS Regional Council urged the Ontario Government to table and pass legislation to make these changes as soon as possible; WHEREAS Bill 207, Municipal Accountability and Integrity Act, 2024, has been introduced that provides changes from the proposed Bill 5 which failed upon second reading including: a) Instead of municipalities hiring their own Integrity Commissioner (who then investigates them) an Integrity Commissioner Provincial Board would be established; b) Councils can no longer ignore an Integrity Commissioner recommendation that removal be elevated to the courts- it would go direct from an Integrity Commissioner to judicial review in instances of recommended removal; c) Adherence to anti-discrimination policies in addition to violence and harassment policies; d) Trauma-informed design; e) Protections for people who come forward; and f) A duty to report. Page 275 of 359 Page 2 NOW THEREFORE BE IT RESOLVED: 1. That Niagara Regional Council SUPPORTS the call of the Association of Municipalities of Ontario (AMO) for the Government of Ontario to introduce legislation to strengthen municipal Codes of Conduct and compliance with them in consultation with municipal governments; 2. That the legislation ENCOMPASSES the Association of Municipalities of Ontario’s recommendations for: a) Updating municipal Codes of Conduct to account for workplace safety and harassment; b) Creating a flexible administrative penalty regime, adapted to the local economic and financial circumstances of municipalities across Ontario; c) Increasing training of municipal Integrity Commissioners to enhance consistency of investigations and recommendations across the province; d) Allowing municipalities to apply to a member of the judiciary to remove a sitting member if recommended through the report of a municipal Integrity Commissioner; and e) Prohibit a member so removed from sitting for election in the term of removal and the subsequent term of office; and 3. That a copy of this resolution BE FORWARDED to the President of the Association of Municipalities of Ontario, Robin Jones; Premier of Ontario, Doug Ford; Minister Paul Calandra, Member of Provincial Parliament, Jeff Burch; Member of Parliament, Wayne Gates; Member of Provincial Parliament, Jennie Stevens; Member of Provincial Parliament Sam Oosterhoff and all local area municipalities. Yours truly, Ann-Marie Norio Regional Clerk :kl CLK-C 2024-105 Distribution List: President of the Association of Municipalities of Ontario Premier of Ontario Minister of Municipal Affairs and Housing Local MPPs Local Area Municipalities Page 276 of 359 Administration Office of the Regional Clerk 1815 Sir Isaac Brock Way, PO Box 1042, Thorold, ON L2V 4T7 Telephone: 905-980-6000 Toll-free: 1-800-263-7215 Fax: 905-687-4977 www.niagararegion.ca September 27, 2024 CL 14-2024, September 26, 2024 COTW 4-2024, September 5, 2024 PDS 26-2024, September 5, 2024 LOCAL AREA MUNICIPALITIES SENT ELECTRONICALLY Niagara Region Incentive Policy Review PDS 26-2024 Regional Council, at its meeting held on September 26, 2024, passed the following recommendation of its Committee of the Whole: That Report PDS 26-2024, dated September 5, 2024, respecting Niagara Region Incentive Policy Review, BE RECEIVED and the following recommendations BE APPROVED: 1. That the following changes to the Niagara Region Incentive Policy (NRIP) C-A-028 (Appendix 1) BE APPROVED and implemented by Staff in an updated NRIP: a) Remove “Non-profit Affordable Rental Housing RDC Deferral” from NRIP as it has been rendered obsolete due to recent amendments to the Development Charges Act through Bill 23; b) Move “Welcome Home Niagara Home Ownership”, “Niagara Renovates Homeownership”, “Niagara Renovates Multi-residential", “Non-Profit and Co-op Capital Repair Costs”, and “Housing Provider Capital Loan” programs from the NRIP to be included in the Programs Listing provided by Community Services through the Housing Services division mandate; c) Move the “Public Realm Investment Program” (PRIP) and “Public Realm Priority Area” from the NRIP to be included with other Public Works programs that are only available to Area Municipalities; d) Remove the affordable housing component from the “Brownfield TIG Tier 1 and Tier 2” and change to an annual tax increment grant of 80% for both tiers; e) Move Mandatory DC programs, “Intensification Regional Development Charge (RDC) Grant” and “50% Industrial Expansion RDC Grant”, outside the NRIP; and f) Remove and discontinue the “Small Buildings Rental Grant” and the “Residential Rental Grant”; Page 277 of 359 Page 2 2. That Staff BE DIRECTED to assess the “Partnership Housing Program” and develop and report back to Council regarding a new purpose-built rental housing incentive program with the goal of increasing the supply of rental housing; 3. That any financial recommendations BE REFERRED to the 2025 budget process; and 4. That a copy of Report PDS 26-2024 BE CIRCULATED to the Local Area Municipalities. Report PDS 26-2024 is enclosed for your reference. Yours truly, Ann-Marie Norio Regional Clerk :kl CLK-C 2024-102 cc: K. Ahmad, Manager, Urban Design M. Sergi, Commissioner, Growth Strategy and Economic Development N. Oakes, Executive Assistant to the Commissioner, Growth Strategy and Economic Development Page 278 of 359 PDS 26-2024 September 5, 2024 Page 1 Subject: Niagara Region Incentive Policy Review Report to: Committee of the Whole Report date: Thursday, September 5, 2024 Recommendations 1. That the following changes to the Niagara Region Incentive Policy (NRIP) C-A-028 (Appendix 1) BE APPROVED and implemented by Staff in an updated NRIP: a) Remove “Non-profit Affordable Rental Housing RDC Deferral” from NRIP as it has been rendered obsolete due to recent amendments to the Development Charges Act through Bill 23; b) Move “Welcome Home Niagara Home Ownership”, “Niagara Renovates Homeownership”, “Niagara Renovates Multi-residential", “Non-Profit and Co-op Capital Repair Costs”, and “Housing Provider Capital Loan” programs from the NRIP to be included in the Programs Listing provided by Community Services through the Housing Services division mandate; c) Move the “Public Realm Investment Program” (PRIP) and “Public Realm Priority Area” from the NRIP to be included with other Public Works programs that are only available to Area Municipalities; d) Remove the affordable housing component from the “Brownfield TIG Tier 1 and Tier 2” and change to an annual tax increment grant of 80% for both tiers; e) Move Mandatory DC programs, “Intensification RDC Grant” and “50% Industrial Expansion RDC Grant”, outside the NRIP; f) Remove and discontinue the “Small Buildings Rental Grant” and the “Residential Rental Grant”. 2. That Staff BE DIRECTED to Assess the “Partnership Housing Program” and develop and report back to Council regarding a new purpose-built rental housing incentive program with the goal of increasing the supply of rental housing. 3. Any financial recommendations BE REFERRED to the 2025 Budget process. 4. That a copy of Report PDS 26-2024 BE CIRCULATED to the Local Area Municipalities. Page 279 of 359 PDS 26-2024 September 5, 2024 Page 2 Key Facts • The purpose of this report is to provide Council with a review of the current Niagara Region Incentive Policy (NRIP) and convey the challenges, effectiveness, and any recommended changes to the NRIP as directed by Council in October 2021. • In preparation of this report, consultations were carried out through workshops with Local Area Municipalities on April 27, 2024, April 29, 2024, and May 2, 2024; a development industry focus group meeting on June 13, 2024; a Council information session on June 27, 2024; and a workshop with the development industry and non- profit providers held on July 18, 2024. • In 2021, the Region’s incentive programs were organized into four priority areas aligned with Council’s Strategic Priorities: Affordable Housing, Employment, Brownfield, and Public Realm. • The NRIP consists of DC exemptions, DC deferrals, one-time grants and other incentives like Tax Increment Grants which are matching funding programs administered by Area Municipalities through Community Improvement Plans (CIPs). • There are incentive programs (SNIP “Property Rehabilitation and Revitalization Tax Increment Grant” and the “Smart Growth Regional Development Charge Reduction”) outside of the NRIP that are ending October 1, 2024, and will continue to have a financial impact on the budget through the year 2037. • The Region’s incentive policy requires updating, as it currently includes programs that are not discretionary. To simplify the Policy, it should only include discretionary programs designed to align with Council Strategic Priorities. Provincial flow-through programs, mandatory DC grants, and public realm grants will be moved outside the NRIP. • Programs moved outside the NRIP will continue to be delivered. All incentives offered by the Niagara Region, including Provincial, Mandatory, and Discretionary will be listed on the website on a landing page. • The Public Realm programs will be relocated outside of the Policy and will reduce the number of priority areas from four to three. Public Realm programs provide streetscape grants to municipalities and belong with other Public Works programs accessible to Area Municipalities. • The current housing affordability and supply crisis also includes a shortage of rental housing of different types. Staff are recommending developing a purpose-built rental incentive program that can contribute to more rental housing being built in Niagara. The objectives of the current “Small Building Rental Grant” and “Residential Rental Page 280 of 359 PDS 26-2024 September 5, 2024 Page 3 Grant” will be captured in this new purpose-built rental incentive program. Staff will come back with a proposed purpose-built rental housing program by January 2026. • Modifications to the NRIP are also required because of recent changes to Provincial Legislation through Bill 23 and Bill 185. • Based on consultation, the Brownfield TIG Tier 1 and Tier 2 will be simplified by removing requirements related to affordable housing and fixing the TIG amount to 80% for both Tiers. • Subject to Council’s approval of the recommendations in this report, the NRIP and related Procedures and ancillary documents (e.g., application forms) will be updated accordingly. Financial Considerations The purpose of having incentives is to enable the Region to exercise its discretion to leverage Regional funds to actualize a desired type of development that would not otherwise happen without public investment, in accordance with Council policy. However, incentive programs have a direct impact on the Region’s budget. Incentives represent the largest discretionary item in the Niagara Region budget at $23,258,526. Funding of Regional incentives is addressed through annual budgetary cycles. As such, any recommended changes to the Region’s incentive program budgets will be brought to the 2025 budget process. Though funding may be repurposed, this review is not resulting in a request for an increase in the total incentive funding levels for 2025. Mandatory programs being recommended to be moved outside the Policy will continue to operate and require funding for the 2025 budget and beyond. There are three financial considerations that impact the effectiveness of the incentives policy. 1. SNIP Property Rehabilitation and Revitalization Tax Increment Grant and the Smart Growth Regional Development Charge Reduction There are expiring incentive programs that sit outside of the NRIP which commit the Region through to the year 2037. In 2021, as part of the approval of the new NRIP, Council also approved the extension to the existing “SNIP Property Rehabilitation and Revitalization Tax Increment Grant (SNIP TIG)” and the “Smart Growth Regional Development Charge (RDC) Reduction” to end on October 1, 2024. These ending programs were extended to assist projects already in the queue with meeting application timelines of the day. Approved funding committed through these programs Page 281 of 359 PDS 26-2024 September 5, 2024 Page 4 will be paid out on an annual basis as projects are completed to the year 2037. Until such time, these commitments will challenge the financial capacity of the Region to respond to new priorities and commit to further funding within the remaining three priority areas. Report PDS 31-2021 identified that 33% of the Region’s non-aligned discretionary spending including SNIP TIG and Smart Growth RDC Reduction was outside of the four priority areas. In 2024, this figure increased to 44% which represents $10,311,279 of the Region’s discretionary budget as shown in Chart 1 below. Chart 1 Regional Incentive Spending by Priority Area 2021 and 2024 Spending in 2021 (PDS 31-2021, Chart 1 Page 3) Spending in 2024 The “non-aligned” segment of the chart includes the expiring programs of SNIP and Smart Growth, Hospital and Hospice funding, and other discretionary expenditures. 2021 Chart shows Affordable Housing at 21.8%, Employment at 23.3%, Brownfield at 18%, Public Realm at 3.9%, and Non- aligned 33% 2024 Chart shows Affordable Housing at 5%, Employment at 15%, Brownfield at 35%, Public Realm at 1%, and Non- aligned at 44% 2. Policy Refinement The Policy includes programs that have little to no up-take, limited or no funding, and extensive administration. Therefore, to enhance the effectiveness of the incentive policy Page 282 of 359 PDS 26-2024 September 5, 2024 Page 5 and address the challenges of delivering programs in the future, the report recommends housekeeping measures which would remove excess programs that are no longer discretionary or impactful. The housekeeping measure is intended to remove mandatory programs, provincial flow- through programs, municipal public realm grants from the Policy. Refining the list of programs within the policy will reduce confusion and simplify and enhance the administration of the remaining programs. The report also recommends discontinuing unfunded or lesser funded programs. Programs that continue will target funding towards increasing housing supply of affordable units, increasing employment, and the remediation of brownfields. 3. Budgetary Impacts Any increase in funding will require budgetary realignments elsewhere in the budget to meet the cost of funding the new programs and pay out the commitments made through SNIP and Smart Growth. Funding the new and old programs together, was a budgetary pressure that was identified in 2021. As a financial consideration, this report does not recommend increasing the funds the Region directs to incentives. Analysis The Niagara Region has been using incentives to support development since 2001. In 2021, the Region established four incentive Priority Areas consisting of Affordable Housing, Employment, Brownfield, and Public Realm. The Region’s choice to use incentives is related to three key objectives: • Provide funding for specific types of development that would not occur without public financial assistance, • Minimize or remove financial barriers that hold back specific types of development, • Invest to unlock wider economic opportunities that spur on other developments within the surrounding geographic area. The Niagara Region’s Incentive Policy currently comprises three types of incentive programs: • Mandatory Incentives: The Region is mandated to provide these mainly through Provincial legislation in the DC Act and the Planning Act. These programs typically exempt or defer DCs for development the Province wishes to encourage. By Page 283 of 359 PDS 26-2024 September 5, 2024 Page 6 exempting DCs, or deferring the DCs to a later date, the Region must make up the funding for the exemption through the levy. In this way, exemptions and deferrals of DCs still have a financial cost to the Region. An example of this type is the “50% Industrial Expansion RDC Grant” which is applied at the building permitting stage. • Discretionary Incentives: These are incentives the Region choses to provide for the purpose of achieving a Council approved objective. An example of this type of incentive is the “Brownfield Tax Increment Grant Tier 1 and Tier 2”. • Provincial Flow-through: This is a type of funding the Province provides to the Region to deliver programs on behalf of the Province using provincial guidelines, standards and processes. The NRIP includes five programs of this type that are recommended to move into the programs listing administered by Housing Services. Since the approval of the NRIP in 2021, some priority areas have seen more program uptake than others. The varying levels of uptake of the programs can be attributed to factors such as: the extension of “old” programs, recent Provincially legislated exemptions, and inadequate funding levels of some programs. One of the key challenges within the NRIP is that it contains a mix of Provincial, Mandatory, and Discretionary Programs. To achieve better clarity, the NRIP should only include discretionary programs that are targeted and funded by the Region. In this way, Regional incentives are applied toward community benefits that are important to the strategic goals of Regional Council and help with community building. One way to address this challenge in the NRIP is to move Provincial flow-through programs and mandatory programs outside of the Policy into other Regional frameworks with similar programs. Provincial flow-through programs are currently only found within the Affordable Housing Priority Area. Since the Province provides both administrative and financial support for these programs, it is recommended that this type of program is housed within a separate area that oversees the Province-to-Region relationship. Moving the Provincial programs into Regional Housing Services will not impact the delivery of these programs and will positively contribute to simplifying the NRIP. Mandatory programs should be separated outside of the NRIP because they are Provincially mandated. This report recommends that two mandatory programs, “Intensification RDC Grant” and “50% Industrial Expansion Grant” move outside of the NRIP (See Appendix 2 and 3). Page 284 of 359 PDS 26-2024 September 5, 2024 Page 7 Similarly, the Public Realm Investment Program (PRIP) is recommended to be moved and placed within Public Works. PRIP belongs with other Public Works programs that Area Municipalities use in partnership with the Region. This program provides matching grants to Area Municipalities for streetscaping projects on Regional roads. Integrating the functions of the Public Realm priority area, PRIP, into the public works stream is a natural fit with other public works programs that govern the road infrastructure cost sharing arrangements. The “Small Buildings Rental Grant” and the “Residential Rental Grant” are programs with small budgets and little or no uptake. These programs require extensive administration and are not delivering the intended purpose. It is recommended these programs are discontinued and removed from the Policy. Staff recommend instead developing a new, more comprehensive, targeted, and adequately funded program that will deliver purpose-built rental housing. The recommendations in this report are influenced by consultations with Area Municipalities and discussions with the development industry. In both instances, staff heard that Regional incentives are important to realizing Local and Regional goals. In addition, Regional and local alignment of goals could be strengthened through targeted programs and through a greater degree of flexibility to accommodate the conditions of the current development climate. The consultations also generated additional feedback into how the Region can be more effective through increased education, simplification of administrative processes, and consistency in program delivery. Representatives from the Development Industry noted that incentive programs and funding need a high degree of predictability. The sections below provide analysis of the recommended changes for each of the four Incentive priority areas. Affordable Housing Priority Area The development sector is currently experiencing a slow down as high interest rates, increasing unemployment, stagnating wages, high labour and material costs, and the high cost of living are impacting affordable housing developments. The Affordable Housing priority area of the NRIP holds a total of 12 programs. (See Appendix 1). Affordable Housing has three types of programs: Provincial, Mandatory, and Discretionary. The policy for the Affordable Housing priority area will be revised to reflect the following: Page 285 of 359 PDS 26-2024 September 5, 2024 Page 8 • Move the suite of Provincially funded programs into the Housing Services Listing of programs provided through Housing Services mandate. • Remove the program that cannot be delivered due to Provincial changes in legislation including Bill 23 and Bill185 (“Non-profit Affordable Rental Housing RDC Deferral” program), • Move the “Intensification RDC Grant” program outside the NRIP, • Discontinue the “Small Buildings Rental Grant” and the “Residential Rental Grant and; • Revisit the “Partnership Housing Program” and develop a new purpose-built rental housing incentive program. Provincially funded programs are not discretionary Regional incentives. The Region delivers these programs on behalf of the Province of Ontario. Separating these programs from the NRIP to be joined with similar programs within the Housing Services mandate will help to simplify the Policy. Programs to be moved include “Welcome Home Niagara Home Ownership”, “Niagara Renovates Homeownership”, “Niagara Renovates Multi-residential", “Non-Profit and Co-op Capital Repair Costs”, and “Housing Provider Capital Loan”. Additional improvements to the Affordable Housing priority area include removing the “Non-profit Affordable Rental Housing RDC Deferral”. This program has been replaced by Mandatory DC exemptions for Non-Profit Housing and are therefore not recommended to continue. The Policy also includes programs that are currently unfunded or funded with small budgets and have little or no uptake and should be removed from the Policy. The “Small Buildings Rental Grant” which has had no uptake provides a $15,000 grant per unit within buildings of six (6) or less units. The “Residential Rental Grant” which provides $40,000 for the creation of two (2) secondary suites within a unit received three applications in 2023. Both programs receive an annual budget of $75,000 each. These programs require extensive administration but are not delivering the intended uptake. Staff will discontinue these programs and develop a new purpose-built rental housing incentive. Report PDS 14-2024 Attainable Housing Strategy also identified the need for a new incentive program geared toward increasing the supply of purpose-built rental housing. Page 286 of 359 PDS 26-2024 September 5, 2024 Page 9 Staff will also revisit the “Partnership Housing Program”, which is currently unfunded, to be reshaped to incentivize the construction of new purpose-built rental housing units within urban areas, along transit corridors, and close to urban amenities and services. In conclusion, to maximize effectiveness of the remaining programs within the Affordable Housing priority area, it is recommended to have fewer, targeted programs with greater funding capacity that can deliver timely and tangible results. Feedback from the consultations with Area Municipalities and the Development Industry indicated that incentivizing Affordable and Attainable Housing should be Niagara Region’s priority. Employment Priority Area In line with Council Strategic Priorities, the Employment Priority Area was created to attract and retain Employment in the region. The Employment priority area includes five programs. Four programs are discretionary, and one is a mandatory program (50% Industrial Expansion RDC Grant) (see Appendix 4). This report recommends that the mandatory programs be moved from NRIP. Employment programs provided by the Region are well-utilized. The challenge to delivering employment programs relate to expediting and communicating the benefits of choosing Niagara. This report does not recommend program changes, however, to increase effectiveness of incentives, staff intend to make administrative improvements that will enhance the delivery of programs through streamlining processes, increased staff training, increased dialogue with Area staff, and standardization of forms and calculations. Attracting new employers to Niagara Region is important and this report also highlights the competitive nature of employment incentives. Within the current global business climate, the Region competes with the rest of the World. Specifically, the Region competes with other Upper Tier and Lower Tier municipalities throughout Ontario, municipalities in other provinces, and even jurisdictions in the United States. A summary of how the Niagara Region’s programs and Canada’s attraction incentives compete with those of the United States is included in Appendix 6. Niagara Region plays a leading role in promoting Niagara to the World through the employment priority area suite of programs. Brownfield Priority Area Page 287 of 359 PDS 26-2024 September 5, 2024 Page 10 The Brownfield priority area holds a total of three discretionary programs (“Brownfield RDC Deferral”, “Brownfield TIG Tier 1 and Tier 2”, and “Large-scale Brownfield Regional DC Grant”) each with the goal of assisting developers with the cost of remediating contaminated lands for the purpose of development. These incentives help to create an even-playing field so that brownfield projects are viable, and the upfront cost of remediation is less of a barrier to actualizing development. Remediation of brownfield sites across the globe has been a best practice to revitalize contaminated derelict properties that once provided a benefit to surrounding communities but have closed and are no longer providing benefit. Transforming these sites into vibrant mixed-use places addresses the negative impacts from these vacant sites, cleans up contamination on the lands, and takes advantage of the many municipal services that surround the properties such as below grade infrastructure, roads, transit, and others. For the Region to incentivize the remediation of brownfields from vacant and contaminated sites to mixed-use centres contributes positively to housing supply, employment, complete communities, and increased assessment. To improve effectiveness in this priority area, it is recommended that the “Brownfield TIG Tier 1 and Tier 2” program, which is a matching program within local Community Improvement Plans (CIP), be simplified by removing the affordable housing component which determines the percentage of tax increment. Instead, the BTIG Tier 1 and 2 will each have a grant amount of up to 80% of the tax increment. Removing this criterion from the program will help simplify the delivery of the program as the grant percentage for both tiers will be the same and affordable housing incentives will be delivered through the affordable housing priority area. Feedback from the consultation sessions see (Appendix 5) illuminated the importance of maintaining simple, consistent, and targeted brownfield incentive programs. This feedback is especially important as brownfield project timelines can be long and at times unpredictable when compared to a typical greenfield development. In addition, much of the remediation work to clean up sites occurs out of pocket by the developer and without institutional financing. Public Realm The Public Realm priority area consists of one program, the “Public Realm Investment Program (PRIP)”. This program provides matching grants to Area Municipalities and the NPCA for streetscape enhancements along Regional Roads and adjacent public spaces. Page 288 of 359 PDS 26-2024 September 5, 2024 Page 11 Since the Public Realm priority area consists of one program that is not available to the public, it does not align with the other priority areas which are aimed at incentivizing development. This report recommends that PRIP is better suited to being integrated within current Public Works policies that direct cost sharing protocols between the Region and the Area Municipalities. Public Works is currently updating their policy set and this is the optimal moment to transfer PRIP out of the NRIP. This will simplify the NRIP by removing the Public Realm priority area which is not available to the development industry. Consultation: In preparation for this report, consultations were carried out through workshops with Area Municipalities on April 27, April 29, May 2, 2024; development industry focus group meeting on June 13, 2024; a Council information session on June 27, 2024; and a workshop with the development industry held on July 18, 2024 (See Appendix 5). In reviewing the effectiveness and challenges of the NRIP and through the consultation with Area Municipalities and the Development Industry a range of administrative improvements have been identified in Appendix 5 and are summarized below: • Increased Education and Training Due to high staff turnover in incentive administration, Area Municipal staff and the development industry identified the need for increased education for all staff who administer incentives. The creation of training videos focused on Regional program processes has been identified as a solution in the onboarding of new Municipal staff. • Alignment between the Region and the Area Municipalities Working together requires better alignment approaches to ensure that both tiers of government are able to respond to the needs of the development community. This includes the alignment of timing, deadlines, approval cycles, working around changes in legislation and bylaw updates. Better alignment also includes collecting information and metrics in the same way and using consistent terminology and information. • Simplification of Administrative Processes Regional incentive programs have been identified as being complex to use. Both the Area Municipalities and development industry want to see simplified Regional Page 289 of 359 PDS 26-2024 September 5, 2024 Page 12 paperwork, the removal of duplication, and the creation of streamlined application processes. To address these concerns, staff will be updating procedures and application forms to create better ease-of-use and adding website enhancements that will help developers to navigate the programs. • Consistency The Region and the Area Municipalities will work together to drive forward an approach to greater consistency. This includes consistency of terms and definitions, timing, and submission cycles, delivery of programs terms and eligibility. Enhancing consistency will improve the level of service and increase the level of understanding for all programs. • Financial Sustainability Funding incentive programs - both at the Area Municipality and Regional level - needs to be strategic, having sufficient funds to leverage intended outcomes, and ensure that funding long-term incentives is predictable. • Develop Metrics To enhance the effectiveness of programs, future financial considerations must be guided by program performance over time. Programs must be targeted and designed to capture metrics and key performance indicators that can be used to monitor program performance and ensure that programs are actualizing intended development outcomes. These indicators would be developed in collaboration with Area Municipalities. Alternatives Reviewed Regional Council could choose to not approve the recommendations and keep the Incentive Policy as is. This alternative is not recommended as the Policy can be improved and simplified in the following: removing programs which have been replaced by Provincial legislation, programs which are inactive due to insufficient funding, and programs which would benefit from revamping to address the current needs of Niagara, specifically, purpose-built rental housing. In addition, the NRIP with the recommended revisions continues to meet the objectives of providing funding for specific types of development that would not occur without public financial assistance; minimizing or removing financial barriers that hold back specific types of development, and investing to unlock wider economic opportunities that spur on other developments within the surrounding geographic area. Page 290 of 359 PDS 26-2024 September 5, 2024 Page 13 Relationship to Council Strategic Priorities The work described in this report contributes to Regional Council’s 2023-2026 Strategic Priorities and its pillars relating to exploring ways to improve the effectiveness of the Incentive Policy, support more effective incentivization approaches to deliver affordable and attainable housing and incentives aimed at attracting employment. • Effective Region 1.2 Explore and implement opportunities to improve service delivery outcomes through shared services. • Equitable Region 3.2: Support growth and development following Bill 23, More Homes Built Faster Act, 2022 3.3: Improve access to affordable and attainable housing • Prosperous Region 4.1 Attract and retain businesses, create jobs and support a skilled workforce in Niagara Other Pertinent Reports • PDS 42-2017 Overview of 2018 Incentive Review • PDS-C 19-2018 ICOP Phase 1 Audit Report on Regional Incentive Review • PDS-C 31-2018 ICOP Phase 2 Audit Report on Regional Incentive Review • PDS-C 38-2018 Local Municipal Responses to Incentive Review Audit Report • PDS 22-2019 Regional Incentives Financial Information • PDS 34-2019 Grants and Incentives Review • CSD 55-2020 Sustainability Review Final Report • PDS 31-2021 Niagara Region Incentives Policy • PDS 3-2022 Regional Transitional Incentive Timelines • PDS 16-2022 SNIP Tax Increment Grant 2022 Update • PDS C-11 2024 Inventory of Current Regional Incentives and Grants Page 291 of 359 PDS 26-2024 September 5, 2024 Page 14 ________________________________ Prepared by: Khaldoon Ahmad Manager, Urban Design Growth Strategy and Economic Development ______ _________________________ Recommended by: Michelle Sergi Commissioner Growth Strategy and Economic Development _______________________ Submitted by: Ron Tripp, P.Eng. Chief Administrative Officer This report was prepared in consultation with Beth Brens, Associate Director of Budget Planning and Strategy, Blair Hutchings, Manager of Revenue Planning and Strategy, Alex Rotundo, Senior Tax and Revenue Analyst, Marco Marino, Director of Economic Development, Daniel Turner, Manager of Strategic Growth Services, Diana Morreale, Director Growth Management and Planning, Julianna Vanderlinde, Grants and Incentives Program Manager, and reviewed by Susan White, Program Financial Specialist Appendices Appendix 1: Existing Niagara Regional Incentives Policy C-A-028 Appendix 2: Niagara Regional Incentives Policy with Amendments Appendix 3: Regional Incentives Policy 2024 Appendix 4: Council Information Session Handout Appendix 5: Engagement and Consultation Summary Appendix 6: Summary of Employment Incentives Within Canada and the United States Page 292 of 359 Appendix 1 PDS 26-2024 September 5, 2024 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 1 of 9 Policy Owner Planning and Development Services, Community and Long Range Planning, Director of Community and Long Range Planning Approval Body Regional Council Approval Date August 26. 2021 Effective Date Janaury 1, 2022 Review by Date Within five years of effective date 1.Policy This policy identifies Regional incentive programs aligning per Council direction with the Council Priority Areas of Affordable Housing, Employment, Brownfield Remediation and Public Realm, and outlines general objectives and parameters for these programs. 1.1. This policy pertains to the programs listed in Appendix A: Regional Incentive Programs. 1.2. Incentives are provided in these priority areas with the following goals: 1.2.1. To increase the amount of affordable housing in Niagara, particularly the supply of purpose-built rental housing, and to maintain existing affordable rental housing stock; 1.2.2. To attract and retain new businesses and full-time jobs to Niagara; 1.2.3. To encourage the remediation of contaminated sites for better environmental, economic, health and safety and urban planning outcomes; and 1.2.4. To improve the accessibility, sustainability and attractiveness of public spaces on Regional roads in core areas, and coordinate investment and workplans for major capital projects in the public realm. 1.3. Eligibility, application, approval, documentation, reporting, tracking, monitoring and payment requirements and practices for these Regional incentive programs will be outlined in the Procedures related to this policy. 1.4. Incentives will be provided subject to budgetary availability. 1.5. For Regional incentive programs requiring applications, only complete, correct and conforming applications will be considered. 1.6. Payment of grant incentives is contingent on compliance with all program requirements. Page 293 of 359 Appendix 1 PDS 31-2021 August 5, 2021 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 2 of 9 1.7. Key incentive program data and performance indicators will be collected, reviewed and reported on to demonstrate program effectiveness and accountability. 1.8. Clear, consistent information on Regional incentive programs will be provided to program partners and stakeholders. 2. Purpose Th e purpose of this policy is to align Regional incentive programs with the four priority areas of Affordable Housing, Employment, Brownfield Remediation, and Public Realm identified by Regional Council, and to consolidate them under one policy. 3. Scope Where incentives in this policy relate to mandatory Development Charge incentives, the incentives will continue until changed in the Development Charge Act. Where incentives in this policy relate to discretionary Regional Development Charge incentives, the in centives of Development Charge Bylaw 2017-98 will continue until the expiry of the bylaw on August 31, 2022. No duplication of the following incentives is permitted : • Affordable and Supportive Housing Regional Development Charge Deferral in this policy and the discretionary Affordable Housing Regional Development Charge Deferral, Section 11(f) of Bylaw 2017-98 • Employment Regional Development Charge Grant in this policy and the discretionary Industrial Regional Development Charge Grant, Section 17(c) of Byla w 2017-98 • Brownfield Regional Development Charge Deferral in this policy and the discretionary Brownfield Regional Development Charge Grant, Section 14 of Bylaw 2017-98 • Intensification Regional Development Charge Grant in this policy and Intensification Regional Development Charge Grant, Section 16 of Bylaw 2017-98 • 50% Industrial Expansion Regional Development Charge Grant in this policy and 50% Industrial Expansion Regional Development Charge Grant, Section 17 (a) and (b) of Bylaw 2017-98 3.1. Roles and Responsibilities 3.1.1 Regional Council Approves, by resolution, the Regional Incentives Policy and any updates as necessary every five years. Page 294 of 359 Appendix 1 PDS 31-2021 August 5, 2021 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 3 of 9 Approves budget allocation to fund Regional incentive programs. Approves in-year and year-end funding requirements of budget variances related to Regional incentive programs. 3.1.2 Corporate Leadership Team Approves the Procedures related to this policy and any updates as necessary. Provides budget recommendations to Council with respect to funding Regional incentive programs. 3.1.3 Commissioner, Planning and Development Services or Designate Reviews and updates the Regional Incentives Policy as necessary every five years and submits any necessary changes for Council approval. Creates necessary guiding strategies, supporting frameworks and procedures as required to administer this policy which may be amended from time to time. Monitors compliance and adherence to this policy. Develops and maintains appropriate tracking of Regional incentive programs covered under this policy and in related policies, programs or legislation, and reports on them annually to Regional Council. Carries out the above tasks in coordination with Regional Commissioners, Directors, other Regional staff involved in administering these Regional incentive programs. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.4 Commissioner, Corporate Services or Designate Coordinates with Commissioner of Planning and Development Services or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Oversees Regional Development Charge Bylaw updates and recommends revisions as required to Regional Incentives Policy and relevant programs should the Development Charges Act be revised. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.5 Director, Economic Development or Designate Coordinates with Commissioner of Planning and Development Services or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Page 295 of 359 Appendix 1 PDS 31-2021 August 5, 2021 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 4 of 9 Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.6 Commissioner, Community Services or Designate Coordinates with Commissioner of Planning and Development Services or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.7 Director, Housing Services/CEO, Niagara Regional Housing or Designate Coordinates with Commissioner of Planning and Development Services or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.8 Director, Legal and Court Services or Designate Ensures that all Regional incentive program agreements satisfy all legal requirements as outlined in appropriate legislation and appropriately mitigate legal exposure for Niagara Region. 4. References and Related Documents. 4.1. Legislation, By-Laws and/or Directives • Planning Act, R.S.O. 1990, c. P.13 • Municipal Act, 2001, S.O. 2001, c. 25 • Development Charges Act, 1997, S.O. 1997 • Canada-Ontario Community Housing Initiative • Ontario Priorities Housing Initiative • ICP 97-2011 • ICP 33-2013 • ICP 118-2013 • PDS-C 3-2017 • By-law 2017-89 • By-law 2017-98 • CSD 34-2019 • COM-C 32-2020 Page 296 of 359 Appendix 1 PDS 31-2021 August 5, 2021 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 5 of 9 4.2. Procedures Procedures for programs outlined in this policy organized by each of the four Priority Areas will be forthcoming. 5. Related Policies • Regional Development Charges Deferral Payment Policy 6. Appendices • Appendix A: Regional Incentive Programs 7. Document Control The electronic version of this document is recognized as the only valid version. Approval History • Approver(s) • Approved Date • Effective Date • Council • • Revision History • Revision No. • Date • Summary of Change(s) • Changed by • • • • Page 297 of 359 Appendix 1 PDS 31-2021 August 5, 2021 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 6 of 9 Appendix A: AMENDED Regional Incentive Programs Program Program Description Grant Type AFFORDABLE HOUSING Partnership Housing Program Partnerships with for- and non-profits to generate more purpose-built rental and move clients off the housing waitlist by using a suite of Regional incentives customized by project Suite of Incentives (e.g., TIGs, DC grants and deferrals) for Affordable Housing Capital Development Affordable and Supportive Housing RDC Deferral A deferral of Regional DCs for affordable or supportive housing units in projects having an agreement with a Regional department or agency for as long as the units remain affordable Regional Development Charge Deferral Non-profit Affordable Rental Housing RDC Deferral A deferral of 50-100% of Regional DCs depending on level of affordability for affordable rental housing units with CMHC funding for as long as the units remain affordable as defined Regional Development Charge Deferral Non-Profit RDC-based Grant A grant for up to 100% of DCs payable for eligible non-profit developments Regional Development Charge Grant Intensification RDC Grant A grant providing DC relief to secondary suites created within or on the property of residential dwellings as required in the DC Act and until no longer mandatory in the Act. Regional Development Charge Grant Residential Rental Grant A grant for the creation of secondary suites within or on the property of a residence which remain a t affordable rental levels for at least 10 years Regional Project Grant Page 298 of 359 Appendix 1 PDS 31-2021 August 5, 2021 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 7 of 9 Small Building Rental Grant A grant for the construction of up to five units, up to $15k/unit, provided units remain at affordable rental levels for at least 10 years Regional Project Grant Welcome Home Niagara Home Ownership Program A forgivable loan for downpayment assistance of 5% to a maximum of $20,296 (purchase price not to exceed $405,930), as amended from time to time, for renters at specific income levels purchasing a home Forgivable Loan Niagara Renovates Homeownership Forgivable loan over 10 years for repairs and accessibility modifications for low and moderate income households Forgivable Loan Niagara Renovates Multi- residential Forgivable loan over 15 years to fund repairs or provide accessibility for affordable units in multi-unit buildings Forgivable Loan Non-Profit and Co-op Capital Repair Costs Funding for capital repairs to non- profit and co-op housing providers having agreements with NRH Forgivable Loan Housing Provider Capital Loan Program Emergency loan program,with 25% forgivable over time, to support repairs to non-profit and co-op affordable housing providers having agreements with NRH Loan and Grant EMPLOYMENT Gateway CIP Tax Increment Grant A matching tax increment grant for projects in the Gateway CIP area with eligible scores on economic and environmental criteria which result in increased assessment value Tax Increment Grant (Local and Regional Gateway CIP) Page 299 of 359 Appendix 1 PDS 31-2021 August 5, 2021 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 8 of 9 Gateway CIP RDC-based Grant A matching grant of Regional DCs payable for projects with exceptional scores (14+) on Gateway CIP criteria Regional DC Grant (Local and Regional Gateway CIP) Niagara Employment Partnership TIG A matching tax increment grant for projects approved under local CIPs with eligible scores on economic and environmental criteria resulting in increased assessment value Tax Increment Grant (Local CIP) Industrial Use RDC-based Grant A grant equal to 100% of Regional DCs for new or expanded industrial developments meeting the definition of Industrial Use Regional Development Charge Grant Employment Regional DC-based Grant NOTE: This program inaccessible for duration of Industrial RDC Grant A grant equal to a percentage of Regional DCs payable based on creation of full time jobs in manufacturing and professional, scientific and technical services sectors Regional Development Charge Grant 50% Industrial Expansion RDC Grant A grant equal to Regional DCs for enlargements to existing industrial buildings for up to 50% of original gross floor area as required in the DC Act and until no longer mandatory in the Act. Regional Development Charge Grant BROWNFIELD REMEDIATION Brownfield TIG Tier 1: Select Sites A matching tax increment grant for remediation costs on major brownfield sites whose remediation will result in significant economic, environmental, social, and health benefits; increased benefit for projects with affordable housing Tax Increment Grant (Local CIP) Page 300 of 359 Appendix 1 PDS 31-2021 August 5, 2021 Corporate Policy C-A-XXX Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 9 of 9 Brownfield TIG Tier 2 A matching tax increment grant (for remediation costs of brownfield sites eligible through local CIPs; increased benefit for projects with affordable housing Tax Increment Grant (Local CIP) Brownfield Regional DC Deferral A deferral of Regional DCs for eligible brownfield sites until an occupancy permit is issued or up to five years from signing of agreement Regional Development Charge Deferral Large-scale Brownfield Regional DC Grant A grant equal to Regional DCs for projects meeting the definition of brownfield, over 10 hectares in size, and in a Secondary Plan area or area subject to a Secondary Plan process as of August 25, 2022 Regional Development Charge Grant PUBLIC REALM Public Realm Investment Program Matching grant for capital projects that provide public realm enhancements on Regional roads in core areas Regional Matching Grant to Local Area Municipality Page 301 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 1 of 9 Policy Owner Planning and Development Services (Growth Strategy and Economic Development) Approval Body Regional Council Approval Date September 05, 2024 Effective Date Janaury 1, 2025 Review by Date Within two years of effective date, January 2027 1.Policy This policy identifies Regional incentive programs aligning per Council direction with the Council Priority Areas of Affordable Housing, Employment, Brownfield Remediation and Public Realm, and outlines general objectives and parameters for these programs. 1.1. This policy pertains to the programs listed in Appendix A: Regional Incentive Programs. 1.2. Incentives are provided in these priority areas with the following goals: 1.2.1. To increase the amount of affordable housing in Niagara, particularly the supply of purpose-built rental housing, and to maintain existing affordable rental housing stock; 1.2.2. To attract and retain new businesses and full-time jobs to Niagara; 1.2.3. To encourage the remediation of contaminated sites for better environmental, economic, health and safety and urban planning outcomes. 1.2.4. To improve the accessibility, sustainability and attractiveness of public spaces on Regional roads in core areas, and coordinate investment and workplans for major capital projects in the public realm. 1.3. Eligibility, application, approval, documentation, reporting, tracking, monitoring and payment requirements and practices for these Regional incentive programs will be outlined in the Procedures related to this policy. 1.4. Incentives will be provided subject to budgetary availability. 1.5. For Regional incentive programs requiring applications, only complete, correct and conforming applications will be considered. 1.6. Payment of grant incentives is contingent on compliance with all program requirements. Page 302 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 2 of 9 1.7. Key incentive program data and performance indicators will be collected, reviewed and reported on to demonstrate program effectiveness and accountability. 1.8. Clear, consistent information on Regional incentive programs will be provided to program partners and stakeholders. 2. Purpose The purpose of this policy is to align Regional incentive programs with the three four priority areas of Affordable Housing, Employment, Brownfield Remediation. and Public Realm identified by Regional Council, and to consolidate them under one policy. 3. Scope Where incentives in this policy relate to mandatory Development Charge incentives, the incentives will continue until changed in the Development Charge Act. Where incentives in this policy relate to discretionary Regional Development Charge incentives, the incentives of Development Charge Bylaw 2022-71 will continue until the expiry of the bylaw on August 31, 2027. No duplication of the following incentives is permitted: • Affordable and Supportive Housing Regional Development Charge Deferral in this policy • Employment Regional Development Charge Grant in this policy • Brownfield Regional Development Charge Deferral in this policy • Intensification Regional Development Charge Grant in this policy and Intensification Regional Development Charge Grant, Section 18 (a) & (b) of Bylaw 2022-71 • 50% Industrial Expansion Regional Development Charge Grant in this policy and 50% Industrial Expansion Regional Development Charge Grant, Section 12 to 17 of Bylaw 2022-71 3.1. Roles and Responsibilities 3.1.1 Regional Council Approves, by resolution, the Regional Incentives Policy and any updates as necessary every five years. Approves budget allocation to fund Regional incentive programs. Approves in-year and year-end funding requirements of budget variances related to Regional incentive programs. 3.1.2 Corporate Leadership Team Page 303 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 3 of 9 Approves the Procedures related to this policy and any updates as necessary. Provides budget recommendations to Council with respect to funding Regional incentive programs. 3.1.3 Commissioner, Planning and Development Services (Growth Strategy and Economic Development) or Designate Reviews and updates the Regional Incentives Policy as necessary every five years and submits any necessary changes for Council approval. Creates necessary guiding strategies, supporting frameworks and procedures as required to administer this policy which may be amended from time to time. Monitors compliance and adherence to this policy. Develops and maintains appropriate tracking of Regional incentive programs covered under this policy and in related policies, programs or legislation, and reports on them annually to Regional Council. Carries out the above tasks in coordination with Regional Commissioners, Directors, other Regional staff involved in administering these Regional incentive programs. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.4 Commissioner, Corporate Services or Designate Coordinates with Commissioner of Planning and Development Services Growth Strategy and Economic Development or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Oversees Regional Development Charge Bylaw updates and recommends revisions as required to Regional Incentives Policy and relevant programs should the Development Charges Act be revised. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.5 Director, Economic Development or Designate Coordinates with Commissioner of Planning and Development Services Growth Strategy and Economic Development or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. Page 304 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 4 of 9 3.1.6 Commissioner, Community Services or Designate Coordinates with Commissioner of Planning and Development Services Growth Strategy and Economic Development or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.7 Director, Housing Services/CEO, Niagara Regional Housing or Designate Coordinates with Commissioner of Planning and Development Services Growth Strategy and Economic Development or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.8 Director, Legal and Court Services or Designate Ensures that all Regional incentive program agreements satisfy all legal requirements as outlined in appropriate legislation and appropriately mitigate legal exposure for Niagara Region. 4. References and Related Documents. 4.1. Legislation, By-Laws and/or Directives • Planning Act, R.S.O. 1990, c. P.13 • Municipal Act, 2001, S.O. 2001, c. 25 • Development Charges Act, 1997, S.O. 1997 • Canada-Ontario Community Housing Initiative • Ontario Priorities Housing Initiative • ICP 97-2011 • ICP 33-2013 • ICP 118-2013 • PDS-C 3-2017 • By-law 2017-89 • By-law 2017-98 • CSD 34-2019 • COM-C 32-2020 4.2. Procedures Page 305 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 5 of 9 Procedures for programs outlined in this policy organized by each of the three four Priority Areas will be forthcoming. 5.Related Policies •Regional Development Charges Deferral Payment Policy 6.Appendices •Appendix A: Regional Incentive Programs 7.Document Control The electronic version of this document is recognized as the only valid version. Approval History Approver(s) Approved Date Effective Date Council Revision History Revision No. Date Summary of Change(s) Changed by Page 306 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 6 of 9 Appendix A: AMENDED Regional Incentive Programs Program Program Description Grant Type AFFORDABLE HOUSING Partnership Housing Program TO BE ASSESSED Partnerships with for- and non-profits to generate more purpose-built rental and move clients off the housing waitlist by using a suite of Regional incentives customized by project Suite of Incentives (e.g., TIGs, DC grants and deferrals) for Affordable Housing Capital Development Affordable and Supportive Housing RDC Deferral A deferral of Regional DCs for affordable or supportive housing units in projects having an agreement with a Regional department or agency for as long as the units remain affordable Regional Development Charge Deferral Non-profit Affordable Rental Housing RDC Deferral ( MANDATORY: MOVED OUT OF THE POLICY DUE TO BILL 23) A deferral of 50-100% of Regional DCs depending on level of affordability for affordable rental housing units with CMHC funding for as long as the units remain affordable as defined Regional Development Charge Deferral Non-Profit RDC-based Grant A grant for up to 100% of DCs payable for eligible non-profit developments Regional Development Charge Grant Intensification RDC Grant ( MANDATORY: MOVED OUT OF THE POLICY DUE TO BILL 23) A grant providing DC relief to secondary suites created within or on the property of residential dwellings as required in the DC Act and until no longer mandatory in the Act. Regional Development Charge Grant Residential Rental Grant A grant for the creation of secondary suites within or on the property of a residence which remain at affordable rental levels for at least 10 years Regional Project Grant Page 307 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 7 of 9 DISCONTINUE AND BUDGET ABSORBED INTO NEW PROGRAM Small Building Rental Grant DISCONTINUE AND BUDGET ABSORBED INTO NEW PROGRAM A grant for the construction of up to five units, up to $15k/unit, provided units remain at affordable rental levels for at least 10 years Regional Project Grant Welcome Home Niagara Home Ownership Program (RELOCATED TO HOUSING SERVICES PROGRAMS) A forgivable loan for downpayment assistance of 5% to a maximum of $20,296 (purchase price not to exceed $405,930), as amended from time to time, for renters at specific income levels purchasing a home Forgivable Loan Niagara Renovates Homeownership (RELOCATED TO HOUSING SERVICES PROGRAMS) Forgivable loan over 10 years for repairs and accessibility modifications for low and moderate income households Forgivable Loan Niagara Renovates Multi- residential (RELOCATED TO HOUSING SERVICES PROGRAMS) Forgivable loan over 15 years to fund repairs or provide accessibility for affordable units in multi-unit buildings Forgivable Loan Non-Profit and Co-op Capital Repair Costs (RELOCATED TO HOUSING SERVICES PROGRAMS) Funding for capital repairs to non- profit and co-op housing providers having agreements with NRH Forgivable Loan Housing Provider Capital Loan Program (RELOCATED TO HOUSING SERVICES PROGRAMS) Emergency loan program,with 25% forgivable over time, to support repairs to non-profit and co-op affordable housing providers having agreements with NRH Loan and Grant EMPLOYMENT Page 308 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 8 of 9 Gateway CIP Tax Increment Grant A matching tax increment grant for projects in the Gateway CIP area with eligible scores on economic and environmental criteria which result in increased assessment value Tax Increment Grant (Local and Regional Gateway CIP) Gateway CIP RDC-based Grant A matching grant of Regional DCs payable for projects with exceptional scores (14+) on Gateway CIP criteria Regional DC Grant (Local and Regional Gateway CIP) Niagara Employment Partnership TIG A matching tax increment grant for projects approved under local CIPs with eligible scores on economic and environmental criteria resulting in increased assessment value Tax Increment Grant (Local CIP) Industrial Use RDC-based Grant A grant equal to 100% of Regional DCs for new or expanded industrial developments meeting the definition of Industrial Use Regional Development Charge Grant Employment Regional DC-based Grant NOTE: This program inaccessible for duration of Industrial RDC Grant A grant equal to a percentage of Regional DCs payable based on creation of full time jobs in manufacturing and professional, scientific and technical services sectors Regional Development Charge Grant 50% Industrial Expansion RDC Grant (MANDATORY MOVED OUTSIDE OF THE POLICY) A grant equal to Regional DCs for enlargements to existing industrial buildings for up to 50% of original gross floor area as required in the DC Act and until no longer mandatory in the Act. Regional Development Charge Grant BROWNFIELD REMEDIATION Brownfield TIG Tier 1: Select Sites A matching tax increment grant for remediation costs on major brownfield sites whose remediation will result in significant economic, Tax Increment Grant (Local CIP) Page 309 of 359 Appendix 2 : Policy with Recommended Amendments PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 9 of 9 environmental, social, and health benefits; increased benefit for projects with affordable housing Affordable Housing component is removed Brownfield TIG Tier 2 A matching tax increment grant (for remediation costs of brownfield sites eligible through local CIPs; increased benefit for projects with affordable housing Affordable housing component is removed. Tax Increment Grant (Local CIP) Brownfield Regional DC Deferral A deferral of Regional DCs for eligible brownfield sites until an occupancy permit is issued or up to five years from signing of agreement Regional Development Charge Deferral Large-scale Brownfield Regional DC Grant A grant equal to Regional DCs for projects meeting the definition of brownfield, over 10 hectares in size, and in a Secondary Plan area or area subject to a Secondary Plan process as of August 25, 2022 Regional Development Charge Grant PUBLIC REALM Public Realm Investment Program (MOVED OUTSIDE OF THE POLICY TO PUBLIC WORKS) Matching grant for capital projects that provide public realm enhancements on Regional roads in core areas Regional Matching Grant to Local Area Municipality Page 310 of 359 Appendix 3 : REVISED POLICY PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 1 of 7 Policy Owner Growth Strategy and Economic Development Approval Body Regional Council Approval Date September 05, 2024 Effective Date Janaury 1, 2025 Review by Date Within two years of effective date, January 2027 1. Policy This policy identifies Regional incentive programs aligning per Council direction with the Council Priority Areas of Affordable Housing, Employment, Brownfield Remediation and Public Realm, and outlines general objectives and parameters for these programs. 1.1. This policy pertains to the programs listed in Appendix A: Regional Incentive Programs. 1.2. Incentives are provided in these priority areas with the following goals: 1.2.1. To increase the amount of affordable housing in Niagara, particularly the supply of purpose-built rental housing, and to maintain existing affordable rental housing stock; 1.2.2. To attract and retain new businesses and full-time jobs to Niagara; 1.2.3. To encourage the remediation of contaminated sites for better environmental, economic, health and safety and urban planning outcomes. 1.3. Eligibility, application, approval, documentation, reporting, tracking, monitoring and payment requirements and practices for these Regional incentive programs will be outlined in the Procedures related to this policy. 1.4. Incentives will be provided subject to budgetary availability. 1.5. For Regional incentive programs requiring applications, only complete, correct and conforming applications will be considered. 1.6. Payment of grant incentives is contingent on compliance with all program requirements. 1.7. Key incentive program data and performance indicators will be collected, reviewed and reported on to demonstrate program effectiveness and accountability. Page 311 of 359 Appendix 3 : REVISED POLICY PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 2 of 7 1.8. Clear, consistent information on Regional incentive programs will be provided to program partners and stakeholders. 2. Purpose The purpose of this policy is to align Regional incentive programs with the three priority areas of Affordable Housing, Employment, Brownfield Remediation identified by Regional Council, and to consolidate them under one policy. 3. Scope Where incentives in this policy relate to mandatory Development Charge incentives, the incentives will continue until changed in the Development Charge Act. Where incentives in this policy relate to discretionary Regional Development Charge incentives, the incentives of Development Charge Bylaw 2022-71 will continue until the expiry of the bylaw on August 31, 2027. No duplication of the following incentives is permitted: • Affordable and Supportive Housing Regional Development Charge Deferral in this policy • Employment Regional Development Charge Grant in this policy • Brownfield Regional Development Charge Deferral in this policy • Intensification Regional Development Charge Grant in this policy and Intensification Regional Development Charge Grant, Section 18 (a) & (b) of Bylaw 2022-71 • 50% Industrial Expansion Regional Development Charge Grant in this policy and 50% Industrial Expansion Regional Development Charge Grant, Section 12 to 17 of Bylaw 2022-71 3.1. Roles and Responsibilities 3.1.1 Regional Council Approves, by resolution, the Regional Incentives Policy and any updates as necessary every five years. Approves budget allocation to fund Regional incentive programs. Approves in-year and year-end funding requirements of budget variances related to Regional incentive programs. 3.1.2 Corporate Leadership Team Approves the Procedures related to this policy and any updates as necessary. Provides budget recommendations to Council with respect to funding Regional incentive programs. Page 312 of 359 Appendix 3 : REVISED POLICY PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 3 of 7 3.1.3 Commissioner, Growth Strategy and Economic Development or Designate Reviews and updates the Regional Incentives Policy as necessary every five years and submits any necessary changes for Council approval. Creates necessary guiding strategies, supporting frameworks and procedures as required to administer this policy which may be amended from time to time. Monitors compliance and adherence to this policy. Develops and maintains appropriate tracking of Regional incentive programs covered under this policy and in related policies, programs or legislation, and reports on them annually to Regional Council. Carries out the above tasks in coordination with Regional Commissioners, Directors, other Regional staff involved in administering these Regional incentive programs. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.4 Commissioner, Corporate Services or Designate Coordinates with Commissioner of Growth Strategy and Economic Development or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Oversees Regional Development Charge Bylaw updates and recommends revisions as required to Regional Incentives Policy and relevant programs should the Development Charges Act be revised. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.5 Director, Economic Development or Designate Coordinates with Commissioner of Growth Strategy and Economic Development or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.6 Commissioner, Community Services or Designate Coordinates with Commissioner of Growth Strategy and Economic Development or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. Page 313 of 359 Appendix 3 : REVISED POLICY PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 4 of 7 3.1.7 Director, Housing Services/CEO, Niagara Regional Housing or Designate Coordinates with Commissioner of Growth Strategy and Economic Development or designate in administration, tracking and reporting of incentive policies and programs outlined in this policy and in related policies, programs or legislation. Provides recommendations to the Corporate Leadership Team with respect to incentive program funding. 3.1.8 Director, Legal and Court Services or Designate Ensures that all Regional incentive program agreements satisfy all legal requirements as outlined in appropriate legislation and appropriately mitigate legal exposure for Niagara Region. 4. References and Related Documents. 4.1. Legislation, By-Laws and/or Directives • Planning Act, R.S.O. 1990, c. P.13 • Municipal Act, 2001, S.O. 2001, c. 25 • Development Charges Act, 1997, S.O. 1997 • Canada-Ontario Community Housing Initiative • Ontario Priorities Housing Initiative • ICP 97-2011 • ICP 33-2013 • ICP 118-2013 • PDS-C 3-2017 • By-law 2017-89 • By-law 2017-98 • CSD 34-2019 • COM-C 32-2020 4.2. Procedures Procedures for programs outlined in this policy organized by each of the three Priority Areas will be forthcoming. 5. Related Policies • Regional Development Charges Deferral Payment Policy 6. Appendices • Appendix A: Regional Incentive Programs Page 314 of 359 Appendix 3 : REVISED POLICY PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 5 of 7 7. Document Control The electronic version of this document is recognized as the only valid version. Approval History Approver(s) Approved Date Effective Date Council Revision History Revision No. Date Summary of Change(s) Changed by Page 315 of 359 Appendix 3 : REVISED POLICY PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 6 of 7 Appendix A: AMENDED Regional Incentive Programs Program Program Description Grant Type AFFORDABLE HOUSING Partnership Housing Program Partnerships with for- and non-profits to generate more purpose-built rental and move clients off the housing waitlist by using a suite of Regional incentives customized by project Suite of Incentives (e.g., TIGs, DC grants and deferrals) for Affordable Housing Capital Development Affordable and Supportive Housing RDC Deferral A deferral of Regional DCs for affordable or supportive housing units in projects having an agreement with a Regional department or agency for as long as the units remain affordable Regional Development Charge Deferral Non-Profit RDC-based Grant A grant for up to 100% of DCs payable for eligible non-profit developments Regional Development Charge Grant EMPLOYMENT Gateway CIP Tax Increment Grant A matching tax increment grant for projects in the Gateway CIP area with eligible scores on economic and environmental criteria which result in increased assessment value Tax Increment Grant (Local and Regional Gateway CIP) Gateway CIP RDC-based Grant A matching grant of Regional DCs payable for projects with exceptional scores (14+) on Gateway CIP criteria Regional DC Grant (Local and Regional Gateway CIP) Niagara Employment Partnership TIG A matching tax increment grant for projects approved under local CIPs with eligible scores on economic and environmental criteria resulting in increased assessment value Tax Increment Grant (Local CIP) Page 316 of 359 Appendix 3 : REVISED POLICY PDS 26-2024 September 5, 2024 Corporate Policy C-A-028 Update Policy Category Name of Policy Administrative Niagara Region Incentives Policy Page 7 of 7 Industrial Use RDC-based Grant A grant equal to 100% of Regional DCs for new or expanded industrial developments meeting the definition of Industrial Use Regional Development Charge Grant Employment Regional DC-based Grant NOTE: This program inaccessible for duration of Industrial RDC Grant A grant equal to a percentage of Regional DCs payable based on creation of full time jobs in manufacturing and professional, scientific and technical services sectors Regional Development Charge Grant BROWNFIELD REMEDIATION Brownfield TIG Tier 1: Select Sites A matching tax increment grant for remediation costs on major brownfield sites whose remediation will result in significant economic, environmental, social, and health benefits; Tax Increment Grant (Local CIP) Brownfield TIG Tier 2 A matching tax increment grant (for remediation costs of brownfield sites eligible through local CIPs; Tax Increment Grant (Local CIP) Brownfield Regional DC Deferral A deferral of Regional DCs for eligible brownfield sites until an occupancy permit is issued or up to five years from signing of agreement Regional Development Charge Deferral Large-scale Brownfield Regional DC Grant A grant equal to Regional DCs for projects meeting the definition of brownfield, over 10 hectares in size, and in a Secondary Plan area or area subject to a Secondary Plan process as of August 25, 2022 Regional Development Charge Grant Page 317 of 359 Appendix 4 (PDS 26-2024) Niagara Region Incentive Policy Program Descriptions and Uptake June 27, 2024 Program Description Provincial, Mandatory or Discretionary Uptake 2022 Uptake 2023 Total $ 2022/2023 Affordable Housing Welcome Home Niagara Home Ownership Program Provides a forgivable loan for down payment assistance of 5% to a maximum set by the Province to assist renters at specific income levels who qualify for the program to purchase a home in Niagara Region. Provincial 5 3 $158,950 Niagara Renovates Homeownership Provides a forgivable loan over 10 years for repairs and accessibility modifications for qualifying low and moderate income households. Provincial 34 25 $1,425,699 Niagara Renovates Multi-residential Provides a forgivable loan over 10 years for repairs and accessibility modifications to owners of eligible rental properties. Provincial 1 1 $76,104 Non-Profit and Co-op Capital Repair Costs Provides funding for capital repairs to non-profit and co-op housing providers identified in the Housing Services Act and having agreements with Housing Services. Provincial 11 7 $5,774,012 Housing Provider Capital Loan Program Emergency loan program, with 25% being forgivable over time, to support repairs to non-profit and co-op affordable housing providers having agreements with Housing Services. Provincial and Regional 1 0 $1,600,000 Intensification Regional DC Grant Exempts new dwelling units within or ancillary to existing residential units from payment of DCs. Mandatory 154 217 $6,421,000 Affordable and Supportive Housing Regional DC Deferral Defers payment of 100% of Regional DCs on eligible units for a minimum of 20 years or as long as they remain eligible affordable. Discretionary 0 0 $0 Non-profit Affordable Rental Regional DC Deferral Defers payment of 50-100% of Regional DCs for a minimum of 20 years for eligible units in qualifying developments owned by or under the operation of an incorporated non- profit. Discretionary 0 0 $0 Partnership Housing Program Regional co-investment with not-for-profit or private sector to develop new purpose-build rental buildings. Discretionary 0 1 $1,750,000 Non-Profit Regional DC-based Grant Provides a refund of up to 100% of Regional DCs to qualifying non-profit and charitable organizations based in Niagara Region. Discretionary 2 2 $189,000 Residential Rental Grant Provides a grant of up to $40,000 per unit for the creation of up to two secondary suites, remain at affordable rental levels for at least 10 years. Discretionary 0 3 $0 Small Building Rental Grant Provides a grant for the construction of up to 5 net new rental units in buildings of six or fewer units, up to $15,000 per unit , remain at affordable rental levels for at least 10 years. Discretionary 0 0 $0 Page 318 of 359 Appendix 4 (PDS 26-2024) 2 Mandatory DC Exemptions which will replace two deferral programs in Affordable Housing Affordable and Attainable DC Exemption - Exempts 100% of DCs for eligible residential units - Required to meet Provincial criteria/thresholds - Minimum of 25 years remain affordable - Enter into agreement with the Region and LAM Mandatory due to Bill 23. Affordable Exemption - in effect as of June 1, 2024. Attainable Exemption – currently inoperable until further defined by the Ministry. Non-profit Housing DC Exemption Exempts 100% of DCs for residential developments developed by a registered Not-for-Profit Agency. Mandatory due to Bill 23 (November 2022) Program Description Provincial, Mandatory or Discretionary Uptake 2022 Uptake 2023 Total $ 2022/2023 Employment Industrial Use Regional DC Grant Provides grants for up to 100% of Regional DCs for industrial projects. Discretionary 9 12 $5,710,000 Gateway CIP Tax Increment Grant (TIG) Property tax reductions of between 40% and 100% for five to ten years to eligible property owners in Fort Erie, Niagara Falls, Port Colborne, Thorold, and Welland. Discretionary 5 6 $38,100,806 Gateway CIP Regional DC Grant Provides grants for up to 100% of Regional DCs for employment projects. Capped at $1.5 million. Discretionary 0 0 $0 Niagara Business Attraction TIG Program Provides a matching TIG for employment projects approved under local CIPs. Discretionary 0 0 $0 50% Industrial Expansion Regional DC Grant Provincially mandated to grant Industrial DCs up to 50% expansion of original footprint. Mandatory Combined with Industrial Use DC Grant Brownfield Brownfield Tax Increment Grant (TIG) Program (Phase out) Provides a refund of taxes based on increased assessment resulting from development. Discretionary 4 4 $8,684,250 Brownfield Regional DC Deferral (New program) Provides a deferral of 100% of Regional DCs for up to 5 years, or until occupancy. Discretionary 0 0 $0 Large-scale Brownfield Regional DC Grant (New program) Provides Regional DC incentives for properties greater than 10 hectares. Discretionary 0 0 $0 Brownfield Tax Increment Grant (TIG) Tier 1 and Tier 2 (New program – October 2024) Provides a refund of taxes based on increased assessment resulting from development. Discretionary 0 0 $0 Public Realm Page 319 of 359 Appendix 4 (PDS 26-2024) 3 Public Realm Investment Program Provides capital funding to Area Municipalities for streetscape projects on Regional roads. Discretionary 5 4 $700,000 Page 320 of 359 Appendix 5 PDS 26-2024 September 5, 2025 1) Municipal Engagement Workshop Summary The purpose of this document is to provide a summary of the 2024 Incentive Review Engagement sessions with Area Municipalities. Regional staff were directed to engage municipalities as part of the upcoming report on the effectiveness and challenges of the current suite of Regional programs. A cross-section of Municipal staff from Planning, Finance, Economic Development, and Public Works were invited to all three sessions. The table below lists the attendance of Municipalities. April 25, 2024 April 27, 2024 May 2, 2024 Niagara-on-the-Lake St. Catharines Pelham Fort Erie Niagara Falls Thorold Welland Grimsby Lincoln Port Colborne Wainfleet West Lincoln Regional staff organized three engagement sessions focussed on answering the following three questions: 1. How has the process been to integrate the NRIP? - What are the key existing challenges in integrating the NRIP? - Can you foresee any future challenges part of future work/process/etc.?  - What do the Area Municipalities want to see to improve effectiveness when it comes to integrating the NRIP? 2. What are your objectives when it comes to integrating the NRIP? - What are the Area Municipalities objectives for your incentives? - What should the Region’s objectives for incentives be? - Are there objectives being missed in the current Local and Regional process? 3. What data is important to collect in order to understand effectiveness? - What data (what types of metrics) have Area Municipalities collected? - Are there any challenges to collecting strong data? - What KPI’s are important for measuring effectiveness? The feedback received on the three questions from all 3 sessions was combined and summarized. The actual facilitation sheets are attached as Appendix 1. Page 321 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 2 Question 1: How has the process been to integrate the NRIP? What was heard Potential Outcome Items Region or Municipality Session Theme: Increased Education Communicate public benefit of Incentive programs. (Ex. Incentivizing Brownfield development is a priority because land gets remediated and uses infrastructure that is already there) • Develop KPIs and keep them up-to-date to report on effectiveness of programs, paint a long term picture. • Show Council and public finished projects. • Increase Municipal and Regional educational information on CIPs. Include this information on the websites. • Create communication plans to provide education on the community benefits through personal stories. Demonstrate the uplift to show the value of the incentive. • Provide education sessions for employees, public, and Councils. Region, Municipality 1,2,3 Confusion about Regional participation in incentive programs. • Show Regional interest in programs by grounding programs in Regional Council strategic priorities. • Get user feedback. Region 1,2,3 Theme: Alignment Importance of targeted programs. Clarify measurement and program criteria. • Align programs to 4 pillars. • Align program with council strategic priorities. • Create programs with criteria that have targeted outcomes (e.g. affordable, remediation, etc.) • Ensure funding amount relates to criteria (not arbitrary) • Ensure Regional and Municipal alignment for targeted programs. Region, Municipality 1,2,3 Align timing. • Ensure that program launch and review processes are predictable and Region, Municipality 1 Page 322 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 3 What was heard Potential Outcome Items Region or Municipality Session (Ex. MOU’s or program review.) coordinated and align with other key processes such as budget approval cycles, legislation changes, bylaw updates. Region’s role should be a one stop VS. Region should support the individual needs of Municipalities. • Region to provide a 5th bucket for Municipalities to utilize for strategic/transformational projects. Region 2 Integration hasn’t happened for rural municipalities (no CIP areas, downtowns, Brownfields or affordable housing) • Provide information about what is available for agriculturally focused municipalities on website. Region 3 Is there a need for more programs? (Ex. Change ‘Affordable Housing’ bucket to ‘Housing’ and support residential development by providing residential programs for all levels on the housing continuum.) • Review program suites. • Create a program review cycle with periodic (pit stops) where programs can be evaluated and honed for better effectiveness. • Remove or merge programs that do not meet current needs. 2,3 Page 323 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 4 What was heard Potential Outcome Items Region or Municipality Session Complexity of DC program, make it easier to get information, simplicity is key. • Review program application forms and processes to ensure these are understandable. • Provide up-to-date information to the municipalities on what is/is not in the DC Bylaw. • Review Region’s programs to ensure grants are not already provided through mandatory exemptions. 2,3 Theme: Simplification of Administrative Process Need clarity on the application requirements in new Incentive Policy (4 pillars) (Ex. Programs are confusing, Developers need support, difficult to find resources online) • Region to provide upfront application requirements to Municipalities to communicate to developers. • Simplify intake by creating a one-stop- shop for intake and questions. • Create and distribute clear process maps. • Enhance staff knowledge. • Make an online grant calculator tool – calculates total incentive. • Make it easier to find CIPs online. • Create a verification system, explore a 3rd party verification system. • Add resources and staffing software (AI?) • Review of issues (ongoing and upcoming) at quarterly meetings. Region 1,2,3 Simplify Regional Paperwork. (Ex. Investigate if Region should download creation and administration of grants and • Simplify Region to Municipality paperwork by reviewing for duplicated or unnecessary questions. • Establish one point of contact at Region. Region 2,3 Page 324 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 5 What was heard Potential Outcome Items Region or Municipality Session incentives to Local level. Region would still contribute financially. New programs – launch with clarity regarding internal systems, billing, POs, etc. • Test programs (beta test), soft launch programs to enhance their delivery. • Carry out stakeholder sessions prior to launch to understand how they might be used. Region 1,2,3 Communication within Municipalities and with Region. • Facilitate webinar on application details (what each requirement means) • Create training video for Municipalities to show new hires the Regional process. • Ensure that development planners know the programs being offered by providing a list of programs. • Regularly update webpages with current information. Region 1,2 Theme: Consistency Lack of consensus about return on investment. • Create a KPI working group to identify agreed upon metrics to achieve consistency and help guide decision making. Region, Municipality 1 Consistency in terms and definitions. • Define ‘Brownfield’ ‘eligible costs’, etc. and have it consistent across Regional documents and programs, share with Municipalities. Region 1,2,3 Yearly Meeting. • Host a yearly meeting with municipalities to engage groups on challenges being faced to support efficient program delivery. Region, Municipality 3 Policy changes at the Provincial level • Region and municipalities to meet regularly to discuss how Policy changes affect programming. Region, Municipality 1,3 Page 325 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 6 What was heard Potential Outcome Items Region or Municipality Session – how do we keep up? (Ex. Definition of affordable/attainab le housing not given.) • Evaluate and make program changes when necessary. Municipalities- Review how DC process is done, become more strategic and consistent with approach. • Seek to create a consistent delivery approach between municipalities hosting similar programs to facilitate better relationships with the development community. (For ex. If two municipalities have similar targeted programs - are there opportunities to make program processes consistent) Region, Municipality 3 Theme: Financial Sustainability Secure regional funding/allocations earlier in the development process (helps with timing for developers) • Investigate how the regional portion of incentives can be secured earlier to development projects to add predictability and help solidify realization of these developments. Region 1 Programs and budget – clarity where is the money coming from • Identify sources of funding for each program. • Continue to plan and forecast upcoming potential commitments and ensure budget is available. Region 1,3 Need to reframe how TIGs are discussed in political context and plan funding better. • Increase financial transparency about TIGs by creating KPIs that speak to program effectiveness. Region, Municipality 3 Page 326 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 7 What was heard Potential Outcome Items Region or Municipality Session Theme: Additional Feedback Need infrastructure in place to grow well. Incentives should build communities not band aid problems. • Develop budgeting, design, and construction plans that focus resources and are able to support development timelines and shorten the time it takes to build. • Consider adding innovation, sustainability and climate change frameworks to incentive programs to achieve regional sustainability goals. Region, Municipality 3 Question 2: What are your objectives when it comes to integrating the Niagara Region Incentive Policy (NRIP)? What was heard: Municipal Objectives What was heard: Regional Objectives Theme: Effectiveness of the 4 Pillars (All sessions) • In general, the current framework of the 4 regional pillars supports Municipalities with their incentive objectives. • Affordable Housing, Employment, Intensification of downtowns and core areas, around transit hubs and transit corridors, and brownfield remediation are high priorities. ADU programs and gentle density not matched by the region. • Brownfield programs are important but should not just be focused on remediation of the land but other aspects of redevelopment. • No one size fits all solution. • Region should provide support to Municipalities even when objectives are different. • Region’s role should be to move infrastructure forward and grow capacity. Old infrastructure replacement is expensive. • Public realm program should be integrated with local and extended to smaller areas and communities. • Align programs with commonalities and consolidating these. Page 327 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 8 What was heard: Municipal Objectives What was heard: Regional Objectives • Gateway employment programs are important to attracting jobs. • Public realm extend beyond regional roads, needs long term plans, maintenance costs issues, maximize impact. • Pillars still have too much variety of incentives and the need to tailor or target programs more effectively. • Diversity is important – having programs that are flexible and able to meet local needs. • Intensify around downtown cores/transit hubs and corridors. Potential Action Outcomes • Maintain the 4 pillars framework and consolidate programs and criteria for targeted outcomes. • Ensure that program criteria are sensitive to local needs. • Seek to expand the public realm program to other areas and provide funding support to offset long term maintenance cost. • Incentivize developments in downtowns and cores that offer a more vibrant contribution to making downtowns more livable and thereby more sustainable. Theme: Financial Sustainability and Doing More with Less (All Sessions) • Identifying priority incentive areas and having more targeted funding. • Financial sustainability – limited resources through granting of revenue through exemptions require financial sustainability models when prioritizing incentives. • Improving the speed of administering programs. Why are calculations different – need for better alignment. • Development of financially stable model that allows Municipalities to keep taxpayers happy – need better ways of expressing benefits of incentives (not ROI) this allows both Region and Municipality to plan financially. Page 328 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 9 What was heard: Municipal Objectives What was heard: Regional Objectives • Better alignment of objectives is needed between Municipalities and the Region. • Better definition of roles and continuous communication with Region/Municipalities. • Greater idea elaboration of Community benefit needs to be developed so that its not just about financial ROI. • Knowing the value of the incentive to a development to understand its effectiveness. • Limited financial resources mean fine- tuning of program areas to allow Municipalities to achieve their objectives. (Ex. Heritage, Climate change and sustainability, etc.) Region – add language to add flexibility to Municipalities to achieve local goals within Regional framework. Potential Action Outcomes • Need to be measuring program data in a more fulsome way. Region and local priorities must meet local community needs. • Develop a framework to represent the various community benefits that arise from incentivizing development – a new bottom line. • Region and lams collaborate to simplify processes, define roles, applications, payment schedules, and metrics to deliver cleaner processes. • Simplify the needs for Municipal verification and enhance speed of administering incentives. • Greater investment in staffing through training programs, videos, process mapping at both Region and Municipal levels. Theme: Public Realm Objectives (All Sessions) • Urban Design and Public Realm • Public Realm, funding of infrastructure, program flexibility, environmental sustainability such as housing around GO transit. Page 329 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 10 What was heard: Municipal Objectives What was heard: Regional Objectives • PRIP – need clarity on who is overseeing it at Local level – provide information on what Is the long-term costs/ benefit/ investment/ maintenance for public realm beyond just regional roads? • Expand public realm programs, integrate these with Municipal programs and extend to smaller areas or communities. Potential Action Outcomes Seek to expand the public realm program to other areas and provide funding support to offset long term maintenance cost. Theme: Additional Feedback Not Common to all Sessions Session 1 • Heritage as a municipal objective. Session 2 • Consistent level of support from the Region in metrics, application processes, payment schedules. • Municipalities in the region find themselves competing for employment with the U.S. Session 3 • Intensification (TIGs, Waterfront CIP). • Water/wastewater – outside urban boundary. Support greenhouse sector. • On-farm diversified/value added. • Money for secondary plans. Session 2 • Accessibility CIP – Retrofitting not just affordable. Session 3 • What is our 100 year goal? Potential Action Outcomes Unique needs and perspectives within the Region’s municipalities arose through the engagement which will require isolation and further examination as programs and criteria evolve. Page 330 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 11 Question 3: What data is important to collect in order to understand effectiveness? Types of Municipal Data Collected (combined from all Sessions) • Tax increment increase • Number of affordable units • Number of trails and Sidewalks increase • StatsCan Population increase/unit/timing issues • Master servicing plan • Environmental sustainability standards • Heritage buildings data • Public Realm Improvements • Federal and/or Provincial programming accessed • Number of jobs created and retained (gateway) • Affordable number of new units and number of new rental units • Building permits issued • Land use • Property assessment • Traffic counts specific to business • Sustainable infrastructure improvements • Mapping of development acres • Lease retention rates • Vacancy rates • Number of conversions from commercial to residential • Cost/square foot without land • Provincial or federal grants • Accessory dwelling units • Levels of Investment • Permit costs • construction costs • Construction jobs • Grant obligations and commitments • Housing/population growth • Number of applications • Type of residential units • Development numbers by land-use • Mapping of data • Measuring carbon footprint Key performance indicators (KPIs) are quantifiable measurements used to gauge a corporation’s overall long-term performance. KPIs specifically help determine strategic, financial, and operational achievements, especially compared to those of other places. For Example: Niagara Region’s delivery of attainable units in Niagara over a period of 5 years – compared with Peel Region). Page 331 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 12 KPIs (All Sessions) Data collection challenges Listed (All Sessions) • Repurposing existing parcels • Achieving urban growth centre targets (# of units created) • Increased assessment/tax – community benefits • Number of jobs/hectare • Measure/ Outcome of carbon footprint • Increased number of residential units • Consider showing the “Value” proposition • Environmental sustainability measures/net zero targets • KPIs from Smart cities • Attainable housing units • Capturing investment value • PRIP – Number of trees planted • Private sector investment (land cost, construction cost, servicing costs) • Track rent averages for affordable housing • Remediation costs per square foot or per $ incentive provided • Price/unit to ensure consistent picture of affordability. • Definition of affordable needs to be consistent • Uniformity in definitions and policy • Capturing social ROI • No standard way to showcase number of people and jobs/hectare • Data sometimes assumption based • Need a template of what should be collected data wise • Lack of data to compare the success of programs • Data lag – the data/KPI sometimes don’t come in until later • Is there a difference between market forces for residential development and employment? (should we be using different tools to measure) • Measuring what is happening in downtowns and greenfields in order to figure out what is missing • MPAC delays (inconsistent service, old values) • Shifting targets resulting from changing policies (Province) • Discrepancy on forecast vs. real construction values • Complexity with reporting some grants • Measuring secondary/tertiary improvements over time • Qualitative inconsistencies • Staff turnover • Time/cost of data collection and analysis • Legislated data submission requirements change frequently (data not always comparable) • Future MPAC assessment (tax revenue) turn it into a positive (instead of saying you are missing 10 years of revenue) Page 332 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 13 KPIs (All Sessions) Data collection challenges Listed (All Sessions) • Pre vs. post assessment Workshop Action item/outcome: Establish a working group to help create uniformity in definitions and policy. Goal of the working group is to create and standardize key performance indicators, ensure meaningful data points are being collected and maintained. 2) Developer Focus Group Meeting June 13, 2024 Asked for feedback on the following questions: • What hurdles are there in the current development climate? • What opportunities or challenges are there with access to Regional Incentives? • There is a need in Niagara for housing. How should incentives be structured to provide the housing that’s needed most? (i.e. Rental) • What are the challenges when working with Municipalities? • Are there any constraints that impact the realization of development that can be addressed at a Regional level? Responses are grouped into the following themes: Developer Engagement: - Development industry wants to know how is NRIP performing? What is the data in terms of uptake and leveraging the existing programs - What’s been the uptake on programs, construction value, number of units, number of affordable units, that is indicative of what should continue. Affordable Housing: - There are 12 AH programs, could suffer from dilution. Have 3 or 4 significant meaningful programs? Dial back to effective, well funded programs for better results. - Difficult to incentivize actual units, leverage is low for success rate. Affordable housing is different than Brownfields – with Brownfields the math is simpler. Don’t want to see all the focus on housing and then brownfields are not prioritized. - Brownfield site with affordable housing should be bigger incentive. Page 333 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 14 Brownfield: - Big picture narrative of brownfields has shifted to affordable housing and rental. - Incentives should differentiate between development vs construction. o Developers are separate from the constructions; Developers do not have control over if units are affordable. - Remediation projects take a long time, and it does not help when programs are being removed and the project is NOT able to start the construction in order to absorb the “incentive” Ideas for innovation: - Is there an opportunity to look at ways to bridge remediation projects that often take 5 years to remediate (depending on levels of contamination) - Once an application is submitted to the LAM, want to have one common place where Developer, LAM, and Region can all access it. - Speed of processing the application at the local levels is an issue, many still have to get Council approval, is there a way to delegate to staff a certain amount? - Cost of remediated sites has gone up, should look at increasing the brownfield TIG and caps – Tier 1 and Tier 2 should be the same. TIG agreement: - Provide guidelines to municipalities so it is a consistent approach. - Need certainty when you enter into an agreement ( i.e. need longer then 5 years) - Example of phased developments and perhaps having an overarching agreement that deals with all phases and has capped timeframes per phase with some flexibility. 3) Development Industry Engagement Session July 18, 2024 Members from the following groups present: • Niagara Industrial Association • Niagara Homebuilders’ Association • Niagara Construction Association • Non-Profit Housing Providers Page 334 of 359 Appendix 5 PDS 26-2024 September 5, 2025 Niagara Region Incentive Review 15 Key Takeaways from Discussion Improvements to the Incentive Website and updates for easier navigation • Create shortcuts and tools that make it easy to navigate the website. For example, create prompts such as “Are you building rental housing?” • Ensure basic information is easy to find, such as application forms and contact information. Better timing, predictability of incentives, and better communication • Incentive programs need to be predictable. • Programs should have flexibility – appropriate sunset clauses and enough time to accommodate for any unexpected delays. • Incentive programs should be introduced at the Pre-Consultation stage. • Changes in incentive staffing should be communicated to the applicants so that there is a continuity and carriage of files Interest in building affordable/attainable housing • Expectation that charity groups and non-profits are going to solve the housing shortage in Niagara has to change. • There is interest in building affordable and attainable housing, but the definition of Affordable housing needs to widen in order for it to be financially feasible for private developers. Programs should be targeted and appropriately funded. • Incentives may not be the direct solution to building more rental but would assist. Delays in Planning Processes are costly • Approvals take too long and add to the cost of development, need to find efficiencies. For example, Non-profits need to have priority in the queue. • Recognition that planning approval costs for non-profits impact these entities differently than for-profit entities. • Recognition that planning applications of non-profit entities are often handled by volunteers at the non-profits who are salaried employees. • Open proforma exercise to help understand how incentives help realize a development. Page 335 of 359 Appendix 6 – Employment Incentives within Canada and the USA PDS 26-2024 September 5, 2025 Niagara Region Incentive Review: Summary of Employment Incentives Within Canada and the United States. The purpose of this summary is to outline how Niagara Region uses incentives to attract employers to the Region. The Niagara Region has an Incentive Policy into which the Employment related incentives are found and located within the Employment Priority Area. The Employment Priority Area was created out of a recognition that attracting and retaining Employment is a Council Strategic Priority objective. Within the current global business climate, the Region competes with the rest of the World. Specifically, the Region competes with other Upper Tier and Lower Tier municipalities throughout Ontario, municipalities in other Provinces, and even across the border in the United States. The USA can offer a range of lucrative financial incentives that Canada does not. Canada's incentives emphasize innovation and clean technology through R&D support, while the U.S. offers a broader range of tax credits and incentives for job creation and investments in underserved areas. To this end, the Niagara Region maintains robust incentives to remain competitive in attracting investment opportunities. To stand out, Niagara offers compelling financial incentives and support structures to attract businesses. By maintaining and enhancing incentive programs and ensuring these meet global standards, Niagara is attracting high-quality investments that drive economic growth and development. For example, recently, the Niagara Region in partnership with the City of Port Colborne was able to attract Asahi Kasei Separator Plant, a multi-billion dollar direct foreign investment, compared Niagara to other locations in North America. Attracting new employers, like Asahi Kasei, was highlighted through the engagement with the Area Municipalities that reinforced the extensive capability of the Region to promote Niagara through the employment priority area suite of programs. Below is summary of incentives that are offered within Canada and the USA which large employers weigh to determine where to establish. Canada vs USA Incentives: Industrial businesses in Canada and the United States can benefit from various federal, state/provincial, and local/regional incentives, each with distinct focuses. Page 336 of 359 Appendix 6 – Employment Incentives within Canada and the USA PDS 26-2024 September 5, 2025 2 In Canada, federal programs like the Scientific Research and Experimental Development (SR&ED) Program, Strategic Innovation Fund (SIF), and Accelerated Investment Incentive provide significant tax credits and support for innovation and Research and Development (R&D). Provincial programs, such as the Ontario Innovation Tax Credit (OITC) and Alberta Investment Tax Credit (AITC), further bolster these efforts. Regional initiatives, like the Niagara Gateway Economic Zone CIP, offer targeted local incentives. In the United States, federal incentives include the New Markets Tax Credit (NMTC), Opportunity Zones, and the Investment Tax Credit (ITC), which support investments in low-income areas and renewable energy. State programs, such as the California Competes Tax Credit and Texas Enterprise Fund, focus on job creation. Local agencies, like the New York City Industrial Development Agency (NYCIDA) and Detroit Economic Growth Corporation (DEGC), provide tax abatements, grants, and training. Both countries provide substantial support, with specific advantages based on business focus. Niagara Canada vs. Niagara USA: Businesses in Niagara, Canada, do not have access to various industrial financial incentives available just across the border in Buffalo, New York. One notable program is the Recharge NY initiative, which provides low-cost power to businesses in exchange for job creation and retention commitments. This program helps significantly reduce operational costs for energy-intensive industries, offering a competitive advantage to businesses operating in New York State. Page 337 of 359 A Great City … For Generations To Come RECREATION, CULTURE & FACILITIES DEPARTMENT Inter-Departmental Memo To: Mayor James M. Diodati & Members of Council From: Jeff Guarasci, Community Development Coordinator Date: September 18th, 2024 Re: Environmental Action Committee Motion Forward to City Council At the September 18th, 2024 Environmental Action Committee meeting, there was a motion put forward to send the following information to City Council, requesting that City Council send a resolution to the Province of Ontario’s Ministry of Municipal Affairs and Housing that supports the building code to include the mandatory rough-in for future vehicle charging stations. Discussion by committee members included the following: The Province of Ontario has been taking initiatives recently to promote emissions reductions and "green" the province by supporting industrial initiatives by Volkswagen, Honda and others and to encourage the production of electric vehicles. Consistent with such initiatives, The Environmental Action Committee is in support that the Ontario Building Code again include the mandatory rough -in for future vehicle charging stations in new home builds. Such provisions are not without precedent as, for example, electrical rough-ins are mandatory for electrical stoves. The retrofitting of home vehicle charging stations after a build is complete is considerably more costly than when a rough-in is provided in the initial build. This presents a barrier to adaption of this new technology and removal of this barrier would encourage homeowners to consider an electric vehicle, especially since there is a current shortage of public charging stations. MOTION: Moved by John Brucato, second by John Morocco that City Council consider sending a resolution to The Province of Ontario's Ministry of Municipal Affairs and Housing to reimplement mandatory rough-in for future home vehicle charging stations in new home builds. All approved. Respectfully, Jeff Guarasci Staff Liaison for the Environmental Action Committee Page 338 of 359 The City of Niagara Falls, Ontario Resolution October 1, 2024 No. 13 Moved by: Seconded by: WHEREAS, At the September 10, 2024 meeting, Council passed a motion under Section 262 of the Municipal Act, to declare the office of one City Councillor position to be vacant after the resignation of Councillor Thomson, and; WHEREAS, Council chose to fill the vacancy by way of ‘appointment’ for the remainder of the term, and; WHEREAS, Council directed staff to contact the first runner up in the last election to confirm if they were agreeable to fill the vacancy, and; WHEREAS, Section 263 (5) of the Municipal Act states that within 60 days after the day a declaration of vacancy is made with respect to the vacancy under Section 262, the municipality shall appoint a person to fill the vacancy. THEREFORE, BE IT RESOLVED that the Council of the City of Niagara Falls appoints CHRIS DABROWSKI to the office of City Councillor for the remainder of the term. AND The Seal of the Corporation be hereto affixed. ........................................................... ............................................................. WILLIAM G. MATSON, CITY CLERK JAMES M. DIODATI, MAYOR Page 339 of 359 Notice of Motion re: Maintenance of City and Regional Roads • Whereas Niagara Falls is a world-class destination and attracts more than 14 million visitors each year; and • Whereas visitors travel through the Niagara Parks Commission and have a high level of expectation of beauty and maintenance; and • Whereas the Region and the City are individually responsible for road maintenance under their individual jurisdictions; and, • Whereas Regional Roads have a higher traffic exposure than City Roads, and therefore are more likely to serve as key access points to economic drivers such as hotels, restaurants, tourist destinations, and shopping centres; and, • Whereas the Region has established a consistent level of service for road maintenance across the entire Regional Road network, regardless of the unique characteristics of the local area municipalities; and, • Whereas the Region’s level of service for urban commercial corridors in Niagara Falls is lower than the City’s level of service, specifically with respect to the frequency of roadside mowing and the control of weeds along curbs and in medians; Be it therefore resolved that Staff report back on options, including impacts to the 2025 Budget, for the purposes of accomplishing the following: 1. An identified plan, with an established budget that outlines a schedule of service at these arterial road intersections year-round; 2. That the plan be carried out by City of Niagara Falls labour force; 3. That the plan take into account input and a potential cost-sharing partnership with the Region of Niagara; 4. That the maintenance schedule include spraying, trimming and other means deemed necessary for a fulsome maintenance program; 5. That the plan identify a consistent target level of service for roadside maintenance on urban commercial corridors at both the City and Regional level; 6. And it take into account resource challenges faced by the City’s Municipal Works division to meet this target levels of service on City roads; and, 7. To increase the service levels on Regional roads to match the target level of service. Page 340 of 359 CITY OF NIAGARA FALLS By-law No.2024-090 A by—lawto amend By—law No.79—200,to permit the use of the lands for the development of 10 townhouse dwelling units in 2 blocks (AM—2023-025). 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. The purpose of this by-law is to amend the provisions of By—lawNo.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—lawNo.79—200,the provisions of this by—laware to prevail. Notwithstanding any provision of By-law No.79—200to the contrary,the following uses and regulations shall be the permitted uses and regulations governing the permitted uses on and of the Lands. The permitted uses shall be: (a)The uses permitted in the R4 zone The regulations governing the permitted uses shall be: (a) (b) Minimum front yard depth Minimum rear yard depth Minimum interior side yard width (i)to the southwest dwelling unit adjacent to the rear lot line (iii)to a roofed—overone storeyporchMaximumlotcoverageMinimumprivacyyarddepthforeachtownhousedwellingunit,as 5 metres plus any applicable distance specified in Section 4.27.1. 5.3 metres 3.6 metres 3.6 metres45%Page 341 of 359 measured from the exterior rear wall of every dwelling unit (i)to the southwest dwelling unit 3.6 metres adjacent to the rear lot line (ii)for all other dwelling units 6.7 metres (0 To a roofed-over one storey porch 3 metres (9)The balance ofthe regulations specified for a R4 use. 6.All other applicable regulations set out in By—lawNo.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 provisions of this by—lawshall be shown on Sheet B3 of Schedule “A”of By— law No.79-200 by redesignating the Lands from R5B—630to R4 and numbered 1259. 10.Section 19 of By-law No.79-200 is amended by adding thereto: 19.1.1259 Refer to By-law No.2024-090 11.By-law No.2003 —131is repealed. Read a First,Second and Third time;passed,signed,and sealed in open Council this 1Stday of October 2024. WILLIAMG.MATSON,CITY CLERK JAMES M.DIODATI,MAYORPage 342 of 359 Z/x Niagara?qus.SCHEDULE 1 TO BY-LAW NO.2024-090 Area Affected by this Amendment 3o :3 1:: 0 U1 (1) ano. Amending Zoning By-Iaw No.79-200 Description:PT TWPLT80 STAMFORD,AS IN RO344314,EXCEPTPTS 1 &2 59R11535;NIAGARAFALLS Applicant:FrankCostantino ConstructionAssessment:272510000304100musJim“mango)My!:‘liliit‘i/Ultil'gzulj am AM-2023-0259/10/2024Page 343 of 359 CITY OF NIAGARA FALLS By-Iaw No.2024-091 A by—Iawto provide for the adoption of Amendment No.171 to the City of Niagara Falls Official Plan (AM-2024-010). 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.171 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 1Stday of October 2024. BILL MATSON,CITY CLERK JAMES M.DIODATI,MAYOR Page 344 of 359 OFFICIAL PLAN AMENDMENT NO.171 PART 1 —PREAMBLE (iV) Purpose of the Amendment The purpose of the amendment is to allow for the development of 72 stacked townhouse dwellings within 5 blocks. Location of the Amendment The amendment applies to lands shown as Special Policy Area 99 on Schedule “A”to the Official Plan. Details of the Amendment Map Changes MAP 1 -Schedule “A”to the Official Plan —Residential designation with Special Policy Area 99. Text Change PART 2,SECTION 13 —SPECIAL POLICY AREAS,is amended by the addition of Subsection 13.99. Basis of the Amendment The subject lands are designated Residential as shown on Schedule “A”to the Official Plan.The applicant proposes to develop 72 stacked townhouse dwelling units within 5 blocks.The subject property is located within the Built—UpArea, Special Policy Area 91 and is designated Residential in accordance with the City of Niagara Falls Official Plan and Official Plan Amendment No.157,which was redesignated,along with other neighbouring Industrial lands to Residential. Special Policy Area number 99 will increase the permitted density from 75 units per hectare to 100 units per hectare located on a local road. The increase in density to 100 units per hectare can be supported as the proposal is compatible with the stacked townhouse development to the north at 75 units per maximum height in the Official Plan for a stacked townhouse which allows for thedesignofthebuildingstoremaincompatiblewiththesurrounding,residential units.The proposed development represents an efficient use of serviced urban land withtheincreasedofdensityto100unitsperhectareasbothtransportationandmunicipalinfrastructurehaveadequatecapacitytoaccommodatetheproposalandPage 345 of 359 will assist in achieving the minimum 50%residential intensification annual target in the Built-Up area with the increase in density on the subject lands. New residential development on these lands shall have regard for compatibility with nearby existing and future industrial uses in terms of Provincial D—6 Guidelines.Mitigation measures will be implemented including: -A minimum 2.0 m high noise barrier along the east and north edge of the common amenity area; -Future provision of central air conditioning for all units within Buildings B and E; -Warning clause for units within Buildings B and E advising that central air conditioning has been included to allow windows and doors to remain closed;and -Canadian National (CN)and Metrolinx warning clauses related to the rail line. 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.171 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.171",shall be identified as Special Policy Area 99 on Schedule “A”to the Official Plan. TEXT CHANGE —isaddingthefollowingsubsection:13.98 SPECIAL POLICY AREA “99”Special Policy Area “99”applies to approximately 0.73hectaresoflandlocatedontheeastsideofFourthAvenuePage 346 of 359 north of Hamilton Street.These lands are designated Residential on Schedule “A”to the Official Plan. Notwithstanding section 1.15.5 that stacked townhouses shall develop in the Residential designation,in the Built Up Area and shall increase the density from 75 unit per hectare to 100 units per hectare fronting on a local road.The amending zoning by-law shall regulate the development in terms of the building heights,setbacks,landscape and parking requirements.Page 347 of 359 Z/x MAP 1 TO AMENDMENT No.171 “EMF!!!“SCHEDULEA TO THE OFFICIAL PLAN Area Affected by this Amendment El Proposed Change To:Add SPECIALPOLICY#99 a. :2 City of Niagara Falls Of?cial PlanExcerptfromSCHEDULE-A -FUTURE LAND USENote:This scheduleform part of AmendmentNo.171 to the Of?cial Plan for the City of Niagara Fallsanditmustbereadinconjunctionwlththewrittentext.K:\GlS_Requests\2024\Schedule\Zoning\Zon22222222222 22222222 / \‘\‘\\\\Page 348 of 359 CITY OF NIAGARA FALLS By-Iaw No.2024-092 A by—Iawto amend By—IawNo.79—200,to permit the use of the lands for the development of 5 Stacked Townhouse dwellings containing 72 units,subject to a 3—year sunset clause.(AM—2024—010) 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-Iaw and shall be referred to in this by—Iaw as the “Lands”.Schedule 1 is a part of this by-Iaw. The purpose of this by—lawis to amend the provisions of By—IawNo.79—200,to permit the use of the Lands in a manner that would othenNise be prohibited by this by—Iaw.In the case of any conflict between a specific provision of this by—law and any existing provision of By—IawNo.79-200,the provisions of this by—laware to prevail. Notwithstanding any provision of By—lawNo.79—200to the contrary,the following uses and regulations shall be the permitted uses and regulations governing the permitted uses on and of the Lands. The permitted uses shall be: (a)The uses permitted in the R50 zone. The regulations governing the permitted uses shall be: (a)Minimum front yard depth 5.5 metres plus any applicable distance specified in Section 4.27.1.of By-Iaw No.79—200 (b)Minimum interior side yard 4.5 metres depth (0)Maximum height of building or 11 metres subject to structure Section 4.7 of By-law No.79—200 (e)Minimum manoeuvring aisle width 6.0 metres(f)Minimum landscaped open space 21 %(g)Minimum amenity space for an 14.75 square metres forPage 349 of 359 apartment dwelling or a stacked each dwelling unit townhouse dwelling (h)The balance of the regulations specified for a R5C 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 TC(H)and numbered 1257 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:.File a Record of Site Condition with the Ministry of the Environment, Conservation and Parks to the satisfaction of the Niagara Region and City 10.The provisions of this by—lawshall be shown on Sheet D3 of Schedule “A”of By- law No.79—200by redesignating the Lands from Ll to R5C and numbered 1257. 11.Should the owner of the Lands not execute a Site Plan agreement within 3 years of this by—lawcoming into effect,then the zoning of the lands zoned R5C—1257 shall be of no force and effect,and the zoning of the Lands will revert to the Light Industrial zone. 12.Notwithstanding clause 10 above,the approval of this by—lawmay be extended by 1 year at the discretion of the General Manager of Planning,Building and Development. 13.Section 19 of By—lawNo.79—200 is amended by adding thereto: 19.1.1257 Refer to By—lawNo 2024—092 Read a Second and WILLIAMG.MATSON,CITY CLERK JAMES M.DIODATI,MAYORS:\ZONING\AMS\2024\AM-2024—012(PLOPZ820240337)-6888 Drummond Road\9 By-law\By-law No.2024-xxx -AM—2024—012.docxPage 350 of 359 Z4 Niagara?qils.SCHEDULE 1 TO BY-LAW NO.2024-092 Area Affected by this Amendment I! F?:r ’2 - lI l-I-I-I-I— I I I'-I !! Amending Zoning By-Iaw No.79-200 Description:Lots 1-6 inclusive,Plan 313,Lots 87-90 inclusive,Plan 313,Part Lots 91 &amp;92,Plan 313,Part Third Niagara Fallsas in RO378968;City of Niagara FallsApplicant:1274505 Ontario LtdAssessment:272501001005900 AM-2024-010Kiltxlixjimmy.l ,\_}U.’-i'._txl‘i‘Alllltj'i/(ii‘li'll/mru ')}U.’l dpl .9/101101‘3Page 351 of 359 CITY OF NIAGARA FALLS By-law No.2024-093 A by—lawto amend By—lawNo.79-200,to permit the use of the lands for the development of hotel with two 30 —storey towers connected by a 4—storey podium,containing 548 hotel rooms,subject to a 3-year sunset clause.(AM—2024—013) 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—lawand shall be referred to in this by-law as the “Lands“.Schedule 1 is a part of this by—law. 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 othenNise be prohibited by this by-law. In the case ofany conflict between a specific provision ofthis by—lawand any existing provision of By—lawNo.79-200,the provisions of this by—laware to prevail. Notwithstanding any provision of By—lawNo.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. The permitted uses shall be: (a)The uses permitted in the TC zone. The regulations governing the permitted uses shall be: (a)Location of the various Refer to Schedule 2 of this by—law components of the building or and clause (e)of this section structure on the Lands,their maximum heights and maximum number of storeys and minimum yards (b)Maximum lot coverage 81 % (c)Maximum height of building or 113.2 metres inclusive of the structure and maximum storeys the mechanical penthouse and 30 feature as required by clause(d)of this section and is subject toSection6ofthisby—law.Page 352 of 359 10. 11. 13. (d)Roof Feature The building shall have a roof feature having a maximum height of 9 metres above the top storey. The roof feature shall be a distinct architectural element of the building (a)Minimum number of loading spaces 3 (b)The balance of the regulations specified for a TC use. 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 ofenhancing the design ofthe building and may enclose any roof mounted mechanical equipment,mechanical penthouses,or other similar elements. Notwithstanding Section 4.7 of By—law79—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. All other applicable regulations set out in By—lawNo.79-200 shall continue to apply to govern the permitted uses on the Lands,with all necessary changes in detail. No person shall use the Lands for a use that is not a permitted use. No person shall use the Lands in a manner that is contrary to the regulations. The provisions of this by—lawshall be shown on Sheet D4 of Schedule “A”of By—law No.79-200 by redesignating the Lands from TC to TC and numbered 1258. Should the owner of the Lands not execute a Site Plan agreement within 3 years of this by-law coming into effect,then the zoning of the lands zoned TC-1258 shall be of no force and effect,and the zoning of the Lands will revert to the Tourist Commercial (TC)zone. Development.Section 19 of By—lawNo.79—200is amended by adding thereto:19.1.1258 Refer to By—lawNo.2024—093Page 353 of 359 Read a First,Second and Third time;passed,signed,and sealed in open Council this 1st day of October 2024. WILLIAMG.MATSON,CITY CLERK JAMES M.DIODATI,MAYOR S:\ZON|NG\AMS\2024\AM—2024-013 (PLZBA20240377)—5234 Ferry Street\3 Report\By-Iaw No.2024—XXX—AM—2024—018.docx Page 354 of 359 £4 Ninsara?qlls.SCHEDULE 1 TO BY-LAW NO.2024-093 Amending Zoning By-law No.79-200 Description:Lot 1 s/s Ferry St,E of ClarkSt,Plan 653,abstracted as Block17,Village of Niagara Falls,Part Block26,Plan 1,Stamfordas in RO740340;City of Niagara Falls Lot 2 s/s Ferry St,E of ClarkAve,Plan 653,abstracted as Block17,Villageof Niagara Falls;City of Niagara Falls St,E of ClarkAve,Plan 653,abstracted as Block17,Villageof Niagara Falls;Lot 5 Ferry,E of ClarkAve,Plan 653,abstracted as Block17,Village of Niagara Falls;Part Lot 6 s/s Ferry St,E of ClarkAve,Plan653,abstracted as Block17,Villageof Niagara Falls;Part Block26,Plan 1,Stamford,Part 1,59R-9655;City ofNiagaraFallsPartBlock26,Plan 1,Stamford as in RO705200;City of Niagara FallsApplicant:2550185 Ontario IncAssessment:272503000809600,272503000806600,272503000809411,272503000809412 AM-2024—013Kl‘blb [V'LilLL‘~11‘I47U2'i1'5't’”iiilllii/Ul'll‘,j'i/L‘I‘Il.)}U,’~1npz\9.1)(HUNPage 355 of 359 Z”? Niagara?ills SCHEDULE 2 TO BY-LAW No.2024-093 Area Affectedby thls Amendment D Amending Zoning By-law No.79-200 Description:Lot 1 5/5Ferry St,E of ClarkSt,Plan 653,abstracted as Block17,Village of Niagara Falls,Part Block26,Plan 1,Stamford as in RO740340;City of Niagara Falls Lot 2 5/5Ferry St,E of ClarkAve,Plan 653,abstracted as Block17,Villageof Niagara Falls;City of Niagara Falls Lot 2 5/5Ferry St,E of ClarkAve,Plan 653,abstracted as Block17,Village of Niagara Falls;Lot 4 5/5Ferry St,E of ClarkAve,Plan 653,abstracted as Block17,Village of Niagara Falls;Lot 5 5/5Ferry,E of ClarkAve, Niagara FallsPartBlock26,Plan 1,Stamfordas in R0705200;City of Niagara Falls MaxNoStorey MaxHeightCEDParkingPodium416.5mApplicant:2550185 Ontario Inc Podium 6 22mAssessment:272503000809600,272503000806600,272503000809411,272503000809412 m Tower 30 113.1mK:\(§IS_Requesls\21124\SdIedulevoniiig\Zrmingli)24.aprx AM-ZHZ4-UIE 9/17/2024Page 356 of 359 CITY OF NIAGARA FALLS By-law No. 2024 - 098 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 “C”, and that Schedule “C”, attached hereto shall be inserted in lieu thereof. Read a first, second, third time and passed. Signed and sealed in open Council on this 1st day of October, 2024. ............................................................... ........................................................... WILLIAM MATSON, CITY CLERK JAMES M. DIODATI, MAYOR Page 357 of 359 SCHEDULE “C” 1. Parking By-law Enforcement Officers: Florina Andrei Kaven Bowen Paul Brown Lucas D’Alesio Zayn Dehghan Amanda Diprose Stew Frerotte John Garvie Douglas Goodings Jay Modi Bharpoor Singh Simratpal Singh Philip Rudachuk Raheim Wedderburn Page 358 of 359 CITY OF NIAGARA FALLS By-law No. 2024 - 099 A by-law to adopt, ratify and confirm the actions of the City Council at its meeting held on the 1st of October, 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 1st day of October 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 1st day of October, 2024. ........................................................ ……........................................................... WILLIAM G. MATSON, CITY CLERK JAMES M. DIODATI, MAYOR Page 359 of 359