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Home My WebLink About02-25-2025 AGENDA City Council Meeting 2:00 PM-Tuesday, February 25, 2025 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. IN CAMERA SESSION OF COUNCIL 1.1. In-Camera Resolution (Updated) February 25, 2025 - UPDATE Resolution to go In-Camera 7 2. CALL TO ORDER O Canada: Performed by: Ariana Sanchez Land Acknowledgement and Traditional Indigenous Meeting Opening 3. ADOPTION OF MINUTES 3.1. Council Minutes of February 4, 2025 City Council - 04 Feb 2025 - Minutes - Pdf 8 - 20 4. DISCLOSURES OF PECUNIARY INTEREST Disclosures of pecuniary interest and a brief explanation thereof will be made for the current Council Meeting at this time. 5. MAYOR'S REPORTS, ANNOUNCEMENTS 6. DEPUTATIONS / PRESENTATIONS All speakers are reminded that they have a maximum of 5 minutes to make their presentation. 6.1. Niagara Transit Niagara Transit to attend the Niagara Falls Council meeting to address questions raised by Council. Chair, Mat Siscoe, Chief of 21 - 22 Page 1 of 377 Staff, Jordan Hambleton and General Manager, Carla Stout, of the the Niagara Transit Commission will be in attendance. Memo from Niagara Transit 7. PLANNING MATTERS 7.1. PBD-2025-13 (Presentation added) AM-2024-007, Zoning By-Law Amendment Application 26CD-11-2024-002, Plan of Vacant Land Condominium 8168 McLeod Road PART TWP LOT 179 STAMFORD, PART 1 59R18167; CITY OF NIAGARA FALLS Applicant: Lotus Land Development Corp. (Aman Gandhi) Agent: Nicholas Godfrey (Upper Canada Planning & Engineering Ltd.) PBD-2025-13 - Pdf Presentation - (Agent) - Upper Canada Planning & Engineering Ltd. - 8168 McLeod Rd Presentation (Staff) AM-2024-007 - 8168 McLeod Road - Public Meeting - TO edits 23 - 67 7.2. PBD-2025-14 (Presentation added) AM-2024-026, Official Plan and Zoning By-law Amendment Application 7737 Lundy’s Lane Part Township Lot 133, Stamford as in RO521749; City of Niagara Falls Proposal: To increase the density permitted and rezone the subject lands to facilitate the conversion of an existing motel to 118 dwelling units with various commercial uses. Applicant:1000977112 Ontario Inc. (Santiago Rioja) Agent: Miles Weekes (Fotenn Planning + Design) PBD-2025-14 - Pdf Presentation - (Agent) - Council Meeting - 7737 Lundy's Lane Presentation (Staff) AM-2024-026 - 7737 Lundy's Lane - Public Meeting - TO edits 68 - 114 Page 2 of 377 8. REPORTS 8.1. PBD-2025-15 (Presentation Added) (Discussion Paper Added) Our Niagara Falls Plan- Phase 3 - Policy Directions Report and Discussion Paper 7 -Conformity and Implementation PBD-2025-15 - Pdf Presentation - Policy Directions Report PBD-2025-15 Appendix 3 Niagara Policy Discussion Paper PBD-2025-15 115 - 314 8.2. Housing Target Progress – Verbal Update (Added) Brian Dick, Senior Manager of Policy Planning, will provide Council with an update on the progress of housing targets. Presentation (Staff) - Housing Target - Council 2025 315 - 318 9. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK The Communications section of the agenda is a set of items listed as correspondence to Council that could be approved in one motion of Council. If Staff feel that more than one recommendation is required, the listed communications items will be grouped accordingly. The single motion per recommendation, if required, will save time. Prior to any motion being taken, a Councillor may request that one or more of the items be lifted for discussion and considered separately. RECOMMENDATION: THAT Council approve/support Item #9.1 through to and including Item #9.4. 9.1. Proclamation and Flag-Raising Request - World Autism Day Attached is a request for Council to proclaim Wednesday, April 2, 2025 as "World Autism Day" and to "fly the flag" on the same day at City Hall in Niagara Falls. Recommendation: THAT Council proclaim Wednesday, April 2, 2025 as "World Autism Day" and to "fly the flag" on the same day at the City Hall in Niagara Falls. Proclamation & Flag-Raising Request - World Autism Day Autism Ontario World Autism Day Proclamation 2025 319 - 321 Page 3 of 377 9.2. Flag-Raising Request - Pride Niagara - Niagara Pride Week Attached is an annual request for Council to approve a flag- raising ceremony on Monday, June 2nd, 2025 at 2:00 PM at City Hall to recognize June as "Pride month." Recommendation: For Council to APPROVE a flag-raising ceremony on Monday, June 2nd, 2025 to recognize Niagara Pride week (Saturday, May 31st - Sunday, June 8, 2025) and to recognize the month of June as "Pride month." Flag-Raising Request - Pride Niagara 2025 322 - 324 9.3. Resolution - Eastern Ontario Warden's Caucus - Support of Canadian and Ontario Governments' Negotiations with the United States Government on Trade Tarriffs On behalf of the Eastern Ontario Wardens’ Caucus (EOWC), please see the attached resolution “EOWC Support of Canadian and Ontario Governments Negotiations with the United States Government on Trade Tariffs.” Recommendation: THAT Council SUPPORT the resolution. EOWC Resolution - EOWC Support of Canadian and Ontario Governments Negotiations with the United States Government on Trade Tariffs - February 10 2025 325 - 327 9.4. Resolution – City of St. Catharines – Calls to the Provincial and Federal Governments to protect businesses impacted by potential Tariffs Attached is a resolution from the City of St. Catharines pertaining to "Calls to the Provincial and Federal Governments to protect businesses impacted by potential Tarrifs." Recommendation THAT Council SUPPORT the resolution. Notification - The Right Honourable Justin Trudeau re. Tariffs 328 - 330 10. COMMUNICATIONS AND COMMENTS OF THE CITY CLERK RECOMMENDATION: THAT Council receive for information Item #10.1 through to and including Item #10.4. 10.1. Correspondence from Community Services - Homelessness Update Attached is a memo from Jeffrey Sinclair, Manager, Homelessness Services at Niagara Region, describing the progress that has been made to address homelessness in the 331 - 332 Page 4 of 377 Niagara Region. Recommendation: THAT Council RECEIVE for information. Niagara Region Homelessness Update 10.2. Resolution - Town of Fort Erie - Provincial Election Health Care Advocacy Attached is a resolution from the Town of Fort Erie adopted at its Special Council meeting of February 11, 2025 pertaining to "Provincial Election Health Care Advocacy." Recommendation: THAT Council RECEIVE for information. Ford-Jones-Provincial Election Health Care Adocacy COMBINED 333 - 358 10.3. Notification of Application Launch for DEI Committee (Added) Attached is a memo to notify Council to the request for applications to an advisory committee of council. Recommendation: THAT Council RECEIVE for information. MEMO - DEI Committee Appointment 359 10.4. Memo from Planning - (updated) Attached is a memo from the Planning Department to provide further information pertaining to the addition of By-law 2025-028. Recommendation: THAT Council RECEIVE for information. Memo to Council - Revised 360 - 362 11. RATIFICATION OF IN-CAMERA 12. 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. 13. BY-LAWS Page 5 of 377 The City Clerk will advise of any additional by-laws or amendments to the by-law listed for Council consideration. 2025- 024. A by-law to amend By-law No. 79-200, to permit the use of the Lands for the development of a mixed-use building consisting of 118 residential dwelling units with various commercial uses. (AM- 2024-026). By-law 2025-024 - AM-2024-026 - 7737 Lundy's Lane - ZBA 363 - 365 2025- 025. A by-law to provide for the adoption of Amendment No. 178 to the City of Niagara Falls Official Plan (AM-2024-026). By-law 2025-025 - AM-2024-026 - 7737 Lundy's Lane - OPA 366 - 369 2025- 026. A by-law to amend By-law No. 79-200, to permit the use of the Lands for the purpose of a boarding or rooming house (AM-2024- 002). By-law 2025-026 - AM-2024-002 - 7715 Beaverdams - ZBA 370 - 372 2025- 028. A by-law to provide for the adoption of Amendment No. 175 to the City of Niagara Falls Official Plan (AM-2024-005). (Added) By-law No 2025-028 - AM-2024-005 - OPA 373 - 376 2025- 029. A by-law to amend By-law No. 79-200 to permit the use of the Lands for an 18-storey mixed-use building with a hotel and tourist attractions, subject to a 4-year sunset clause and the removal of a Holding (H) symbol (AM-2024-005). (Added) 2025- 030. A by-law to adopt, ratify and confirm the actions of the City Council at its meeting held on the 25th day of February, 2025. (By-Law Number Revised) By-law 2025-030 02 25 25 Confirming By-law 377 14. ADJOURNMENT Page 6 of 377 The City of Niagara Falls, Ontario Resolution February 25, 2025 Moved by: Seconded by: WHEREAS all meetings of Council are to be open to the public; and WHEREAS the only time a meeting or part of a meeting may be closed to the public is if the subject matter falls under one of the exceptions under s. 239(2) of the Municipal Act. WHEREAS on February 25, 2025, Niagara Falls City Council will be holding Closed Meetings as permitted under s. 239 (2) of the Municipal Act, namely; (b) Personal matters about an identifiable individual, including municipal or local board employees. (c) a proposed or pending acquisition or disposition of land by the municipality or local board; (e) litigation or potential litigation, including matters before administrative tribunals, affecting the municipality or local board; THEREFORE BE IT RESOLVED that on February 25, 2025 Niagara Falls City Council will go into a closed meeting to consider matters that fall under 239 (2) (b) personal matters about an identifiable individual regarding Council; (c) a proposed or pending acquisition or disposition of land by the municipality related to parking as well as (e) litigation or potential litigation, including matters before administrative tribunals, affecting the municipality regarding an appeal before the Ontario Land Tribunal. AND The Seal of the Corporation be hereto affixed. WILLIAM G. MATSON JAMES M. DIODATI CITY CLERK MAYOR Page 7 of 377 MINUTES City Council Meeting 2:00 PM - Tuesday, February 4, 2025 Council Chambers/Zoom App The City Council of the City of Niagara Falls was called to order on Tuesday, February 4, 2025, at 2:00 PM, in the Council Chambers/Zoom App, with the following members present: COUNCIL PRESENT: Mayor Jim Diodati, Councillor Mona Patel, Councillor Tony Baldinelli, Councillor Lori Lococo, Councillor Victor Pietrangelo, Councillor Mike Strange (attending in Council Chambers) COUNCIL ABSENT: Councillor Wayne Campbell, Councillor Ruth-Ann Nieuwesteeg, Councillor Chris Dabrowski STAFF PRESENT: Jason Burgess, Bill Matson, Nidhi Punyarthi, Luciano Chieca, Shelley Darlington, Joe Zambito, Tiffany Clark, Erik Nickel, James Sticca, Margaret Corbett (attending in Council Chambers) Trent Dark (attending via Zoom app.) 1 IN CAMERA SESSION OF COUNCIL 1.1 In-Camera Resolution Moved by Councillor Mona Patel Seconded by Councillor Lori Lococo THAT Council ENTER into an In-Camera session on February 4, 2025. Carried Unanimously (Councillor Pietrangelo absent from the vote). 2 CALL TO ORDER The City Council Meeting was called to order at 4:42 PM. 3 ADOPTION OF MINUTES 3.1 Council Minutes of January 14, 2025 Moved by Councillor Mike Strange Seconded by Councillor Lori Lococo THAT Council APPROVE the minutes of January 14, 2025 meeting as presented. Carried Unanimously 3.2 Council Minutes of January 21, 2025 (Budget Meeting) Page 1 of 13 Page 8 of 377 Moved by Councillor Victor Pietrangelo Seconded by Councillor Lori Lococo THAT Council APPROVE the minutes of the January 21, 2025 Budget Meeting as presented. Carried Unanimously 4 DISCLOSURES OF PECUNIARY INTEREST None reported. 5 MAYOR'S REPORTS, ANNOUNCEMENTS a) Mayor Diodati discussed the following events and announcements: Border Mayor's Alliance of Canada  Reinstated the Alliance  Advocacy and support of the Premiers and Prime Minister  Networking with US elected officials  Sharing facts and clarifying misinformation OLG Recognition Event  Attended by Mayor Diodati as well as Councillor Nieuwesteeg, Councillor Patel, Councillor Strange, Councillor Baldinelli, Councillor Lococo and Councillor Pietrangelo Sports Wall of Fame  Attended by Mayor Diodati as well as Councillor Nieuwesteeg, Councillor Patel, Councillor Strange, Councillor Baldinelli, Councillor Lococo and Councillor Pietrangelo Niagara District Firefighter's Association  Attended by Mayor Diodati and Councillor Patel Premier's Visit  Mayor Jim Diodati attended with two other Mayors, Mayor Siscoe and Mayor Campion, for the endorsement of Premier Doug Ford.  Also attended by Councillor Nieuwesteeg and the Minister of Transportation Prabmeet Sarkaria. Business Happenings  Spice Kerala Grand Opening attended by Mayor Diodati and Councillor Patel  Falls Auto Body 50 year anniversary attended by Mayor Diodati as well as Councillor Pietrangelo, Councillor Baldinelli and Councillor Patel. Councillor Leave of Absence  The Mayor notified Council and the Public that the City Clerk has received written notice from Councillor Nieuwesteeg about taking an unpaid leave of absence. Congratulations  The City of Niagara Falls was recognized as one of Hamilton-Niagara's top employers  City of Niagara Falls projects were recognized at the Niagara Biennial Page 2 of 13 Page 9 of 377 Awards Coming Up  Valentine's Day-Friday February 14th b) The next Council meeting is scheduled for Tuesday, February 25th, 2025. 6 DEPUTATIONS / PRESENTATIONS 6.1 Recognition - Inspector Chris Gallagher - Niagara Parks Police Mayor Diodati recognized Inspector Chris Gallagher, on his retirement from the Niagara Parks Police and his many accomplishments during his time of active service. 6.2 Recognition of Blair McKeil Mayor Diodati, on behalf of Council, recognized Blair McKeil for his contributions to benefit residents and families of Niagara Falls through his investments in the Santa Claus Parade. The Mayor also recognized Robbie and Ana Bratina, who built the Teddy Tug float for the parade. 6.3 Niagara Parks Commission Postponed until April 8th, 2025 6.4 Big Brothers Big Sisters Erin Graybiel, Executive Director of Big Brothers Big Sisters of Niagara, provided an update on their life-changing mentorship in Niagara Falls. Moved by Councillor Mike Strange Seconded by Councillor Mona Patel THAT Council RECEIVE the presentation and direct staff to post donation information on City social media, to inform the public how donations can be made to the Nearly New thrift Store Big Brothers and Big Sisters of Niagara, located at 4311 Queen St. in Niagara Falls. Carried Unanimously 7 REPORTS 7.1 MW-2025-04 Sidewalk Winter Maintenance Moved by Councillor Mona Patel Seconded by Councillor Tony Baldinelli It is recommended: 1. THAT Report MW-2025-04 and the accompanying presentation regarding Sidewalk Winter Maintenance be RECEIVED for information; 2. THAT Council ADOPT the Snow Clearing Bylaw on today's agenda with an effective enforcement date starting October 1, 2026; and, 3. THAT Council DIRECT staff to develop a financial assistance program for low-income individuals with physical limitations, including seniors. Carried Unanimously Page 3 of 13 Page 10 of 377 7.2 MW-2025-05 Portage Road Watermain Replacement-Niagara Parks Commission Cost Sharing Moved by Councillor Victor Pietrangelo Seconded by Councillor Mike Strange It is recommended: 1. THAT Staff be DIRECTED to enter a cost sharing agreement with the Niagara Parks Commission for the replacement/improvement of the Portage Road Watermain from Marineland Parkway to Old Mcleod Road allowance. 2. THAT the Mayor and City Clerk be AUTHORIZED to execute all necessary agreements. 3. THAT Council APPROVE a capital budget amendment of $1,250,000, to be funded by Capital Special Purpose Reserve (CSPR) 73, so that Staff can proceed with initiating this new project. Carried Unanimously 7.3 PBD-2025-10 Street Name Change – Schisler Road to Pattison Lane Portion of Schisler Road at Montrose Road Moved by Councillor Victor Pietrangelo Seconded by Councillor Mona Patel 1. THAT Council DIRECT staff to change the street name for a portion of Schisler Road, west of Montrose Road, shown on Appendix 1 as the affected segment, to Pattison Lane. Carried Unanimously 7.4 PBD-2025-12 Construction Fencing Joedy Burdett provided comments regarding the the Construction Fencing report and by-law. Moved by Councillor Victor Pietrangelo Seconded by Councillor Tony Baldinelli It is recommended: 1. THAT Council RECEIVE this Report or information purposes; 2. THAT Council APPROVE and enact the Construction Fencing By-law attached as Attachment 1 to this Report (hereinafter referred to as the “Construction Fencing By-law”); 3. THAT Council DELEGATE authority to the General Manager of Planning, Building and Development and their further delegates, as appropriate, to take any step or action necessary to administer the Construction Fencing By-law. Page 4 of 13 Page 11 of 377 Carried Unanimously 7.5 PBD-2025-11 Single Room Occupancy (SRO) Project – Addendum Report to Report PBD-2025-08 Moved by Councillor Victor Pietrangelo Seconded by Councillor Lori Lococo 1. THAT Council RECEIVE the addendum report for information. 2. THAT Council AUTHORIZE the initiation of Phase 2 of the SRO report to be undertaken in 2026 3. THAT Council APPROVE a budget amendment of $70,000 in the 2025 budget. 4. THAT Council DIRECT staff in Phase 2 of the update to the SRO Project to revisit all options of the Study as well as to develop location criteria to limit the number of SRO operators, ensuring that there is no concentration of SRO’s in any particular area of the City. Carried Unanimously 7.6 CAO-2025-03 - Clerks Mid-Term Requests and Adjustments for Advisory Committees of Council Moved by Councillor Victor Pietrangelo Seconded by Councillor Mike Strange 1. That Council ALLOW Staff to commence the application process to fill recent vacancies on the Senior's Advisory Committee and Heritage Committee; and 2. That Council ALLOW for the Senior Advisory Committee, Anti-Racism Committee, Environmental Committee and Heritage Committee to implement a range of committee members for the remainder of the 2022-2026 Council Term; and 3. That Council ALLOW Staff to open the application process when a committee is below their minimum threshold of members. Carried Unanimously 7.7 CAO-2025-04 (FIRE) Self Contained Breathing Apparatus (SCBA) Decontamination Washer Project Capital Budget Amendment Moved by Councillor Victor Pietrangelo Seconded by Councillor Tony Baldinelli It is recommended: THAT Council APPROVE a 2025 Capital Budget Amendment to create project F-112-25 for the Self Contained Breathing Apparatus (SCBA) Decontamination Page 5 of 13 Page 12 of 377 Washer project with a total budget of $58,000 (inclusive of non-recoverable HST), to be funded by the Ministry of the Solicitor General, Fire Protection Grant 2024-25; And THAT Council permit a Single Source procurement with A.J. Stone Company Ltd. in the amount of $49,606.00 excluding HST to purchase a MEIKO decontamination washer in accordance with Section 18 of the City’s Procurement By-Law No. 2021-04. Carried Unanimously 8 CONSENT AGENDA 8.1 CS-2025-18 (Finance) 2024 Q3 Water/Wastewater Fund Budget to Actual Variance (Unaudited) Moved by Councillor Victor Pietrangelo Seconded by Councillor Tony Baldinelli THAT Council RECEIVE the 2024 Q3 Water and Wastewater Fund Budget to Actual Variance report for the period ended September 30, 2024 for information. Carried Unanimously 9 COMMUNICATIONS AND COMMENTS OF THE CITY CLERK Councillor Baldinelli left Chambers at 6:36 PM and returned at 6:38 PM 9.1 Proclamation and Flag-Raising Request - Christian Heritage Month Attached is a request for Council to proclaim December 2025 as "Christian Heritage Month" and to include a flag-raising ceremony this year to provide a meaningful and visible was to recognize this initiative. Recommendation: THAT Council PROCLAIM December 2025 as "Christian Heritage Month" and to arrange for a flag-raising ceremony in 2025 to recognize this initiative. 9.2 Proclamation and Flag-Raising Request - Bulgarian Heritage Day Attached is a request from the Consul General, Republic of Bulgaria for Council to proclaim Monday, March 3, 2025 as "Bulgarian Heritage Day" and to arrange a flag-raising ceremony for the same day. Recommendation: THAT Council PROCLAIM Monday, March 3, 2025 as "Bulgarian Heritage Day" and to arrange a flag-raising ceremony for the same day. 9.3 Proclamation & Flag Raising Request - Polish Constitution Day Attached is a a formal request from Jan Dabrowski for Council to proclaim the month of May "Polish Heritage Month". And that Council proclaim Saturday, May 3rd as "Poland's Constitution Day" and to arrange a flag-raising ceremony Page 6 of 13 Page 13 of 377 for Saturday, May 3rd. Recommendation: THAT Council PROCLAIM the month of May "Polish Heritage Month". THAT Council PROCLAIM Saturday, May 3rd, 2025 as "Poland's Constitution Day" and to arrange a flag-raising ceremony for Saturday, May 3rd, 2025. 9.4 Proclamation and Flag-Raising Request - Parental Alienation Awareness Day Attached is a request for Council to proclaim Friday, April 25, 2025 as "Parental Alienation Awareness Day" and to schedule a flag-raising ceremony for the same date. 9.5 Proclamation Request - Preventative Health Awareness Month (PHAM) Attached is a request asking Council to declare the month of February 2025 as "Preventative Health Awareness Month" in the City of Niagara Falls. Recommendation: THAT Council DECLARE the month of February 2025 as "Preventative Health Awareness Month" in the City of Niagara Falls. 9.6 Proclamation Request - Heritage Week Attached is a request for City Council to proclaim the week of February 17-23, 2025, as "Heritage Week" in the City of Niagara Falls. Recommendation: THAT Council PROCLAIM the week of February 17-23, 2025, as "Heritage Week" in the City of Niagara Falls. 9.7 Memo - Council Advisory Committee Appointment Request - Municipal Heritage Committee Attached is a memo to Council regarding a vacancy on the Municipal Heritage Committee. Recommendation: For the APPROVAL of Council. 9.8 Victoria Centre BIA - 2025 Budget/Levy Attached is the Victoria Centre BIA 2025 budget for Council consideration. Recommendation: THAT Council APPROVE the Victoria Centre BIA's 2025 Budget as presented. 9.9 Flag Raising Request Attached is a request from the Consulate General of the Republic of Kosovo in Toronto, to organize a flag raising ceremony to commemorate Kosovo's Independence Day, on or around February 17, 2025. Moved by Councillor Victor Pietrangelo Seconded by Councillor Lori Lococo THAT Council APPROVE/SUPPORT Item #9.1 through to and including Item #9.9 Carried Unanimously Page 7 of 13 Page 14 of 377 10 COMMUNICATIONS AND COMMENTS OF THE CITY CLERK 10.1 Resolution - City of Peterborough - Bill 242, Safer Municipalities Act, 2024 Council Resolution Attached is a resolution passed by Council of the City of Peterborough on January 13, 2025. Recommendation: THAT Council RECEIVE for information. 10.2 Resolution-City of Welland-Redistributing a portion of Land Transfer Tax to municipalities Attached is a letter from the City of Welland. The letter is asking Prime Minister Trudeau to consider redistributing a portion of collected land transfer taxes as well as a percentage of any GST collected on property sales, amongst the municipalities in order to provide additional funding for infrastructure needs and investments. Recommendation: THAT Council RECEIVE for information. 10.3 Correspondence from the Niagara Region Attached is correspondence sent from the Niagara Region pertaining to the following matters: 1. CLK-C 2025-002 Niagara Region Motion respecting Use of the Notwithstanding Clause Recommendation: THAT Council RECEIVE for information. 10.4 Correspondence from the Niagara Transit Commission - Niagara Transit Master Plan Public Engagement Attached is correspondence from the Niagara Transit Commission, to notify the public of the upcoming public engagement sessions that will be offered, regarding their Facilities, Strategic Asset and Service Network Master Plan. Recommendation: THAT Council RECEIVE for information. Moved by Councillor Victor Pietrangelo Seconded by Councillor Mike Strange THAT Council RECEIVE for information Item #10.1 through to and including Item #10.4. Carried Unanimously 11 COMMUNICATIONS AND COMMENTS OF THE CITY CLERK 11.1 2024 Memorandum of Understanding for Engineering Review Function with Niagara Region Attached is correspondence from the Niagara Region informing of the Bill 23 proclamation date for the Region is March 31, 2025. Page 8 of 13 Page 15 of 377 Recommendation: THAT Council ENDORSE the MOU and AUTHORIZE the CAO to sign. Moved by Councillor Victor Pietrangelo Seconded by Councillor Mona Patel THAT Council ENDORSE the MOU and AUTHORIZE the CAO to sign. Carried Unanimously 12 RESOLUTIONS 12.1 AM-2024-035-9304 McLeod Road & PID 1337 A Public Meeting was held by Council on January 14, 2025, to consider an Official Plan Amendment and Zoning By-law Amendment to facilitate 544 dwelling units, parkland, a stormwater management facility, and watercourse protection. The recommendations of Report No. PBD-2025-02 were approved by Council on January 14th , 2025 and By-Law No. 2025-021 has been placed on Council’s agenda this evening. Since January 14, 2025, it was identified by Staff that zoning relief is required to permit accessory buildings, with or without additional dwelling units, in the front yards of the lots abutting McLeod Road or Beechwood Road, and to eliminate the maximum width of a driveway or parking area in the front yard for these same lots, as depicted on the Demonstration Plan that was submitted with the application and presented to Council and the public on January 14th, 2025. The attached resolution is required to deem the proposed changes minor and exempt the requirement for further notice for the purpose of granting the zoning relief required to permit accessory buildings, with or without additional dwelling units, in the front yards of the lots abutting McLeod Road or Beechwood Road, and to eliminate the maximum width of a driveway or parking area in the front yard for these same lots. Moved by Councillor Mike Strange Seconded by Councillor Tony Baldinelli THAT Council APPROVE the resolution pertaining to AM-2024-035-9304 McLeod Rd & PID 1337, to deem the proposed changes minor and exempt the requirement for further notice for the purpose of granting the zoning relief required to permit accessory buildings, with or without additional dwelling units, in the front yards of the lots abutting McLeod Road or Beechwood Road, and to eliminate the maximum width of a driveway or parking area in the front yard for these same lots. Carried (opposed by Councillor Patel and Councillor Lococo) 13 RATIFICATION OF IN-CAMERA a) Ratification of In-Camera Moved by Councillor Mona Patel Page 9 of 13 Page 16 of 377 Seconded by Councillor Lori Lococo Motion to go back In-Camera at 6:41 PM, to reaffirm earlier items that were on the February 4, 2025 In-Camera Agenda. The meeting reconvened at 7:07 PM. Items that were ratified: 1. Council supports the library board's decision to move forward in a partnership with the University of Niagara Falls, in a lease agreement and further direction will be given to staff 2. THAT Council authorize the Mayor and City Clerk to act on behalf of the City to execute a lease for the MacBain Community Centre cafe from House Cook. And that the Mayor, City Clerk and City Solicitor be authorized to prepare, review and execute whatever documents are required to complete the lease 3. That due to the existing conditions of volatility with both the City's supply chains and currency rates, THAT Council provide delegated authority to the Chief Administrative Officer and the General Manager of Corporate Services, to authorize modified procurement process including single source procurements up to $2 million. This delegated authority must be reported to Council at the next available Council meeting. This delegated authority expires no later than May 1st, 2025 or unless cancelled by Council. CARRIED 14 NOTICE OF MOTION/NEW BUSINESS 14.1 NOTICE OF MOTION - Homelessness Committee Attached is a request for a Notice of Motion from Councillor Lori Lococo requesting Council to re-instate the Homelessness Committee to assist in dealing with the issues that the City has regarding homelessness, mental health and addiction. Moved by Councillor Lori Lococo Seconded by Councillor Mike Strange THAT Council WAIVE the Notice of Motion requirements within the Procedural By-law to allow Council to discuss and vote on item #14.1 on today's agenda. Carried Unanimously Moved by Councillor Lori Lococo Seconded by Councillor Tony Baldinelli THAT the City of Niagara Falls RE-INSTATE the Homelessness Committee to assist in dealing with the issues that the City has regarding homelessness, mental health and addiction. Withdrawn Page 10 of 13 Page 17 of 377 In lieu of re-instating the City's homelessness committee, there was direction given to staff to reach out to the Niagara Region for possible involvement with their homeless committee. 14.2 NOTICE OF MOTION - Commercial Parking Lots Attached is a request for a Notice of Motion from Councillor Patel pertaining to Commercial Parking Lots. Moved by Councillor Mike Strange Seconded by Councillor Victor Pietrangelo THAT Council WAIVE the Notice of Motion requirements within the Procedural By-law to allow Council to discuss and vote on item #14.2 on today's agenda. Carried Unanimously Moved by Councillor Mona Patel Seconded by Councillor Tony Baldinelli THAT Staff PREPARE a report to come back to Council outlining:  How many private parking lots exist in the City and indicate the locations.  What the requirements are to be compliant with the City’s Commercial Parking Lot Licensing bylaw.  How many lots are compliant with the City’s Licensing by-law with; paved/lined/lights/signs/updated/updated license/insured/etc.  The current fees required for a Commercial Parking Lot license; and identifying if there are there different fees charged for different sized lots  A comparison to other by-laws in larger cities, including Toronto, and cities with a high number of visitors.  That this comparison is done this season  That it takes into account a review of rates  When the fees were last reviewed and updated within the licensing by- law.  Whether all noncompliant parking lots have been served notices by Enforcement Staff to comply with the by-law.  What the ramifications are with regard to commercial parking lot staff trying to solicit potential customers while walking onto City sidewalks/roads with signs and/or hand gestures. The efforts made this season to ensure all parking lots are in compliance, including:  giving notification to these parking lots about some form of budget or proforma on what kind of review to anticipate  giving notification of a renewed updated parking fees schedule that is reflective of Niagara Falls and the parking opportunity. Carried Unanimously Page 11 of 13 Page 18 of 377 15 BY-LAWS 2025- 014. A by-law to declare 11211 Sodom Road; Willoughby Township Hall; as surplus. 2025- 015. A by-law to declare 8196 Cummington Square West; Chippawa Town Hall; as surplus. 2025- 016. A by-law to regulate the clearing of snow and ice from sidewalks within the City of Niagara Falls. 2025- 017. A by-law to prescribe construction fencing as it relates to building permits issued under the Building Code Act. 2025- 018. A by-law to amend By-law No. 2024-045, to expand the Administrative Monetary Penalties System (“AMPS”) for Non-Parking Matters to include additional administrative monetary fines for By-law No. 2015-101, By-law No. 2009-73, By-law No. 2001-31, By-law No. 93-242, By-law No. 98-217 (as amended by By-law No. 99-217), By-law No. 99-16, By-law No. 2014-58, By- law No. 2005-70 (as amended by By-law No. 2014-153), By-law No. 2021-24 and By-law No. 2019-35. 2025- 019. A by-law to amend By-law No. 79-200 to align Additional Dwelling Unit regulations within the City of Niagara Falls with Provincial policies (AM-2024- 034). 2025- 020. A by-law to provide for the adoption of Amendment No. 179 to the City of Niagara Falls Official Plan (AM-2024-035). 2025- 021. A by-law to amend By-law No. 79-200 to regulate the McLeod Meadows Plan of Subdivision, subject to the removal of a Holding (H) symbol (AM-2024-035). 2025- 022. 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. 2025- 023. A by-law to adopt, ratify and confirm the actions of the City Council at its meeting held on the 4th day of February, 2025. 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 (Councillor Lococo and Councillor Pietrangelo opposed to By- Law number 2025-015. Councillor Lococo and Councillor Patel opposed to By-Law numbers 2025-020 and 2025-021. 16 ADJOURNMENT a) Adjournment Moved by Councillor Mike Strange Seconded by Councillor Victor Pietrangelo That Council adjourn the meeting at 7:32 PM. Page 12 of 13 Page 19 of 377 Carried Unanimously Mayor City Clerk Page 13 of 13 Page 20 of 377 Niagara 9/IJ Region ■. Niagara Transit Niagara Region Niagara Transit 1815 Sir Isaac Brock Way 2012 First Street Louth Thorold, ON L2V 4T7 St Catharines, ON L2S 3V9 Telephone: 905-980-6000 Toll-free: 1-800-263-7215 Telephone: 1-833-678-5463 www.niagararegion.ca www.nrtransit.ca January 16, 2025 Councillor Lori Lococo City of Niagara Falls 4310 Queen Street Niagara Falls, ON L2E 6X5 Councillor Lococo, Thank you for your inquiries regarding Niagara Transit. I am pleased to provide further information on Niagara Transit’s finance model. The current model was agreed to through the triple majority process after several iterations, presentations, and discussions among local municipalities. Niagara Falls Council voted on it in December of 2021. It was initially included as a report in the Niagara Falls Council agenda in July of 2021 and is designed so that each local area municipality (LAM) pays a Special Levy for the service hours they receive. It is referenced in the Key Facts of that report that “Service levels are different in each municipality; therefore, the Region proposes that twelve (12) Special Levies be adopted in 2023. Each special levy will allocate 65% of 2023 net transit costs based on service hours, with existing Niagara Regional Transit services continuing to be allocated to the special levy based on local share of Region wide assessment.” The motion was passed unanimously with one absentee. It is as follows: 7.9. TS-2021-07 Moving Transit Forward in Niagara: Creation of a Consolidated Transit Commission ORDERED on the motion of Councillor Victor Pietrangelo, Seconded by Councillor Wayne Campbell that Council receive the Regional Municipality of Niagara’s Report PW 55-2021 dated November 25, 2021 (inclusive of its Appendix 1 being By-law No. 96-2021) now approved by Regional Council at their Special Meeting on the same date, attached as Appendix 1 to this report, and 1 | Page Page 21 of 377 _________________________ January 16, 2025 That Council adopt the following resolution prior to the triple majority process deadline for all Niagara municipalities in this matter of January 31, 2022: “That the Council of the City of Niagara Falls consents to the passage of By-law No. 96-2021 of The Regional Municipality of Niagara, being a by-law to provide Niagara Region with the exclusive authority to establish, operate and maintain a consolidated passenger transportation system for the Niagara Region” ,and That Council delegates its authority to the Chief Administrative Officer to negotiate municipal asset transfer agreements for the Corporation of the City of Niagara Falls with representatives of the future Regional Transit Commission on the basis of the principles in Report PW 55-2021 -Appendix 3 Municipal Transfer Agreements – Summary Sheet (attached as Appendix 1 to this report) and in a form satisfactory to the City Solicitor, and That the Mayor and Chief Administrative Officer be given the authority to bind the Corporation of the City of Niagara Falls to enter into said agreements in these matters, and That Council directs Staff to provide subsequent reports to Council regarding transition costs in 2022 and impacts to the 2023 Capital and Operating Budgets in the creation of a Regional Transit Commission, as described in this report and the attached appendices. Subsequent to that motion passing at Niagara Falls Council, it also passed with Triple Majority approval and was then encapsulated in the Municipal Transfer Agreements. If you would like copies of the municipal transfer agreements or any other information, please don’t hesitate to ask. We will be happy to provide them. Best regards, _________________________ Ron Tripp, P. Eng Carla Stout, DPA Niagara Region Chief Administrative Officer Niagara Transit General Manager CC: Mayor Diodati and Members of Council, City of Niagara Falls Jason Burgess, CAO, City of Niagara Falls Bill Matson, Clerk, City of Niagara Falls 2 | Page Page 22 of 377 PBD-2025-13 Planning Report Report to: Mayor and Council Date: February 25, 2025 Title: AM-2024-007, Zoning By-Law Amendment Application 26CD-11-2024-002, Plan of Vacant Land Condominium 8168 McLeod Road PART TWP LOT 179 STAMFORD, PART 1 59R18167; CITY OF NIAGARA FALLS Applicant: Lotus Land Development Corp. (Aman Gandhi) Agent: Nicholas Godfrey (Upper Canada Planning & Engineering Ltd.) 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 3 blocks of 18 townhouse dwelling units with the permission for Accessory Dwelling Units (ADU) and the Environmental Protection Area (EPA) located at the rear of the property 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 1; 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 3 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 Upper Canada Consultants has applied for a Zoning By-law Amendment and concurrent Draft Plan of Vacant Land Condominium on behalf of Lotus Land Development Corp. for the lands located at 8168 McLeod Road. The applications will facilitate the development Page 1 of 29 Page 23 of 377 of the 0.81 hectares (2 acres) site to accommodate 3 blocks of 18 townhouse dwelling units, with added permission for basement Additional Dwelling Units (ADUs). The owner of the dwelling unit will have the option to rent the ADU, providing an opportunity for supplemental rental income while contributing to the availability of affordable housing in the community. The townhouse dwellings will be located on a private road and developed by Vacant Land Condominium with the Environmental Protection Area located at the rear of the property. Details of the proposed development are illustrated on Appendix 1 - Location Map, Appendix 2 - Conceptual Site Plan and Appendix 3 - Conceptual Elevations. To permit this development the lands are proposed to be rezoned as illustrated in Appendix 2 – Conceptual Site Plan, from a Light Industrial (LI) to a site specific Residential Low Density, Group Multiple Dwelling (R4) and the Environmental Protection Area (EPA) at the rear of the property . 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 allowing for the development of a complete community;  The proposed development provides intensification and encourages efficient use of existing municipal infrastructure and services with the requested recommended regulations that are appropriate to regulate the proposed use; and  The introduction of additional multiple dwellings will contribute to the diversification of housing supply within the urban area as prescribed by the 2024 PPS as well as the Regional and City Official Plans. The proposal is located adjacent to and in proximity to existing townhouse and apartment dwellings. Registering a Plan of Condominium on the lands will allow the individual ownership of the dwelling units, with a private road and landscape areas held in common ownership. 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 5 – Draft Plan of Vacant Land of Condominium. A Public Open House took place on October 29, 2024. The applicant’s agent was present, however, no members of the public attended, and no emails or other inquiries were received to date. Background Page 2 of 29 Page 24 of 377 Proposal The proposed development will include 3 blocks of 18 townhouse dwelling units, with the added permission for Additional Dwelling Units (ADUs). The owner of the dwelling unit will have the option to rent out the basement as an ADU, providing an opportunity for supplemental rental income while contributing to the availability of affordable housing in the community. The subject property is currently zoned Light Industrial (LI) in accordance with Zoning By-law No. 79-200, as amended. The applicant is proposing to rezone the lands to a site specific Residential Low Density, Group Multiple Dwelling Zone (R4) Zone and Environmental Protection Area (EPA) located at the rear of the property. The proposal includes adding the use of ADU and a reduction of the front yard depth. The Draft Plan of Vacant Land Condominium will divide the subject lands into 18 townhouse units to be sold individually, while the private road and the landscape areas around the perimeter of the property will be held in common ownership. The proposed unit layout is illustrated on the Draft Plan of Condominium included as Appendix 4. Site Conditions and Surrounding Land Uses The subject lands are located on the south side of McLeod Road between Kalar Road and Pin Oak Drive, rectangular in shape and approximately 0.81 hectares (2 acres) in size. The land has historically remained a vacant parcel, featuring an existing floodplain associated with Warren Creek. To the south of the property, a vegetated area provides natural buffering, further enhanced by adjacent ecological features. These environmentally sensitive lands will be rezoned and safeguarded through the proposed Environmental Protection Area (EPA) zoning, ensuring their long-term preservation. Surrounding land uses include:  North – Brookside Village Co-operative townhomes  South – Niagara Peninsula Energy facility (Class 1)  East – Townhomes and semi-detached dwelling with an EPA zone  West – Vacant land zoned R5B (apartment zone) with an EPA zone Circulation Comments Information about the requested Zoning By-law Amendment and Draft Plan of Vacant Land Condominium was circulated to City departments, agencies, and the public for comments. Comments and conditions received from internal departments and external agencies will be addressed in the Draft Plan of Vacant Land Condominium. No comments were received from the public. The following summarizes the comments received. Page 3 of 29 Page 25 of 377 Niagara Region Niagara Region supports the proposal for 18 townhouses and ADUs on an underutilized urban parcel, contributing to the City’s 50% intensification target and housing diversity.  The Region reviewed the updated Land Use Compatibility, Noise and Vibration Studies, prepared by RWDI, dated July 25, 2024. The Niagara Region were satisfied with the Classification 1 for the 70 metre distance separation of the Canada Coach bus depot to the west and the Niagara Peninsula Energy facility to the south. The study proposed mitigation measures that are included as conditions in the Draft Plan of Vacant Land Condominium (Appendix 5).  The Region reviewed the EIS (Terrastory, Feb 21, 2024) and confirmed compliance with the approved Terms of Reference. Regional staff support the NES characterization and recommendations and have no objection to the proposed ZBA or Draft Plan of Vacant Land Condominium, provided recommended conditions in Appendix 5 and EPA zone is implemented.  The Stage 1 and 2 Archaeological Assessment (Earthworks, Aug 25, 2022) was reviewed, with a Ministry Acknowledgement Letter received (Aug 31, 2022). The Stage 2 archaeological survey did not show any archaeological resources and therefore, the licensed archaeologist recommended no additional archaeological assessment work be completed. The report has been entered into the Ontario Public Register and a standard archaeological warning clause will be included in the Draft Plan of Vacant Land Condominium agreement (Appendix 5).  Regional waste collection requires truck turning templates to confirm maneuverability. If opting for Regional waste collection, the owner must enter into an Indemnity Agreement with the Region. Niagara Peninsula Conservation Authority (NPCA)  The NPCA have no objections subject to the fulfillment of conditions included in the Draft Plan of Vacant Land Condominium in accordance with Appendix 5. Enbridge, Canada Post and Bell Canada  No objections subject to the fulfillment of conditions included in the Draft Plan of Vacant Land Condominium in accordance with Appendix 5. Mississaugas of the Credit First Nation  They received and reviewed the circulated reports and had no further comments or concerns. Page 4 of 29 Page 26 of 377 Building Services Building Services has no objections; however, the following requirements must be met before approval:  Obtain a demolition permit for each existing structure on the site.  Obtain a water/sewer permit for site services.  Secure building permits for the proposed development.  Submit a geotechnical report with the building permit application, including soil bearing capacity, underground water data, seismic data, and foundation recommendations.  All fees and securities will be determined during the building permit review.  City, Regional, and Educational Development Charges - (Catholic School board) will be assessed at that time. Fire Services  No objections, however, a more technical review will be provided as part of the Draft Plan of Vacant Land Condominium, relative to conditions that need to be satisfied in accordance with Appendix 5. Urban Design and Landscape Architecture  Parkland dedication shall be provided as a cash-in-lieu payment at the current prescribed rate of 5% for residential uses and will be a condition as part of the Draft Plan of Vacant Land Condominium in accordance with Appendix 5.  An updated Arborist Report and Tree Preservation Plan shall be required, to address any outstanding matters and provide written permission to impact trees on adjacent property. This will be a condition of the Draft Plan of Vacant Land Condominium in accordance with Appendix 5.  A Landscape Plan shall be required pursuant to the City's Site Plan Guidelines and addressing the landscape architecture comments dated April 12, 2024. This will be a condition of the Draft Plan of Vacant Land Condominium in accordance with Appendix 5. Municipal Works (Development Engineering) Page 5 of 29 Page 27 of 377  Staff have no concerns or objections. The third-party sanitary infrastructure modeling was assessed and there were no concerns. 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 5. Municipal Works (Transportation Services)  Transportation Staff have no concerns with the application. The property is served by Niagara Region Transit routes #105/205 and #113, with bus stops on both sides of McLeod Road, east of Kalar Road and west of the site. A 1.5m- wide private sidewalk will extend along the condominium road and connect with McLeod Road, providing pedestrian access to residents. There is no sidewalk on the south side of McLeod Road adjacent to the site. As a condition of the Draft Plan of Vacant Land Condominium, a sidewalk must be constructed or funds provided for its construction, as outlined in Appendix 5. Legal Services  No concerns with respect to the applications. GIS Services  No objections or concerns. The current address will be reviewed at the draft plan of condominium stage. A plan will be required correlating the legal unit number with the civic unit number. This plan is required at Draft Plan of Vacant Land Condominium in accordance with Appendix 5. Neighbourhood Comments A Public Open House took place on October 29, 2024. The applicant's agent was present; however, no members of the public attended, and no emails or other inquiries were received. Analysis Provincial Policies City planning decisions are to be consistent with the Planning Act and the Provincial Planning Statement, 2024. The proposal is consistent with the following matters of Provincial interest: Page 6 of 29 Page 28 of 377  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 built form and will make efficient use of serviced urban land.  The proposal will provide additional housing options in the neighbourhood, thereby contributing to the creation of a complete community in an 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 exist, 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. 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 proposed townhouse development will revitalize an underutilized lot within the Built-Up Area and along a collector road. As per Section 1.10.5 (i) of the Official Plan, the allowed density range is between 20 to 40 units per hectare which the proposal meets. As an infill development, it will also contribute to achieving the 50% annual residential intensification target for the Built-Up Area.  The proposed block townhouses provide an alternative form of housing as the units are similarly compact like apartment units. Based on the design and location of the townhouses, this enables the maximization of the efficient use of the property. In addition, each townhouse unit will have permission for an accessory dwelling unit which would could add an additional 18 housing units on the site. This approach to increasing density is reasonable, providing additional forms of housing opportunities that can be accommodated within the built form and design of the property.  The proposed two-storey townhouses will have single-car garages and an additional driveway parking space, maintaining a traditional built form with appropriate design, outdoor amenity areas, and setbacks. They are consistent with the existing townhomes across the street and the adjacent property to the west. Each of the 18 townhomes will have two bedrooms, while potential basement-level accessory dwelling units (ADUs) will have at least one bedroom, Page 7 of 29 Page 29 of 377 with the potential for additional bedrooms as floor plans are finalized. The proposal will provide enough parking to comply with the required parking provided on site.  The site is supported by full urban services, existing public roadway frontage and utilities. The location of the proposal is within a short distance to schools, park, commercial land uses and public transit service. The site is 50 metres to a neighbourhood commercial plaza at the corner of McLeod Road and Kalar Road and 300 metres to a commercially zoned property at the corner of McLeod Road and Montrose Road. The property is serviced by Niagara Region Transit routes #105/205 and #113. Bus stops are located on both sides of McLeod Road, east of Kalar Road and just west of the subject lands.  John Allen Park is located approximately 300 metres from the site. Several elementary and secondary schools from both the District School Board of Niagara and the Niagara Catholic District School Board are nearby, including Westlane (1,800 metres away), St. Michael Secondary School (600 metres), and Loretto Catholic Elementary School and Kate S. Durdan School (600 metres). A future public elementary school is currently under construction located 200 metres away to the west of the subject property which can also service this development. The school boards had no concerns or comments.  The developer has indicated the selling cost will range from $699,000 - $750,000 based on market conditions. The proposed units will not be an affordable price in accordance with the 2022 affordable unit price of $539,000 for the City of Niagara Falls. While the principal dwelling units do not meet the definition of affordable, the provision of accessory dwelling units introduces an opportunity for rental housing at a lower price point. The owner of each townhouse unit can use their discretion to rent the ADU. Zoning By-law The subject property is currently zoned Light Industrial (LI) in accordance with Zoning By-law 79-200, as amended. The applicant is proposing to rezone the lands to a site specific Residential Low Density, Group Multiple Dwelling Zone (R4) Zone and Environmental Protection Area (EPA) Zone at the rear of the property to facilitate the proposed development. The Draft Zoning By-law is included in Appendix 6. The departures requested from the standard R4 zone regulations are summarized in the following table: ZONE REGULATION EXISTING REGULATION PROPOSED REGULATION STAFF RECOMMENDATION Add the use of the Accessory dwelling Not permitted Allow the use Support Page 8 of 29 Page 30 of 377 unit Minimum front yard depth of a townhouse dwelling 7.5 metres 2.6 metres Support The requested zoning is appropriate as follows:  The current Light Industrial (LI) zoning does not align with the Residential designation in the City's Official Plan, which were approved after Zoning By-Law 79-200. A Zoning By-Law Amendment is required to permit residential uses and establish appropriate standards in accordance with the Official Plan and Secondary Plan. The proposed zoning is consistent with recent amendments on adjacent properties to the west, east, and north, allowing for efficient use of infrastructure and appropriately dense development within the built-up urban area.  The R4 zone allows for block townhouses as a permitted use. The requirements of the R4 zone for this proposal have been satisfied except for the reduction of the front yard depth. The proposed built form and height will not be out of character and is consistent with the adjacent properties to the north and west of this development. Both of those properties are zoned R4, which is the same zone proposed for this development.  The Zoning By-law Amendment will zone the proposed floodplain area in the rear of the property as Environmental Protection Area (EPA). These environmentally sensitive areas will be rezoned and safeguarded through the proposed Environmental Protection Area (EPA) zoning, ensuring their long-term preservation. No buildings or structures will be permitted unless for flood control purpose in regulations of the Niagara Peninsula Conservation Authority.  The addition of accessory dwelling units is desirable as it promotes the efficient use of land, and contributes additional housing opportunities and potentially affordable housing, allowing for both freehold and rental housing options within the same development. The proposal will comply with the required parking requirement including adding the use of the ADU.  The intent of the front yard setback is to provide adequate separation between the roadway and the dwelling. The proposed reduction to 2.76 metres is appropriate as it enhances the streetscape by creating a strong presence along McLeod Road, promoting an active and pedestrian-friendly environment. This reduced setback aligns with the existing townhome development to the west, ensuring a cohesive and consistent built form and street interface.  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. Page 9 of 29 Page 31 of 377 Condominium Design and Conditions of Approval The proposed condominium will accommodate the individual division of the subject land into 3 blocks containing 18 townhouse dwelling units, with a private road off McLeod Road. In considering the proposed Draft Plan of Vacant Lant Condominium, Council shall have regard to the planning matters listed under Section 51(24) of the Planning Act. Subject to the conditions contained in Appendix 5, 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 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 and is compatible with the adjacent Residential lands. The land’s configuration is suitable for development which provides adequate access from McLeod 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 multiple bus stops located on McLeod Road.  John Allen Park is located approximately 300 metres from the site. Several elementary and secondary schools from both the District School Board of Niagara and the Niagara Catholic District School Board are nearby, including Westlane (1,800 metres away), St. Michael Secondary School (600 metres), and Loretto Catholic Elementary School and Kate S. Durdan School (600 metres). A future public elementary school is currently under construction located 200 metres away to the west of the subject property which can also service this development. The school boards had no concerns or comments.  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 5 and includes the following: Page 10 of 29 Page 32 of 377  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, and necessary fees and securities).  An appropriate archaeological warning clauses and noise warning clauses to advise future occupants of traffic noise and proximity to industrial and commercial facilities.  Mitigation measures. Appeal Rights 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 By-law Amendment will apply, who made oral submissions at a Public Meeting or written submissions to City Council prior to the adoption of the Zoning By-law Amendment, may appeal the Zoning By-law Amendment 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 or risk implications. Financial Implications/Budget Impact The proposal will generate development charge contributions, parkland dedication and provide property tax revenue for the City. Strategic/Departmental Alignment The proposal promotes sustainable growth using existing infrastructure along McLeod Road. Strategic Plan Pillars List of Attachments Page 11 of 29 Page 33 of 377 APPENDIX 1 - Location Map APPENDIX 2 - Conceptual Site Plan APPENDIX 3 - Conceptual Elevations APPENDIX 4 - Draft Plan of Condominium APPENDIX 5 - Conditions of Draft Plan Approval APPENDIX 6 - Draft By-law Written by: Nick DeBenedetti, Planner 2 Submitted by: Status: Signe Hansen, Director of Planning None Jason Burgess, CAO None Page 12 of 29 Page 34 of 377 APPENDIX 1 LOCATON MAP Page 13 of 29 Page 35 of 377 APPENDIX 2 CONCEPTUAL SITE PLAN Page 14 of 29 Page 36 of 377 APPENDIX 3 CONCEPTUAL ELEVATIONS Page 15 of 29 Page 37 of 377 APPENDIX 4 Draft Plan Vacant Land of Condominium Page 16 of 29 Page 38 of 377 APPENDIX 5 Conditions of Draft Plan of Condominium Approval 1. Approval applies to the Draft Plan of Vacant Land Condominium prepared by Upper Canada Consultants, February 29, 2024, showing 18 units of vacant land for townhouse 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) conforming to the City’s Site Plan Guidelines and addressing the Landscape Architecture comments dated April 12, 2024. 9. The developer provide an updated Arborist Report and Tree Preservation Plan that addresses the Tree Inventory and Preservation comments dated April 12, 2024, shall be submitted. Information Services (GIS) 10. The developer provides a plan correlating the legal unit number with the civic unit number. Municipal Works (Development Services) 11. The developer provides to the City all necessary design reports and plans for review and approval prior to start of construction. Page 17 of 29 Page 39 of 377 2 12. The developer designs and constructs the roadways within the proposed development in accordance with City Engineering Design Guidelines. 13. 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, City Engineering Design Guidelines, and the recommendations of the third-party infrastructure modeling assessment. 14. The developer submit 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. 15. 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. 16. The developer design and construct the lot grading in accordance with the City’s Lot Grading & Drainage Policy, as amended, and City Engineering Design Guidelines. 17. The developer designs the lighting by a professional engineer licensed to practice in the province of Ontario and that lighting be independently powered and metered. 18. The developer pays the Administration Fee in accordance with the latest version of the City’s Schedule of Fees. 19. 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. 20. 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. 21. The developer construct or provide funds for a 1.5m municipal concrete sidewalk will be required along the McLeod Road frontage, according to approved engineering plans. Fire Services 22. 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. 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. Page 18 of 29 Page 40 of 377 3 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. Bell Canada 25. 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. 26. 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 27. 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. 28. 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. 29. 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 30. 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. Page 19 of 29 Page 41 of 377 4 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) suitable temporary provide and determine Post to Canada with work 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. 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. c) Canada Post's multi-unit policy, which requires that the owner/developer provide the centralized mail facility (front loading lockbox assembly or rear-loading mailroom [mandatory for 100 units or more]), at their own expense, will be in effect for buildings and complexes with a common lobby, common indoor or sheltered space. Niagara Region Archaeology 31. That the following warning clause is included within the condominium agreement to protect for any potential archaeological resources that may be encountered during construction activities: “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 police 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.” Noise 32. That the mitigation measures and warning clauses contained within the Noise and Vibration Impact Study, prepared by RWDI (dated February 26, 2024) and the Addendum to the Noise and Vibration Impact Study, prepared by RWDI (dated July 25, 2024) 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. Page 20 of 29 Page 42 of 377 5 33. The developer submits a Grading Plan, stamped by a qualified acoustical consultant, illustrating the required noise barriers, as illustrated in Figures 3A, 3B, and 4 of the Noise and Vibration Impact Study, prepared by RWDI (dated February 26, 2024). 34. The developer submits verification from a qualified acoustical consultant that the noise control measures have been properly incorporated into architectural and mechanical drawings and specifications for the proposed dwellings, or that a similar clause be included in the condominium agreement. 35. The condominium agreement includes a clause requiring verification from a qualified acoustical consultant that the noise control measures have been properly installed during construction, prior to assumption. 36. The owner agrees to include the following warning clauses in all Agreements of Purchase and Sale or Lease or Occupancy for the relevant units, as outlined in the Noise and Vibration Impact Study, prepared by RWDI (dated February 26, 2024) and the Addendum to the Noise and Vibration Impact Study, prepared by RWDI (dated July 25, 2024) and that they also be included in the condominium agreement: • Unit 1: “Purchasers/tenants are advised that despite the inclusion of noise control features in the development and within the building units, sound levels due to increasing road traffic (rail traffic) (air traffic) may on occasions interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the Environment.” • Unit 2: “Purchasers/tenants are advised that sound levels due to increasing road traffic (rail traffic) (air traffic) may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the sound level limits of the Municipality and the Ministry of the Environment.” • Units 13-14: “This dwelling unit has been designed with the provision for adding central air conditioning at the occupant’s discretion. Installation of central air conditioning by the occupant in low and medium density developments will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment.” • Units 1-2, 3-5, 7-12: "This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the sound level limits of the Municipality and the Ministry of the Environment." • Units 7-12, 13-18: Page 21 of 29 Page 43 of 377 6 "Purchasers/tenants are advised that due to the proximity of the adjacent industrial/commercial land-uses, noise from the industrial/commercial land-uses may at times be audible." Natural Environment 37. That the condominium agreement contain wording wherein the owner agrees to implement the mitigation measures and recommendations found in the Environmental Impact Study (EIS) prepared by Terrastory Environmental Consulting Inc. (dated February 21, 2024), including but not limited to: a) That vegetation removals be undertaken between October 1st and March 14th, outside of both the breeding bird nesting period and active bat season. A survey for active bird nests should be conducted prior to any vegetation removal or site alteration planned to occur during this window. The survey is to take place within 48 hours of vegetation removal. b) That construction activity occurring during the active bat season (i.e., between April 1 and September 30) be restricted to daylight hours only and that the use of artificial lighting be avoided in order to reduce disturbance to rare bat species. c) directed be designs building final incorporated lighting any That into downward (i.e., towards the ground) and/or away from the adjacent woodland (i.e., directed southward) to the extent practicable. d) If the Butternut is confirmed to be ‘retainable’, grading and other site alteration activities should be restricted from the rooting zone of the Butternut to the extent practicable. e) That Bird-Friendly Guidelines be incorporated into the residence design such as those published in City of Toronto’s ‘Best Practices for Bird-Friendly Glass’ and ‘Best Practices for Effective Lighting’ at detailed design. e) That no construction materials or equipment be located, even on a temporary basis, within the features or their buffers. f) That all street trees planted on the subject lands be restricted to native species to the extent practicable. 38. That an Erosion and Sediment Control (ESC) Plan be prepared for review and approval by the Niagara Region. The plan should incorporate the recommendations found in the EIS prepared by Terrastory Environmental Consulting Inc. dated February 21, 2024. All ESC measures shall be maintained in good condition for the duration of construction until all disturbed surfaces have been stabilized. Muddy water shall not be allowed to leave the site. Page 22 of 29 Page 44 of 377 7 39. That a Grading Plan be provided to the satisfaction of Niagara Region, that demonstrates that no grading within the natural heritage features and/or their buffers will occur. The Grading Plan shall designate specific locations for stockpiling of soils and other materials which will at a minimum be outside of the natural heritage features and their buffers. 40. That a Tree Preservation Plan (TPP) be provided to the satisfaction of the Niagara Region. The TPP shall be prepared by a qualified professional, preferably by a Certified Arborist or qualified member of the Ontario Professional Foresters Association, in accordance with Region’s Woodland Conservation By- law. 41. That permanent fencing be installed at the northern limit of the ‘Ecological and Enhancement Area’ and ‘Wetland Buffer Enhancement Area’ (identified in Figure 3 of the EIS). A no-gate bylaw is recommended to reduce human encroachment and limit the movement of pets into the adjacent natural areas. 42. That the Owner prepare an information package for new homeowners outlining the importance of the adjacent natural heritage features and steps they can take to protect the natural environment. This information package is to be reviewed and approved by the Niagara Region. The package should be provided as an appendix to all offers of purchase and sale for properties within the condominium development. 43. That a Restoration Plan be prepared to the satisfaction of the Niagara Region. The plan should include, at a minimum, the following elements: • Native plantings will be installed in the ‘Ecological Corridor and Enhancement Area’ and the of 3 Figure on Enhancement Area’ EIS) Buffer ‘Wetland (identified incorporating a diversity of trees and shrubs. • Restoration planting areas will be treated as ‘natural, self-sustaining vegetation’ (no mow), with existing vegetation to be retained. • Specifications related to removal of existing surficial gravel within the ‘Ecological Corridor and Enhancement Area’ and replacement with topsoil. • Removal of invasive species, to the extent feasible. • Removal of existing fencing along the western and eastern property boundaries within Buffer ‘Wetland and Area’ Enhancement and Corridor ‘Ecological the Enhancement Area’. • Removal of litter, debris, and any other built structures within the enhancement areas. 44. That the developer provide securities to the City of Niagara Falls in the form of a Letter of Credit in the amount of the estimated cost as approved by the Region for the restorative plantings required in accordance with the above conditions and that the condominium agreement include provisions whereby the developer agrees that the City may draw on the Letter of Credit, if required, to ensure installation of the plantings. 45. That an Ecological Monitoring Plan be prepared to the satisfaction of Niagara Region. At a Page 23 of 29 Page 45 of 377 8 minimum, the plan should assess the success of the restorative plantings and invasive species removals. The Report should be submitted to Regional Developments Approvals, with attention to Environmental Planning, developmentplanningapplications@niagara region.ca by September 1st of years 1 through 3. The Report should also include photographs and advise actions necessary to address any deficiencies. • The monitoring should take place upon initiation of any development and/or site alteration and continue up to and including 3 years from full build out. 46. That the condominium agreement contains wording wherein the Owner agrees to implement the approved Erosion and Sediment Control Plan, Grading Plan, Tree Preservation Plan, Restoration Plan and Ecological Monitoring Plan. Servicing 47. That prior to final approval for registration of this plan of condominium, the owner shall submit engineering drawings showing all servicing crossings of the Regional Watermain and forcemain, as well as plan and profile drawings for the storm sewer for review and approval by the Region. Stormwater Management 48. That prior to approval of the final plan or any on-site grading, the owner shall submit a detailed stormwater management plan for the condominium and the following plans designed and sealed by a qualified professional engineer in accordance with the Ministry of the Environment, Conservation and Parks documents entitled Stormwater Management Planning and Design Manual March 2003 and Stormwater Quality Guidelines for New Development, May 1991, or their successors to Niagara Region for review and approval: • Detailed lot grading, servicing and drainage plans, noting both existing and proposed grades and the means whereby overland flows will be accommodated across the site. • Detailed erosion and sedimentation control plans. 49. That the condominium agreement between the owner and the City contain provisions whereby the owner agrees to implement the approved plan(s) required in accordance with the above noted condition. Waste Collection 50. That the owner/developer shall comply with Niagara Region’s Corporate Policy for Waste Collection and complete the Application for Commencement of Collection and required Indemnity Agreement. 51. That the owner agrees to include the following warning clauses in all Agreements of Purchase and Sale or Lease or Occupancy for Units 1-8 inclusive, and that they also be included in the condominium agreement: “Purchasers/Tenants are advised that this property has frontage on a roadway designated as being within the Regional Niagara Bicycling Network Plan. If the bicycle route is currently Page 24 of 29 Page 46 of 377 9 not established and identified with signage, it is the intent of the Regional Municipality of Niagara to make provisions for doing so and this may involve additional pavement width, elimination of on-street parking, etc., if required on this street section.” 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. Niagara Peninsula Conservation Authority 52. That the Developer provides detailed grading, construction sediment and erosion control drawings to the Niagara Peninsula Conservation Authority for review and approval. 53. That the Developer provide an Ecological Corridor and Buffer Enhancement Plan which includes all specifications as described in the EIS (summarized in Appendix 9) to the NPCA for review and approval. 54. That the Developer submit an Erosion and Sediment Control Plan including a monitoring and maintenance schedule to the NPCA for review and approval. 55. That the Developer provide 1.5-metre-high chain-link fencing along the outer limits of all EPA zoned blocks to the satisfaction of the Niagara Peninsula Conservation Authority. 56. That a clause be added to the Condominium Agreement that all recommendations outlined within the completed EIS prepared by Terrastory Environmental Consulting Inc dated February 21, 2024, be adhered to and/or implemented. 57. That the Developer obtain Work Permits from the NPCA for all works located within the regulatory floodplain (ie. Balanced cut and fill) prior to the commencement of any site works. 58. That conditions 1 to 6 above be incorporated into the Condominium Agreement between the Developer and the City of Niagara Falls, to the satisfaction of the Niagara Peninsula Conservation Authority. The City of Niagara Falls shall circulate the draft Agreement to the Niagara Peninsula Conservation Authority for its review and approval. Page 25 of 29 Page 47 of 377 10 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 4-9 (inclusive) - Information Systems (GIS) for Condition 10 (inclusive) - Municipal Works (Development Services) for Conditions 11-21 (inclusive) - Fire Services for Conditions 22-24 (inclusive) - Bell Canada for Condition 25-26 (inclusive) - Enbridge Gas for Condition 27-29 (inclusive) - Canada Post for Condition 30 (inclusive) - Region of Niagara for Conditions 31-51 (inclusive) - Niagara Peninsula Conservation Authority 52-58 (inclusive) Page 26 of 29 Page 48 of 377 Page 27 of 29Page 49 of 377 Page 28 of 29Page 50 of 377 Page 29 of 29Page 51 of 377 8168 MCLEOD ROAD CITY OF NIAGARA FALLS ZONING BY-LAW AMENDMENT AND DRAFT PLAN OF VACANT LAND CONDOMINIUM Nicholas Godfrey, MCIP, RPP Senior Planner Upper Canada Consultants Page 52 of 377 Site Context Subject Lands Page 53 of 377 Proposed Development 3 Blocks of 18 Townhouses: 18 Primary Units 18 Accessory Dwelling Units 2 Storeys In Height Page 54 of 377 Zoning By-law Amendment Page 55 of 377 Draft Plan Of Vacant Land Condominium •Establishes Tenureship Page 56 of 377 •Archaeological Assessment •Environmental Impact Study •Noise and Vibration Study •Functional Servicing Report •Land Use Compatibility Study •Tree Preservation Plan •Stormwater Management Plan Supporting Studies Page 57 of 377 Summary Thank you. Questions? Applications for a Zoning By-law Amendment and Draft Plan of Vacant Lot Condominium to permit the construction of 36 dwelling units. Page 58 of 377 Address: 8168 McLeod Road Applicant: Lotus Land Development Corp. (Aman Gandhi) Agent: Nicholas Godfrey (UCC Planning) Proposal: To permit 3 blocks of 18 townhouse dwelling units with the permission for Accessory Dwelling Units (ADU) Zoning By-law Amendment Application AM-2024-007 Page 59 of 377 A GREAT CITY…FOR GENERATIONS TO COME Location Page 60 of 377 A GREAT CITY…FOR GENERATIONS TO COME Background •The application is to permit 3 blocks of 18 townhouse dwelling units with the permission for Accessory Dwelling Units (ADU). •The subject property is designated Residential in the City’s Official Plan, and the proposal is located within the Built-Up Area. •The subject property is currently zoned Light Industrial (LI) in accordance with Zoning By-law No. 79-200, as amended. A rezoning application is required to rezone the lands to Residential Low Density, Group Multiple Dwelling (R4) and the rear of the lands to an Environmental Protection Area (EPA) zone. Page 61 of 377 A GREAT CITY…FOR GENERATIONS TO COME Official Plan •The proposed townhouse development will revitalize an underutilized lot within the Built-Up Area and along a collector road. As per Section 1.10.5 (i) of the Official Plan, the allowed density range is between 20 to 40 units per hectare which the proposal meets. As an infill development, it will also contribute to achieving the 50% annual residential intensification target for the Built-Up Area. •The site is supported by full urban services, existing public roadway frontage and utilities. The location of the proposal is within a short distance to schools, park, commercial land uses and public transit service. Page 62 of 377 A GREAT CITY…FOR GENERATIONS TO COME Zoning By-law Amendment •The current Light Industrial (LI) zoning does not align with the Residential designation in the City’s Official Plan. A Zoning By- law Amendment is required to permit residential uses and establish appropriate standards in accordance with the Official Plan. •The Amendment is required to permit residential uses and establish appropriate standards in accordance with Zoning By- law No. 79-200, as amended. The proposed zoning is consistent with recent amendments on adjacent properties to the west, east, and north, allowing for efficient use of infrastructure and appropriately dense development within the built-up urban area. •The rear lands with be zoned Environmental Protection Area (EPA) to protect the environmentally sensitive areas ensuring long-term protection. Page 63 of 377 A GREAT CITY…FOR GENERATIONS TO COME Requested Zoning Relief Add the use of the Accessory Dwelling Units (ADU’s). Reduce the front yard requirement to 2.76 metres from 6 metres. Add the Environmental Protection Zone (EPA) area at the rear of the property. Page 64 of 377 A GREAT CITY…FOR GENERATIONS TO COME Open House – October 28th, 2024 •A Public Open House took place on October 28th, 2024. The applicant’s agent was present, however, no members of the public attended, and no emails or other inquiries were received to date. Page 65 of 377 A GREAT CITY…FOR GENERATIONS TO COME Planning Analysis •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 allowing for the development of a complete community. •The proposed development provides intensification and encourages efficient use of existing municipal infrastructure and services with the requested recommended regulations that are appropriate to regulate the proposed use. •The introduction of additional multiple dwellings will contribute to the diversification of housing supply within the urban area as prescribed by the 2024 PPS as well as the Regional and City Official Plans. The proposal is located adjacent to and in proximity to existing townhouse and apartment dwellings. Page 66 of 377 A GREAT CITY…FOR GENERATIONS TO COME •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 3 blocks of 18 townhouse dwelling units with the permission for the Accessory (ADU) and the Environmental Protection Area (EPA) located at the rear of the property subject to the regulations outlined in report PBD-2025-13. RecommendationRecommendation Page 67 of 377 PBD-2025-14 Planning Report Report to: Mayor and Council Date: February 25, 2025 Title: AM-2024-026, Official Plan and Zoning By-law Amendment Application 7737 Lundy’s Lane Part Township Lot 133, Stamford as in RO521749; City of Niagara Falls Proposal: To increase the density permitted and rezone the subject lands to facilitate the conversion of an existing motel to 118 dwelling units with various commercial uses. Applicant:1000977112 Ontario Inc. (Santiago Rioja) Agent: Miles Weekes (Fotenn Planning + Design) Recommendation(s) 1. That Council APPROVE the Official Plan Amendment and Zoning By-law Amendment to increase the permitted density and rezone the subject lands for the conversion of an existing motel to 118 bachelor dwelling units and various commercial uses, subject to the regulations detailed in this report. 2. That Council APPROVE Official Plan Amendment No. 178 and pass the related Zoning By-law included on tonight’s agenda. 3. That Council AUTHORIZE the amending by-law which includes 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 The applicant (1000977112 Ontario Inc., Santiago Rioja) has requested an Official Plan Amendment and Zoning By-law Amendment for a parcel of land known municipally as 7737 Lundy’s Lane, totaling approximately 0.72 hectares (1.78 acres). The application proposes to convert an existing motel with 118 rooms to bachelor dwelling units of which 30 dwelling units are proposed to be at an affordable price based on the "Affordable Residential Units for the Purposes of the Development Charges Act" Bulletin, as well as various commercial uses. Details of the proposal are shown on Appendix 1 – Location Map, Appendix 2 – Site Plan, and Appendix 3 – Elevation Drawing. Page 1 of 20 Page 68 of 377 The applicant is seeking an Official Plan Amendment to establish a special policy area that would increase the permitted density from 100 units per hectare to 164 units per hectare. Additionally, a Zoning By-law Amendment is proposed to rezone the property to a site-specific Tourist Commercial (TC) zone. The amendment would allow dwelling units on the ground floor, permit up to 91% of the building’s total floor area to be used for residential purposes, recognize a zero rear yard setback for the existing building, and establish a minimum parking requirement of 91 spaces for all uses. The Official Plan and Zoning By-law Amendments are 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 appropriately serviced.  The proposal will help diversify the housing supply within the urban area while minimizing land consumption. It will also promote the efficient use of existing municipal infrastructure and services through the recommended regulations, which are appropriately designed to regulate the proposed use.  The requested site-specific Tourist Commercial (TC) zone will recognize an existing built form that has achieved a degree of compatibility with the surrounding area allowing for 91% of the building's total floor area to be used for the residential units with a justified parking standard. The applicant will attempt to provide 25% of the units (30) at an affordable price of $732/month in accordance with the "Affordable Residential Units for the Purposes of the Development Charges Act" Bulletin. The remaining units will be made available to market prices of approximately $1200/month. A Public Open House was held on December 18th, 2024. The agent representing the applicant was in attendance, however, no members of the public were in attendance and no emails or other inquiries were received to date. Background Proposal Fotenn Planning & Design has applied for an Official Plan and Zoning By-law Amendment on behalf of 1000977112 Ontario Inc. (Santiago Rioja) for a parcel of land totaling approximately 0.72 hectares (1.78 acres). The proposed development is for the conversion of a 3-storey motel into 118 residential units including a washroom and kitchen (bachelor apartments), with various commercial uses on the first floor. There will be no changes to the exterior or the footprint of the building, or the site. Any works to be completed will be interior alterations. Page 2 of 20 Page 69 of 377 The subject property is designated Tourist Commercial in the City’s Official Plan. An Official Plan amendment is required as the proposal exceeds the 100 units per hectare allowed. Standalone residential uses are permitted within the Lundy’s Lane intensification corridor provided that they do not exceed 6 storeys in height or a density of 100 units per hectare. The applicant is requesting to place the subject property under a special policy area to permit a maximum density of 164 units per hectare. The subject property is currently zoned Tourist Commercial (TC) in accordance with Zoning By-law No. 79-200, as amended. The applicant is proposing to rezone the subject property to a site-specific Tourist Commercial (TC) zone to facilitate the proposed conversion of the existing motel. The amendment would allow dwelling units on the ground floor, permit up to 91% of the building’s total floor area to be used for residential purposes, recognize a zero rear yard setback for the existing building, and establish a minimum parking requirement of 91 spaces for all uses. Site Conditions and Surrounding Land Uses The subject property is approximately 0.72 hectares (1.78 acres) in size and has an L- shaped configuration. It is located on the south side of Lundy’s Lane, between Kalar Road and Beaverdams Road, with rear access to Beaverdams Road. The existing motel on the property is currently not in operation. Surrounding land uses include:  North – Vacant Residential parcel and Residential lands  South – Motels and Restaurants  East – Motel  West – Vacant Commercial lands and a Commercial Plaza Circulation Comments Information about the requested Official Plan and Zoning By-law Amendments were circulated to City departments, agencies, and the public for comments. The following summarizes the comments received to date. Niagara Region  The subject property is outside the Region’s mapped archaeological potential, so no assessment was required. A future site plan agreement should include an advisory clause for potential archaeological discoveries during construction.  The Noise Impact Study (JJ Acoustics, Sept. 6, 2024) identified traffic noise, recommending mitigation measures that will be addressed through the future site plan agreement. A mandatory requirement for air conditioning for the entire Page 3 of 20 Page 70 of 377 building is required due to the noise generated by the traffic from Lundy’s Lane and Beaverdam’s Road.  The Phase One and Phase Two Environmental Site Assessments (Pinchin, July 3 & Dec. 6, 2024) confirm compliance with Ontario Regulation 153/04 relative to Record of Site Condition. No further investigation is needed, and the Record of Site Condition can be filed at the site plan stage without a holding provision.  The property is along Regional Road 20 (Lundy’s Lane), which has a substandard 26.2m road allowance. A 1.22m road widening along the frontage is required and must be shown in future site plans.  Waste collection will be privately managed by the owner, as the development does not qualify for Niagara Region services due to the size of the proposal. Mississaugas of the Credit First Nation  They received and reviewed the required reports and had no further comments or concerns. Building Services Building Services has no objections; however, the following requirements must be met before approval:  Further detailed and site-specific Ontario Building Code construction requirements will be addressed during the building permit application process.  All necessary fees and securities will be assessed during the building permit review.  City, Regional, and Educational Development Charges (Catholic School Board) will be assessed at the time of building permit review. Fire Services  No objections. A site visit was conducted with the Fire Department and the agent, and it was determined that there are adequate access exits to meet the required fire access routes. Urban Design & Landscape Services  Parkland dedication shall be provided as a cash-in-lieu payment for the newly created residential units at a prescribed rate of 5 % for residential uses. A Landscape Plan will be required as part of the future site plan application, Page 4 of 20 Page 71 of 377 conforming to the City's Site Plan Guidelines with respect to drawing requirements and site design. Municipal Works (Development Engineering)  Staff have no concerns or objections. The functional servicing report was reviewed, and all the information was satisfactory. Further review will be completed at the site plan application stage. Municipal Works (Transportation Services)  Transportation Staff had no concerns. The side of the subject lands that fronts onto Beaverdams Road is a City collector road. It has a planned 23.0m right-of- way. Beaverdams Road is 20.12m wide. A 1.44m road widening to establish a 11.5m setback from the original centre line of Beaverdams Road will be required as a condition of the site plan application. There is a concrete retaining wall along the Beaverdams Road frontage that may need to be removed/relocated if it is in the protected setback. A survey will be needed to identify its location. This can be addressed at time of site plan control. The zoning protects a 11.5m setback from the original centre line of Beaverdams Road.  An updated parking demand study prepared by C.F. Crozier & Associates Inc. dated December 2024, was provided to support the application. The work was undertaken in consultation with and approval from City Transportation Staff. The study concluded that the peak parking demand for the proxy site over a 4-day period including the weekend is 0.29 parking spaces per unit, which is lower than the 0.62 parking spaces per unit approved for that site located at 8004 Lundy’s Lane. The parking report further identifies that potential tenants will be advised of parking availability prior to the rental agreements and allowing parking spaces to be leased on a first come, first-served basis. Legal Services  No objections or concerns. A unit plan should be provided for review at the site plan application stage. GIS Services  No objections or concerns. A unit plan should be provided for review at the site plan application stage. Neighbourhood Comments Page 5 of 20 Page 72 of 377 A Public Information Open House was held on December 18th, 2024. The agent representing the applicant was in attendance, however, no members of the public were in attendance and no emails or other inquiries were received. Analysis Provincial Policies City planning decisions are to be consistent with the Planning Act and the Provincial Planning Statement, 2024. The proposal is consistent with the following matters of Provincial interest:  The proposed development satisfies matters of provincial interest as outlined in Section 2 of the Planning Act.  The proposed development is within a settlement area, is transit supportive, will accommodate affordable housing, and will contribute to the creation of a complete community as it is within walking distance to existing commercial uses.  The proposed intensification / redevelopment represents an efficient use of an underutilized parcel that will utilize existing municipal infrastructure and services. 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. City’s Official Plan The subject land is designated Tourist Commercial and is located within the Lundy’s Lane Satellite District Area and Intensification Corridor. Standalone residential uses are permitted within the intensification corridor provided that they do not exceed 6 storeys in height or a density of 100 units per hectare. The applicant requires an Official Plan Amendment to redesignate the property under a special policy area to permit a maximum density of 164 units per hectare. The recommended Official Plan Amendment is attached as Appendix 4 and is coming forward for approval on tonight's agenda.  An Official Plan Amendment is required to allow for a maximum net density of 164 units per hectare, with 118 units (bachelor apartments) on the site. The proposed amendment is appropriate for the subject site, as it supports many of the City’s housing goals including the provision of affordable rental housing, Page 6 of 20 Page 73 of 377 residential intensification within a designated growth area on an intensification corridor, and the adaptive reuse of an existing building. The proposal complies with the intent of the Official Plan as follows:  The proposed development will convert an non-operational existing motel into a multiple-unit rental development. The addition of the residential units will help diversify the housing supply within the urban area while minimizing land consumption.  The motel conversion aligns with the surrounding built form, featuring porte- cochères, landscaping, and a swimming pool. It is permitted within the Lundy’s Lane Intensification Corridor as a standalone residential or mixed-use development.  The proposed development will use existing transportation and municipal infrastructure which promotes the efficient use of existing municipal infrastructure and services that are appropriately designed to regulate the proposed use.  The property has full urban services, roadway frontage, and utilities. It is within walking distance of schools, parks, commercial areas, and public transit, including a commercial plaza 150m away at Lundy’s Lane and Kalar Road. Niagara Region Transit serves the site, with a bus stop 50m east for routes 116/216 and additional stops nearby.  Kalar Sports Park is 1,600m from the site. Several schools are nearby and within driving distance, including Westlane Public Secondary (250m), St. Michael Catholic Secondary (2.5 km), St. John Henry Newman Catholic Elementary (600m), and Glendale Public Elementary (4.55 km). No concerns were raised by the school boards.  The applicant will attempt to provide 25% (30 units) at an affordable price of $732/month in accordance with the "Affordable Residential Units for the Purposes of the Development Charges Act" Bulletin. The remaining units will be made available to market prices of approximately $1200/month. Zoning By-law The subject property is currently zoned Tourist Commercial (TC) in accordance with Zoning By-law 79-200, as amended. The applicant is proposing to rezone the lands to a site-specific Tourist Commercial (TC) Zone to facilitate the proposed development. The recommended Zoning By-Law Amendment is attached as Appendix 5. The departures requested from the standard TC zone regulations are summarized in the following table. Page 7 of 20 Page 74 of 377 ZONE REGULATION EXISTING REGULATION PROPOSED REGULATION STAFF RECOMMENDATION Dwelling units to be located entirety above the ground floor Not permitted Permit dwelling units on the ground floor Support Not more than 50% of the floor area is used for residential dwelling units Not permitted 91% total floor area Support Minimum rear yard depth where any part of the building is used for residential purposes 10 metres 0 metres, recognizing the location of the current building Support Parking requirements 1.4 parking space for each dwelling unit = 165.2 parking spaces Restaurant use = 1 parking space for each 5 seats = 28 seats/5 = 5.6 parking spaces Total = 165.2 + 5.6 = 170.8 rounded to 171 parking spaces 0.72 parking spaces for each dwelling unit = 85.4 parking spaces Restaurant use = 5.6 parking spaces Total provided = 91 parking spaces Support The requested zoning is appropriate as follows:  Allowing 91% of the building's total floor area for residential use within the 3 storey building and introducing dwelling units at this level is a crucial step in addressing local housing needs. This amendment enables the creation of 118 rental units, with 25% (30 units) designated as affordable. The proposed intensification aligns with the City's growth and housing objectives, providing a higher-density, more efficient use of the land while maintaining a mixed-use Page 8 of 20 Page 75 of 377 function. This development will help increase rental housing supply and affordability, benefiting the broader community.  The reduction of the rear yard requirement can be supported as this is a technical amendment to recognize the location of the existing building. No external changes are proposed to the existing building. Although the building is being converted to residential uses, there will be very little change in terms of the functional operation of the building or its relation to adjacent lots to the rear. All dwelling units are oriented to face inwards to the courtyard. There are no windows along the rear (north) or side (west) facades of the building. As such, there are no negative impacts anticipated for adjacent properties.  The reduction in parking can be supported as per the conclusions of the updated parking demand study prepared by C.F. Crozier & Associates Inc. dated December 2024. The work was undertaken in consultation with and approval from City Transportation Staff. The study concluded that the peak parking demand for the site over a 4-day period including the weekend is 0.29 parking spaces per unit, which is lower than the 0.62 parking spaces per unit approved for that site located at 8004 Lundy’s Lane which is a similar proposal which received Council approval. The parking report further identifies that potential tenants will be advised of parking availability prior to the rental agreements and allowing parking spaces to be leased on a first come, first-served basis. City's Transportation Services supports this reduction.  The site is well serviced by transit, connecting with other routes that operate along Montrose Road. There are services within reasonable walking distance that would result in residents not having to rely on vehicle use to complete everyday errands or access necessities, thereby supporting the reduced parking supply as proposed. City’s Transportation Staff agrees with the report findings and conclusions and can support the requested 91 parking spaces for the entirety of the development, which also includes commercial use and amenity space.  The proposed development will contribute to opportunities for a choice of housing to meet the changing needs of households by converting an existing building into a multiple unit residential development. This represents a more efficient use of a currently underutilized parcel, replacing a commercial use with rental housing stock. Sunset Clause The timely and orderly provision of housing is a key priority for the provincial 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 Page 9 of 20 Page 76 of 377 includes 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 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 Provision – Section 17 & 34 of the Planning Act In accordance with Sections 17(24) and 34(19) of the Planning Act, the applicant, the Minister, or a specified person, public body, or registered owner of any land to which the Official Plan Amendment/Zoning By-law Amendment will apply, who made oral submissions at a Public Meeting or written submissions to Council prior to the adoption of the Official Plan Amendment and/or passage of the Zoning By-law Amendment, may appeal the Official Plan Amendment and/or the Zoning By-law Amendment to the Ontario Land Tribunal. Operational Implications and Risk Analysis No operational or risk implications. Financial Implications/Budget Impact The proposal will generate development charge contributions, cash-in-lieu of parkland and provide property tax revenue for the City. Strategic/Departmental Alignment The proposal promotes sustainable growth using existing infrastructure along Lundy’s Lane. Strategic Plan Pillars List of Attachments APPENDIX 1 - Location Map APPENDIX 2 - Conceptual Site Plan APPENDIX 3 - Elevation Drawings APPENDIX 4 - OPA - By-law No. 2025-025 APPENDIX 5 - Zoning By-law No. 2025-024 Written by: Nick DeBenedetti, Planner 2 Page 10 of 20 Page 77 of 377 Submitted by: Status: Signe Hansen, Director of Planning None Jason Burgess, CAO None Page 11 of 20 Page 78 of 377 APPENDIX 1 LOCATION MAP Page 12 of 20 Page 79 of 377 APPENDIX 2 CONCEPTUAL SITE PLAN Page 13 of 20 Page 80 of 377 APPENDIX 3 ELEVATIONS Page 14 of 20 Page 81 of 377 APPENDIX 4 CITY OF NIAGARA FALLS By-law No. 2025-025 A by-law to provide for the adoption of Amendment No. 178 to the City of Niagara Falls Official Plan (AM-2024-026). 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. 178 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 25th day of February, 2025. ........................................................ ...................................................... BILL MATSON, CITY CLERK JAMES M. DIODATI, MAYOR Page 15 of 20 Page 82 of 377 OFFICIAL PLAN AMENDMENT NO. 178 PART 1 – PREAMBLE (i) Purpose of the Amendment The purpose of the amendment is to permit a maximum density of 164 units per hectare on the subject lands. (ii) Location of the Amendment The amendment applies to lands shown as Special Policy Area 103 on Schedule A – Future Land Use to the City’s Official Plan. (iii) Details of the Amendment Map Changes MAP 1 - Schedule “A” to the Official Plan – Future Land Use has been amended to show the Tourist Commercial designation with Special Policy Area 103. Text Change PART 2, SECTION 13 – SPECIAL POLICY AREAS, is amended by the addition of Subsection 13.103. (iv) Basis of the Amendment The applicant proposes to utilize an existing building for 118 dwelling units at a maximum density of 164 units per hectare. The subject lands are designated Tourist Commercial as shown on Schedule A – Future Land Use of the City’s Official Plan. The amendment meets the intent of the Official Plan as the existing buildings are located on lands that front onto an arterial road, are on an existing transit route, and are in close proximity to commercial uses. The proposed units are located in a stand alone residential or mixed-use existing building which is permitted in the Lundy’s Lane Intensification Corridor, and transportation and municipal infrastructure have the capacity to accommodate the proposal. The proposal will contribute to the City’s affordable housing lowto options housing target providing by affordable and moderate-income households. 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. 178 to the Official Plan of the City of Niagara Falls. Page 16 of 20 Page 83 of 377 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. 178", shall be identified as Special Policy Area 103 on Schedule A – Future Land Use of the Official Plan. 2. TEXT CHANGE a. PART 2, SECTION 13 – SPECIAL POLICY AREAS, is hereby amended by adding the following subsection: 13.103 SPECIAL POLICY AREA “103” Special Policy Area “103” applies to approximately 0.72 hectares of land located on the north Kalar between Lundy’s of side Lane and Road RoadMontrose , municipally known as 7737 Lundy’s Lane. Notwithstanding the policies of Part 2, Section 4.2.31, the lands may be developed with a maximum density of 164 units per hectare. Page 17 of 20 Page 84 of 377 Page 18 of 20Page 85 of 377 Page 19 of 20Page 86 of 377 Page 20 of 20Page 87 of 377 Official Plan Amendment and Zoning By-law Amendment Application AM-2024-0267737 Lundy’s Lane February 25, 2025 Page 88 of 377 Agenda 2AM-2024-026 Site and Surrounding Context Policy Overview Proposed Development Proposed Amendments Questions Page 89 of 377 Site and Surrounding Context 3AM-2024-026Page 90 of 377 Location 4AM-2024-026Page 91 of 377 Existing Building to be Retained 5AM-2024-026 •Three-storey building •Surface parking •118 individual motel suites •Pool and Restaurant •No exterior changes to the building proposed •Addition of new outdoor amenity area and changes to parking lot •Commercial use maintained Page 92 of 377 Surrounding Context 6AM-2024-026Page 93 of 377 Policy Overview 7AM-2024-026Page 94 of 377 Official Plan Designation: Tourist Commercial 8AM-2024-026Page 95 of 377 Zoning By-law: Tourist Commercial (TC) 9AM-2024-026Page 96 of 377 Proposed Development 10AM-2024-026Page 97 of 377 11AM-2024-026 Proposed Development •3 storeys •118 bachelor units •25% affordable (30 units) •Commercial area: 567m2 •91 parking spaces, 2 accessible parking spaces, 1 loading space •27% lot coverage •Indoor and outdoor amenity area •No exterior changes List of Supporting Studies/ Plans •Planning Justification Report •Functional Servicing Report •Parking Justification Study •Noise Impact Study •Phase I & Phase II ESA •Site Plan •Floor Plans and Elevations Page 98 of 377 Site Plan, BH Architect Inc AM-2024-026 12Page 99 of 377 13AM-2024-026 Floor Plans, Level 1, BH Architect Inc N Page 100 of 377 14AM-2024-026 Floor Plans, Level 2-3, BH Architect Inc N Page 101 of 377 15AM-2024-026 Elevations, BH Architect Inc Elevation - South façade Elevation - East façade Page 102 of 377 Proposed Amendments 16AM-2024-026Page 103 of 377 17Z07-2024 Proposed Official Plan Amendment An Official Plan Amendment has been submitted for a special policy area to increase the maximum permitted net residential density, from 100 units per hectare to 164 units per hectare. Page 104 of 377 18Z07-2024 Proposed Zoning By-law Amendment A Zoning By-law Amendment has been submitted requesting a site- specific Tourist Commercial (TC) zone to •Permit dwelling units on the ground floor; •to increase the total floor area of the dwelling units located in a building to a maximum of 91%; •to recognize an existing 0m setback for the rear yard requirement of the existing building; and •Permit a decreased minimum parking requirement. Page 105 of 377 Questions? 19AM-2024-026Page 106 of 377 Address: 7737 Lundy’s Lane Applicant: 1000977112 Ontario Inc. (Santiago Rioja) Agent: Miles Weekes (Fotenn Planning) Proposal: To increase the permitted density and rezone for the conversion of an existing motel to 118 bachelor dwelling units and various commercial uses Official Plan and Zoning By-law Amendment Application - AM-2024-026 Page 107 of 377 A GREAT CITY…FOR GENERATIONS TO COME Location Page 108 of 377 A GREAT CITY…FOR GENERATIONS TO COME Background •The applicant is seeking an Official Plan Amendment to establish a special policy area that would increase the permitted density from 100 units per hectare to 164 units per hectare. The subject property is designated Tourist Commercial in the City’s Official Plan. The proposal is located within the Built-Up Area and the Lundy’s Lane Satellite District. Residential intensification is encouraged within this District in standalone or mixed-use buildings. •Additionally, a Zoning By-law Amendment is proposed to rezone the property to a site-specific Tourist Commercial (TC) zone. The amendment would allow dwelling units on the ground floor, permit up to 91% of the building’s total floor area to be used for residential purposes, recognize a zero rear yard setback for the existing building, and establish a minimum parking requirement of 91 spaces for all uses.Page 109 of 377 A GREAT CITY…FOR GENERATIONS TO COME Official Plan •An Official Plan Amendment is required to increase the maximum density allowed from 100 units to 164 units per hectare. •The proposed amendment is appropriate for the subject site, as it supports many of the City’s housing goals including the provision of affordable rental housing, residential intensification within a designated growth area on an intensification corridor, and the adaptive reuse of an existing building. Page 110 of 377 A GREAT CITY…FOR GENERATIONS TO COME Requested Zoning Relief Allow not more than 91 % total floor area used for dwelling units and such dwelling units may be located on the ground floor. Recognize existing rear yard depth of 0 metres. Reduced parking standard of 0.72 metres for a dwelling unit from the required 1.4 metres Page 111 of 377 A GREAT CITY…FOR GENERATIONS TO COME Open House – December 18th, 2024 •A Public Open House was held on December 18th, 2024. The agent representing the applicant was in attendance, however, no members of the public were in attendance and no emails or other inquiries were received to date.Page 112 of 377 A GREAT CITY…FOR GENERATIONS TO COME Planning Analysis •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 appropriately serviced. •The proposal will help diversify the housing supply within the urban area while minimizing land consumption. It will also promote the efficient use of existing municipal infrastructure and services through the recommended regulations, which are appropriately designed to regulate the proposed use. •The requested site-specific Tourist Commercial (TC) zone will recognize an existing built form that has achieved a degree of compatibility with the surrounding area allowing for 91% of the ground level to be used for the residential units with a justified parking standard •The applicant is guaranteeing that a minimum of 25% of units (30 units) will be designated as affordable. Page 113 of 377 A GREAT CITY…FOR GENERATIONS TO COME RecommendationRecommendation •That Council APPROVE the Official Plan Amendment and Zoning By- law Amendment to increase the permitted density and rezone the subject lands for the conversion of an existing motel to 118 bachelor dwelling units and various commercial uses, subject to the regulations outlined in report PBD-2025-14.Page 114 of 377 PBD-2025-15 Planning Report Report to: Mayor and Council Date: February 25, 2025 Title: Our Niagara Falls Plan- Phase 3 - Policy Directions Report and Discussion Paper 7 -Conformity and Implementation Recommendation(s) That Council receive PBD-2025-15 for information. Executive Summary The City’s Official Plan consultants, The Planning Partnership (TPP), along with Nethery Planning, have produced a Policy Directions Report that outlines the key directions that will shape the policies of the Our Niagara Falls Plan. This document is built on and brings forward the previous work done in Phase 1 (background and document review) and Phase 2 (preparation of Discussion Papers) of the project. Also prepared and attached is Discussion Paper 7 - Conformity and Implementation for the new Official Plan. This final discussion paper addresses the Provincial and Regional Legislative and Policy Context that the Our Niagara Falls Plan must conform to, or be consistent with, including the most recent Provincial Planning Statement 2024. The Discussion Paper also outlines the policy implementation options available to the City. Consultation on the draft Policy Directions Report and Discussion Paper 7, with Council, stakeholders and the public, took place between December 2024 and February 2025. The Policy Directions Report and Discussion Paper 7 will both lead into and provide structure for the creation of draft Official Plan policies and mapping through Phase 4 of the project. Background The need for a new Official Plan for the City was based on several factors: a dated document (1993) that has been amended numerous times and has become cumbersome to implement, an actively changing Planning framework at the Provincial level, and the requirement to conform with the Region’s 2022 Official Plan. The Planning Partnership was hired and presented the Our Niagara Falls Plan work plan at the statutory public meeting held on March 5, 2024. Page 1 of 119 Page 115 of 377 The work plan envisions the project advancing over five phases: Phase 1: Project Initiation and Visioning – completed A project initiation report (PBD-2024-05) was presented to Council on March 5, 2024, which initiated consultation and community engagement for the new Official Plan. Phase 2: Preparation and Sharing of Discussion Papers - completed City Council was given a progress update on the City’s new Official Plan project with a summary of Phase 1 Project Initiation and Visioning, and Phase 2 – Discussion Papers on June 18, 2024 through Report PBD-2024-23. The input received through the first two Phases of the project was summarized in a ‘What We Heard – Report #1” document and an accompanying one page Engagement Snapshot that was circulated to Council and shared on the City’s Let’s Talking Niagara Falls Official Plan page in early September, 2024. Phase 3: Policy Directions Report - presented through this report The input received through Phase 3 is summarized in a ‘What We Heard – Report #2” document to be presented to Council. The What We Heard report (attached as Appendix 4) will be made available to the public on the Let’s Talk Niagara Falls – new Official Plan page. Phase 4: Draft Official Plan document –underway after completion of Phase 3 Phase 5: Final Official Plan – Statutory Public Meeting; decision of Council Since the initiation of the Our Niagara Falls Plan project several changes have been made to the Province’s Planning regime including the release of the 2024 Provincial Planning Statement and approval of O. Reg 560/24 which amends O. Reg. 525/97 by effectively removing the planning review and approval functions of the Niagara Region effective March 31, 2025. This regulation not only affects the approval process for the new Official Plan (i.e. the Province becomes the approval authority, and there are no appeal provisions against the decision of the Province) but also the level of conformity that must be met with the 2022 Niagara Official Plan. Pursuant to the Planning Act, the Niagara Official Plan (NOP) will be deemed to be the City’s Official Plan to implement after March 31, 2025. Consequently, the City, through the creation of the new official plan, must be consistent with Provincial policy as well as consider the incorporation of any relevant/applicable policies and mapping from the NOP, ultimately creating a single comprehensive plan. Since the City is required to assume the Region NOP after March 31, 2025, the City will need to revoke the NOP document upon final approval of the Our Niagara Falls Plan by the Province. Page 2 of 119 Page 116 of 377 Analysis Phase 3 of the Our Niagara Falls Plan project includes both the Policy Directions Report and the completion of a Discussion Paper 7 - Conformity and Implementation, as described below. Discussion Paper 7 – Conformity and Implementation The first six Discussion Papers prepared by The Planning Partnerships presented topics deemed to be relevant to the future of the City as it grows to 2051 and were developed to facilitate focused discussions on the varying components of the Official Plan: a Growing City; an Attractive City; a Connected and Mobile City; a Green and Resilient City; a International City; and a Cultural City. The team was aware that the Province would be releasing changes to the Provincial planning regime during the preparation of the new Official Plan, and therefore the release of the final discussion paper: 'Discussion Paper 7 – Conformity and Implementation' was timed to include and recognize the Province’s recently released Provincial Planning Statement 2024 and its potential impact on the City’s new policies and processes, as well as the removal of Regional planning review and approval authority. Discussion Paper 7 outlines the Legislative and Policy Context of the Our Niagara Falls Plan at both the Provincial and Regional level and discusses policy and plan implementation options such as secondary plans, community benefits, community planning permit system, and buffer planning (i.e. respecting adjacent municipalities). Monitoring and reporting for the Plan’s targets and goals are also discussed. In carrying out its responsibilities under the Planning Act, the City must have regard to matters of Provincial interest in the preparation of the new Official Plan. Attached as Appendix 1 for the information of Council is an excerpt from Section 2 of the Planning Act listing the Matters of Provincial Interest and a summary of requirements under the Provincial Planning Statement. The Key Topics Include: 1. Changing Legislative and Policy Context The 2024 Provincial Planning Statement, which replaces the Place to Grow Act and the Provincial Policy Statement, came into effect on October 20, 2024. Several key legislative changes include:  the limitation of appeal rights to property owners and prescribed agencies the removal of Niagara Region planning authority responsibilities, effective March 31, 2025 and the restrictions of appeal of Provincial approval  changes to the Ontario Heritage Act surrounding heritage designations Page 3 of 119 Page 117 of 377  a requirement to update the City Zoning By-law(s) within one year of the completion of the new Official Plan  the removal of the legislative requirement for pre-consultation 2. Provincial Implementation Guidance Implementation guidance through Provincial documents such as Guidelines for Permitted Uses in Prime Agricultural Areas, Minimum Distance Separation Guidelines, and D-Series Guidelines for Land use Compatibility should be considered in the context of what is most applicable to the City. 3. Implementing Strategic Documents and Direction In addition to the strategic documents of the City, Region, Niagara Parks, NPCA and Metrolinx, there are a number of documents to be considered through the review including urban design guidelines, recreation, transportation, culture, climate change adaptation, servicing, tourism related, woodland management, employment and housing among other strategies and guidelines. The Policy Directions Report Through Phase 3 – 'Policy Directions Report’ (Appendix 3), a set of policy directions for the Our Niagara Falls Plan were created based on background review and community input gathered through the first two phases of the project, the requirements of the Planning Act as discussed above (as well as any other Provincial Plans in effect), and the conformity and consistency provisions related to Provincial and Regional policies (i.e. 2024 Provincial Planning Statement and the removal of Regional planning authority) to create a set of policy directions for the new Plan. Also considered were municipal plans and studies on related items such as the Climate Change Adaptation Plan, the Transportation Master Plan and Master Servicing Plan, among others. The policy directions will frame and setup the future policies of the Official Plan around overarching topics, identified as Big Moves: • Preparing for a Growing the City, • Moving in and around a Connected City, • Fostering a Sustainable and Resilient City, • Building an Attractive and Cultural City, and • Promoting a Strong and Healthy Economy in the City; The Policy Direction Report also provides a general concept for specific land use designations and implementing policies. These directions will be flushed out in much greater detail through the preparation of draft Official Plan in Phase 4. Outline of the Policy Directions Report The Policy Directions Report frames and sets up the draft official plan policies that will be prepared during Phase 4 of the project, based on the following general outline: Page 4 of 119 Page 118 of 377 The introduction and purpose of the Policy Directions Report - general guiding principles for the Official Plan Building a Successful City – including a Vision Statement, the identification of Big Moves for the City and a set of overarching policies aimed at building a successful City. - Vision Statement: Niagara Falls…a natural wonder in a thriving, resilient and connected city for all. - Big Moves – a set of five overarching concepts aimed at building a successful city: Preparing for a Growing City, Moving in and around a Connected City, Foster a Sustainable and Resilient City, Building an Attractive and Cultural City, Promoting a Strong and Healthy Economy in the City. The key directions outlined within these Big Moves have evolved from the discussion papers produced , including the Conformity and Implementation discussion paper. Land use designations - specific designations - general policies such as uses allowed across multiple designations; compatible built form policies by land use - land use overlays to trigger studies or in-depth reviews to refine limits of designation Secondary Plans and Special Policy Areas - standards and format for property specific policies beyond the standard land use designations Implementation and administration - enabling bylaws (zoning, conditional zoning, delegated approval, interim control, temporary use, demolition control, land acquisition, community improvement and parkland dedication) · administrative policies (amendment processes, expansion/conversion criteria) - Providing policy direction for enhanced monitoring to gauge the effectiveness of the policies in achieving its goals; to ensure ongoing conformity with policy and legislation, when/if changes are needed and to ensure growth is managed appropriately. Consultation and Engagement A draft copy of the Policy Directions Report and Discussion Paper 7 was shared with the City’s Technical Advisory Team in December 2024 and with members of Council in January 2025. Consultation on the Policy Directions Report was also held with the general public through the City’s Let’sTalk Niagara Falls Our Niagara Falls Plan page and public information sessions and stakeholder meetings on February 3rd and 4th, 2025. Notice of the Public Session and the Policy Directions Report was forwarded by email to Council and Senior Staff, Stakeholder Groups, all Committees of Council, all those who requested updates including subscribers to the Let’s Talk web page, and agencies. It was also published in the January 25, 2025 edition of the Niagara Falls Review and on the Let's Talk Niagara Falls Our Niagara Falls Plan page. The Public Session included a presentation by the project Consultants followed by a Page 5 of 119 Page 119 of 377 question and answer opportunity and one on one discussion opportunity with the Consultants and Staff. It was attended by 30 people who were offered the opportunity to write comments on shared worksheets or on takeaway worksheets. The input received during this consultation was considered and implemented, where applicable, in the version of the Policy Direction Reports attached. A summary report of the engagement, entitled ‘What We Heard Report #2 summarizes comments received, including a generalization of those received through prior phases of the project, is attached as Appendix 4 and will be shared online. Comments received from the public and circulation included a wide range of input such as: the provision of adequate parking in intensification areas to prevent dispute over spaces; clarifications of the benefits of intensification; protection of open spaces and parks as part of development; a strong and equitable housing mix; compatible development standards; safer biking and transportation corridors with more movement options; strengthened environmental protections and development designs; family friendly urban design, and protection of heritage and community facilities. Next Steps Upon completion of Phase 3, the project team will commence work on a draft Official Plan document as Phase 4 of the project. This phase will involve the preparation of a complete draft of the Official Plan including all policies and mapping. A complete round of public consultation will occur during this phase, prior to a statutory meeting of Council to consider the Draft. Phase 4 also includes a 90 day Provincial Review period which must be completed prior to the giving of notice for a statutory public meeting of Council. Consultation on the draft document with Council, the community, the Technical Advisory Team, stakeholder groups and prescribed agencies will be undertaken during this Provincial review period and a second draft version of the draft Official Plan will be produced for the statutory public meeting that can take place in July 2025. Further modifications to the draft Official Plan that may emerge from the public meeting, will be forwarded to Council for adoption and then to the Province for final approval (Phase 5). Financial Implications/Budget Impact There are no direct financial implications arising from this report. Strategic/Departmental Alignment The Our Niagara Falls Plan will aim to implement the City's 2023-2027 Strategic Plan through policies that align with the three Pillars of Sustainability, Customer Service and Economic Diversity and Growth through its environmental and climate, housing and affordability, and employment policies. The Plan is intended to be user friendly in both readability and online reference. Page 6 of 119 Page 120 of 377 The Plan will be prepared in alignment with the City's other initiatives such as the Master Servicing and Transportation Plans and Housing, Employment and Climate Change Mitigation studies/plan. 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. 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 Appendix 1 - Provincial Matters Appendix 2 - Discussion Paper 7 - Conformity and Implementation Appendix 3 - Key Policy Directions Report Appendix 4 - What We Heard #2 Report Written by: Francesca Berardi, Senior Official Plan Project Manager Submitted by: Status: Signe Hansen, Director of Planning Approved - 18 Feb 2025 Jason Burgess, CAO Approved - 18 Feb 2025 Page 7 of 119 Page 121 of 377 Appendix 1 Provincial Interest under the Planning Act (excerpt) 2. The…council of a municipality…and the Tribunal, in carrying out their responsibilities under this Act, shall have regard to, among other matters, matters of provincial interest such as, (a) the protection of ecological systems, including natural areas, features and functions; (b) the protection of the agricultural resources of the Province; (c) the conservation and management of natural resources and the mineral resource base; (d) the conservation of features of significant architectural, cultural, historical, archaeological or scientific interest; (e) the supply, efficient use and conservation of energy and water; (f) the adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; (g) the minimization of waste; (h) the orderly development of safe and healthy communities; (h.1) the accessibility for persons with disabilities to all facilities, services and matters to which this Act applies; (i) the adequate provision and distribution of educational, health, social, cultural and recreational facilities; (j) the adequate provision of a full range of housing, including affordable housing; (k) the adequate provision of employment opportunities; (l) the protection of the financial and economic well-being of the Province and its municipalities; (m) the co-ordination of planning activities of public bodies; (n) the resolution of planning conflicts involving public and private interests; (o) the protection of public health and safety; (p) the appropriate location of growth and development; (q) the promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; (r) the promotion of built form that, (i) is well-designed, (ii) encourages a sense of place, and (iii) provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; (s) the mitigation of greenhouse gas emissions and adaptation to a changing climate. *(italics added by Planning Staff) Page 8 of 119 Page 122 of 377 Conformity and Implementation Discussion Paper The Planning Partnership Nethery Planning January 27, 2025 Conformity and Implementation Page 9 of 119 Page 123 of 377 2 Conformity and Implementation Discussion Paper Table of Contents 1 An Introduction to “Our Niagara Falls Plan” .............................................................3 1.1 A Little Bit About Niagara Falls .....................................................................................4 1.2 Intent of the Discussion Papers and the Path to Our Niagara Falls Plan ....................6 1.3 The Purpose of this Seventh Paper .............................................................................8 2 Key Topics for Discussion .............................................................................................................10 2.1 Changing Legislative and Policy Context and Planning Responsibility Jurisdiction ..10 2.2 Provincial Implementation Guidance..........................................................................14 2.3 Implementing Strategic Documents and Direction .....................................................14 2.6 Enhanced Monitoring and Reporting..........................................................................19 3 Policy Review .................................................................................................................21 3.1 The Planning Act ........................................................................................................21 3.2 Provincial Planning Statement, 2024 (Formerly the Provincial Policy Statement) .....23 3.3 Niagara Escarpment Planning and Development Act ................................................25 3.4 Niagara Escarpment Plan ..........................................................................................25 3.5 Niagara Official Plan ..................................................................................................26 3.6 Niagara Falls Official Plan ..........................................................................................27 3.7 Implementation Tests .................................................................................................28 4 Next Steps .......................................................................................................................30 Page 10 of 119 Page 124 of 377 Conformity and Implementation Discussion Paper 3 The City of Niagara Falls is creating a new Official Plan: “Our Niagara Falls Plan,” a long- term vision to 2051 that guides us through a future of unprecedented growth while providing a high-quality living experience for our residents and our visitors from around the world. An Official Plan is a high-level, visionary docu- ment that guides and shapes the future of a community identifying where, and under what circumstances, specific types of land uses can be located. The Provincial Planning Act requires that all local public works projects zoning by- laws, and all future development must conform to an approved Official Plan. Our Niagara Falls Plan is going to define a vision for the City to 2051—how we are going to create a complete community 1 An Introduction to “Our Niagara Falls Plan” Our Niagara Falls Plan will serve a broad range of community and municipal objectives. In addition to establishing appropriate land uses, it will also establish goals, objectives and policies related to all of the essential components of making and sustaining a complete community. It will set policy requirements on how to create attractive and livable communities with a variety of housing and employment opportunities. It will set policy direction where required to protect, conserve, and enhance the city’s cultural and natural heritage and agricultural land base. It will identify locations for new growth to make the most efficient use of land and infrastructure. It will outline the structure around parks and open space, and how to acquire and grow such spaces. It will direct how to move people and goods in and around a city. It will detail how to plan and provide for community needs such as schools, recreation centres and libraries. It will provide this in a way to ensure Provincial and Regional policy is implemented, as required by law. The Official Plan must conform to the Niagara Escarpment Plan, and maintain con-sistency with the new 2024 Provincial Planning Statement. This is done while also providing critical local context and input, to ensure imple- mentation happens in the manner Niagara Falls intends it to occur, addressing our community’s unique needs. Page 11 of 119 Page 125 of 377 4 Conformity and Implementation Discussion Paper Niagara Falls is an international landmark and destination for visitors, residents, businesses and employees alike. It is a high growth municipality, forecasted to take on the largest share of growth in Niagara Region over the next 25 years. Identified as one of Southern Ontario’s 29 large and fast- growing municipalities in the 2024 Provincial Planning Statement, Niagara Falls Council has pledged to build 8,000 new homes by 2031. The City also hosts two international crossings, the Rainbow and Whirlpool Bridges, with the major Queenston-Lewiston Bridge just north of the city limits—together, responsible for 3.6 million vehicle crossings in 2023.1 It hosts a significant concentration of hydro-electrical generation facilities. The Niagara Parks Commission is a major partner agency in Niagara Falls, founded in 1885 and overseeing over 16 square kilometres of parkland and lands along the Niagara Parkway connecting Niagara-on- the-Lake with Fort Erie. Their facilities welcomed just under 3.0 million visitors from April 2022 through March 2023.2 Transportation Access. Niagara Falls is bisected by the Queen Elizabeth Way (QEW) freeway connecting Buffalo and Niagara to the Golden Horseshoe. Highway 420 crosses through Niagara Falls to connect the QEW to the Rainbow Bridge border crossing. Intercity and inter- national rail service is provided by Via Rail and Amtrak, with more frequent commuter rail and bus connections to Hamilton and Toronto via Metrolinx/GO Transit. Transit, who also support paratransit service and connections within Niagara Region. Niagara Parks operates the WEGO tourism transit service within the City and con- necting to Niagara-on-the-Lake, leasing vehicles from Niagara Region Transit. A route responsibility realign-ment occurred in August 2024, in efforts to create a more seamless transit system catering to all users. 1 As reported by the Bridge and Tunnel Operators Association and South Niagara Chambers of Commerce 2 Niagara Parks 2022/2023 Annual Report Landmarks and Attractions. In addition to the Falls themselves, Niagara Falls is a tourist destination, with numerous hotels, convention space, observation towers, multiple theme parks and resorts, and entertainment destinations across the City, including the bustling Clifton Hill area. The Niagara Parks Commission operates with a mandate to manage and develop the many public spaces along the Niagara River shoreline, including entertainment and recreational facilities. A short trip along the Niagara River Parkway brings guests past the Flower Clock, Botanical Gardens, Butterfly Conservatory, Niagara Glen, the former Toronto Power Generating Station, Spanish Aero Car, Dufferin Islands, and Queen Victoria Park. The river itself is a feature, with the Iron Scow shipwreck and International Control Weir part of the falls environment. Away from the falls are the Gale Centre, Firemen’s Park, The Exchange, the Niagara Falls History Museum, and an emerging culinary and music scene. It is easy for local landmarks to be overlooked, which are as core and foundational to creating a sense of place as the all-day buzz of the tourist areas. The city is home to a branch of the Niagara Health Hospital network (Greater Niagara General Hospital). The new South Niagara Hospital is being constructed with a target in-service date of 2029, creating an opportunity for a new purpose for the existing hospital lands. Commercial and Recreation Amenities. Niagara Falls is serviced with a full range of local shopping amenities. Niagara Square is a former indoor mall that fully com- pleted a transition into a power centre format in 2020. It is located at the southwest corner of the McLeod Road interchange and the QEW. A similar cluster of large format commercial uses can be found in the middle of the urban area, at the intersections of Morrison Street and Dorchester Road. Other commercial nodes can be found along Lundy’s Lane in the Stamford neighbourhood, and in the historic Downtown Niagara Falls, north of the main tourist area. Local-level commercial is found throughout the city. 1.1 A Little Bit About Niagara Falls Page 12 of 119 Page 126 of 377 Conformity and Implementation Discussion Paper 5 A recent cultural development is the opening of The Exchange, a 10,000-square-foot indoor/outdoor multi- purpose event space with gallery and working studio facilities. The Niagara Falls History Museum, Battle Ground Hotel Museum, and Willoughby Historical Museum additionally cater to those interested in local history. Niagara Falls has the Gale Centre (four-pad arena), Chippawa Willoughby Memorial Arena, and the MacBain Community Centre with an indoor pool, gym, and multi-purpose rooms. There are four locations of the Niagara Falls Public Library. The City is in Growth Mode. According to the 2021 Census of Canada, the population of Niagara Falls was 94,415, with 44,600 having reported being in the labour market. The City’s current Official Plan was approved by the Ministry of Municipal Affairs on October 6, 1993. The 1993 Plan was written to guide growth to the year 2011 and a population of 83,000. The planning horizon was extended in 2014 (three years beyond the original target) to guide growth to the year 2031, with an anticipated population of 106,800 and 53,640 jobs. At 7.2% popula-tion growth between 2016 and 2021, Niagara Falls is on pace to exceed that 2031 population forecast.3 The City had three settlement area boundary expansions (also Designated Growth Areas under the 2024 Provincial Planning Statement) approved through the 2022 Niagara Official Plan. The Legislative and Policy Framework around Planning has Changed. Another major change since 1993 is the complete overhaul of the Provincial and Regional Planning Policy framework. There are new documents at both levels, whose directions need to be reflected in local policy. From an administrative perspec-tive, the current Official Plan has been amended over 160 times over the past 30 years. The various edits have created an Official Plan with some internal conflicts and inconsistencies, duplications, and confusion in policy intent— overall, an outdated planning vision needing replacement. 3 The first discussion papers have used these projections. An updated, increased projection is available assuming all high lift catchment is diverted to the new sewage treatment plan. In such a scenario, 22,898 dwelling units of capacity would drain to that facility, representing 54,132 people (net new growth from 2021-2051). Page 13 of 119 Page 127 of 377 6 Conformity and Implementation Discussion Paper To initiate the process of creating Our Niagara Falls Plan, the project team has prepared six “Discussion Papers.” These papers are about starting a conversation with the community about what the city will look like in 2051, what jobs will be here, how do we move in and around that community, how do we integrate nature and resiliency, how do we effectively manage growth and climate adaptation, and what infrastructure, features or amenities are needed for the community. Community input is essential to delivering the Our Niagara Falls Plan. The Discussion Papers are intended to guide a conversation that will ultimately form the basis for policy. The Discussion Papers set out contemporary land use planning issues into in six thematic areas: 1. A Growing City Niagara Region’s 2051 Land Needs Assessment forecasts Niagara Falls to add the greatest number of new housing units in the Region. This means a considerable outlay of infrastructure and soft services will be required to support the building of complete communities connected through a resilient, layered mobility network. Our Niagara Falls Plan must also ensure the infrastructure is available (planned or existing) to accommodate this growth, and will either accommodate or be ready to accommodate the outcomes of the City’s range of ongoing growth management projects and planning, the housing pledge to 2031, urban boundary expansions, affordable housing goal, and volume of development applications. 2. An Attractive City Niagara Falls is a gateway to our country and a destination in its own right. Growth will need to build upon this foundation—more accurately, it will raise the bar for excellence in design and architecture, even in a world where exterior design elements cannot be completely regulated through Site Plan Control. This is achieved by comprehensively identifying landmark locations where priority design treatment is expected, while leveraging further place- making opportunities through planning for a complete community that contributes to health and civic pride. 3. A Connected and Mobile City Communities are grappling with how and where goods and people move through them. In addition to needing to serve the vehicle demands, the transportation system of a city is also a public good. This means it contributes to the overall quality of life for residents, contribution to the economic well-being for businesses, and supports tourists and visitors to the area. Our Niagara Falls Plan will be based on designing a transportation system that is premised on the principles of safety, equity, accessibility, and mobility for all users and modes. The Official Plan will reflect the direction and recommendations in the Transportation Master Plan and Trails and Active Transportation Master Plan. and include policies to address for example, complete streets, connectivity and active transportation. 1.2 Intent of the Discussion Papers and the Path to Our Niagara Falls Plan Page 14 of 119 Page 128 of 377 Conformity and Implementation Discussion Paper 7 2. An Attractive City Niagara Falls is a gateway to our country and a destination in its own right. Growth will need to build upon this foundation—more accurately, it will raise the bar for excellence in design and architecture, even in a world where exterior design elements cannot be completely regulated through Site Plan Control. This is achieved by comprehensively identifying landmark locations where priority design treatment is expected, while leveraging further place- making opportunities through planning for a complete community that contributes to health and civic pride. 3. A Connected and Mobile City Communities are grappling with how and where goods and people move through them. In addition to needing to serve the vehicle demands, the transportation system of a city is also a public good. This means it contributes to the overall quality of life for residents, contribution to the economic well-being for businesses, and supports tourists and visitors to the area. Our Niagara Falls Plan will be based on designing a transportation system that is premised on the principles of safety, equity, accessibility, and mobility for all users and modes. The Official Plan will reflect the direction and recommendations in the Transportation Master Plan and Trails and Active Transportation Master Plan. and include policies to address for example, complete streets, connectivity and active transportation. 4. A Green and Resilient City The effects of climate change are becoming known. Cities can and need to do more to prepare for and incorporate these new systems and patterns into growth and development. Whether that is through right-sized infrastructure, a Provincial and Regional natural heritage system, low impact design techniques, sensitively designed community facilities, or increased expectations from private development, Our Niagara Plan should build upon City and Regional studies to incorporate the best elements in a manner that readies the community for adaptation to climate change. It must also consider the fiscal and economic implications of policies related to building a green and resilient city. 5. An International City Our Niagara Falls Plan will incorporate design policies and community improvement principles and a framework for intensification that will maximize the oppor- tunities for creating landmarks and physical presence at major locations to support the many places of entry to the city. Our Niagara Falls Plan needs to leverage its location, multiple attrac- tions, and quality of life to continue encouraging tourism, new economic development, and a range of jobs to support overall well-being. 6. A Cultural City Our Niagara Falls Plan will incorporate goals, objectives, and policies to continue to build upon Niagara Falls’ recent success in diversifying cultural options. This is more than just the Falls area itself and will incorporate the entire city, providing the places and spaces necessary for an enriching social experience. There are significant cultural heritage resources at a local and national scale in Niagara Falls, for which Our Niagara Falls Plan policies can work to conserve. This also requires planning for and providing community facilities to support a growing population. The six Discussion Papers, together with this seventh paper on Planning Policy Conformity and Implementation, represent a thorough, comprehensive and inter-connected approach to initiating this discussion about the future of Niagara Falls. Each Paper contributes its own piece to this project. All public input received on these Discussion Papers have been summarized into a “What We Heard – Report #1” engagement summary report. Further summary reports will be prepared as part of this ongoing project. Page 15 of 119 Page 129 of 377 8 Conformity and Implementation Discussion Paper The six Discussion Papers completed to date repre- sent a thorough, comprehensive and interconnected approach to initiating this discussion about the future of Niagara Falls. Each Paper contributes its own piece to this project. This seventh paper on Planning Policy Conformity and Implementation completes this initial phase of research on the project, coinciding with the release of the 2024 Provincial Planning Statement— that replaces the 2020 Provincial Policy Statement and repeals the Growth Plan for the Greater Golden Horseshoe. This Discussion Paper has a core focus on two particular issue areas: policy and plan implemen- tation, and consistency and conformity with Provincial policy and legislation. The previous six discussion papers have referenced various applicable policy and legislation pertaining to each of the theme areas which will be addressed and implemented, as appropriate in the Official Plan. Through Our Niagara Falls Plan, the City is required to incorporate the latest applicable policies from the following: •The Provincial Planning Statement (effective October 20, 2024), replacing the Provincial Policy Statement, 2020 and Growth Plan for the Greater Golden Horseshoe, 2020 •The Niagara Escarpment Plan, 2017 •Niagara Region Official Plan, 2022 Our Niagara Falls Plan must be consistent with and conform to provincial planning policy and legislation. Certain policies and mapping are required to be included within the City’s Official Plan “as is” from the Provincial Planning Statement and Provincial Plans, while the City may have discretion over how other policies are imple- mented in the City’s Official Plan. The approval of the new Provincial Planning Statement has implications for the completion of Our Niagara Falls Plan as any decision of Council is required to be consistent with this key Provincial document. As of March 31, 2025, the City of Niagara Falls would also have responsibility for Niagara Region’s Official Plan as it pertains to matters involving the City and the flexibility to amend that document as necessary or appropriate through the Our Niagara Falls Plan Review. Specific policy direction related to conformity and implementation has been highlighted in Section 3 of this Report. In addition to the Planning Act, the following is a list of relevant legislation which Our Niagara Falls Plan must conform to, be consistent with, and in some cases, make reference to in policy or definitions. This includes but is not limited to: •Accessibility for Ontarians with Disabilities Act •Aggregate Resources Act •Conservation Authority Act •Clean Water Act •Development Charges Act •Endangered Species Act •Environmental Protection Act •Federal Sustainable Development Act •Fisheries Act •Niagara Parks Act •Ontario Heritage Act •Species at Risk Act On December 23, 2024, the Province advised that Ontario Regulation 525/97 will be amended to exempt lower-tier municipalities, including the City of Niagara Falls, from getting Ministry approval for most official plan amendments. The only official plan matters which would require approval from the Minister as of March 31, 2025, would be: 1. New official plans (such as Our Niagara Falls Plan) 2. Official Plan Amendments adopted in accordance with Section 26 of the Planning Act (if the adoption of Our Niagara Falls Plan occurs in phases, or a future conformity update is undertaken) 3. Official plan amendments addressing policies required in connection with a protected major transit station area Various other applicable City and external agency strategic planning documents have been referenced in 1.3 The Purpose of this Seventh Paper Page 16 of 119 Page 130 of 377 Conformity and Implementation Discussion Paper 9 Section 2.3 of this Report. Policy direction and mapping from those documents, as applicable, will need to be integrated into Our Niagara Falls Plan, along with con- formity to any associated Ontario regulations. Through this project, the City may: •Have more specific or restrictive policies related to certain land use planning matters where discretion is allowed. •Adapt, where permitted, Provincial and Regional policies and mapping through the development of the Our Niagara Falls Plan, to ensure they are suitable to the City of Niagara Falls context (e.g., adaptation of environmental policies and mapping based on local knowledge). •Consider policies that deliver flexibility through development review processes and capital planning exercises to recognize data, research, or other scien- tific inputs into the process (e.g., delineation of policy linework based on study outputs). •Include strategic policies which would direct or enable the City to undertake studies related to certain topics to provide more fine-grained policy direction on matters of interest in the future (e.g., secondary plan- ning areas, implementation tools such as community planning permit systems or community improvement plans, economic or market studies). Page 17 of 119 Page 131 of 377 10 Conformity and Implementation Discussion Paper Why it’s Important Niagara Falls is a lower-tier municipality in the Regional Municipality of Niagara. The City is subject to several provincial policy documents and legislative acts as it relates to land use planning, and as of March 31, 2025, will no longer be part of a two-tier land use planning framework. In Ontario, a regulatory and legislative framework guides land use planning and prescribes what must be included in Official Plans. Relevant policy, mapping, and definitions must be integrated into the official plan as set out in the applicable legislation and policies. The City of Niagara Falls will need to ensure Our Niagara Falls Plan reflects the latest legislation and policy. Over the past several years, the policy and legislation landscape in Southern Ontario has changed significantly. The development process has also been heavily adjusted through legislative changes and updates in the past six years. This includes changes such as introducing new reduced timelines for processing and making decisions on planning applications (before appeal rights for non-deci- sion are extended to applicants); limiting appeal rights to the Ontario Land Tribunal, including by the general public; and introducing a Community Benefits framework. Additionally, the Province continues to propose and implement changes to legislation to address the changing policy and legislative regime, including the introduction of the 2024 Provincial Planning Statement (effective October 20, 2024) and repeal of the Growth Plan, and removal of upper-tier municipal planning responsibilities. Accordingly, staff continue to diligently monitor Provincial planning reforms in order to be able to respond to changes as appropriate and neces-sary through the Our Niagara Falls Plan process. Another shift has been an increased use of Minister Zoning Orders by the Ministry of Municipal Affairs and Housing, including two in Niagara Falls. A brief overview of some of the key legislative changes impacting planning and Our Niagara Falls Plan is provided below. Bill 73 – Bill 73, Smart Growth for Our Communities Act (2015) The Smart Growth for Our Communities Act, which received Royal Assent in 2015, introduced changes through the Planning Act and the Development Charges Act. Those items still in effect include: •Extending the review cycle for new official plans to every 10 years, instead of 5 years. Our Niagara Falls Plan will be considered a new plan and therefore will be subject to the 10-year cycle. •Voluntary extensions of 90 days to decision timelines for planning applications. •Changes to Parkland Dedication rates and requirements for municipalities to report on how money collected for cash-in-lieu of parkland was utilized. 2 Key Topics for Discussion 2.1 Changing Legislative and Policy Context and Planning Responsibility Jurisdiction Page 18 of 119 Page 132 of 377 Conformity and Implementation Discussion Paper 11 •Requirements for the Official Plan to contain informa-tion on how the municipality will obtain input from the public regarding planning applications. •Removal of the ability for “global” appeals (the entirety) of official plans and requirement for appeals to be scoped and justified on the basis of policy conformity. Bill 108 – More Homes, More Choice Act (2019) The More Homes, More Choice Act, which received Royal Assent in 2019, introduced several changes including: •Reduced timelines for enabling appeal rights to appli- cants for non- decisions on official plan and zoning by-law amendments and plans of subdivision. •Limitations on which parties could appeal decisions and non-decisions of municipalities related to different types of planning applications. •Increased emphasis on Community Planning Permit Systems. •Authorizing additional residential units (accessory dwelling units) as of right. •Scoping of inclusionary zoning to Protected Major Transit Station Areas and areas subject to permitting systems. •Introduction of Community Benefits to replace Section 37 Bonusing provisions of the Planning Act. •A number of changes to the Ontario Heritage Act, to require notice to property owners and better prescribe a process for considering owner objections to desig- nations of their properties. •Scoping of Conservation Authority responsibilities to matters related to flooding and natural hazards and local wetlands. Bill 197 – Covid-19 Economic Recovery Act (2020) The Covid-19 Economic Recovery Act, which received Royal Assent in 2020, made changes including: •Updating the community benefits charge regime to restrict the collection of community benefits charges for smaller-scale developments, and allow for park-land requirements (either land dedication or collection of cash-in- lieu of parkland as part of community benefits). •Introduced further powers for the Minister of Municipal Affairs and Housing to make orders related to site plan control and inclusionary zoning. Bill 109 – More Homes for Everyone Act (2022) The More Homes for Everyone Act, which received Royal Assent in 2022 made various amendments to the Planning Act, including: •Providing enhanced Ministerial powers for the Minister of Municipal Affairs and Housing to authorize suspensions of time periods for decision making on applications, to refer plans to the Ontario Land Tribunal (OLT) for a recommendation or decision, or to issue orders at the request of a municipality. •Introducing rules around when municipalities are required to refund fees in respect of applications under that section. •Requirements for regular reviews of community benefits charge by-laws reviews. •New regulations related to requirements for consul- tation with municipalities before plans and drawings are submitted for approval and the completeness of applications Amendments with respect to parkland requirements on land designated as transit-oriented community land under the Transit- Oriented Communities Act, 2020. Page 19 of 119 Page 133 of 377 12 Conformity and Implementation Discussion Paper Bill 23 – More Homes Built Faster Act (2022) The More Homes Built Faster Act, which received Royal Assent in 2022 made changes to: •Remove certain studies from being eligible for cost recovery through Development Charges under the Development Charges Act. •The Ontario Heritage Act related to designated heritage properties and requirements for Heritage Conservation Districts to be detailed in Official Plans. •Require zoning by-laws to be amended to comply with certain parts of Official Plans within one year of the policies coming into effect. •Changes related to appeal rights for certain types of applications and decisions to the Ontario Land Tribunal. •Allow for greater flexibility for the Minister of Municipal Affairs and Housing to amend official plans as it relates to matters of provincial interest if they feel policies may adversely impact such matters. •Further adjusted legislation related to Community Benefits Charges and parkland requirements such as requiring agreements between municipalities and private landowners regarding provision of public amenities. •Remove exterior design as a matter subject to Site Plan Control. •Introduce two different classes of upper-tier municipal- ities, those with and without planning responsibilities. Bill 185 – Cutting Red Tape to Build More Homes Act (2024) The Cutting Red Tape to Build More Homes Act, which received Royal Assent in 2024. This legislation: •Added back the ability to collect development charges for certain studies under the Development Charges Act. •Introduced the ability for municipalities under the Municipal Act to bring in policy by by-law, providing for allocation of water supply and sewage capacity and criteria respecting this allocation. •Removed upper tier planning responsibilities for York, Peel, and Halton Regions as of July 1, 2024, and indicated that certain other regional municipalities, including Niagara Region, would have their planning responsibilities repealed. (This will now occur effective March 31, 2025.) •Further limited appeal rights for planning applications, including limiting appeals on certain types of applica- tions to only be filed by the affected property owner and agencies, provided they have made oral or written submissions to a public meeting. •Revises the Planning Act to remove the authority of municipalities and Council to require applicants to pre-consult with the municipality prior to submission of applications. •Reverses the requirement for municipalities to refund application fees. •Removed the section related to Minister’s orders made at the request of a municipality. •Introduced regulations providing for certain prescribed persons to provide for the lapsing of approvals of plans and drawings. •Removed the Community Infrastructure and Housing Accelerator (CIHA) tool in favour of an updated Minister’s Zoning Order framework. •Enables the passing of a Municipal Act by-law relating to water and wastewater servicing allocations. Page 20 of 119 Page 134 of 377 Conformity and Implementation Discussion Paper 13 Things to Think About 1. Any definitions used in Our Niagara Falls Plan will need to be consistent with or conform to those used in Provincial and Regional plans and policies. 2. Ensuring key changes from the latest legislation and policy have been incorporated into the Plan regard-ing matters such as public consultation, limitation on appeals of planning decisions, changes related to heritage designations (individual and heritage conservation districts), and permissions for additional residential units on properties as of right. 3. Ensure the policies contained within Our Niagara Falls Plan reflect changes to the scope of responsibilities of conservation authorities and Regional planning responsibilities. 4. The recognition of current Minister Zoning Orders, as well as a process for recognizing future such approv- als. This would help users of the plan to know that there is a Minister’s Zoning Order for a subject site which supersedes the City’s policies and regulations. 5. Our Niagara Falls Plan will need to carry forward or include revised or updated policies which address community benefits and parkland dedication, reflect- ive of the most recent legislative changes. 6. The City should also include policy direction which would encourage or enable the City to undertake a future study to investigate the implementation of a Community Planning Permit System and inclusionary zoning within the Downtown MTSA. Minister’s Zoning Orders A Minister’s Zoning Order (MZO) is a tool which can be used by the provincial government to directly control land use and zoning. While zoning decisions are typically made by local municipalities through submission of an application which is considered through a public process in accordance with the Planning Act, a MZO allows the Minister of Municipal Affairs and Housing to consider requests for development approvals outside of a public process at the local level. This tool has been used more frequently in recent years on both Provincial direction and by municipal request to expedite development and allow for quicker implementation of identified developments. 7. The City should consider implementation matters coming out of the Official Plan update such as zoning by-law updates and other actions that may be required by the City within certain legislated timelines. 8. The City can consider instituting more frequent updates and reviews than required by the Planning Act and recognition of updates that may come out of other City studies (though that does not necessarily require recognition in the Plan). 9. While pre-consultation can no longer be mandated to submit development applications, the City can encourage such meetings and provide for complete application policies, including standards or require-ments for both. Page 21 of 119 Page 135 of 377 14 Conformity and Implementation Discussion Paper 2.2 Provincial Implementation Guidance Why it’s Important Implementation guidance supports the interpretation and implementation of provincial policy to assist municipalities with achieving consistency and conformity with provincial plans. Examples of provincial implementation guidance documentation that the City will need to refer to in drafting new policies and mapping for Our Niagara Falls Plan include, for example, the Guidelines for Permitted Uses in Prime Agricultural Areas, Minimum Distance Separation Guidelines; and D-Series Guidelines for Land Use Compatibility. The Province periodically reviews and updates implementation guidance materials. Consequently, the City always has to monitor available information for proposals and updates from the Province. Things to Think About •The City will need to determine when and how prov- incial implementation guidance is referenced in the Official Plan. Certain municipalities have embedded details from provincial guidance documentation directly into their Official Plans, or have referenced the documentation. •The City should consider which aspects of guidance may be beneficial to include as policy direction in the Official Plan, based on local conditions. Include strategic policies which would direct or enable the City to undertake studies related to certain topics to provide more fine-grained policy direction on matters of interestin the future (e.g., secondary planning areas, implementation tools such as community planning permit systems or community improvement plans, economic or market studies). 2.3 Implementing Strategic Documents and Direction Why it’s Important The City of Niagara Falls and Niagara Region, along with other agencies (e.g., Niagara Parks, Niagara Peninsula Conservation Authority, Metrolinx) have prepared a number of different strategic plans and guidance docu- ments pertaining to a variety of different topics related to community development. As part of these processes, responsible agencies consulted with the public, governments and other rights and interest holders to develop strategic direction on a variety of different topics related to planning and develop- ment which are reflected in those documents, many of which have been approved by Council(s) or Boards of Directors. Strategic alignment with other agencies promotes cost sharing and is fiscally responsible for the City. The six theme-based discussion papers for Our Niagara Falls Plan flagged many strategic planning documents which will be considered in addition to the latest prov- incial legislation and policy. Many of these documents support the implementation of provincial policy and legislation. A list of documents which will be considered through this review is provided below and includes: •City of Niagara Falls 2023-2027 Strategic Plan •City of Niagara Falls Urban Design Guidelines •City of Niagara Falls Community Improvement Plans and associated urban design guidelines •City of Niagara Falls Recreation, Culture & Parks Plan •City of Niagara Falls Culture Plan •City of Niagara Falls Climate Change Adaptation Plan, September 2023 •City of Niagara Falls Sustainable Transportation Master Plan •City of Niagara Falls Transportation Master Plan and Trails and Active Transportation Master Plan (2024) Page 22 of 119 Page 136 of 377 Conformity and Implementation Discussion Paper 15 •City of Niagara Falls Strategic Parking Plan •City of Niagara Falls Tourism District Transportation Connectivity Study (2024) •City of Niagara Falls Master Servicing Plan and Wet Weather Management Strategy (currently underway) •City of Niagara Falls Woodland Management Plan •City of Niagara Falls Urban Forest Management Plan (currently underway) •City of Niagara Falls Asset Management Plan (2022) •City of Niagara Falls Employment Land Strategy (2021) •City of Niagara Falls Housing Strategy (2022) •City of Niagara Falls Municipal Housing Target and Municipal Housing Pledge •Queen Victoria Park Concept Master Plan and Implementation Strategy (2018) •Niagara Region Transportation Master Plan •Niagara Region Complete Streets Guidelines (2023) •Niagara Region and Niagara Falls Economic Development Strategies •Niagara Region Stormwater Management Plans •Niagara Region Master Servicing Plan •Niagara Region Watershed Plans •Niagara Parks Strategic Plan •Niagara Peninsula Conservation Authority Stormwater Management Guidelines •Metrolinx 2041 Regional Transportation Plan •Canada’s National Housing Strategy •Niagara Peninsula Source Protection Plan Things to Think About 1. Policy direction in Our Niagara Falls Plan should consider, implement, and align with relevant strategic planning documents, to the extent appropriate. 2. Given the rapidly changing policy and legislative landscape, some of these plans may not be in con- formity with or consistent with the latest governing policy and legislation. Consequently, there will be a need to evaluate the plans with that lens to ensure any relevant policy direction coming from “other strategic documents” aligns with the current in-force policy and legislation and other relevant current conditions. 2.4 Regional Planning Why it’s Important The City of Niagara Falls is a lower-tier municipality in Niagara Region. Through Bill 185, the Provincial Government recently eliminated planning responsibilities from a number of upper-tier municipal governments. This will come into effect for Niagara Region on March 31, 2025. Our Niagara Falls Plan and this project is structured to be able to respond to this change. On that date, the Niagara Official Plan becomes a local policy plan—that, in turn, the City can choose to keep, amend, or ultimately repeal. Niagara Region will still have a role in reviewing planning matters for areas related to Regional interests (for example, from the perspective of a landowner, service provider, and owner of infrastructure). The City has flexibility to adopt policies which are locally appropriate through incorporating relevant Niagara Official Plan policies into Our Niagara Falls Plan—and repealing the Regional Plan as it applies in the City. Page 23 of 119 Page 137 of 377 16 Conformity and Implementation Discussion Paper Additionally, the City shares its municipal boundary with Niagara-on-the-Lake, Fort Erie, Thorold, and Port Colborne. The borders of the municipalities are largely rural or environmentally protected, with the exception of large industrial lands along the boundary with Thorold. As part of this project, there will be a need to ensure alignment in policy direction wherever appropriate and to try to avoid as much as possible the creation of land use conflicts along shared boundaries. Map: Niagara Falls and its neighbours Page 24 of 119 Page 138 of 377 Conformity and Implementation Discussion Paper 17 Things to Think About 1. Ensuring the City is consulting with the Region and that any Regional policies and mapping are being discussed and appropriately implemented as early as possible in the update process. In the future, Niagara Region will still have a commenting role as an agency who is responsible for various matters such as servicing and transit. 2. Similarly, Provincial agencies (e.g., Ministry of Transportation) and the Niagara Peninsula Conservation Authority will need to be consulted, and any policy requests considered for Our Niagara Falls Plan. 3. The process should have regard for adjacent muni-cipal land use designations and policies. As these jurisdictions may also be undergoing their Official Plan reviews and updates, it will be important for the City and the Consulting Team to follow those projects and coordinate and consult with those jurisdictions on draft policies and policy direction as recom-mended in provincial policy. 2.5 Existing Secondary Plans in the City of Niagara Falls Why it’s Important Secondary planning provides more detailed policies applicable to the development of certain areas within the City. There are a number of existing secondary plans in the Niagara Falls Official Plan including: Garner South Secondary Plan, Grand Niagara Secondary Plan, Transit Station Secondary Plan, and Riverfront Community Plan. These lands are in various stages of development: some areas are fully built out, others are under construction, some are approved but construction is not occurring, and other studies are in process. The City is currently undertaking several secondary plan processes and area-specific studies as shown on the map on the following page including: the Grassy Brook Secondary Plan and Ministry of Transportation/Greater Niagara General Hospital Area in the existing urban area; and the Northwest Secondary Plan and the Garner West Secondary Plans to establish new detailed planning policies for recently added urban lands. Further, second-ary plans are anticipated to be developed for the recently expanded urban area south of the new South Niagara Hospital lands. Page 25 of 119 Page 139 of 377 18 Conformity and Implementation Discussion Paper Map: Secondary Plans (Approved and In Progress) a potential redevelopment sites Page 26 of 119 Page 140 of 377 Conformity and Implementation Discussion Paper 19 2.6 Enhanced Monitoring and Reporting Why it’s Important A critical component of long-range planning is monitoring and reporting to assess whether the Official Plan is effective and supporting the community in achieving its goals for community development. Many official plans contain policies that outline which aspects of the plan will be monitored, at what frequency, and how findings of monitoring will be reported back. For instance, will they be reported by staff to Council through a Staff Report or in some other format, or to other agencies. Monitoring of the Official Plan is beneficial for a number of reasons, including: •To ensure ongoing conformity with policy and legislation. •To evaluate progress and assess implementation of policies, including signaling where policy changes may be needed to ensure the goals, intent, and aspirations of the official plan will be achieved in the time horizon of the plan or beyond. •To ensure growth is managed appropriately. Currently, the Official Plan supports ongoing monitor-ing through policy for matters such as population and employment changes, intensification and density targets, rates of residential and non-residential development, and servicing utilization. Things to Think About 1. Ensuring the City is consulting with the Region Criteria could be established in Our Niagara Falls Plan to guide future secondary planning processes (this may not apply to active secondary planning exercises, which may proceed to completion and be incorpor-ated into Our Niagara Falls Plan). 2. Our Niagara Falls Plan provides an opportunity for the City to streamline or update existing secondary plans. Secondary Plans may be eliminated once the areas have been largely developed in accordance with the detailed policies. Sometimes it is important to retain certain policies from built out secondary plans, noting the project goal to reduce redundancies or unneces- sary repetition of policy direction wherever possible. Certain existing secondary plan areas may be older and may benefit from updating where opportunity still exists for infill or redevelopment. 3. Consideration could be given to having a separate schedule or schedules which shows areas of the City which are subject to Secondary Plans and relevant policies. Page 27 of 119 Page 141 of 377 20 Conformity and Implementation Discussion Paper Things to Think About 1. The City will need to consider and include policy direction for any monitoring requirements legislated or contained in higher level plans (for example, by the Niagara Escarpment Plan). 2. The City may also decide, at their discretion, on addi- tional aspects of the plan which they feel should be monitored (e.g., sustainable development, transit and pedestrian supportive design) and how frequently. As a best practice, monitoring could be carried out in each of the policy document’s areas, as appropriate. Other matters of importance as it relates to monitor- ing and reporting may emerge throughout the course of the project or as a result of further legislative and policy changes. When developing policy direction for monitoring and reporting, it will be important for the City to consider how these policies will be implemented; for example, what criteria or metrics will be used for monitoring and who will be carrying out the monitoring and reporting activities. Key considerations relate to availability of data and staff resources. Page 28 of 119 Page 142 of 377 Conformity and Implementation Discussion Paper 21 REFERENCE: Section 2 (Provincial Interest); Part 3 (Official Plans) The Planning Act is the overarching legislation for planning in Ontario. This section provides an overview of matters which are relevant to the topic of the official plan and general conformity, interpretation, and implementation. The purposes of the Planning Act are: •to promote sustainable economic development in a healthy natural environment; •to provide for a land use planning system led by provincial policy; •to integrate matters of provincial interest in provincial and municipal planning decisions; •to provide for planning processes that are fair by making them open, accessible, timely and efficient; •to encourage co-operation and co-ordination among various interests; •to recognize the decision-making authority and accountability of municipal councils in planning. The following matters of provincial interest are identified in the Planning Act which planning authorities and Councils must have regard for in planning: •the protection of ecological systems, including natural areas, features and functions; •the protection of the agricultural resources of the Province; •the conservation and management of natural resources and the mineral resource base; •the conservation of features of significant architectural, cultural, historical, archaeological or scientific interest; •the supply, efficient use and conservation of energy and water; •the adequate provision and efficient use of communication, transportation, sewage and water services and waste management systems; 3 Policy Review 3.1 The Planning Act Each Discussion Paper provides narrative on key components of legislation and policy gov- erning that Paper’s subject matter. Most of the governing legislation and policy documents outlined below contain directions related to conformity, interpretation, and implementation in addition to policy direction on substantive planning topics (e.g., growth, environment, cultural heritage). Many key items affecting local operations are discussed below, although other docu- ments may become relevant as part of writing Our Niagara Falls Plan. Page 29 of 119 Page 143 of 377 22 Conformity and Implementation Discussion Paper •the minimization of waste; •the orderly development of safe and healthy communities; •the accessibility for persons with disabilities to all facilities, services and matters to which this Act applies; •the adequate provision and distribution of educational, health, social, cultural and recrea-tional facilities; •the adequate provision of a full range of housing, including affordable housing; •the adequate provision of employment opportunities; •the protection of the financial and economic well-being of the Province and its municipalities; •the co-ordination of planning activities of public bodies; •the resolution of planning conflicts involving public and private interests; •the protection of public health and safety; •the appropriate location of growth and development; •the promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians; •the promotion of built form that, – is well-designed, – encourages a sense of place, and – provides for public spaces that are of high quality, safe, accessible, attractive and vibrant; •the mitigation of greenhouse gas emissions and adaptation to a changing climate. The Planning Act requires that official plans contain: •Goals, objectives and policies established primarily to manage and direct physical change and the effects on the social, economic, built and natural environment of the City; •Policies and measures (as practical) to ensure adequate provision of affordable housing; •A description of the measures and procedures for informing and obtaining the views of the public in respect of, i. proposed amendments to the official plan or proposed revisions of the plan, ii. proposed zoning by-laws, iii. proposed plans of subdivision, and iv. proposed consents Page 30 of 119 Page 144 of 377 Conformity and Implementation Discussion Paper 23 •Policies that relate to greenhouse gas emission mitigation and adaptation to a changing climate through increasing resiliency. The Planning Act also contains some restrictive clauses. The Planning Act does not allow municipalities to include policies in their official plan which would: •Prohibit less than to 3 housing units on a parcel of urban residential land •Require more than one parking space to be provided and maintained in connection with residential units other than primary residential units •Contain minimum floor areas for residential units, or; •Require minimum parking be provided or maintained in protected major transit station areas. The Planning Act further sets out the requirements for public consultation for Official Plans, and other types of planning applications and processes. This includes how the public should be consulted with and notice requirements. These are to be reflected in the City’s Official Plan. The Planning Act also indicates the timelines and processes for appeals of planning decisions. 3.2 Provincial Planning Statement, 2024 (Formerly the Provincial Policy Statement) POLICY REFERENCE: Chapter 1 (Introduction); Chapter 6 (Implementation and Interpretation) In August 2024, the Province announced a new Provincial Planning Statement (PPS) would be coming into effect on October 20, 2024. This new document replaces the Provincial Policy Statement, 2020 (discussed in the other discussion papers), and a Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019. The new Provincial Planning Statement provides broad policy direction to guide planning in the Province of Ontario. Accordingly, it provides policies applicable to different geographies and scales which require consideration when municipalities update their official plans. Municipal official plans are recognized as the most important vehicles for implementation of the Provincial Planning Statement. The Provincial Planning Statement requires that official plans identify provincial matters of interest and set out appropriate land use designations and policies in accordance with the Provincial Planning Statement and any applicable provincial plans which provide more refined direction. The Provincial Planning Statement directs that “official plans shall provide clear, reasonable and attainable policies to protect provincial interests and facilitate development in suitable areas” (Section 6.1). Municipalities may go beyond minimum standards set out in policy to address matters of importance to a specific community, unless doing so would conflict with any policy of the PPS. In particular, the PPS encourages planning authorities to go beyond minimum prescribed densities, unless doing so would create a conflict with other applicable policies. Where the policies of provincial plans address similar or overlapping matters as the PPS, the PPS directs the application of the more specific policies of the applicable provincial plan. Page 31 of 119 Page 145 of 377 24 Conformity and Implementation Discussion Paper Alternatively, where matters in the PPS do not overlap with provincial plan policies, the policies in the PPS must be independently satisfied in the Official Plan. The PPS also requires and encourages coordination among municipalities and agencies to address plan- ning matters across jurisdictions, as well as emergency management and other economic, environmental, and social planning considerations. Defined terms are important to the interpretation and implementation of policies, along with consideration of specific policy language of the PPS. The City will need to consider specific language of the policies in the Provincial Policy Statement, Provincial Plans, and the Regional Official Plan. There are different types of policy language contained in provincial policy: •Positive directives, such as “settlement areas shall be the focus of growth and development.” •Limitations and prohibitions, such as “development and site alteration shall not be permitted.” •Enabling or supportive policy language, such as “should,” “promote” and “encourage.” The choice of language is intended to distinguish between the types of policies and the nature of implementation. In accordance with Provincial direction, there is some discretion when applying a policy with enabling or supportive language in contrast to a policy with a directive, limitation or prohibition. The PPS also suggests the Province, in consultation with municipalities, Indigenous com- munities, and others will identify and may be required to report on performance indicators for measuring the effectiveness of some or all of the policies. As part of preparing the Policy Directions Report, the project team will provide updates where appropriate reflecting the 2024 Provincial Planning Statement. Note that Section 6.1.7 of that document states, “Where a planning authority must decide on a planning matter before their official plan has been updated to be consistent with the Provincial Planning Statement, or before other applicable planning instruments have been updated accordingly, it must still make a decision that is consistent with the Provincial Planning Statement.” How these new policies engage existing City or the Regional Official Plan will have to become an important consideration for the project team. Page 32 of 119 Page 146 of 377 Conformity and Implementation Discussion Paper 25 3.3 Niagara Escarpment Planning and Development Act POLICY REFERENCE: Section 2 (Purpose of Act); Section 8 (Objectives); Section 14 (Conflict); Section 15(2) Power of Minister to Amend Local Plan The Niagara Escarpment Planning and Development Act establishes maintenance of the Niagara Escarpment and lands within its vicinity, as a continuous natural environment, and ensures only development which is compatible occurs. Section 2 of the Act identifies several objectives of the Niagara Escarpment Plan: a. to protect unique ecologic and historic areas; b. to maintain and enhance the quality and character of natural streams and water supplies; c. to provide adequate opportunities for outdoor recreation; d. to maintain and enhance the open landscape character of the Niagara Escarpment in so far as possible, by such means as compatible farming or forestry and by preserving the natural scenery; e. to ensure that all new development is compatible with the purpose of this Act; f. to provide for adequate public access to the Niagara Escarpment; and g. to support municipalities within the Niagara Escarpment Planning Area in their exercise of the planning functions conferred upon them by the Planning Act. Where the Niagara Escarpment Plan is in effect and there is a conflict between any provision of the Plan and any provision of a local plan covering any part of the Niagara Escarpment Planning Area, then the provision of the Niagara Escarpment Plan prevails. The Minister has the authority to amend any municipal official plan on notice to the municipal council, to bring it into conformity with the NEP. 3.4 Niagara Escarpment Plan POLICY REFERENCE: Preamble (How to Read a Provincial Plan, How to Read This Plan, Purpose, Objectives, Performance Indicators and Monitoring); Section 1.1 (Interpretation) The purpose of the Niagara Escarpment Plan is to provide for the maintenance of the Niagara Escarpment and surrounding lands as a continuous natural environment and ensure any development is compatible with the objectives for this important area including: protecting ecologic and historic areas; maintaining and enhancing natural resources; providing for opportunities for outdoor recreation and public access; and maintaining an “open landscape character” through agriculture and natural resource management activities. In addition to setting out land uses and policy applicable to those land uses, and definitions to assist in interpretation and implementation, the Niagara Escarpment Plan contains policy direction related to performance indicators and monitoring. Municipalities are able to include more restrictive policies in their official plans, secondary plans, and by-laws, provided they are consistent with the intent of the Niagara Escarpment Plan. Page 33 of 119 Page 147 of 377 26 Conformity and Implementation Discussion Paper To eliminate duplicative policies, Our Niagara Falls Plan could be structured so as to incorporate all development policies of that plan by reference. City-wide policies would continue to be applicable as relevant. 3.5 Niagara Official Plan POLICY REFERENCE: Section 1.3 (How to Read the Plan); Section 7 (Implementation); Section 8 (Site Specific Policies); Section 10 (Schedules) The Niagara Official Plan, “Making our Mark,” adopted in 2022, provides policy direction for how planning will take place across Niagara Region. This regional plan was developed under and is consistent with the previous Provincial Policy Statement (2020); conforms to the Growth Plan (2019), as amended; and the Greenbelt Plan (2017), and does not conflict with the Niagara Escarpment Plan, 2017. The latter two Provincial documents are no longer in effect (outside of the Greenbelt Plan area, which is not relevant to this project). As is discussed in Section 3.7 of this Discussion Paper, the test for approval of Our Niagara Falls Plan is no longer conformity to the Niagara Official Plan: it is consistency with the new 2024 Provincial Planning Statement. As noted in Section 2.4 of this Report, the removal of Niagara Region’s planning responsibil-ities is scheduled to occur on March 31, 2025, prior to adoption of Our Niagara Falls Plan. The policies of the Regional Official Plan will be reviewed and considered alongside the new 2024 Provincial Planning Statement to ensure consistency with that new Provincial frame- work is maintained while carrying forward the relevant and necessary policies of the Niagara Official Plan to enable the City to provide comprehensive land use planning services. A detailed review of conformity will be undertaken through the Our Niagara Falls Plan Review for any conflicting direction or direction which no longer conforms to the latest provincial policy and legislation. As noted earlier, the City will have the ability to amend the Regional Official Plan as it sees fit to address conformity and other matters. Policies that are derived from the Growth Plan, in particular, will be important to audit for continued relevance or applicability, given the 2024 Provincial Planning Statement provides for a new set of growth management policies for Niagara Falls. Section 7 of the Niagara Official Plan provides implementation guidance regarding the following matters: •Roles and responsibilities; •Coordination between local municipalities, Indigenous communities, and other agencies; •Further detailed direction on how the plan is to be read and interpreted; •Direction on local official plan conformity; •Implementation tools (e.g., community improvement, secondary plans, legislative tools); •Additional implementation tools that may be utilized by local municipalities (e.g., commun- ity planning permit systems, strategic plans); •Council adopted implementation guidelines (e.g., District and Secondary Planning Guidelines, Heritage Sites Inventory); •Performance indicators and monitoring; Page 34 of 119 Page 148 of 377 Conformity and Implementation Discussion Paper 27 •Phasing requirements; •Financial sustainability tools such as development charges, tax-increment financing, and coordination and cost-sharing to ensure development proceeds in a fiscally responsible manner; •Direction regarding consultation and engagement; and, •General implementation policies relating to matters such as non-conforming uses and plan conformity. The project team will review the Regional Official Plan and may consider adopting these Implementation policies, where appropriate, or choosing alternate policies for Our Niagara Falls Plan under Provincial approval. Through the Our Niagara Falls Plan process, the City will also need to review all applicable Schedules (mapping) in Section 10 of the Niagara Official Plan to reflect or be adapted, as appropriate, in the new schedules of the City’s plan. Section 7.2 of the Regional Official Plan provides guidance around which aspects of schedules are “definitive” (cannot be changed) such as settlement area boundaries and intake protection zones. In the case of settlement area boundaries, the 2024 PPS provides further policy direction to consider such changes. Above all, the City will need to ensure the Our Niagara Falls Plan conforms with the 2024 PPS, including where there are conflicts between it and the Regional Official Plan. 3.6 Niagara Falls Official Plan POLICY REFERENCE: Part 4 (Administration and Implementation) Part 4 of the current Official Plan deals with all matters of administration and implementation of the Official Plan. This section explains the mechanisms used to implement the Plan and includes detailed policy direction related to the following administration and implementation matters including: •Official Plan Review and Amendments •Secondary Plans and Neighbourhood Plans •By-laws •Non-complying/non-conforming uses •Subdivision Control •Consent Policies •Minor Variance and Related Approvals •Site Plan Control •Community Improvement Plans •Property Maintenance •General Implementation Matters Page 35 of 119 Page 149 of 377 28 Conformity and Implementation Discussion Paper As part of the Our Niagara Falls Plan project, these administration and implementation policies will be reviewed and updated. Following the adoption of Our Niagara Falls Plan, the City may need to review its Site Plan Control By-law, and other associated by-laws and processes to ensure it reflects the latest policy and legislation. Writing Our Niagara Falls Plan update is primarily intended to address matters of con- sistency/conformity with Provincial plans, policy and legislation. As identified throughout these Discussion Papers, it will also carry forward a number of recent official plan amend- ments into the City’s new plan. Site specific requests for changes to land use designations or policies unrelated to matters of conformity are not part of the scope of this exercise. Similarly, refinements of mapping such as the Natural Heritage System to reflect site level conditions, is not being considered through this exercise as detailed technical studies are not being undertaken as part of the scope of this project. 3.7 Implementation Tests This section explains Provincial direction on implementation. the mechanisms used to imple- ment the Plan and includes detailed policy and legislative direction related to the following administration and implementation matters. This means satisfying a number of tests embed-ded within Provincial legislation, plans and policies. 3.7.1 Planning Act The Planning Act spells out a number of tests within it that municipalities must meet through the Official Plan process. Section 3(5) of the Act states that any decision of a municipal council shall be consistent with provincial policy statements and shall conform with provin-cial plans. Section 2 of the Act states that municipal decisions shall have regard to matters of provincial interest, which include a range of subjects, including (but not limited to) the protection of ecological systems, adequate provision of employment opportunities, and the adequate provision of a full range of housing. Section 16 of the Planning Act outlines the general purpose and various requirements of an Official Plan, including the implementation requirements of specific policies (e.g., Inclusionary Zoning, and Additional Residential Units), as well as the statutory requirements for public engagement, such as when Open Houses shall be held. 3.7.2 Provincial Planning Statement, 2024 The 2024 Provincial Planning Statement provides an in-depth inventory of provincial inter- ests, which municipal Official Plans must be consistent with, as outlined in the Planning Act. Section 6 outlines how the document shall be implemented and interpreted. Regarding official plans, Policy 6.1.5 states that: Official plans shall identify provincial interests and set out appropriate land use designa- tions and policies. Official plans shall provide clear, reasonable and attainable policies to protect provincial interests and facilitate development in suitable areas. In order to protect provincial interests, planning authorities shall keep their official plans up to date with the Provincial Planning Statement. The policies of the Provincial Planning Statement continue to apply after adoption and approval of an official plan. Page 36 of 119 Page 150 of 377 Conformity and Implementation Discussion Paper 29 3.7.3 Niagara Escarpment Plan Section 14 of the Niagara Escarpment Plan (“NEP”) states that in case of any policy conflict (such as within a municipal Official Plan), the Niagara Escarpment Planning and Development Act and Niagara Escarpment Plan prevail. As such, the New Niagara Falls Official Plan must have regard to the policies within the NEP and the Niagara Escarpment Planning and Development Act. 3.7.4 Niagara Region Official Plan Section 7 of the Niagara Official Plan outlines the implementation tests for municipal official plans. These would have been required to be implemented prior to the March 31, 2025, removal of land use planning responsibilities from Niagara Region for approving Our Niagara Falls Plan. These policies remain helpful as a guide to ensuring Our Niagara Falls Plans contains the relevant enabling policies to support the full range of land use planning powers available to the City. The Niagara Official Plan will remain in effect as a local land use planning document until it is replaced by Our Niagara Falls Plan and subsequently repealed. Page 37 of 119 Page 151 of 377 30 Conformity and Implementation Discussion Paper The seven Discussion Papers have been prepared as a basis for starting the process of public engagement and engaging stakeholder feedback on the path forward for Our Niagara Falls Plan. These papers are not intended to answer any questions—quite the opposite. The hope and goal for these papers is to stimulate discussion and generate ideas to consider when preparing the new Official Plan. As noted in Section 2.4 of this Discussion Paper and as an update on the Discussion Papers released in the spring, the project team is moving forward on the assumption that Our Niagara Falls Plan will be forwarded to the Ministry of Municipal Affairs and Housing for approval. There remain many questions about what that transition looks like, as well as how and when it will take place. It is within the scope of this project to address that transition, which will require an agile approach by the project team in responding to that change. Updates will be provided as the full details of this transition emerge. Of particular note, an official plan (or amendment) approved by the Minister is not subject to appeal, per section 17(36.5) of the Planning Act. The core tests for ensuring approval of Our Niagara Falls Plan by the Ministry of Municipal Affairs and Housing will include: •Meeting the requirements of Planning Act section 3(5), that Our Niagara Falls Plan is consistent with the 2024 Provincial Planning Statement and conforms with the Niagara Escarpment Plan. •Identifying and planning for Provincial interests, per Policy 6.1.5 of the 2024 Provincial Planning Statement. The next product in this exercise is the Policy Directions Report. Research generated by the project team plus the above public feedback will inform a deeper discussion on several issue areas that an official plan generally governs. The project team will be back later this year to engage on these questions and obtain more ideas to shape Our Niagara Falls Plan itself. 4 Next Steps Page 38 of 119 Page 152 of 377 draft for discussion Key Policy Directions January 27, 2025 Page 39 of 119 Page 153 of 377 2 Our Niagara Falls Plan | DRAFT Policy Directions Report Engagement with Indigenous Peoples and Land Acknowledgement With the aim of educating our community and acknowledging the many land treaties that overlay the City of Niagara Falls and Niagara Region, we acknowledge and thank the Indigenous peoples who were stewards of this land for a millennia before us. Page 40 of 119 Page 154 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 3 Contents 1 The Discussion Papers frame the Policy Directions Report .......................................4 2 Purpose of the Policy Directions Report ......................................................................................6 2.1 General Guiding Principles for the Official Plan and Accompanying Process .................................7 2.2 The Provincial Planning Statement (2024) .................................................................................................................8 2.3 The Tests for Preparing and Approving Our Niagara Falls Plan ..................................................................8 2.4 An Official Plan’s Level of Control: Regulate – Manage – Facilitate ......................................................10 3 Building a Successful City – A Vision and Five Big Moves for Niagara Falls ..12 3.1 Big Move 1: Planning for a Growing City.......................................................................................................................13 3.2 Big Move 2: Moving in and around a Connected City ........................................................................................18 3.3 Big Move 3: Fostering a Sustainable and Resilient City .................................................................................22 3.4 Big Move 4: Building an Attractive and Cultural City ........................................................................................27 3.5 Big Move 5: Promoting a Strong and Healthy Economy in the City .....................................................33 4 Land Use Designations .................................................................................................................................37 4.1 Community Area Designations ............................................................................................................................................37 4.2 Strategic Growth Area Designations .............................................................................................................................39 4.3 Employment Area Designations/Overlay ...................................................................................................................41 4.4 Agricultural Area Designations ..........................................................................................................................................42 4.5 The Natural Heritage System ...............................................................................................................................................43 4.6 Land Uses Permitted in Multiple Land Use Designations ..............................................................................44 5 Secondary Plans and Special Policy Areas ..............................................................................45 5.1 Secondary Plans ............................................................................................................................................................................45 5.2 Neighbourhood Plans ..............................................................................................................................................................46 5.3 Special Policy Areas ..................................................................................................................................................................46 6 Implementation Items ...................................................................................................................................49 6.1 Enabling By-laws ...........................................................................................................................................................................49 6.2 Development and Administrative Policies ................................................................................................................49 6.3 Definitions...........................................................................................................................................................................................50 A Appendix: List of Policy Directions .................................................................................................51 Page 41 of 119 Page 155 of 377 4 Our Niagara Falls Plan | DRAFT Policy Directions Report 1 The Discussion Papers frame the Policy Directions Report To initiate the process of creating Our Niagara Falls Plan, seven Discussion Papers were prepared (six are posted on the Let’s Talk Niagara Falls web page). The seven Discussion Papers provide a foundation for the discussion about the future of Niagara Falls, and set the stage for the recom-mended policy directions presented in this Report. Input on the Discussion Papers was sought through a number of stakeholder and public engagement events held throughout 2024. Inputs are summarized in the What We Heard report, August 2024, posted on the Let’s Talk Niagara web page. The Discussion Papers set out contemporary land use planning issues into in seven thematic areas: A Growing City Niagara Region’s 2051 Land Needs Assessment forecasts Niagara Falls to add the greatest number of new housing units in the Region. This means a considerable outlay of infrastructure and soft services will be required to support the building of complete communities connected through a resilient, layered mobility network. Our Niagara Falls Plan must also ensure the infrastructure is available (planned or existing) to accommodate this growth, and will either accommodate or be ready to accommodate the outcomes of the City’s range of ongoing growth management projects and planning, the housing pledge to 2031, urban boundary expan-sions, affordable housing goal, and volume of development applications. An Attractive City Niagara Falls is a gateway to our country and a destin- ation in its own right. Growth will need to build upon this foundation—more accurately, it will raise the bar for excellence in design and architecture, even in a world where exterior design elements cannot be completely regulated through Site Plan Control. This is achieved by comprehensively identifying landmark locations where priority design treatment is expected, while leveraging further placemaking opportunities through plan-ning for a complete community that contributes to health and civic pride. A Connected and Mobile City Communities are grappling with how and where goods and people move through them. In addition to needing to serve the vehicle demands, the transportation system of a city is also a public good. This means it contributes to the overall quality of life for residents, contribution to the economic well-being for businesses, and supports tourists and visitors to the area. Our Niagara Falls Plan will be based on designing a transportation system that is premised on the principles of safety, equity, accessibility, and mobility for all users and modes. The Official Plan will reflect the direction and recommendations in the Transportation Master Plan and Trails and Active Transportation Master Plan. and include policies to address for example, complete streets, connectivity and active transportation.. Page 42 of 119 Page 156 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 5 A Green and Resilient City The effects of climate change are becoming evident around the world through major weather events. Cities can and need to do more to prepare for and be prepared for and respond to climate change into growth and development. Whether that is through right-sized infrastructure, protec- tion and enhancement of natural heritage functions and linkages, low impact design tech- niques, sensitively designed community facilities, or increased expectations from private develop- ment, Our Niagara Plan should build upon City and Regional studies to ensure the community can adapt to or mitigate the effects of climate change in balance with expected growth. It must also consider the fiscal and economic implications and benefits of policies related to building a green and resilient city. An International City Our Niagara Falls Plan will incorporate design policies and community improve- ment principles with a framework for intensification to create opportunities for landmarks and physical presence at major locations at places of entry to the city. Our Niagara Falls Plan needs to leverage its location, multiple attractions, visitor accommodation options and quality of life to encourage unique tourism oppor- tunities, new economic development, and a range of employment opportunities to support overall well-being. Our Niagara Falls Plan will support positioning Niagara Falls as a Gateway Economic Zone and provide opportunities for enhancing tourism related offerings. A Cultural City Our Niagara Falls Plan will incor- porate goals, objectives, and policies to continue to build upon Niagara Falls’ recent success in diversifying cultural options. This is more than just the Falls area itself and will incorporate the entire city, providing the places and spaces necessary for an enriching social experience. There are significant cultural heritage resources at a local and national scale in Niagara Falls, for which Our Niagara Falls Plan policies can work to conserve. This also requires planning for and providing community facilities to support a growing population. Conformity and Implementation There has been sig- nificant change with respect to provincial planning policy and legislation over the last several years, including the new Provincial Planning Statement 2024 and effective repeal of the Growth Plan for the Greater Golden Horseshoe, plus the removal of upper-tier Niagara Region planning responsibilities. Our Niagara Falls Plan must be consistent with and conform to the latest provincial planning policy and legislation. Through its implementation of provincial and regional policies, the City may consider policies related to certain land use planning matters where discretion is allowed. The City can also include strategic policies and more fine-grained policy direction on matters of interest, including second- ary planning areas, implementation tools such as community planning permit systems or community improvement plans. An Attractive City Niagara Falls is a gateway to our country and a destin- ation in its own right. Growth will need to build upon this foundation—more accurately, it will raise the bar for excellence in design and architecture, even in a world where exterior design elements cannot be completely regulated through Site Plan Control. This is achieved by comprehensively identifying landmark locations where priority design treatment is expected, while leveraging further placemaking opportunities through plan-ning for a complete community that contributes to health and civic pride. A Connected and Mobile City Communities are grappling with how and where goods and people move through them. In addition to needing to serve the vehicle demands, the transportation system of a city is also a public good. This means it contributes to the overall quality of life for residents, contribution to the economic well-being for businesses, and supports tourists and visitors to the area. Our Niagara Falls Plan will be based on designing a transportation system that is premised on the principles of safety, equity, accessibility, and mobility for all users and modes. The Official Plan will reflect the direction and recommendations in the Transportation Master Plan and Trails and Active Transportation Master Plan. and include policies to address for example, complete streets, connectivity and active transportation.. Page 43 of 119 Page 157 of 377 6 Our Niagara Falls Plan | DRAFT Policy Directions Report 2 Purpose of the Policy Directions Report This Policy Directions Report outlines a framework for how the City intends to accomplish its planning goals, meet its growth objectives and prepare for the future of Niagara Falls. This document is not intended to provide detailed policies or an in-depth overview of all content to be provided in Our Niagara Falls Plan. The recommended policy directions are built on work completed, including expanding on issues explored in the seven Discussion Papers, supple- mented by recent and ongoing changes in the Provincial planning framework), and responding to feedback received from staff, agency, inter- est groups and residents. A full record of input received from multiple events held over the first two phases of the process is included in the What We Heard, August 2024, report posted on Let’s Talk Niagara Our Niagara Falls Plan page. An online survey was subsequently conducted to gather public input on issues they considered most important to address. The survey results ranked a list of considerations for new policy as follows: 1 More affordable housing 2 Stop sprawl 3 Improve roads 4 Protect the natural environment 5 Refocus on the rest of the city 6 Improve the look of the city 7 Protect and improve parks 8 Improve trails The survey also sought input to understand if each of a selection of 48 ideas being explored in the Discussion Papers was a good direction for new policy. The full survey results are included in the What We Heard report. Some of the survey results are included in Chapter 3. The document is structured around key elements to be included in Our Niagara Falls Plan: •A vision for where and how Niagara Falls will grow to the year 2051 •Direction that promotes a framework for sus-tainable development and accommodating growth •Direction and guidance on the full range of land use designations •Guidance on growth management and the provision of services •The protection and management of the natural environment, agriculture and cultural heritage resources •The implementation of Regional and Provincial policy directives. Page 44 of 119 Page 158 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 7 2.1 General Guiding Principles for the Official Plan and Accompanying Process The Official Plan is a vital tool to guide and facili- tate land use planning and growth in the City of Niagara Falls to the year 2051. It provides a framework that will ensure Niagara Falls remains a successful and desirable place for all to live, work, play, and invest in. The Official Plan will identify future development patterns and strategies for protecting resources. For example, the Official Plan provides direction on where new housing, employment, offices and shops will be located, what transportation and infrastructure is needed, where parks and open space is located and how to protect natural and cultural heritage features. The Official Plan is intended to be a dynamic docu- ment that will respond to changing circumstances over time. It is important to note that the policies within the Official Plan must be in line with existing policy dir- ectives and legislation at the Provincial level. This includes, but is not limited to, the new Provincial Planning Statement, which came into effect on October 20, 2024, and the Niagara Escarpment Plan (2017). The Niagara Official Plan (2022) will also be considered through this project for poten- tial streamlining of the policies into Our Niagara Falls Plan. The Official Plan will be written in non-discrimina- tory language and is expected to be accessible to everyone who lives, works, and/or has invested in the City. The Official Plan will celebrate inclusion and diversity, and must inherently avoid the identi- fication of any person, persons, or group of people. The Official Plan is also intended to be read and interpreted as a fully integrated and comprehen- sive whole. The Official Plan needs to recognize all Council- adopted companion documents including Master Plans, guidelines, and strategies that are needed to bring Our Niagara Falls Plan to life. It is not the intention of the Official Plan to repeat the content or directions provided in those documents. Rather, the test for dealing with these documents shall be specified as the requirement to be "consistent with" the concepts and directives of those com- panion documents. The Official Plan is one part of the overall plan- ning approval framework in the City of Niagara Falls. The policy directives which emerge from the Official Plan will be implemented through the preparation of a new Zoning By-law, as well as other key existing By-laws, such as a Parkland Dedicated By-law, a Community Benefits By-law, and a Development Charges By-law. Page 45 of 119 Page 159 of 377 8 Our Niagara Falls Plan | DRAFT Policy Directions Report 2.2 The Provincial Planning Statement (2024) The new Provincial Planning Statement ("PPS 2024") came into effect on October 20, 2024. This new document replaces the Provincial Policy Statement, 2020, and a Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019. The PPS 2024 provides broad policy direction to guide planning in the Province of Ontario. Accordingly, it provides policies applicable to different geographies and scales which require consideration when municipalities update their official plans. Municipal official plans are recognized as the most important vehicle for implementation of the PPS 2024. Where the policies of provincial plans address similar or overlapping matters as the PPS 2024, the PPS 2024 directs the application of the more specific policies of the applicable provincial plan. Alternatively, where matters in the PPS 2024 do not overlap with provincial plan policies, the policies in the PPS 2024 must be independently satisfied in the Official Plan. The PPS 2024 also requires and encourages coordination among municipalities and agencies to address planning matters across jurisdictions, as well as emergency management and other economic, environmental, and social planning considerations. Accordingly, the City will be coordinating with others through-out Our Niagara Falls Plan process. Defined terms are important to the interpretation and implementation of policies, with the consider- ation of specific policy language of the PPS 2024. City Council’s decision on Our Niagara Falls Plan will need to be consistent with the PPS 2024. Accordingly, recommended policy directions within this report shall be consistent with that document. 2.3 The Tests for Preparing and Approving Our Niagara Falls Plan There are several tests set out in Provincial policy and legislation which the City will need to be mindful of when preparing and approving Our Niagara Falls Plan. 2.3.1 Planning Act The Planning Act spells out a number of tests that municipalities must meet to create a new Official Plan. Section 3(5) of the Act states that any decision of a municipal council shall be con- sistent with provincial policy statements and shall conform with provincial plans. Section 2 of the Act states that municipal decisions shall have regard to matters of provincial interest, which include a range of subjects, such as the protection of eco- logical systems, adequate provision of employment opportunities, and the adequate provision of a full range of housing. Section 16 of the Planning Act outlines the general purpose and various requirements of an Official Plan, including the implementation requirements of specific policies (e.g., Inclusionary Zoning, and Additional Residential Units), as well as the statu- tory requirements for public engagement, such as when Open Houses and Public Meetings shall be held. With the removal of Niagara Region’s land use planning responsibilities on March 31, 2025, this means that Our Niagara Falls Plan will be submit- ted to the Province (Ministry of Municipal Affairs and Housing) for approval. Section 17(17.1) of the Planning Act directs municipalities to provide a draft of the official plan 90 days before the issu- ance of the Notice of Statutory Public Meeting. That way, the Province is able to provide feedback ahead of Council adoption to help work through any issues up front, enabling faster approval of the new plan. The decision of the Minister on Our Niagara Falls Plan is not subject to appeal to the Ontario Land Tribunal. Page 46 of 119 Page 160 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 9 2.3.2 Provincial Planning Statement, 2024 Section 6 of the 2024 Provincial Planning Statement (“PPS 2024”) outlines how the docu- ment shall be implemented and interpreted. In regard to Official Plans, Policy 6.1.5 states that: “Official plans shall identify provincial interests and set out appropriate land use designations and policies. Official Plans shall provide clear, reason- able and attainable policies to protect provincial interests and facilitate development in suitable areas. In order to protect provincial interests, planning authorities shall keep their official plans up-to date with the Provincial Planning Statement. The policies of the Provincial Planning Statement continue to apply after adoption and approval of an official plan.” The PPS 2024 provides an in-depth inventory of provincial interests, which municipal Official Plans must be consistent with, as outlined in the Planning Act. 2.3.3 Niagara Escarpment Plan and Niagara Escarpment Planning and Development Act Section 14 of the Niagara Escarpment Plan (“NEP”) states that in the case of any policy conflict (such as within a municipal Official Plan), the Niagara Escarpment Planning and Development Act and Niagara Escarpment Plan prevail. As such, Our Niagara Falls Plan shall have regard to the poli- cies within the NEP, and the Niagara Escarpment Planning and Development Act. 2.3.4 Niagara Official Plan The Region of Niagara will be losing its planning approval authority on March 31, 2025, per O. Reg 252/97. The Province has encouraged local municipalities to incorporate any relevant or applicable policies and mapping from the Niagara Official Plan into the City's new Official Plan. In addition, the Province suggests that the Niagara Official Plan be revoked to provide for a single comprehensive document and streamlined down-stream planning review process. Considerable background research and data collection was done as part of preparing the Niagara Official Plan and this base data will be leveraged to inform Our Niagara Falls Plan. 2.3.5 Summary of Tests The core tests for ensuring Provincial approval of Our Niagara Falls Plan include: •Meeting the requirements of Planning Act section 3(5), consistency with the 2024 Provincial Planning Statement and conforms with the Niagara Escarpment Plan. •The identification and planning for Provincial interests, per Policy 6.1.5 of the 2024 Provincial Planning Statement. "Conformity” with the Niagara Official Plan is no longer a required test. Correspondence from the Minister of Municipal Affairs and Housing, dated December 2024 encourages affected munici- palities “to consider incorporating in the local municipal official plan any relevant/applicable policies and mapping from the Region’s plan and revoking the deemed upper-tier policies to provide for a single comprehensive document and stream- line downstream planning review processes.” The policies and data underpinning the Niagara Official Plan will be important and available to include in Our Niagara Falls Plan as is appropriate. Page 47 of 119 Page 161 of 377 10 Our Niagara Falls Plan | DRAFT Policy Directions Report 2.4 An Official Plan’s Level of Control: Regulate – Manage – Facilitate It will be important to consider the specific lan- guage of the policies in Our Niagara Falls Plan. Each policy provides direction on how it is to be implemented, how it is situated within the broader City-wide context, and how it relates to other policies. The choice of language in Our Niagara Falls Plan is crucial. For each topic to be included within Our Niagara Falls Plan, with a few exceptions, a decision about what to control and the level of control to be exer-cised will need to be made. The language used in Our Niagara Falls Plan will distinguish between the types of policies and the nature of implementation (refer to the diagram below which demonstrates the level of control to be exercised). •Regulate: An Official Plan can include both aspirational and regulatory elements. In the regulatory side of the continuum, an Official Plan includes policies that specifically identify what is to be done, and how it is to be done. The wording of regulatory policies tends to include words like ‘require’, ‘will’, ‘shall’ and ‘must’, identifying elements of the policy frame-work that are mandatory, and that compel the City and a landowner to do things in conformity with the policy in a very specific way. When a policy is considered on the regulatory end of the continuum, there is typically little room for interpretive flexibility. •Manage: A policy framework that is somewhere in between the regulatory and facilitative points on the spectrum is more focused on a For example... For example... The multiple inputs necessary to facilitate desired change through land development Page 48 of 119 Page 162 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 11 management function. Words used here include ‘permit’, ‘prefer’, ‘may’ and ‘should’. This more permissive approach talks about principles and uses words that have inherent interpretive flexibility. Generally, the less specific and less narrow the policy framework is, the less control is exerted over development and more flexibility to allow things to happen uniquely. •Facilitate: An Official Plan provides a road map for the City over a long-term time horizon. Within Our Niagara Falls Plan, there will be city-building elements that are desirable, but more difficult to achieve due to market respon- siveness, upper level policy constraints or fiscal constraints. Our Niagara Falls Plan, in consid-ering its regulatory and management functions, should also be considered a powerful tool to facilitate positive change. The facilitative ele- ments of Our Niagara Falls Plan are expected to use words like ‘encourage’, ‘desire’ and, in some cases, ‘intent’. Where a particular city-building element is desirable, but is typically difficult to achieve, the policy framework needs to move to its facilitation function. The facilitation function generally deals with a spectrum of key elements, including: – Establish the environment for change. – Reduce the costs associated with development. – Reduce the inherent risk of the development approval process. The City has a key role in making change happen, and Our Niagara Falls Plan is a key vehicle for delivering that change. In doing so all of the identified key elements noted above need to be considered, and some of those elements must find their way into Our Niagara Falls Plan. Every policy in the draft and final Our Niagara Falls Plan will be scrutinized and finalized based on this level of control. Page 49 of 119 Page 163 of 377 12 Our Niagara Falls Plan | DRAFT Policy Directions Report 3 Building a Successful City – A Vision and Five Big Moves for Niagara Falls It is important to define the parameters of what constitutes a ‘Successful City’. There is a need to recognize and balance existing historic land use patterns and development trends and with mar- ket-based trends and opportunities to promote efficient, cost-effective development. Making informed choices requires taking into consideration several interrelated principles including equitable access to housing, services and transportation, and requires an interdisciplinary approach. A Vision Statement encapsulates what an Official Plan aims to achieve for the future of Niagara Falls. The proposed Vision Statement for Our Niagara Falls Plan is: Niagara Falls, a natural wonder in a thriving, resilient and connected city for all A community of beautiful and culturally rich neighbourhoods connected to each other and linked to the jewels in the City’s crown: the beauty of the Falls, the Niagara Parkway, and the City’s parks, trails and natural areas. Feedback on this is expected and welcomed throughout this project. The Vision is supported by five Big Moves that are the key drivers that will shape the future Niagara Falls. The Big Moves address city-wide issues and ideas that were explored in the Discussion Papers. The recommended policy directions are described in this section. Information on the relevant prov- incial and regional policy, related City reports and best practices for each Big Move is included in the Discussion Papers posted on the Let’s Talk Niagara - Our Niagara Falls Plan web page. The five Big Moves are: •Big Move 1: Planning for a Growing City •Big Move 2: Moving Around in a Connected City •Big Move 3: Fostering a Sustainable and Climate Resilient City •Big Move 4: Building an Attractive and Cultural City •Big Move 5: Promoting a Strong and Healthy Economy in the City The Official Plan will include targets and/or metrics for each of the Big Moves. Page 50 of 119 Page 164 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 13 3.1 Big Move 1: Planning for a Growing City Niagara Falls is growing. The City is on pace to exceed its 2051 population forecast. Continued work on growth management and master planning by the City and Region both show the potential for further increased population—which can be accommodated within lands currently in the settle- ment area boundary. Planning for a growing city means planning for homes, jobs, shopping, retail, entertainment, places of worship, infrastructure, and community facilities to accommodate and manage growth. Growth provides many choices and options for places to live and work, generates revenue for public and private sector services, drives infrastructure use and improvement, supports and develops the local economy, and creates opportunities for renewal of all parts of the city. These individual decisions and designs come together to make this widest range of choice possible for all residents, businesses and visitors alike. 3.1.1 Input to Date The A Growing City Discussion Paper provides a summary of existing policy and the Region’s and City’s related reports to provide the context for the recommended policy directions. A summary handout was also prepared identifying things to think about as part of considering these issues. The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. There was strong support for the City using the tools available to encourage the development of more affordable housing. There was great support for intensification Downtown and in other stra- tegically located road corridors. This would also optimize the use of the city’s infrastructure invest- ments and help to protect agricultural lands—also strongly supported. There was strong support for improving the city as a tourism destination, while not detracting from its livability. Designing com- plete communities and mixing uses in one building was also strongly supported. The draft Official Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, currently underway, and related policies identified through supporting studies identified in the Discussion Papers. 3.1.2 Population and Employment Forecasts The planning horizon for Our Niagara Falls Plan shall be 2051, to conform to Provincial policy. The City of Niagara Falls is identified as one of 29 “Large and Fast-Growing Municipalities” where a range of growth management policies apply: •The PPS 2024 encourages municipalities like Niagara Falls to plan for 50 residents and jobs per gross hectare in Designated Growth Areas (being lands within settlement areas designated for growth or lands added to settlement areas that have not yet been fully developed). The current City Official Plan has a target of 53 residents and jobs per hectare, which is imple-mented at the development application stage (1993 OP, Part 2, Section 1.11.1). •The PPS 2024 requires municipalities like Niagara Falls to plan for a minimum of 150 residents and jobs combined per hectare for areas within the Protected Major Transit Station Area Boundary of Downtown Niagara Falls. This standard can be reduced with approval by the Minister of Municipal Affairs and Housing, as was done for the Niagara Official Plan—where the minimum is 125 residents and jobs combined per hectare (2022 ROP). •Strategic Growth Areas are where growth is to be focused. Planning for investment for infra- structure and public service facilities should be prioritized in these areas, with the type and scale of development to support transition and establishment of a transect of heights and built forms to adjacent areas. Redevelopment of commercially designated lands to support mixed-use residential development is also encouraged (PPS 2024). The South Niagara Falls Hospital Regional Growth Centre has a density target in Regional policy, of 100 people and jobs per hectare (2022 ROP). Page 51 of 119 Page 165 of 377 14 Our Niagara Falls Plan | DRAFT Policy Directions Report •The City has an intensification target of 50% of residential units being constructed within the “built-up area” on an annual basis (2022 ROP). The current population and employment targets in the Niagara Official Plan (2022 figures) for 2051 are 141,650 residents and 58,110 jobs. The Region’s forecast of 141,000 was further refined for looking at long-term servicing in the City. The analysis identified that with intensification within the existing Urban Area Boundary, the Protected Major Transit Station trends, Provincial permissions such as additional dwelling units as of right, and the inclusion of the settlement expansion areas through the 2022 Niagara Official Plan, the City has sufficient land to accommodate up to an addi-tional population of 35,000 over the long term. Growth targets and projections in Ontario plan- ning documents are generally considered as minimums—not caps, or to be limitations on development. The City can plan for higher targets. The Province (PPS 2024) requires municipalities to establish policies to plan for and implement these targets. The City’s servicing studies indicate there are additional lands within the built-up area to accom- modate additional intensification. These policies should clearly define areas where growth is appropriate. Policy Directions 3.1 Provide a planning horizon of 2051 in Our Niagara Falls Plan. Longer-term planning is possible for matters such as infrastructure, public service facilities, strategic growth areas and employment lands (PPS 2024). 3.2 Provide a schedule that shows which parts of Niagara Falls should be the focus for intensification through redevelopment. Maintain the current greenfield development target of 53 persons and jobs per hectare, and carry forward the density target for the South Niagara Falls Hospital Regional Growth Centre of 100 persons and jobs per hectare (1993 OP). 3.3 Increase the minimum density target for Downtown Niagara Falls to 150 person and jobs per hectare (PPS 2024). 3.4 Maintain the Regional intensification target of 50% (2022 ROP). 3.5 Plan for household targets developed through the design of the South Niagara Wastewater Treatment Plant, figures agreed upon by the City and Region. This would be 38,500 net new dwelling units: 22,898 new units draining to that Plant, and over 15,000 dwelling units elsewhere in Niagara Falls. This is an increase from the 20,220 units fore-casted through the 2022 work. 3.6 Plan for a serviced population target of between 141,650 or more to 2051. 3.7 Plan for an employment target of 73,110 to 2051. 3.8 Implement the settlement area boundary identified in the Niagara Official Plan. 3.9 Establish a policy framework to consider Settlement Area Boundary expansions imple- menting the PPS 2024 and additional local considerations. 3.10 Provide for pre-zoning to reduce financial risk (for all parties) in redevelopment proposals that deliver on the vision of Our Niagara Falls Plan, ensuring any such permissions support compatible development. 3.11 Provide for policy flexibility within existing buildings or cultural heritage resources to enable conservation and reuse of existing buildings. Page 52 of 119 Page 166 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 15 81% of survey respondents agree the City should use all of the tools available to encourage the development of more affordable housing 80% of survey respondents agree the area around the GO station and bus terminal should receive more investment, including the creation of higher-density housing 3.1.3 Housing Options and the City's Housing Strategy An adequate supply of suitable housing is vital for the quality of life for residents as the City grows, and for retaining employees necessary for economic growth. Housing needs and affordability is typically presented as a spectrum of options, as shown on the following page. The PPS 2024 requires that municipalities provide: an appro- priate range and mix of housing options and densities to meet projected needs of current and future residents of a regional market area, and to establish and implement minimum targets for the provision of housing that is affordable to low and moderate income households. Housing for low and moderate income households means: •In the case of ownership housing, households with incomes in the lowest 60% of the income distribution for the municipality. •In the case of rental housing, households with incomes in the lowest 60% of the income distri- bution for renter households in the municipality. Affordable means: •In the case of ownership housing, the least expensive of housing for which the purchase price results in annual accommodation costs which do not exceed 30 percent of gross annual household income for low and moderate income households or housing for which the purchase price is at least 10 percent below the average purchase price of a resale unit in the municipality. •In the case of rental housing, the least expensive of a unit for which the rent does not exceed 30 percent of gross annual household income for low and moderate income households or a unit for which the rent is at or below the average market rent of a unit in the municipality. Social housing is purpose built affordable housing that is affordable to households at the lowest end of the household income spectrum of the regional market area (typically at, or below the 30% per- centile of the income spectrum). It is almost always provided as rental housing maintained in the long-term by a government agency or non-profit organization. Public sector investment is a strong mechanism to deliver social housing. This does not require recognition in an Official Plan, but needs to be recognized as an approach to delivering supply. Attainable housing is market-delivered housing and is part of the continuum of dwelling types that are also defined as affordable housing. More spe- cifically, where housing is denser (lower per unit land costs), and smaller (lower construction costs) attainable housing may be considered affordable if the price meets the specific definition of affordable (described above). It can be either ownership or rental housing, and is: •Affordable to households with a range of incomes, at moderate end of the scale (30th to 60th percentile of the income spectrum), and •Provided without cost or rent interventions from the public sector or other social housing providers. Defining attainable housing is contextual to the unique circumstances of a community. People’s perceptions of housing quality also differ based on personal preference. However, implicit in this definition of attainability is the idea that a range of housing options (type, size, tenure, cost) exist in the local market, allowing households at various income levels to find and secure suitable housing as their needs or means change (see The Housing Spectrum diagram below). It is also important to note that attainable housing is not just a tourism workforce issue, but also a wider issue that needs to be addressed for a variety of residents. Special needs housing means any housing, includ-ing dedicated facilities, in whole or in part, which is used by people who have specific needs beyond Page 53 of 119 Page 167 of 377 16 Our Niagara Falls Plan | DRAFT Policy Directions Report economic needs, such as mobility requirements or support functions required for daily living. Special needs housing does not necessarily have to meet the definition of affordable housing, and does not fit on the housing spectrum diagram. As noted in Section 4.12 of the A Growing City Discussion Paper, the City in 2022 approved a Housing Directions Strategy that includes a 40% affordability target for all new built housing. This target is contained within the current City Official Plan. That study also replaced the housing policies with updated policies to implement that strategy, including a variety of policy guidance to protect for existing tenants or housing supply and promo- ting a diversity of supply, forms and tenures. The study included calculations on rental and owner- ship affordability estimates. Policy Directions 3.12 Carry forward and update as appropriate the housing policies updated through the 2022 Housing Directions Strategy official plan amendment (with editorial updates to harmonize language across Our Niagara Falls Plan). 3.13 Develop a target for overall housing mix by density type, form and affordability, using Regional input and results of the 2022 Housing Directions Strategy refreshed with current data and trends (2022 ROP). 3.14 Continue to encourage developers to provide affordable housing within individual applica- tions and provide a framework within which to define the City’s approach to include affordable housing. 3.15 Provide an outline for continued monitoring of the City’s housing market to support any updates to policy or future incentive programs. The Housing Spectrum (Source: City of Niagara Falls 2022 Housing Strategy) Page 54 of 119 Page 168 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 17 81% of survey respondents agree compact street grids should be encouraged to provide choices for various routes that can reduce travel time and support options for the ways people move around by car, bike, mobility devices, and on foot 91% of survey respondents agree the City should optimize its use of existing infrastructure investments to limit the need to build new infrastructure for cost efficiency 3.1.4 Municipal Servicing and Infrastructure The City has completed a number of studies that will inform Official Plan policy. The Climate Change Adaptation Plan, the Master Servicing Plan and Wet Weather Management Strategy and the Region’s and Conservation Authority’s Stormwater Management Guidelines are summarized in the Green and Resilient Discussion Paper. The 2017 City of Niagara Falls City-Wide Master Drainage Plan Update Study (MDPUS) identified 24 flooding problem areas across the City, includ- ing eight problem areas in the City’s downtown combined system. Significant flooding incidents have been documented. The 2017 Pollution Prevention Control Plan (PPCP) guides how the City will reduce overflows from its combined sewer system to the environment. The 2017 PPCP included an extensive flow monitoring program and wastewater hydraulic model update to identify flooding issues across the City. It rec- ommended more than $10 million (in 2017 dollars) in City projects to separate sewers across various areas of the City’s downtown combined system to direct storm flows to dedicated storm sewers, reduce inflow and infiltration in the existing system network and ultimately free up capacity within the City’s sanitary network. The City has commenced work to implement that study’s recommendations and work will continue over the short, medium and long-term to increase capacity in the problem flooding areas. The PPS 2024 (Section 2.3) speaks to phasing policies associated with Settlement Areas and Settlement Area Boundary Expansions to ensure development in these areas are aligned with the appropriate provision of municipal infrastructure. Policy Directions 3.16 Provide for improved pollution prevention and flood protection in Strategic Growth Areas as part of facilitating redevelopment in the Strategic Growth Areas. 3.17 Provide for consideration of existing and planned infrastructure to best optimize the City’s existing facilities to support continued growth. 3.18 Provide policy direction for rainwater collec- tion and usage to support environmental and community design objectives (including that supporting infrastructure is not part of the Natural Heritage System). 3.19 Protect infrastructure corridors for those uses and include policy to guide development proposals adjacent to those corridors. 3.20 Introduce a policy basis for a servicing alloca-tion system to manage limited infrastructure capacity and support for infrastructure planning to ensure prudent financial and life cycle planning occurs for new infrastructure, in alignment with recent Provincial changes around the timeliness of development approvals. 3.21 Ensure that source water protection policies remain in conformity with updated regional- scale source protection planning. 3.22 Carry forward both existing secondary plan and the Niagara Official Plan policies related to infrastructure and servicing in Our Niagara Falls Plan, with any updates as appropriate, to ensure that development and access to Regional services occurs in a timely manner which does not hinder other development or cause undue financial risk to the City. 3.23 Introduce phasing policies for settlement areas boundary expansions to ensure that development aligns with the provision of appropriate infrastructure and public service facilities. Page 55 of 119 Page 169 of 377 18 Our Niagara Falls Plan | DRAFT Policy Directions Report 85% of survey respondents agree complete streets provide pleasing pedestrian experiences, improved safety for cyclists, and enhanced opportunities for active transportation and pedestrians of all ages and abilities, all while ensuring efficient movement of vehicles 3.2 Big Move 2: Moving in and around a Connected City Planning for land use cannot happen without thinking how people and goods move around the City. This Big Move focuses on improving safety, equity, accessibility, and mobility for all who use the transportation network. Transportation planning and land use planning needs to be integrated to ensure ease of move-ment of people and goods within the municipality and support fiscally responsible development. The PPS 2024 encourages municipalities to plan for multi-modal systems where connectivity within and among transportation systems and modes should be planned, maintained, and improved. The Official Plan is a key tool in implementing other strategic transportation planning documents when reviewing development applications and undertak- ing planning for major public infrastructure. 3.2.1 Input to Date The Connected and Mobile City Discussion Paper provides a summary of existing policy and the Region’s and City’s related reports to provide the context for the recommended policy directions. A summary handout was also prepared identifying a number of things to think about as part of consid- ering these issues. The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. There was strong support for ensuring a variety of transporta- tion choices, a well-connected off-street system of multi-use trails, affordable, convenient and reliable transit, and improved connections from transit. The draft Official Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, currently underway, and related policies identified through supporting studies identified in the Discussion Papers. 3.2.2 Building a Transportation Network There are two planned functions for “roads” in the current City Official Plan: an efficient, functional vehicular network and an attractive, pedes- trian-friendly public space. Roads serve more functions than these—goods movement, infra- structure provision, transit support, environmental enhancements and stormwater management, to name but a few. There are baseline policy direc- tions required in Our Niagara Falls Plan to protect for and support the development of a comprehen-sive transportation network across the City. That network will balance the needs of pedestrians, cyclists, transit users, and drivers. The ongoing Transportation Master Plan and Trails and Active Transportation Master Plan projects will provide decisions and directions on many of these items. Like all official plans, the current City Official Plan has specific dimensions design requirements for all roads (Provincial, Regional and local), pedestrian and bicycle pathways, and transit rights-of-way. The current City Official Plan has over 200 individ- ual such measurements, with more in the individual secondary plans. The Niagara Official Plan outlines how the Region’s Transportation Master Plan is the basis for rec-ommendations on a Regional road network. This includes specific right-of-way width requirements and other design policies specific and necessary to sure lands required for such work. The upcom- ing transition of upper-tier land use planning responsibilities from Niagara Region to the City of Niagara Falls also requires incorporation of a number of Regional requirements to protect for overall Regional infrastructure requirements. Policy Directions 3.24 Update the vision and objectives for planning and protecting road corridors, including any dimension or design requirements emerging from the ongoing Transportation Master Plan and Trails and Active Transportation Master Plan projects. 3.25 Incorporate Niagara Region’s Transportation Master Plan and Regional right-of-way dimensions and design policies to support the Region’s needs to protect and provide for a Regional road network. 3.26 Protect major goods movement facilities and corridors with relevant criteria in the Niagara Page 56 of 119 Page 170 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 19 Official Plan to guide application or design reviews in those areas. 83% of survey respondents agree the City should establish a variety of transportation choices to support people’s different travel requirements, all while ensuring efficient movement of vehicles 86%of survey respondents agree the City should prepare guidelines to ensure a well-connected off-street system of multi- use trails that includes all modes suited for the multi-use trails 3.27 Incorporate the policies of the Region’s Strategic Cycling Network Plan,Niagara Bikeways Master Plan, and the City’s Trails and Active Transportation Master Plan (upon approval) to support these active transporta-tion and tourism development goals. 3.2.3 Street Design and Safety Like most Ontario municipalities, planning for the City has been primarily based on automobile travel. Streets should be designed to be safe for all users, regardless of their age, ability, or mode of transportation. This concept is also known as, ‘complete streets.’ Niagara Region has a Complete Streets framework for local municipalities to refer- ence, although it is expected the City will produce its own guidelines. Finer-grained road networks provide multiple ways and choices to travel. This can reduce travel time and allow people to capitalize on a larger variety of amenities within closer distance. Policy Directions 3.28 Provide direction to increase road and pathway connections in new and existing areas through new development. 3.29 Provide for building a well-connected system of multi-use trails (off-street, and on-street where necessary) to provide greater travel choice for all ages and abilities. This includes separation and protection of pedestrians and cyclists from cars and trucks where possible. 3.30 Support the future creation of Niagara Falls-specific Complete Streets guidelines. 3.2.4 Transit Niagara Falls already has a transit network pro-vided through Niagara Region Transit, operating on a grid basis and covering the city’s major corridors (refer to the transit map on following page). This is a strong indicator of where people are already moving across the city, and helps to inform a future urban structure map. “Transit-oriented development” includes active streetscapes (commercial uses on the ground floor, multiple storeys of residential and/office use, and limiting parking visible from the street) increases ridership of public transit, increasing the viability and sustainability of transit systems. Increased population in these areas supports transit feasibil- ity as the population and density that is needed to support transit grows over time. “First and last mile” connections improve the environment for transit, playing a key role in optimizing public transportation and ensuring transit safe, accessible and convenient for everyone. First and last mile refers to the distance a passenger needs to travel from a transit stop to their destination or vice versa. Policy Directions 3.31 Prioritize density and transportation infra- structure development near existing and planned local transit stops and stations to support ridership, connectivity to inter- regional transit and overall system viability (PPS 2024, ROP 2022). 3.32 Include first- and last-mile design guidance to enhance connections with the public transit system across the entire network. 3.33 Provide design guidance around accessibility in the public realm, including universal design requirements to support movement for all residents, for transit-supportive design direc- tion in development applications and public works projects. 3.34 Provide policy to ensure that street-level activity and animation is provided in develop- ment where infrastructure to move people is provided above or below grade. Page 57 of 119 Page 171 of 377 20 Our Niagara Falls Plan | DRAFT Policy Directions Report T O W N O F F O R T E R I ET O W N O F F O R T E R I E T O W N O F N I A G A R A - O N - T H E - L A K ET O W N O F N I A G A R A - O N - T H E - L A K E C I T Y O F P O R T C O L B O R N EC I T Y O F P O R T C O L B O R N E C I T Y O FC I T Y O FW E L L A N DW E L L A N D C I T Y O FC I T Y O FT H O R O L DT H O R O L D U N I T E D S TAT E S O F A M E R I C AU N I T E D S TAT E S O F A M E R I C A U N I T E DU N I T E DS TAT E SS TAT E SO FO FA M E R I C AA M E R I C A ¯ Current Niagara Region Transit Coverage and WEGO network in Niagara Falls 0 1 2 3 4km Inter City Route Local Route College Route WeGo Route Transit Coverage City of Niagara Falls Inter City Route Local Route College Route WeGo Route T O W N O F F O R T E R I ET O W N O F F O R T E R I E T O W N O F N I A G A R A - O N - T H E - L A K ET O W N O F N I A G A R A - O N - T H E - L A K E C I T Y O F P O R T C O L B O R N EC I T Y O F P O R T C O L B O R N E C I T Y O FC I T Y O F W E L L A N DW E L L A N D C I T Y O FC I T Y O FT H O R O L DT H O R O L D U N I T E D S TAT E S O F A M E R I C AU N I T E D S TAT E S O F A M E R I C A U N I T E DU N I T E DS TAT E SS TAT E SO FO FA M E R I C AA M E R I C A Transit Coverage City of Niagara Falls ¯ 0 1 2 3 4km Page 58 of 119 Page 172 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 21 3.2.5 More Options to Move and Transportation Demand Management Car use dependency has detrimental effects on the environment, due to a variety of factors including high levels of pollution and the inefficient use of space. It is important to make alternate forms of transportation such as walking, cycling, and public transportation viable to all residents, so that a car is not required for every trip. Our Niagara Falls Plan will contain land use and urban design direction to promote increased transportation options, in particular active trans- portation, transit, and micro-mobility options. This can be achieved through requirements for com- plete streets which accommodate all road users, Transportation Demand Management, supporting transit supportive densities in areas with high frequency transit services, and providing policy support for a variety of micro-mobility options such as e-scooters and bike share. The review of parking strategies (primarily, reducing parking requirements when aligned with active transportation options) is a key tool being leveraged by many municipalities to stimulate redevelopment in desired locations and more challenging lots. Thoughtful implementation of a well-connected off-street system of multi-use trails encourages cycling for all ages and abilities. It will create a complete, cohesive, and comprehensive network that is separated from vehicles and trucks to increase choice in a safe, comfortable manner. Policy Directions 3.35 Incorporate the City’s Transportation Demand Management strategies in Our Niagara Falls Plan. This will include, and is not limited to, policy on where reduced or eliminated minimum parking requirements are appropri- ate. This includes Downtown Niagara Falls at a minimum, which as a Major Transit Station Area is an area where minimum parking requirements cannot be provided per Bill 185 amendments to the Planning Act. 3.36 Encourage walkways, sidewalks, trails, green- way connections and links to transit stops and major corridors in all developments, and continued development of a well-connected, off-street system of multi-use trails that brings green space to people. 3.37 Address services such as e-scooters and bike share with policy and development standards in consideration of limited space available in some of the city’s busiest corridors. This could also come with a requirement for further study to detail how these corridors could be designed to move more people in the same space. 3.38 Monitor, assess and support the potential of new and emerging technologies (e.g. electric vehicles, autonomous vehicles, and/or drone delivery) related to mobility as inputs to decisions on transportation infrastructure. 90% of survey respondents agree the transportation network should support affordable, convenient, and reliable public transit to enhance the way residents can move around the city Page 59 of 119 Page 173 of 377 22 Our Niagara Falls Plan | DRAFT Policy Directions Report 3.3 Big Move 3: Fostering a Sustainable and Resilient City A sustainable and climate resilient city is a com- plete community within a Natural Heritage System that provides connectivity among natural herit- age and key hydrologic features to the support natural processes required to maintain biological and geological diversity, natural functions, viable populations of native species, and ecosystems. A sustainable and climate resilient city has less environmental impact and provides climate change adaptation and mitigation strategies. The City of Niagara Falls Strategic Plan 2023- 2027 affirms that climate change is one of the most pressing issues it is facing, and that action is required. Policies specific to sustainable design which have legislative authority will be considered to implement the directions of the Climate Adaptation Plan to reduce greenhouse gas emis-sions and become resilient to changing weather patterns and extreme weather events. The Plan sets out 41 action items to implement 14 climate goals, a number of which impact inputs into Our Niagara Falls Plan. Official plans are future-visioning documents, providing a climate response by planning for a sus- tainable, healthy future for its residents, business and visitors through land use policy. 3.3.1 Input to Date The Green and Resilient City Discussion Paper provides a summary of existing policy and the Region’s and City’s related reports to provide the context for the recommended policy directions. A summary handout was also prepared identifying several things to think about as part of considering these issues. The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. There was strong support for various policy dir- ections related to a sustainable and resilient city including clearly defining the natural heritage and key hydrologic systems, protection of woodlands, restoring, enhancing and incorporating ecological features in the urban landscape, opportunities to reduce greenhouse gas emissions, targets for tree canopy coverage, using low impact development measures and using green development standards. The draft Official Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, currently underway, and related policies identified through supporting studies identified in the Discussion Papers. 3.3.2 Increasing Density There are four key elements of land use policy that best address adapting to a changing climate while accommodating future population growth. The best climate solution is increasing density. Increasing the density of existing neighbour- hoods is the foundation for all other sustainable city-building practices, such as creating walkable communities, preserving sensitive terrestrial and aquatic ecosystems, and preventing urban sprawl. Notably, urban infill has been found to be the single most impactful municipal policy for reducing greenhouse gas emissions. Our Niagara Falls Plan will focus intensification in Strategic Growth Areas, such as the Downtown and along mixed-use corri- dors. By promoting intensification in these defined areas, the need for significant intensification in existing neighbourhoods is reduced and can be more effectively managed. While protecting existing neighbourhoods from incompatible forms of development, the City will encourage these areas to evolve and be enhanced over time, with flexibility for innovation. 80% of survey respondents agree the transition between new higher density development and existing residential neighbourhoods will need to be considered in the height and massing of new building Page 60 of 119 Page 174 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 23 Policy Directions: 3.39 Include policies for specific areas and build- ing types to encourage intensification in appropriate locations (with discussion on the appropriate transects of heights and massing detailed in Section 3.4 of this Report). 3.3.3 Integrating Transportation Options The second climate response is increasing trans- portation choice. Planning for increased transit use, active transportation, and micro-mobility together are a climate change response—decreasing reli- ance on private automobile use (not prohibiting it) and encouraging the increased use of these other modes. Policy direction for increasing transit options are included in the previous section. Policy direction for mobility and connectivity is detailed in Section 3.2 of this Report. 3.3.4 Protecting Significant Natural Heritage and Key Hydrologic Features Key to building sustainable communities is deter- mining where growth should occur and where growth should be avoided. It is important that growth is balanced and does not impede sensitive, ecologically significant terrestrial and aquatic features or environments. Our Niagara Falls Plan will delineate an environ-mental system, comprised of lands requiring various levels of protection. This includes: •Key natural heritage features and associated buffers; •Key hydrologic features and associated buffers; •Lands within the Niagara Escarpment Plan Natural Area; •Lands within the Niagara Escarpment Protection Area where appropriate; and, •Key natural heritage features and key hydro- logic features and areas in accordance with the Natural Heritage System and Water Resource System policies of the Greenbelt Plan (recog- nizing that there is some overlap between the Niagara Escarpment Plan and Greenbelt Plan). Lands that contribute to the City’s network of green spaces will be incorporated within a Greenlands System comprised of: •Parks, Open Spaces, and Cemeteries; •The Falls and Niagara Parks Commission Lands; •Green space connections (urban parks with natural areas); and, •Applicable lands within the Niagara Escarpment Plan Area. Agricultural lands within the Niagara Escarpment will be placed within an Agricultural or Rural land use designation. The nuanced implementation of the above policy structures through the City’s Zoning By-law will be key. The test for approval of Our Niagara Falls Plan shall be consistency with the PPS 2024. In regards to the protection of key natural herit-age and hydrologic features, the test will now be consistency with the natural heritage, water, water- shed and hazard land policies of Sections 4 and 5 of the PPS 2024. The source data and policy guidance in the Niagara Official Plan was informed by Provincial data required at the time of its approval, including the natural heritage system in the Growth Plan for the Greater Golden Horseshoe (Growth Plan). Refinements to the Growth Plan and Natural Heritage System could only be made through a Regional Municipal Comprehensive Review process per Provincial direction. This is no longer the case through the enactment of the PPS 2024. 82% of survey respondents agree the City should encourage more efficient building designs through green standards and requirements for higher energy efficiency 90% of survey respondents agree the City should clearly define natural heritage features in a Natural Heritage System to support healthy natural processes and functions Page 61 of 119 Page 175 of 377 24 Our Niagara Falls Plan | DRAFT Policy Directions Report Detailed feature mapping is provided on Schedule C2 of the Niagara Official Plan. Those features have varying statuses of protection (including undevel-opable, only developable if no negative impact is demonstrated on natural features or ecological functions, and only in accordance with Provincial or Federal requirements). Together, the core features identified through Provincial data (PPS 2024) and lands contained in the Niagara Official Plan form the basis for all lands having an environmental interest. Development would also be generally prohibited on hazardous lands such as floodplains (PPS 2024). Any lands outside of the core PPS 2024 features would be subject to environmental review to rely on best available science to inform decisions on develop- ment. This concept is generally aligned with the current considerations for lands designated Environmental Conservation Area both in Niagara Falls (1993 OP) and other lower-tier municipalities in Niagara Region. There may be merit in planning to undertake a detailed natural heritage study in the future to provide for more accurate linework and feature identification throughout the City. The PPS requires setbacks adjacent to natural heritage features requiring study. Those lands are subject to an environmental study at time of development to confirm that there would be no negative impacts from the proposed development on the feature. Our Niagara Falls Plan will integrate a system- based planning approach which recognizes that natural heritage and hydrological features that are connected within an Environmental System are more likely to function over the long-term than those that are highly fragmented. Source water protection policies will also need to remain in conformity with updated regional-scale source protection planning. Policy Directions 3.40 Protect key natural heritage and key hydro- logic features and associated buffers, using Provincially identified features as a starting point for base environmental mapping and supplementing areas for study using the Niagara Official Plan. 3.41 Prohibit development and site alteration in core features being key natural heritage and key hydrologic features identified in the PPS 2024 and Niagara Escarpment Plan. 3.42 Include criteria within policy for determining the significance of natural feature types, other than those features for which sig- nificance is determined through Provincial methods. 3.43 Support a resilient urban tree canopy through the retention of non-significant woodlands and other treed features through develop- ment considerations. Special guidance should also be provided in classifying the category of “Cultural and Regenerating Woodlands.” 3.44 Promote as a priority, the preservation of the city’s natural features and areas in situ as an integrated part of land development, rather than being removed and replaced in a differ-ent location. 3.45 Provide a framework for compensation for removal of specified natural heritage features not otherwise protected through development. 3.46 Provide for the protection of additional linkages identified through the completion of Subwatershed Studies or Environmental Impact Studies. 3.47 Provide policy flexibility for essential infrastructure for which an Environmental Assessment has been completed or which are required as a condition of approval under 93% of survey respondents agree policies should ensure implementation of Low Impact Development Measures -methods that help to increase water infiltration and groundwater recharge, lowering the amount of water that runs over a surface Page 62 of 119 Page 176 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 25 81% of survey respondents agree the City should explore opportunities to increase tree cover, increase infiltration, and support renewable energy and energy efficiency initiatives to reduce greenhouse gas emissions the Planning Act for location in the Natural Heritage System. 3.48 Permit existing agricultural uses to continue in the Natural Heritage System (PPS 2024). 3.49 Restrict development and site alteration in or near sensitive surface water features and sensitive ground water features such that these features and their related hydro-logic functions will be protected, improved or restored, which may require mitigative measures and/or alternative development approaches (PPS 2024). 3.50 Identify elements of the Natural Heritage System outside of key natural heritage and key hydrologic features as an overlay and require an environmental study prior to permitting development. 3.51 Include a definition of adjacent lands to define study areas. 3.52 Include the latest mapping policies from source water protection plans and Niagara Peninsula Conservation Authority of key hydrologic areas and resources, including areas of significant and/or sensitive ground- water recharge, areas of surface water contributions and ecologically Significant Groundwater Recharge Areas. 3.3.5 Implementing Green Development Practices The last climate resiliency measure is to imple- ment and support green development practices. Individual developments should contribute to the overall sustainability of the city, which Our Niagara Falls Plan can guide through built form policies and requirements. Policies can encourage green development practices such as the use of green roofs, solar/alternative energy systems, and rain- water collection. In the Ontario planning framework, a municipality cannot mandate construction or design standards (e.g., requiring the use of specific plants or green infrastructure). These aspects are controlled by Provincial legislation, such as the Ontario Building Code. However, Our Niagara Falls Plan can influ- ence the quality and standard of development. The City has an opportunity through Our Niagara Falls Plan to demonstrate leadership in encouraging sustainable forms of green building design and technology, including the incorporation of renew- able and low carbon alternative energy sources. Our Niagara Falls Plan should outline an approach to incorporating green building technologies in new development. The policies would be focused on “encouragement”, with the potential for considering incentive programs to facilitate implementation. This would be consistent with the ‘facilitate’ level of control, but it being included in the statutory Official Plan document would require development to be in ‘conformity’ with the intent. There is clear direction from the Province and Region to mitigate the impacts of a changing climate by supporting energy conservation and efficiency, planning for efficient land use and development patterns, and embracing the use of green infrastructure and low impact development techniques. Various strategies can be implemented at different aspects of development ranging from the overall site design level to a low-rise residen- tial property. The strategies include preserving hydrologic features, green roofs, bioswales, rain- water harvesting, rain gardens, bioretention areas, permeable pavements, and LIDs in the road right- of-way. Our Niagara Falls Plan cannot mandate the inclusion of these elements directly but can encourage their use. Our Niagara Falls Plan can provide direction on using plants that are native to Ontario, as well as drought and salt resistant. This would be implemented during the site plan and subdivision process. Promoting the benefits of the urban forest and preserving/expanding the City’s 34 wood- lands will reduce air pollution and expand energy Page 63 of 119 Page 177 of 377 26 Our Niagara Falls Plan | DRAFT Policy Directions Report savings, habitat for urban wildlife, biodiversity, and opportunities for recreation and physical activity. Policy Directions 3.53 Provide design guidelines that address environmental design considerations such as heat islands (urban areas with higher temper- atures, typically caused by heat-absorbing buildings, roads, and other hard surfaces), rainwater collection and use, growing food and other urban agricultural uses, plant- ing native plant species or drought- and salt-tolerant species, and site and subdivision layouts to improve environmental perform-ance and overall resiliency. 3.54 Encourage the use of green building cer-tification/rating systems to reduce energy consumption, support energy efficient building design and practices, and ensure a resilient built form that can respond to the impacts of a changing climate. 3.55 Encourage low impact development (LID) techniques and green infrastructure develop- ment to increase rainwater infiltration, and support evapotranspiration and filtration of water. 3.56 Support the identification of a tree canopy target for the City through an Urban Forest Management Plan and other natural herit- age targets, in accordance with the Niagara Region Watershed Plans and the City's Climate Change Adaptation Plan. 3.57 Include policy which supports Emergency Preparedness Planning with respect to development, infrastructure, and systems to ensure access basic needs are designed in a way that mitigates the impacts of climate change and related extreme weather events. 3.58 Prioritize infrastructure design, location and maintenance around vulnerability for cli- mate-change related consequences. 3.59 Enable renewable energy and district energy facilities that reduce greenhouse gas emissions. Page 64 of 119 Page 178 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 27 3.4 Big Move 4: Building an Attractive and Cultural City An attractive city is welcoming and beautiful and engenders a sense of pride as a place to live, a sense of well-being, and a sense of stewardship in its long-term care. An attractive city has beautiful streets, parks and open spaces, and includes high quality architecture, destinations, landmarks, and gateways. It has cultural and athletic facilities— libraries, museums, arenas, sports fields, and space for individual expression and efforts—where con-nections are made and community grown. Archaeological resources, built heritage resources and cultural heritage landscapes, as well as intan-gible, ephemeral, or lost heritage sites, are critical parts of an attractive city. Their protection enriches the cultural experiences of a community, and when reused supports climate adaption (carbon suquestiation in an existing building). The work of the Niagara Parks Commission provides a good example with respect to the value in protecting and reusing such resources. 3.4.1 Input to Date The Attractive City Discussion Paper and Cultural City Discussion Paper provide a summary of existing policy and the Region’s and City’s related reports to provide the context for the recom-mended policy directions. A summary handout was also prepared identifying several things to think about as part of considering these issues. The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. There was strong support for policy direction that would support building a world-class attractive and culturally rich city, including greater clarity on how to shape beautiful buildings, streets and parks, a range of parks within walking distance of residents, compatible new development and determining building heights based on the special characteristics and conditions in particular areas of the city. The draft Official Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, completed or currently underway, and related policies iden-tified through supporting studies identified in the Discussion Papers. 3.4.2 Compatible Development and Urban Design The intention of using land use and built-form specific policies is to establish an overarching framework for building height and density, provid- ing for a gradation of height and intensity of use across Niagara Falls—concentrated and centred on the area around the falls itself and historic Niagara Falls, radiating as a transect outward along key corridors and tapering down to existing low-rise developed areas and the agricultural area. A core design principle for redevelopment and intensification—the primary strategies for accom- modating future population growth in Niagara Falls—is achieving 'compatible development.' The project team is proposing a definition of compat- ibility for use in Our Niagara Falls Plan, which was developed over years of describing and defending redevelopment (including at the Ontario Land Tribunal), that should serve as the key principle for assessing future urban development in Niagara Falls: Compatible development is development that may not necessarily be the same as, or even similar to the existing buildings/development in the vicinity, but, nonetheless, enhances an established community and coexists with exist-ing development without causing any undue, adverse impact on surrounding properties.” 83% of survey respondents agree the City should create an urban design vision for how the City should look to provide greater clarity on how to shape beautiful buildings, streets, and parks Page 65 of 119 Page 179 of 377 28 Our Niagara Falls Plan | DRAFT Policy Directions Report There are three key elements in this definition to expand upon: 1 Development in the vicinity – Vicinity or proximity is a flexible scale. Major develop- ments (mid- and high-rise built forms, where land assembly may be required) have a larger scale for reference, looking outward and broadly beyond the site. Minor redevelopments (heights similar or only slightly more than the existing buildings, usually on an existing site only) would consider lands closer and poten- tially only visible from the current site. 2 Enhance an established community – In order to pass this test, the nature and character of the defined vicinity needs to be considered and clearly articulated. Clear statements about those attributes that define the character of an established community are required to assist in determining what form of building can “enhance” that character, and what form may be detrimental. 3 Coexistence without undue, adverse impact on surrounding properties – This is typically related to quantifiable impacts like shadow, wind, privacy, traffic, and parking problems. In some instances, the concept of “visual impact” may be established as an important develop- ment review criterion. Visual impact analysis may be tied to the attributes that define the area’s character, either on a community-wide or defined vicinity basis. Development should be sensitively integrated with the existing context and character of the neighbourhoods identity am north750 m² 25m ( m i n ) Building separation distance, orientation, stepbacks, and setbacks to limit advese impacts 81% of survey respondents agree policies should support the integration of public art and culture with local businesses, civic buildings, schools, and parks to showcase Niagara Falls New Dwelling Existing Dwellings Tower stepped back from base buildingTower wall adjacent to pedestrian realm Pedestriancomfort zone pm Page 66 of 119 Page 180 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 29 There are different mechanisms to address compatibility in the Official Plan, through imple- mentation of zoning provisions: Minimum and The intention of identifying building maximum height is to manage the impacts of built height form in relation to adjacent develop-ments and facilitate compatibility. The current Official Plan uses storeys to regulate height but does not define the term. Generally, a storey is understood as one level of a building. It is important to note that the use and interpretation of storeys can be ambiguous as the term does not reflect that the floor to ceiling heights vary between residential, commercial, institutional and industrial uses. Metric measurements can help in key locations to bridge that gap. Built form, There are various ways to measure massing and density to facilitate intensification, density and each option has varying levels of impact on the built form. Net density is a function of lot size, lot coverage, and building height. Floor Space Index (FSI) is the most direct measure of built form, but is not a density standard. It is the ratio of the gross floor area of a building and the total area of the property on which it stands. It does not speak to the internal division of a building or intensity of use—only building size. People and jobs per hectare is used in the PPS 2024 and Niagara Official Plan which is helpful for growth management, but ineffective in terms of managing the built form on a site-by- site basis. Units per hectare is useful in greenfield development. However, due to varying household sizes, unit mixes, and unit sizes, the effects and use of units per hectare can become unpredictable over time. Each measure has an appropriate usage and place in shaping the future form of a community. Page 67 of 119 Page 181 of 377 30 Our Niagara Falls Plan | DRAFT Policy Directions Report Universal Design Designing universally accessible placesensures that the built environment addresses the needs of diverse users and provides a healthy, equitable, and inclusive environment. Together, these elements support a built environ- ment that fits into a variety of contexts: dense central nodes, transit-oriented corridors, existing low-rise neighbourhoods, and open spaces. Low-rise built form is most appropriate for local roads, mid-rise in arterial/collector roads, and high-rise in central nodes. The resulting transect of height across Niagara Falls will help define the future landscape of the City. Municipalities typically follow an official plan with urban design guidelines and updated zoning. These would be two projects recommended for the City to complete soon after adoption of Our Niagara Falls Plan. While corridor densities and permissions are still to be determined, Our Niagara Falls Plan will provide policy guidance to ensure taller buildings are designed to be compatible and sensitive to adjacent low-rise development. Policy Directions 3.60 Include strong urban design policies to apply at a City-wide scale and location-specific scales (e.g., Downtown Niagara Falls, new nodes and corridors, or potentially individual designations) that address compatibility, con-nectivity, legibility, sustainable urban form, and preservation. 3.61 Define clear policies for transition between high-intensity and low-density areas to mitigate impacts on surrounding commun- ities, creating a height strategy based on a transect that reflects Niagara Falls urban structure. 3.62 Include policies emphasizing protecting and providing for gateways and landmarks in the City, such as existing natural features, tourist centres and civic buildings. 3.63 Include policies that allows for view corri-dors to be identified for protection, such as toward and along the Niagara River. 3.64 Develop criteria for evaluating the compat-ibility of new developments, including considerations for scale, shadowing, wind, and noise impacts including: • Utilizing Floor Space Index to support urban design policy. • The use of both storeys and metres in addressing building height (with flexibil- ity provided to support the context of a development site). Page 68 of 119 Page 182 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 31 • Density calculations for key policy areas avoiding duplication to deliver on flexible and streamlined policies (per the PPS 2024, gross hectare in designated growth areas/greenfield contexts, and net hectare in a Strategic Growth Area/intensification context). • The removal of employment lands density (no longer required through PPS 2024). 3.65 Provide flexibility in interpreting form and density standards (as done in other muni- cipalities) to not require an official plan amendment where the overall vision of Our Niagara Falls Plan is met in a development. 3.66 Provide for compliance with the Accessibility for Ontarians with Disabilities Act (AODA) in development (or higher, for public facilities). 3.4.3 Integrating Development of Community Facilities The project team has heard from community members about the importance of civic facilities in fostering community in Niagara Falls. Public facilities are often the heart of new communities, and are recognized in Provincial policy as an important part of a complete community (PPS 2024). Integrated facilities can better leverage public resources and extend community services more broadly within the community. Well-designed facilities can become the hub of a community and a destination themselves. Within community facilities or along public cor- ridors, opportunities exist to reserve spaces and places for culture to occur. Ultimately, a policy document can only go so far in delivering this outcome. Creation of these opportunities requires an investment from Council to deliver. Quality spaces integrated into the street network will support a full array of opportunities for outdoor festivals, recreation, play, and quiet contemplation. The City’s Public Art Policy and online database of public art reflect the City’s commitment to fostering public art. Creating space for art, culture and social connections is important to honour our cultural heritage and promote civic identity. Policy Directions 3.67 Encourage integrating (co-design and co-de- livery) other uses into community facilities, such as housing, to deliver on other corpor- ate and civic goals. 3.68 Encourage service providers and community amenities to be provided in Strategic Growth Areas (PPS 2024). 3.69 Provide policy incentives such as additional height or density where community facilities are included in mixed-use developments and redevelopment projects. 3.70 Protect existing community facilities in redevelopment projects. 3.71 Include policies that encourage public art in both public and private developments in publicly accessible areas and near high-traffic development. 3.4.4 Parks and Open Space Our Niagara Falls Plan should serve as guidance to the City to improve the quality, distribution equity, accessibility, service level and timeliness of facili- ties and structures in new parks and upgrading current parks to provide welcoming new facilities across the City, using the calibre of design and quality of the Niagara River/Queen Victoria Park as a reference. Policies will support the prepara- tion of city-wide public realm design guidelines. The overall intent of such policy is to help deliver world-class design in Niagara Falls. Our Niagara Falls Plan will provide a policy basis that ensures residents continue to have convenient access to a connected and diverse range of open spaces, parks, trails, and recreation facilities. More urban park typologies, such as parkettes, linear parks, urban squares, Privately Owned Publicly Accessible Spaces (“POPS”) that are developer built and strata parks will be included and enabled 89% of survey respondents agree streets and parks in Downtown and higher density areas should be beautifully designed to build a stronger economic, social and environmental benefits Page 69 of 119 Page 183 of 377 32 Our Niagara Falls Plan | DRAFT Policy Directions Report in this framework, recognizing the changed context for development in Niagara Falls. The preparation of a Parks Plan will be necessary to support updated parkland dedication require- ments of the Planning Act. An annual report detailing parkland dedication accounts and spend- ing is now required by Ontario municipalities. Policy Directions 3.72 Include policies that support an accessible, animated, equitable, high quality and varied hierarchy of park spaces to promote a healthy community and foster a strong sense of place across various service levels. 3.73 Provide for environmental enhancement of parks and open spaces that connect with the Natural Heritage System. 3.74 Provide policy direction for developer-built urban park typologies, such as Strata Parks and Privately Owned Publicly Accessible Spaces (POPS). These parks spaces are to be secured through legal agreements to ensure ongoing public access, as well as setting design and long-term maintenance standards. 3.75 Provide policy direction to supporting upgrading and enhancing existing parks and community facilities to improve quality, distribution, equity, and accessibility of these key community assets. 3.76 Develop city-wide public realm design guide- lines and park provision standards (i.e., what facilities should go into the various types of parks), to be expanded upon in a future study. 3.4.5 Protection of Cultural Heritage Resources Cultural heritage resources can support place- making, preserve community heritage and create a unique character, which is especially valuable in areas experiencing intensification, as a way to balance new development. It is also critical to recognize and support the role and interest of Indigenous Communities with respect to cultural heritage, delivering on the promises of truth and reconciliation broadly. Modernizing cultural heritage policies in Our Niagara Falls Plan is needed to align with the changes made by Bill 23 to the Ontario Heritage Act. Management and conserving heritage attrib-utes is now limited to only protected heritage resources identified through a designation (PPS 2024), although adjacent properties are still subject to context-sensitive design to respect the other resource. Intensification provides a great opportunity to promote conservation of protected heritage resources. Looking beyond statutory requirements, Our Niagara Falls Plan should consider other poli- cies beyond designating to identify opportunities for built heritage resources to continue contrib- uting to the City’s identity. The adaptive reuse of older buildings, which can also include adding modern additions, is often a popular strategy for preserving the character of older buildings. The Niagara Falls History Museum on Lundy’s Lane is an excellent example of this. Adaptive reuse can also provide environmental sustainability benefits through the reuse of existing materials. Policy Directions 3.77 Provide criteria to support identifying cultural heritage resources, for listing individual prop- erties and providing a process for their review and either designating or de-listing under Part IV (individual) and Part V (Heritage Conservation District) of the Ontario Heritage Act, to be completed prior to January 2026. 3.78 Provide additional design guidance for historical neighbourhoods to ensure redevelopment in these areas maintains and enhances community character. 84% of survey respondents agree the City should include a sound policy framework for identifying and protecting built and cultural heritage properties in areas proposed for new development Page 70 of 119 Page 184 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 33 3.79 Provide support and flexibility for redevel- opment of cultural heritage resources to support adaptive reuse as a primary develop-ment objective. 3.80 Provide for continued collaboration with key agency partners and property owners (Metrolinx, Niagara Parks Commission, Niagara Region, Niagara Peninsula Conservation Authority, Ontario Power Generation, Parks Canada) on development matters. 3.81 Provide policy recognition of Niagara Parks lands, and the unique cultural landscape that is Niagara River Parkway and Queen Victoria Park and its moraine. 3.82 Require enhanced physical and visual con-nection between City lands and Niagara Parks Commission lands with heritage sensitivities. 3.83 Provide clarity on the interests and involve- ment of Indigenous Communities in cultural heritage and archaeological matters, con- sistent with the PPS 2024, and provide support for the preparation of a consultation protocol with Indigenous Communities. 3.84 Carry forward archaeological policies from the Niagara Official Plan, as applicable, and consider a future study for refinement of associated data. 3.5 Big Move 5: Promoting a Strong and Healthy Economy in the City Niagara Falls is a tourist and convention destin- ation for Ontario and the entire world. Niagara Falls is home for industries and part of a “Gateway Economic Zone” planned to support, economic diversity and promote increased opportunities for cross-border trade, movement of goods, and tourism. The City has numerous strategic plans and policies to support economic development and diversification. Our Niagara Falls Plan provides an opportunity to support diversification of the local economy through: •Supporting entrepreneurial ventures. •Creating and boosting cultural industries, as exemplified by the Music City Strategy. •Supporting the agricultural economy. •Supporting tourism. •Supporting Niagara Falls’ position in a Gateway Economic Zone. •Fostering investment readiness. •Encouraging the remediation and adaptive reuse of contaminated lands and brownfield sites, in accordance with the City’s 2006 Brownfield Redevelopment Strategy. 3.5.1 Input to Date The International City Discussion Paper provides a summary of existing policy and the Region’s and City’s related reports to provide the context for the recommended policy directions. A summary handout was also prepared identifying a number of things to think about as part of considering these issues. Page 71 of 119 Page 185 of 377 34 Our Niagara Falls Plan | DRAFT Policy Directions Report The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. The draft Official Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, currently underway, and related policies identified through supporting studies identified in the Discussion Papers. 3.5.2 Identifying Employment Lands A key change to the definition of “employment areas” has occurred in the PPS 2024 by adjusting permitted uses on such lands. From Policy 2.8.2.3: Planning authorities shall designate, protect and plan for all employment areas in settlement areas by: • Planning for employment area uses over the long-term that require those locations including manufacturing, research and development in connection with manufacturing, warehousing and goods movement, and associated retail and office uses and ancillary facilities; • Prohibiting residential uses, commercial uses, public service facilities and other institutional uses; • Prohibiting retail and office uses that are not associated with the primary employment use; • Prohibiting other sensitive land uses that are not ancillary to uses permitted in the employ- ment area; and • Including an appropriate transition to adjacent non-employment areas to ensure land use compatibility and economic viability. The limitations on “commercial uses” and “office uses” run counter to permissions in the Regional and current City Official Plans. This is a policy issue not unique to Niagara Falls. Some municipalities actively undertaking official plan reviews are choosing to look at how “employment areas” are defined in their local plans to create a designation to accommodate lands where office and commer- cial uses are appropriate. The Niagara Official Plan identified seven different employment areas in Niagara Falls. There are two different scales/functions for those. “Core” is for traditional employment uses such as industry and transportation. “Dynamic” is for areas with ‘lighter’ industrial uses including office parks and institu- tional uses. A third “Knowledge and Innovation” cluster, featuring office parks and major institu- tional uses, was not identified in Niagara Falls. These identifiers did not cover all land in Niagara Falls zoned for employment uses. Together, these lands form the majority of lands planned for employment purposes in Niagara Falls (plus one licenced mineral aggregate operation and waste disposal support use on the City’s western border with Thorold). Economic activity is not limited to employment lands in the City of Niagara Falls. Additional to the above are “population-related” jobs—these are jobs where demand is generated from a residential or tourist population. Examples include teachers, police and emergency responders, retail staff and land use planners. These jobs can be found throughout a municipality, from homes to retail centres to the tourist districts. Policy can support the incorporation of these jobs into the urban fabric to support providing a range of services close to these populations. Including additional permitted uses such residential in the existing commercial centres (discussed in Section 4.3 of this Report) will bring more customers to those areas. City-owned facilities or larger private facilities also play a role in supporting economic develop-ment, and policy should be considered to enable temporary, “pop-up” or other short-term uses in non-traditional locations to create opportunities for culture, interaction and economic growth. This 85% of survey respondents agree growth needs to occur in ways that improve the City as a tourism destination while not detracting from its livability for residents Page 72 of 119 Page 186 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 35 could include policy to enable a licensing by-law to support temporary activities without zoning checks. Fundamentally, more people means more workers, more customers, and more opportunity for eco-nomic growth and development. To support the City’s growing population, an additional 1.0 million to 1.5 million square feet of new retail space is expected to be needed by 2051. Policy Directions 3.85 Provide for two employment designations: one that shelters under the PPS 2024 pro- tections for core employment lands, and a second that covers other areas where a greater range of job-generating uses can be provided. There may also be a benefit in providing an additional designation or special policy areas that recognize areas of high employment concentrations. 3.86 Include retail, office and community uses in mixed-use designations to ensure space is available for population-related jobs. 3.87 Provide opportunities for a broad range of uses around the falls, and not necessarily solely tourism uses. The planned function and form for this area will be reviewed in prepar-ing Our Niagara Falls Plan. 3.88 Provide policy flexibility for temporary or “pop-up” uses supporting culture, social interaction and economic growth, includ- ing potential guidance on how licensing or zoning requirements could work or be relaxed. 3.89 Identify new retail nodes and new types of retail formats in all areas of the City. These areas should also include food and other ser-vices which support residential populations to promote complete communities. 3.5.3 Long-Term Protection of Employment Lands The PPS 2024 provides a series of criteria for removing lands from “employment areas”. This can happen through an official plan review or by private application. This policy protection does not apply to any other lands for employment uses. The mapped distinction between these land uses will be important, but Our Niagara Falls Plan can also contain policies that provide for removal of employment-type use permissions on other such designated lands. These could be the Provincial criteria, plus also additional local criteria. Council and staff both have indicated the importance of maintaining land for jobs in Our Niagara Falls Plan. Conversions of employment areas are not being considered in the preparation of Our Niagara Falls Plan. Protecting land for jobs could include adding residential use permissions in certain locations—so long as the minimum density or forecast for jobs on the lands are maintained. Policies around compatibility of development shall also be required to ensure that employment uses are protected from uses of land that are sensitive to the effects of employment uses (PPS 2024). Policy Directions 3.90 Provide policies to guide the review of appli- cations to remove lands from employment areas or employment use permissions from employment lands. 3.91 Provide compatibility policies for employ- ment uses and sensitive land uses to avoid (or, if not possible, minimize or mitigate) adverse impacts from or upon employment and agricultural uses. Page 73 of 119 Page 187 of 377 36 Our Niagara Falls Plan | DRAFT Policy Directions Report 3.5.3 Agricultural Policies There is also a vibrant agricultural sector in the City’s agricultural areas. Almost the entire farmed area is identified as prime agricultural lands, which are to be designated and protected for long-term use for agriculture. Permitted uses on these lands are limited to agricultural uses, agriculture-related uses and on-farm diversified uses (PPS 2024). These economic activities shall be permitted subject to applicable development criteria identi- fied both by the Province and local considerations developed through this project. With respect to tourist accommodation, this would be limited to small-scale uses such as a bed and breakfast. The Niagara Official Plan policies, in Table 4-1 and Section 4.1.7, provide a number of policies and cri- teria that support this framework, including criteria for temporary farm accommodation. Our Niagara Falls Plan shall support opportun- ities for a sustainable local food system that may include local farmers markets, community supported agriculture, diversity of agricultural uses (greenhouses, orchards), educational and on farm experiences, and community gardens. Urban agriculture should be part of a community’s char- acter and open space system, while also providing a transitional use between the natural and built environments, and traditional farm areas at City periphery. Policy Directions 3.92 Limit permissions on agricultural lands to agricultural uses, temporary farm accommo-dation, agriculture-related uses and on-farm diversified uses (PPS 2024, 2022 ROP). 3.93 Provide policy flexibility to support the creation and delivery of local food within the City. 93% of survey respondents agree intensification of urban areas is encouraged to protect agricultural lands Page 74 of 119 Page 188 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 37 4 Land Use Designations This chapter outlines area specific land use desig-nations in Our Niagara Falls Plan expanding on the City-wide recommendations in Section 3. It is important to articulate what uses will be per-mitted within each designation and the regulatory context through which they are to be permitted. An implementing Zoning By-law will provide a more detailed list of permitted uses. Official Plans in Ontario generally contain an urban structure plan that builds out the main compon- ents of the community’s land use framework. It identifies areas that are generally protected from development (such as agricultural, parks and environmental areas), areas where a range of development is encouraged (such as greenfield lands and strategic growth areas), lands with a par-ticular development focus (such as employment areas or tourist districts), and lands somewhere in between those (generally, remaining urban lands in the community). A broadly applicable direction for Our Niagara Falls Plan is to build flexibility into the Plan to avoid the need for Official Plan Amendments for a range of compatible forms of development. 4.1 Community Area Designations Existing Neighbourhoods (and Individual Residential Designations) The intent of this designation is to encompass all existing residential neighbourhoods throughout the City. The objective of this designation is to encourage a variety of residential forms which have regard for existing neighbourhood charac- ter and facilitate walkable neighbourhoods with various community assets. It is meant to protect and enhance existing neighbourhoods while man-aging ongoing evolution, including opportunities for sensitive and compatible intensification. Within the Existing Neighbourhoods are a variety of built forms: low-rise, mid-rise and high-rise. A range of density targets and design criteria can be used to provide further guidance for redevel- opment. The land use designations will outline permitted uses, building height, and density for these forms. Permitted uses would include, but are not limited to, all residential forms (including additional residential units, communal housing, and live- work units) neighbourhood facilities (including elementary schools, parks, places of worship), and convenience commercial uses integral to and supportive of a residential environment (including home occupations). Major Institutional The intent of this designation is to recognize both existing and proposed City or Region wide scale institutional uses, such as universities, hospitals, and large-scale additional needs housing, as well as recreational and cultural facilities. Corresponding to this designation would be a Health Services Overlay, for areas within a certain distance from hospitals to recognize clustering of medical-related uses in these areas. Page 75 of 119 Page 189 of 377 38 Our Niagara Falls Plan | DRAFT Policy Directions Report Parks and Open Space The City's parks and Niagara Parks Commission lands are indicated on the map on the following page. There may be benefit in identifying com-munity parks within a land use designation to protect those lands as open space for the long term and identifying opportunities of working to enhance linkages between the natural heritage system where those connections exist. Use per-missions and development criteria would generally permit those recreational uses and appropriate accessory uses. As detailed in the Attractive City Discussion Paper, Our Niagara Falls Plan will include a comprehen- sive parks hierarchy, including urban parks such as privately owned public spaces (POPS) and strata parks, to inform park design. Public open spaces would be a use permitted in all designations. Policy Directions 4.1 An 'Existing Neighbourhoods' designation may include: •Residential, neighbourhood facilities and supportive commercial uses. •A variety of built forms from low to high-rise. •A range of density targets and design criteria with Plan amendments where higher density forms are proposed outside of Strategic Growth Areas. 4.2 A 'Major Institutional' designation may rec-ognize wide scale institutional uses and large scale additional needs housing and recrea- tional and cultural facilities. A Health Services Overlay for lands adjacent from hospitals could apply to recognize adjacent medical-related uses. 4.3 A 'Parks' designation may recognize large community parks to offer long term protec- tion and to integrate with the green lands connections discussed in 3.3.3. 4.4 Recognize certain specific uses across a range of designations (e.g., minor institu- tional (public schools and places of worship), subject to criteria. 4.5 Consider locational criteria for the placement of schools (based on such things as exist- ing roads or proximity to parks or natural features). Page 76 of 119 Page 190 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 39 4.2 Strategic Growth Area Designations Some of the conceptual nodes and corridors being considered by the team are listed below. They already have permissions for increased densities, or larger lot parcels with less fragmentation that simplifies redevelopment. These areas include: •Downtown Niagara Falls •Current toursit nodes and corridors, including The Fallsview and Clifton Hill areas •The McLeod/QEW interchange area •Lands surrounding the South Niagara Hospital and Lyons Creek Road/QEW interchange •The Drummond/Morrison commercial node •The Montrose/Thorold Stone commercial node •The Stamford/Stamford Centre corridor (Portage Road) •The current Greater Niagara General Hospital site and Highway 420/Falls Avenue and Stanley Avenue intersection •Downtown Chippawa •Major road corridors such as Lundy’s Lane/Ferry Street, Victoria Avenue, Thorold Stone Road, Drummond Road, Dorchester Road, Portage Road, Montrose Road, Morrison Street, McLeod Road and Kalar Road, including major inter- sections along those. Use permissions would generally be consistent across each of these locations, although with tourism and large-scale commercial uses in areas where either the use is permitted, or the size and scale of the area are appropriate to accommodate those uses. Tourist District The intent of this designation is to recognize the existing context and future potential of the main Tourist District, centered on Niagara Falls and the surrounding areas, including Clifton Hill and the Fallsview and Convention Centre areas. The regu- latory elements associated with this designation must focus on the issue of compatibility between the Tourist District and abutting low-rise uses. Permitted uses would include a broad range of commercial, entertainment, accommodation, and residential uses. This area already has significant density, with many large sites remaining. Historic Downtown The intent of this designation is to recognize the historic context, as well as the future redevelop- ment potential of the Downtown. With investment in post-secondary facilities, and a Protected Major Transit Station Area designation in the Regional Official Plan, significant opportunities for growth and development in the Downtown shall be recog- nized and encouraged. This designation is intended to encourage a broad range of residential uses and accommodate a mix of housing types and tenures, with guiding development policies that respect the existing historical context. Permitted uses may include, but are not limited to, mid-rise and high- rise residential forms, and a variety of commercial, retail, and institutional uses. The Transit Station Secondary Plan, which was approved in 2018, applies to this area and plans for a mixed-use, transit-oriented area integrated between the VIA Rail Station and Niagara Regional Transit Hub. The Secondary Plan contains land use designations, development policies, and detailed design guidelines, and a policy which states that the Secondary Plan policies prevail over the Official Plan in the event of conflict. Updates to the Transit Station Secondary Plan are currently being considered for two specific parcels within the area and any approved changes will be integrated into the Our Niagara Falls Plan through draft policies. Marineland Tourist District The intent of this designation is to recognize and prepare for the anticipated future redevelopment of the Marineland grounds. The area is a significant parcel within the settlement area already having access to major roads and municipal services (the diagram on the following page shows the size of Marineland relative to the city's urban centre). The objective of the Marineland Mixed-Use District is to first and foremost protect the site for a major tourism generated use in future redevelopment. Page 77 of 119 Page 191 of 377 40 Our Niagara Falls Plan | DRAFT Policy Directions Report To support appropriate redevelopment, the lands should also have extended ancillary use permis- sions to provide for a vibrant, walkable, all-seasons community that includes a broad range of resi- dential and recreational use, in addition to tourist commercial. Any redevelopment proposal should occur through a full secondary plan process to ensure that servi- cing, phasing and land use compatibility matters are appropriately addressed. At over 200 hectares (500 acres), Marineland (red outline) is almost equal in size to the oldest parts of the City of Niagara Falls. Redevelopment of this large parcel is anticipated. Major and Minor Nodes The intent of this designation is to identify the locations of centres with existing commercial plazas (plus stand-alone residential uses, where applicable). These areas are expected to evolve into mixed-use areas over time, which includes permitting mid- and high-rise buildings requiring mixed uses in key locations, subject to meeting certain design criteria. Mixed-use Corridor I (Mid and High-Rise Built Forms) The intent of this designation is to identify Regional Roads/Arterial Roads that accommodate, or can accommodate, transit. These corridors are intended to accommodate high-rise (13 storeys and higher) and mid-rise (9 to 12 storeys) buildings and development, depending on the adjacent development context. A mixture of residential and non-residential land uses, including a range of commercial and retail uses, will be permitted. Mixed-use Corridor II (Low and Mid-rise Built Forms) The intent of this designation is to identify Arterial Roads and Collector Roads that accommodate or can accommodate transit. These corridors are expected to accommodate low- and mid-rise build- ings (up to 12 storeys), depending on the adjacent development context. A mixture of residential and non-residential land uses, including a range of commercial and retail uses, will be permitted. Policy Directions 4.6 Introduce Strategic Growth Area designations that identify Districts, Nodes and Corridors and identify the uses and development appropriate within those designations. 4.7 Focus high intensity development within a Tourist District designation with regard to design, densities and building heights as well as transitions that supports compatibility with low density neighbourhoods adjacent to the District. 4.8 Guide development of the Marineland Tourist District through a secondary plan process to ensure servicing, phasing and land use compatibility matters are addressed in addition to the appropriate mix of uses, significant natural heritage protections and function of the block as a tourism generator. 4.9 Identify heights and mixed lands uses within a Mixed Use Corridors and Nodes designa- tion in relation to road category and transit services. Page 78 of 119 Page 192 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 41 4.3 Employment Area Designations/Overlay The PPS 2024 has created a distinction between “employment areas” and employment lands. “Employment areas” are defined as those areas designated in an official plan for clusters of business and economic activities including manu-facturing, research and development in connection with manufacturing, warehousing, goods move- ment, associated retail and office, and ancillary facilities. There are other “employment lands” outside of this distinction where additional use permissions may be appropriate. The Niagara Official Plan includes a schedule and identifies permissions that can be considered in writing Our Niagara Falls Plan. In addition to those areas mapped in the Regional Official Plan, there are other lands that remain appropriate to be identified as having an employment focus. In addition to land use designations, Our Niagara Falls Plan shall provide policies for conversation of employment areas (and potentially for additional use permissions on other employment lands) to be consistent with Policy 2.8.2.3 of the PPS 2024 and related Municipal Studies Employment lands outside of Employment Areas, as defined in the PPS 2024, may consider a list of complementary use permissions such as service commercial that would not otherwise compromise the planned function of those lands. General Employment The intent of this designation is to identify the traditional heavier industrial opportunities and uses. The regulatory elements of this designation will be more flexible. These areas will be able to accommodate all scales of traditional industrial forms of development, including the potential to accommodate noxious uses. These areas will be protected from potential land use conflicts from adjacent sensitive land uses, such as residential neighbourhoods. Permitted uses may include, but are not limited to, manufacturing, office uses, and distribution centres and would be identified as an "Employment Area" consistent with the definition of the PPS 2024. Local Employment The intent of this designation is to identify the traditional business park area which contains non-noxious uses, and a mixture of smaller to modestly scaled office and light industrial uses (either in a stand-alone or campus style complex). The regulatory elements of this designation should entail attractive design, landscape features, and ensure compatibility. These would fall outside of the “employment areas” framework contained in the PPS 2024. The objective of this designation is to provide for economic development and employment oppor- tunities. Permitted uses may include, but are not limited to, manufacturing, office uses including research and development facilities, distribution centres, and ancillary uses which support the Prestige Employment designation, such as hotels and convenience retail. Aggregate Extraction A municipality cannot contain any policy, nor pass any by-law, that serves to prohibit mineral aggregate extraction. The PPS 2024 requires muni- cipalities to protect mineral aggregate resources for long-term use (PPS Policy 4.5.1.1) and to make as much of the local resource available as is realis- tically possible (PPS Policy 4.5.2.1). The PPS 2024 also states that extraction is to be undertaken in a manner that minimizes social, economic and environmental impacts (PPS Policy 4.5.2.2). The Strategic Employment Area Overlay The intent of this designation is to protect areas identified for long-term employment that are located outside of the Built-Up Area (primarily along the QEW Corridor). These lands, as articu- lated in the Niagara Official Plan, are to be set aside for future employment generating land uses, as is permitted by Policy 2.1.3 of the PPS 2024 for long-term protection beyond the typical 20-year planning horizon. Page 79 of 119 Page 193 of 377 42 Our Niagara Falls Plan | DRAFT Policy Directions Report Policy Directions 4.10 Provide employment land use designations for employment both within and outside of Employment Areas as defined in the PPS 2024 4.11 Provide employment policies consistent with the PPS 2024 and cognisant of the City's Employment Land Studies and Economic Development Strategies, and any other applicable studies, to guide the consideration of the conversion of employment land uses to non- employment land uses 4.12 Provide policies consistent with the PPS 2024 and the Niagara Escarpment Plan with regards to the extraction of mineral aggregate 4.13 Identify a Strategic Employment area con- sistent with the Future Employment Area policies of the Niagara Official Plan and the PPS 2024 direction for the long-term protection of employment lands. The delinea-tion of the Strategic Employment Area and associated policies will have regard to the compatibility between existing residential areas. 4.4 Agricultural Area Designations The existing Official Plan policies support oppor- tunities for a sustainable local food system that includes local farmers markets, agri-tourism, Community shared Agriculture programs (CSAs), diversity of agricultural uses, educational and on farm experiences and community gardens. Prime Agriculture The intent of this designation is to protect prime agricultural lands and specialty crop lands (which are entirely covered by the Niagara Escarpment Plan and Greenbelt Plan. Permitted uses will be limited to agricultural uses, agriculture-related uses, and on-farm diversified uses (the latter two uses to be subject to criteria established by the Province), all in accordance with the agricultural policies of Section 4.3 of the PPS 2024. The Provincial and Regional policies discourage non-agricultural uses in prime agricultural areas, and require the use of the Provincial minimum distance separation formulae for development proposals. Agricultural impact assessments can be required to support reviews. Lot creation would be limited to those reasons enabled through the means permitted by the PPS 2024: •For agricultural uses (the Regional Official Plan includes a 40-hectare minimum lot area require- ment for both the severed and retained lots) •For agriculture-related uses •For a residence surplus to a farming operation (the only means for creating new residential lots) •For public infrastructure, where the facility or corridor cannot be accommodated through easements or another right-of-way •For legal or technical reasons There are two areas within the City that are not designated as prime agricultural lands in the Niagara Official Plan: Niagara Parks Commission lands and an infrastructure block to the south of Page 80 of 119 Page 194 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 43 the Sir Adam Beck Hydroelectric Station Reservoir, and the City’s own holding at the QEW inter- change at Sodom Road. The Region has applied an agricultural designation that provides broader policy permission than the Prime Agriculture designation. These two areas differ greatly from each other and would best be recognized through a specific policy reference within the Prime Agriculture designation. Parkway Residential There is a legacy designation applying to resi- dential lands along the Niagara River Parkway, including a small portion of lands within the Urban Area (Niagara Falls). These lands will continue to be recognized within a designation, or potentially a special policy area, to remain consistent with the similar land use designations along the Parkway in the adjacent municipalities of Niagara-on-the-Lake and Fort Erie. Niagara Escarpment Plan The Niagara Official Plan as well as the City’s current Official Plan incorporate the Niagara Escarpment Plan by reference. In alignment with this project’s goal of streamlining and simplifying the overall length of Our Niagara Falls Plan (and downstream review time by staff in evaluating development applications on these lands), the recommendation is to apply the same approach in Our Niagara Falls Plan. Policy Directions 4.14 To protect and guide land use outside of the Urban Area Boundary through a Prime Agriculture or Parkway Residential desig-nation and to recognize the policies of the Niagara Escarpment Plan. 4.15 Update policies to be consistent with the PPS 2024 as it related to agricultural uses, agri- culture-related uses and on-farm diversified uses. 4.16 To continue the Parkway Residential and Niagara Escarpment Plan designations through from the current Official Plan. 4.17 Provide policy direction related to Agricultural Impact Assessments. 4.5 The Natural Heritage System Section 3.3.4 of this Report details how protecting significant key natural heritage features and key hydrological features is a key part of delivering a sustainable and resilient Niagara Falls. The core policy deliverable in Our Niagara Falls Plan is to ensure that environmental lands are identified and protected using the best available data and scientific analysis to support protection and enhancement. This will help ensure the continued development of Niagara Falls in a manner that builds the resilience of the City and implements the Climate Change Adaptation Plan. Core Environmental Lands This designation would apply to the key natural heritage features and key hydrologic features in a single designation. The intent of this designation is to preserve the lands in a natural state. Natural Heritage Overlay The intent of this overlay designation generally aligns with the Environmental Conservation Area designation and concept in the current City Official Plan. Additional features outside of those features identified for protection by the PPS 2024 will be covered by this overlay designation requiring a Subwatershed Study or Environmental Impact Study to identify the limits of the applicable feature. The science of the environmental study shall determine the limits of development. The designation underlying the overlay would only apply upon approval by Council of the applicable development application. Page 81 of 119 Page 195 of 377 44 Our Niagara Falls Plan | DRAFT Policy Directions Report 4.6 Land Uses Permitted in Multiple Land Use Designations Not every use may be appropriate in all circum- stances, such as in natural heritage or employment area designations (depending on context). Permitting specific land uses across some or multiple land designations can simplify the development process for uses such as essential infrastructure or community facilities, including: 1 Parks, trails, and other active transportation facilities 2 Infrastructure, such as municipal roads, sewer and water services and stormwater manage- ment facilities 3 Emergency service facilities 4 Renewable energy systems 5 Public and private utilities 6 Educational facilities, such as elementary and secondary schools 7 Places of worship 8 Day care centres 9 Arts and cultural facilities core to fostering civic connection, such as libraries 10 Urban agriculture and alternative forms of food sales and delivery such as farmer’s markets and community pantries The policies will enable future Zoning to detail any permissions. Policy Directions 4.18 Recognize specific land use permissions across multiple designations to support read- baility and simpler implementation of these uses through future zoning implementation. Page 82 of 119 Page 196 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 45 5 Secondary Plans and Special Policy Areas There are lands within Niagara Falls where detailed policy direction already exists, or may be appro- priate to add, to ensure that the detailed policy direction is provided to guide development in key areas. 5.1 Secondary Plans Secondary Plans are detailed official plan poli- cies applying to a focused, defined geographic area. There are a number of existing secondary plans in the Niagara Falls Official Plan including: Garner South Secondary Plan, Grand Niagara Secondary Plan, Transit Station Secondary Plan, and Riverfront Community Plan. These lands are in various stages of development: some areas are fully built out, others are under construction, some are approved but construction is not occurring, and other studies are in process. The City is currently undertaking several second-ary plan processes and area-specific studies as shown on the Secondary Plan and Special Study Areas map after the following page including: the Grassy Brook Secondary Plan and Ministry of Transportation/Greater Niagara General Hospital Area in the existing urban area; and the Northwest Secondary Plan and the Garner West Secondary Plans to establish new detailed planning policies for recently added urban lands. Further, second-ary plans are anticipated to be developed for the recently expanded urban area south of the new South Niagara Hospital lands. Policy Directions 5.1 Review existing Secondary Plans to eliminate any duplication with new “main” policies in Our Niagara Falls Plan. 5.2 Where lands within a secondary plan have been largely developed or built out, consoli-date those lands into the “main” policies and mapping in Our Niagara Falls Plan. 5.3 Where lands within a secondary plan are unbuilt, consolidate those lands and policies into as streamlined a policy framework to reduce the length of Our Niagara Falls Plan and rely on the “main” policies. 5.4 Establish criteria in Our Niagara Falls Plan to guide the secondary plan process for future secondary plan areas (existing studies shall be completed on their current basis). One will be required for lands in the recently expanded urban area south of the new South Niagara Hospital, and one will be recommended prior to permitting any redevelopment of the Marineland site. 5.5 A new schedule showing all areas of the City which are subject to Secondary Plans be added to the new Plan rather than the current approach of showing these areas on Schedule A of the Official Plan (Future Land Use). 5.6 Identify any additional areas of the City that would benefit from the establishment of a secondary or Neighbourhood Plan. 5.7 Other single sites or collections of smaller sites with redevelopment potential should also be required to proceed by way of a Neighbourhod Plan or other master planning exercise. Page 83 of 119 Page 197 of 377 46 Our Niagara Falls Plan | DRAFT Policy Directions Report 5.2 Neighbourhood Plans There are other areas in the City that might benefit from a coordinated approach to development or redevelopment, but without the need for a full range of technical studies. Areas of interest could be as simple as coordinating site access or servi- cing needs, or addressing a particular design or context-specific planning issue. These other sites would be required to proceed by way of a focused study—proposed to be called a Neighbourhood Plan. Such studies ensure some element of coordination occurs to both compensate for and eliminate further fragmentation of lots through redevel- opment. It is an appropriate tool where legacy development permissions exist. A list of potential sites would be identified in preparing the first draft of Our Niagara Falls Plan and refined throughout the engagement process. Policy Directions 5.8 Identify development and redevelopment locations where a neighbourhood plan is appropriate as part of Council review of development applications. One such example is the current Greater Niagara General Hospital Site, plus adjacent development lands in public ownership. 5.3 Special Policy Areas Section 8 of the Niagara Official Plan identifies ten areas within Niagara Falls that are subject to “site specific policies” which could be carried forward into Our Niagara Palls Plan, where applicable (refer to the Special Policy Areas map after the following page). The City’s existing Special Policy Areas shall be reviewed for their continued relevance and whether it is necessary to retain the policies within Our Niagara Falls Plan. It is this project’s objective to streamline and simplify the City’s policy plan-ning framework, providing more flexibility within its policies and reducing the need for special policy area designations in the future. Potential additional policies may be required as the writing of Our Niagara Falls Plan advances and continued review of individual sites or neighbour- hoods identifies existing issues to address. Policy Directions 5.9 Incorporate site-specific policies to be retained or added based on review of the Niagara Official Plan and the current City Official Plan. 5.10 Provide flexibility throughout Our Niagara Falls Plan and minimize the need for special policy area designations or amendments to make minor variations to policy where development ultimately meets the overall intent and vision of the Plan. Page 84 of 119 Page 198 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 47 All of the Secondary Plans within the City of Niagara Falls Garner SouthSecondary Plan Grand NiagaraSecondary Plan RiverfrontSecondary Plan Transit StationSecondary Plan Marineland Chippawa Grassy BrookSecondary Plan NorthwestSecondary Plan Garner WestSecondary Plan Greater Niagara GeneralHospital Site and SurplusMTO Lands South Niagara Falls HospitalRegional Growth Centre City of Niagara Falls ¯ OP Secondary Plans OP Secondary Plans - In Progress Future Secondary Plan Areas Future Comprehensive Development PlanNeighbourhood Plan Secondary PlansCity of Niagara Falls OP Secondary Plans OP Secondary Plans - In Progress Future Secondary Plan Areas Future Comprehensive Development Plan 0 1 2 30.5 km December 9, 2024 Garner SouthSecondary Plan Grand NiagaraSecondary Plan RiverfrontSecondary Plan Transit StationSecondary Plan Marineland Chippawa Grassy BrookSecondary Plan NorthwestSecondary Plan Garner WestSecondary Plan Greater Niagara GeneralHospital Site and SurplusMTO Lands South Niagara Falls HospitalRegional Growth Centre City of Niagara Falls Secondary PlansCity of Niagara Falls 0 1 2 30.5 km ¯ December 9, 2024Page 85 of 119 Page 199 of 377 48 Our Niagara Falls Plan | DRAFT Policy Directions Report 8.5.2 8.5.7 8.5.1 8.5.3 8.5.4 8.5.8 8.5.10 8.5.6 8.5.5 8.5.9 N i a g a r a R i v e rN i a g a r a R i v e r U N I T E D S TAT E S O F A M E R I C AU N I T E D S TAT E S O F A M E R I C A C I T Y O F W E L L A N DC I T Y O F W E L L A N D C I T Y O FC I T Y O FT H O R O L DT H O R O L D T O W N O F F O R T E R I ET O W N O F F O R T E R I E T O W N O F N I A G A R A - O N - T H E - L A K ET O W N O F N I A G A R A - O N - T H E - L A K E CCIITTYY OOFF PPOORRTT CCOOLLBBOORRNNEE Site-Specific Polices as identified in the Regional Official Plan City of Niagara Falls, © City of Niagara Falls ¯ Site-Specific Policies Site-Specific PoliciesCity of Niagara Falls Site-Specific Policies 0 1 2 3 4 5km December 9, 2024 8.5.2 8.5.7 8.5.1 8.5.3 8.5.4 8.5.8 8.5.10 8.5.6 8.5.5 8.5.9 N i a g a r a R i v e rN i a g a r a R i v e r U N I T E D S TAT E S O F A M E R I C AU N I T E D S TAT E S O F A M E R I C A C I T Y O F W E L L A N DC I T Y O F W E L L A N D C I T Y O FC I T Y O F T H O R O L DT H O R O L D T O W N O F F O R T E R I ET O W N O F F O R T E R I E T O W N O F N I A G A R A - O N - T H E - L A K ET O W N O F N I A G A R A - O N - T H E - L A K E C I T Y O F P O R T C O L B O R N EC I T Y O F P O R T C O L B O R N E City of Niagara Falls, © City of Niagara Falls Site-Specific PoliciesCity of Niagara Falls 0 1 2 3 4 5km ¯ December 9, 2024 Page 86 of 119 Page 200 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 49 6 Implementation Items Our Niagara Falls Plan will contain a set of poli-cies that enable the use of a range of tools for its implementation or support ongoing monitoring and updates to land use policy. 6.1 Enabling By-laws By-laws are legislative tools that municipalities can use to carry out the vision, goals, and objectives of the Official Plan. These by-laws facilitate the technical aspects of land use functions, including specific use and built form requirements across the City. Our Niagara Falls Plan will continue to enable the following planning tools: •Zoning by-law, including Holding provisions •Conditional zoning (to enable some minimum standard should the Province deliver on long- awaited regulations here) •Delegated approval by-law, to enable the future passage of a by-law to enable identified staff to approve select minor zoning by-law amendments •Interim Control By-law •Temporary Use By-law •Community Planning Permit By-law •Land Acquisition, Parkland Dedication By-law, and Parks Master Plan reporting 6.2 Development and Administrative Policies Development policies typically facilitate individual developments or proposals on an individual lot and related processes such as site plan control. Our Niagara Falls Plan will build on the existing policy framework to ensure the latest policy, legislation, and best practice policy direction is in place to enable the following: •Site-specific Official Plan Amendments, including criteria to evaluate Settlement Area Boundary Expansions (privately- and publicly initiated) •Legal Non-conforming Uses, buildings and structures •Site Plan Control •Consents (Severances) •Plans of Subdivision, Plans of Condominium and Part Lot Control •Community Improvement Plans •Community Benefit Charges •Inclusionary Zoning •Development Charges •Maintenance and Occupancy Standards, includ- ing Demolition Control •Complete application requirements (including encouragement of pre-application review meetings) •Alternative notice procedures •Delegated approval policies (e.g., technical by-law approvals to be completed by staff) •Monitoring and updating procedures Page 87 of 119 Page 201 of 377 50 Our Niagara Falls Plan | DRAFT Policy Directions Report 6.3 Definitions Policy definitions which relate to planning in Ontario come from a variety of sources. Some terms must be consistent with Provincial policy and legislation, while others have local or even site-specific context to consider. Instead of a definitions section, users can refer to the relevant definition included in Provincial policy and plans, as relevant and as appropriate. Sources of information include the PPS 2024, Niagara Escarpment Plan and Planning Act. In certain cases, call out boxes which do not form part of the policies of the plan may be used to explain commonly used terms and concepts and support the interpretation and implementation of the plan. In other cases, it may be appropriate to refer to a generally accepted dictionary such as The Oxford English Dictionary. The overall goal for Our Niagara Falls Plan is that the document is shorter and more streamlined than the current document, and that the number of official plan amendments being required is to be reduced. The recommendation at this time is to leverage and make reference to those other docu- ments as the source for definitions. This keeps the length of the new plan short, and will avoid subse- quent amendments for when the Province makes changes to those upper-level documents. Policy Directions 6.1 Continue forward policies enabling the use of the full suite of common implementing by-laws. 6.2 Continue forward and add new policies (as appropriate) enabling the use of the full suite of common administrative policies and procedures, with updates for editorial con-sistency or to recognize changes in Provincial legislation and policy. 6.3 Introduce new monitoring and reporting policies on a range of issues. 6.4 Instead of a definitions section, direct users to refer to the relevant definition included in Provincial policy and plans, as relevant and as appropriate. Sources of information include the PPS 2024, Niagara Escarpment Plan and Planning Act. Page 88 of 119 Page 202 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 51 A Appendix: List of Policy Directions 3 Building a Successful City – A Vision and Five Big Moves for Niagara Falls 3.1 Provide a planning horizon of 2051 in Our Niagara Falls Plan. Longer-term planning is possible for matters such as infrastructure, public service facilities, strategic growth areas and employment lands (PPS 2024). 3.2 Provide a schedule that shows which parts of Niagara Falls should be the focus for intensification through redevelopment. Maintain the current greenfield development target of 53 persons and jobs per hectare, and carry forward the density target for the South Niagara Falls Hospital Regional Growth Centre of 100 persons and jobs per hectare (1993 OP). 3.3 Increase the minimum density target for Downtown Niagara Falls to 150 person and jobs per hectare (PPS 2024). 3.4 Maintain the Regional intensification target of 50% (2022 ROP). 3.5 Plan for household targets developed through the design of the South Niagara Wastewater Treatment Plant, figures agreed upon by the City and Region. This would be 38,500 net new dwelling units: 22,898 new units draining to that Plant, and over 15,000 dwelling units elsewhere in Niagara Falls. This is an increase from the 20,220 units fore- casted through the 2022 work. 3.6 Plan for a serviced population target of between 141,650 or more to 2051. 3.7 Plan for an employment target of 73,110 to 2051. 3.8 Implement the settlement area boundary identified in the Niagara Official Plan. 3.9 Establish a policy framework to consider Settlement Area Boundary expansions imple- menting the PPS 2024 and additional local considerations. 3.10 Provide for pre-zoning to reduce financial risk (for all parties) in redevelopment proposals that deliver on the vision of Our Niagara Falls Plan, ensuring any such permissions support compatible development. 3.11 Provide for policy flexibility within existing buildings or cultural heritage resources to enable conservation and reuse of existing buildings. 3.12 Carry forward and update as appropriate the housing policies updated through the 2022 Housing Directions Strategy official plan amendment (with editorial updates to harmonize language across Our Niagara Falls Plan). 3.13 Develop a target for overall housing mix by density type, form and affordability, using Regional input and results of the 2022 Housing Directions Strategy refreshed with current data and trends (2022 ROP). 3.14 Continue to encourage developers to provide affordable housing within individual applica- tions and provide a framework within which to define the City’s approach to include affordable housing. 3.15 Provide an outline for continued monitoring of the City’s housing market to support any updates to policy or future incentive programs. 3.16 Provide for improved pollution prevention and flood protection in Strategic Growth Areas as part of facilitating redevelopment in the Strategic Growth Areas. Page 89 of 119 Page 203 of 377 52 Our Niagara Falls Plan | DRAFT Policy Directions Report 3.17 Provide for consideration of existing and 3.26 Protect major goods movement facilities and planned infrastructure to best optimize the corridors with relevant criteria in the Niagara City’s existing facilities to support continued Official Plan to guide application or design growth.reviews in those areas. 3.18 Provide policy direction for rainwater collec- 3.27 Incorporate the policies of the Region’s tion and usage to support environmental and Strategic Cycling Network Plan,Niagara community design objectives (including that Bikeways Master Plan, and the City’s Trails supporting infrastructure is not part of the and Active Transportation Master Plan (upon Natural Heritage System).approval) to support these active transporta-tion and tourism development goals. 3.19 Protect infrastructure corridors for those uses and include policy to guide development 3.28 Provide direction to increase road and proposals adjacent to those corridors.pathway connections in new and existing areas through new development. 3.20 Introduce a policy basis for a servicing alloca- tion system to manage limited infrastructure 3.29 Provide for building a well-connected system capacity and support for infrastructure of multi-use trails (off-street, and on-street planning to ensure prudent financial and life where necessary) to provide greater travel cycle planning occurs for new infrastructure, choice for all ages and abilities. This includes in alignment with recent Provincial changes separation and protection of pedestrians and around the timeliness of development cyclists from cars and trucks where possible.approvals. 3.30 Support the future creation of Niagara Falls- 3.21 Ensure that source water protection policies specific Complete Streets guidelines. remain in conformity with updated regional- scale source protection planning.3.31 Prioritize density and transportation infra- structure development near existing and 3.22 Carry forward both existing secondary plan planned local transit stops and stations to and the Niagara Official Plan policies related support ridership, connectivity to inter- to infrastructure and servicing in Our Niagara regional transit and overall system viability Falls Plan, with any updates as appropriate, (PPS 2024, ROP 2022). to ensure that development and access to Regional services occurs in a timely manner 3.32 Include first- and last-mile design guidance to which does not hinder other development or enhance connections with the public transit cause undue financial risk to the City.system across the entire network. 3.23 Introduce phasing policies for settlement 3.33 Provide design guidance around accessibility areas boundary expansions to ensure that in the public realm, including universal design development aligns with the provision of requirements to support movement for all appropriate infrastructure and public service residents, for transit-supportive design direc-facilities.tion in development applications and public works projects. 3.24 Update the vision and objectives for planning and protecting road corridors, including any 3.34 Provide policy to ensure that street-level dimension or design requirements emerging activity and animation is provided in develop-from the ongoing Transportation Master Plan ment where infrastructure to move people is and Trails and Active Transportation Master provided above or below grade. Plan projects. 3.35 Incorporate the City’s Transportation Demand 3.25 Incorporate Niagara Region’s Transportation Management strategies in Our Niagara Falls Master Plan and Regional right-of-way Plan. This will include, and is not limited dimensions and design policies to support to, policy on where reduced or eliminated the Region’s needs to protect and provide for minimum parking requirements are appropri-a Regional road network.ate. This includes Downtown Niagara Falls at Page 90 of 119 Page 204 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 53 a minimum, which as a Major Transit Station also be provided in classifying the category Area is an area where minimum parking of “Cultural and Regenerating Woodlands.” requirements cannot be provided per Bill 185 amendments to the Planning Act. 3.44 Promote as a priority, the preservation of the city’s natural features and areas in situ as an 3.36 Encourage walkways, sidewalks, trails, green- integrated part of land development, rather way connections and links to transit stops than being removed and replaced in a differ- and major corridors in all developments, and ent location. continued development of a well-connected, off-street system of multi-use trails that 3.45 Provide a framework for compensation brings green space to people. for removal of specified natural heritage features not otherwise protected through 3.37 Address services such as e-scooters and bike development. share with policy and development standards in consideration of limited space available 3.46 Provide for the protection of additional in some of the city’s busiest corridors. This linkages identified through the completion could also come with a requirement for of Subwatershed Studies or Environmental further study to detail how these corridors Impact Studies.could be designed to move more people in the same space. 3.47 Provide policy flexibility for essential infrastructure for which an Environmental 3.38 Monitor, assess and support the potential of Assessment has been completed or which new and emerging technologies (e.g. electric are required as a condition of approval under vehicles, autonomous vehicles, and/or drone the Planning Act for location in the Natural delivery) related to mobility as inputs to Heritage System.decisions on transportation infrastructure. 3.48 Permit existing agricultural uses to continue 3.39 Include policies for specific areas and build-in the Natural Heritage System (PPS 2024).ing types to encourage intensification in appropriate locations (with discussion on the 3.49 Restrict development and site alteration appropriate transects of heights and massing in or near sensitive surface water features detailed in Section 3.4 of this Report). and sensitive ground water features such that these features and their related hydro-3.40 Protect key natural heritage and key hydro-logic functions will be protected, improved logic features and associated buffers, using or restored, which may require mitigative Provincially identified features as a starting measures and/or alternative development point for base environmental mapping and approaches (PPS 2024).supplementing areas for study using the Niagara Official Plan.3.50 Identify elements of the Natural Heritage System outside of key natural heritage and 3.41 Prohibit development and site alteration in key hydrologic features as an overlay and core features being key natural heritage and require an environmental study prior to key hydrologic features identified in the PPS permitting development.2024 and Niagara Escarpment Plan. 3.51 Include a definition of adjacent lands to 3.42 Include criteria within policy for determining define study areas.the significance of natural feature types, other than those features for which sig-3.52 Include the latest mapping policies from nificance is determined through Provincial source water protection plans and Niagara methods.Peninsula Conservation Authority of key hydrologic areas and resources, including 3.43 Support a resilient urban tree canopy through areas of significant and/or sensitive ground-the retention of non-significant woodlands water recharge, areas of surface water and other treed features through develop-contributions and ecologically Significant ment considerations. Special guidance should Groundwater Recharge Areas. Page 91 of 119 Page 205 of 377 54 Our Niagara Falls Plan | DRAFT Policy Directions Report 3.53 Provide design guidelines that address 3.61 Define clear policies for transition between environmental design considerations such as high-intensity and low-density areas to heat islands (urban areas with higher temper- mitigate impacts on surrounding commun- atures, typically caused by heat-absorbing ities, creating a height strategy based on buildings, roads, and other hard surfaces), a transect that reflects Niagara Falls urban rainwater collection and use, growing food structure.and other urban agricultural uses, plant- ing native plant species or drought- and 3.62 Include policies emphasizing protecting and salt-tolerant species, and site and subdivision providing for gateways and landmarks in the layouts to improve environmental perform-City, such as existing natural features, tourist ance and overall resiliency. centres and civic buildings. 3.54 Encourage the use of green building cer-3.63 Include policies that allows for view corri-tification/rating systems to reduce energy dors to be identified for protection, such as consumption, support energy efficient toward and along the Niagara River.building design and practices, and ensure a resilient built form that can respond to the 3.64 Develop criteria for evaluating the compat-impacts of a changing climate.ibility of new developments, including considerations for scale, shadowing, wind, 3.55 Encourage low impact development (LID) and noise impacts including:techniques and green infrastructure develop- ment to increase rainwater infiltration, and • Utilizing Floor Space Index to support support evapotranspiration and filtration of urban design policy.water. • The use of both storeys and metres in 3.56 Support the identification of a tree canopy addressing building height (with flexibil-target for the City through an Urban Forest ity provided to support the context of a Management Plan and other natural herit-development site).age targets, in accordance with the Niagara Region Watershed Plans and the City's • Density calculations for key policy areas Climate Change Adaptation Plan.avoiding duplication to deliver on flexible and streamlined policies (per the PPS 3.57 Include policy which supports Emergency 2024, gross hectare in designated growth Preparedness Planning with respect to areas/greenfield contexts, and net hectare development, infrastructure, and systems to in a Strategic Growth Area/intensification ensure access basic needs are designed in context).a way that mitigates the impacts of climate change and related extreme weather events.• The removal of employment lands density (no longer required through PPS 2024).3.58 Prioritize infrastructure design, location and maintenance around vulnerability for cli-3.65 Provide flexibility in interpreting form and mate-change related consequences. density standards (as done in other muni- cipalities) to not require an official plan 3.59 Enable renewable energy and district amendment where the overall vision of Our energy facilities that reduce greenhouse gas Niagara Falls Plan is met in a development. emissions. 3.66 Provide for compliance with the Accessibility 3.60 Include strong urban design policies to apply for Ontarians with Disabilities Act (AODA) in at a City-wide scale and location-specific development (or higher, for public facilities).scales (e.g., Downtown Niagara Falls, new nodes and corridors, or potentially individual 3.67 Encourage integrating (co-design and co-de-designations) that address compatibility, con-livery) other uses into community facilities, nectivity, legibility, sustainable urban form, such as housing, to deliver on other corpor-and preservation.ate and civic goals. Page 92 of 119 Page 206 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 55 3.68 Encourage service providers and community 3.78 Provide additional design guidance for amenities to be provided in Strategic Growth historical neighbourhoods to ensure Areas (PPS 2024).redevelopment in these areas maintains and enhances community character. 3.69 Provide policy incentives such as additional height or density where community facilities 3.79 Provide support and flexibility for redevel- are included in mixed-use developments and opment of cultural heritage resources to redevelopment projects.support adaptive reuse as a primary develop- ment objective. 3.70 Protect existing community facilities in redevelopment projects.3.80 Provide for continued collaboration with key agency partners and property owners 3.71 Include policies that encourage public art (Metrolinx, Niagara Parks Commission, in both public and private developments in Niagara Region, Niagara Peninsula publicly accessible areas and near high-traffic Conservation Authority, Ontario Power development.Generation, Parks Canada) on development matters. 3.72 Include policies that support an accessible, animated, equitable, high quality and varied 3.81 Provide policy recognition of Niagara Parks hierarchy of park spaces to promote a lands, and the unique cultural landscape that healthy community and foster a strong sense is Niagara River Parkway and Queen Victoria of place across various service levels.Park and its moraine. 3.73 Provide for environmental enhancement of 3.82 Require enhanced physical and visual con- parks and open spaces that connect with the nection between City lands and Niagara Natural Heritage System.Parks Commission lands with heritage sensitivities. 3.74 Provide policy direction for developer-built urban park typologies, such as Strata Parks 3.83 Provide clarity on the interests and involve- and Privately Owned Publicly Accessible ment of Indigenous Communities in cultural Spaces (POPS). These parks spaces are to be heritage and archaeological matters, con- secured through legal agreements to ensure sistent with the PPS 2024, and provide ongoing public access, as well as setting support for the preparation of a consultation design and long-term maintenance standards.protocol with Indigenous Communities. 3.75 Provide policy direction to supporting 3.84 Carry forward archaeological policies from upgrading and enhancing existing parks the Niagara Official Plan, as applicable, and and community facilities to improve quality, consider a future study for refinement of distribution, equity, and accessibility of these associated data. key community assets. 3.85 Provide for two employment designations: 3.76 Develop city-wide public realm design guide-one that shelters under the PPS 2024 pro- lines and park provision standards (i.e., what tections for core employment lands, and facilities should go into the various types a second that covers other areas where a of parks), to be expanded upon in a future greater range of job-generating uses can study.be provided. There may also be a benefit in providing an additional designation or special 3.77 Provide criteria to support identifying cultural policy areas that recognize areas of high heritage resources, for listing individual prop-employment concentrations. erties and providing a process for their review and either designating or de-listing under Part IV (individual) and Part V (Heritage Conservation District) of the Ontario Heritage Act, to be completed prior to January 2026. Page 93 of 119 Page 207 of 377 56 Our Niagara Falls Plan | DRAFT Policy Directions Report 3.86 Include retail, office and community uses in mixed-use designations to ensure space is available for population-related jobs. 3.87 Provide opportunities for a broad range of uses around the falls, and not necessarily solely tourism uses. The planned function and form for this area will be reviewed in prepar- ing Our Niagara Falls Plan. 3.88 Provide policy flexibility for temporary or “pop-up” uses supporting culture, social interaction and economic growth, includ-ing potential guidance on how licensing or zoning requirements could work or be relaxed. 3.89 Identify new retail nodes and new types of retail formats in all areas of the City. These areas should also include food and other ser- vices which support residential populations to promote complete communities. 3.90 Provide policies to guide the review of appli- cations to remove lands from employment areas or employment use permissions from employment lands. 3.91 Provide compatibility policies for employ-ment uses and sensitive land uses to avoid (or, if not possible, minimize or mitigate) adverse impacts from or upon employment and agricultural uses. 3.92 Limit permissions on agricultural lands to agricultural uses, temporary farm accommo- dation, agriculture-related uses and on-farm diversified uses (PPS 2024, 2022 ROP). 3.93 Provide policy flexibility to support the creation and delivery of local food within the City. Page 94 of 119 Page 208 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 57 4 Land Use Designations 4.1 An 'Existing Neighbourhoods' designation may include: • Residential, neighbourhood facilities and supportive commercial uses. • A variety of built forms from low to high-rise. • A range of density targets and design criteria with Plan amendments where higher density forms are proposed outside of Strategic Growth Areas. 4.2 A 'Major Institutional' designation may rec- ognize wide scale institutional uses and large scale additional needs housing and recrea- tional and cultural facilities. A Health Services Overlay for lands adjacent from hospitals could apply to recognize adjacent medical- related uses. 4.3 A 'Parks' designation may recognize large community parks to offer long term protec- tion and to integrate with the green lands connections discussed in 3.3.3. 4.4 Recognize certain specific uses across a range of designations (e.g., minor institu- tional (public schools and places of worship), subject to criteria. 4.5 Consider locational criteria for the placement of schools (based on such things as exist- ing roads or proximity to parks or natural features). 4.6 Introduce Strategic Growth Area designations that identify Districts, Nodes and Corridors and identify the uses and development appropriate within those designations. 4.7 Focus high intensity development within a Tourist District designation with regard to design, densities and building heights as well as transitions that supports compatibility with low density neighbourhoods adjacent to the District. 4.8 Guide development of the Marineland Tourist District through a secondary plan process to ensure servicing, phasing and land use compatibility matters are addressed in addition to the appropriate mix of uses, significant natural heritage protections and function of the block as a tourism generator. 4.9 Identify heights and mixed lands uses within a Mixed Use Corridors and Nodes designa- tion in relation to road category and transit services. 4.10 Provide employment land use designations for employment both within and outside of Employment Areas as defined in the PPS 2024 4.11 Provide employment policies consistent with the PPS 2024 and cognisant of the City's Employment Land Studies and Economic Development Strategies, and any other applicable studies, to guide the consideration of the conversion of employment land uses to non- employment land uses 4.12 Provide policies consistent with the PPS 2024 and the Niagara Escarpment Plan with regards to the extraction of mineral aggregate 4.13 Identify a Strategic Employment area con- sistent with the Future Employment Area policies of the Niagara Official Plan and the PPS 2024 direction for the long-term protection of employment lands. The delinea- tion of the Strategic Employment Area and associated policies will have regard to the compatibility between existing residential areas. 4.14 To protect and guide land use outside of the Urban Area Boundary through a Prime Agriculture or Parkway Residential desig- nation and to recognize the policies of the Niagara Escarpment Plan. 4.15 Update policies to be consistent with the PPS 2024 as it related to agricultural uses, agri- culture-related uses and on-farm diversified uses. 4.16 To continue the Parkway Residential and Niagara Escarpment Plan designations through from the current Official Plan. 4.17 Provide policy direction related to Agricultural Impact Assessments. Page 95 of 119 Page 209 of 377 58 Our Niagara Falls Plan | DRAFT Policy Directions Report 4.18 Recognize specific land use permissions across multiple designations to support read- baility and simpler implementation of these uses through future zoning implementation. Page 96 of 119 Page 210 of 377 Our Niagara Falls Plan | DRAFT Policy Directions Report 59 5 Secondary Plan and Special Policy Areas 5.1 Review existing Secondary Plans to eliminate any duplication with new “main” policies in Our Niagara Falls Plan. 5.2 Where lands within a secondary plan have been largely developed or built out, consoli-date those lands into the “main” policies and mapping in Our Niagara Falls Plan. 5.3 Where lands within a secondary plan are unbuilt, consolidate those lands and policies into as streamlined a policy framework to reduce the length of Our Niagara Falls Plan and rely on the “main” policies. 5.4 Establish criteria in Our Niagara Falls Plan to guide the secondary plan process for future secondary plan areas (existing studies shall be completed on their current basis). One will be required for lands in the recently expanded urban area south of the new South Niagara Hospital, and one will be recommended prior to permitting any redevelopment of the Marineland site. 5.5 A new schedule showing all areas of the City which are subject to Secondary Plans be added to the new Plan rather than the current approach of showing these areas on Schedule A of the Official Plan (Future Land Use). 5.6 Identify any additional areas of the City that would benefit from the establishment of a secondary or Neighbourhood Plan. 5.7 Other single sites or collections of smaller sites with redevelopment potential should also be required to proceed by way of a Neighbourhod Plan or other master planning exercise. 5.8 Identify development and redevelopment locations where a neighbourhood plan is appropriate as part of Council review of development applications. One such example is the current Greater Niagara General Hospital Site, plus adjacent development lands in public ownership. 5.9 Incorporate site-specific policies to be retained or added based on review of the Niagara Official Plan and the current City Official Plan. 5.10 Provide flexibility throughout Our Niagara Falls Plan and minimize the need for special policy area designations or amendments to make minor variations to policy where development ultimately meets the overall intent and vision of the Plan. Page 97 of 119 Page 211 of 377 6 Implementation Items 6.1 Continue forward policies enabling the use of the full suite of common implementing by-laws. 6.2 Continue forward and add new policies (as appropriate) enabling the use of the full suite of common administrative policies and procedures, with updates for editorial con- sistency or to recognize changes in Provincial legislation and policy. 6.3 Introduce new monitoring and reporting policies on a range of issues. 6.4 Instead of a definitions section, direct users to refer to the relevant definition included in Provincial policy and plans, as relevant and as appropriate. Sources of information include the PPS 2024, Niagara Escarpment Plan and Planning Act. Page 98 of 119 Page 212 of 377 Page 99 of 119 Page 213 of 377 Page 100 of 119 Page 214 of 377 Page 101 of 119 Page 215 of 377 What We Heard Report #2 February 2025 Page 102 of 119 Page 216 of 377 This page is intentionally left blank. Page 103 of 119 Page 217 of 377 Contents 1.0 Introduction 1 1.1 Community Engagement at a Glance - Phases 1, 2 and 3 3 1.2 Themes from Engagement on Key Policy Directions 4 2.0 Technical Advisory Team (TAT) Comments for Key Policy Directions 5 3.0 Stakeholder Meetings 8 4.0 Input Through the Public Information Session on the Key Policy Directions 9 5.0 Youth Engagement 12 6.0 Next Steps 13 Page 104 of 119 Page 218 of 377 This page is intentionally left blank. Page 105 of 119 Page 219 of 377 1 This What We Heard Report summarizes the input received on Our Niagara Falls Plan from August 2024 to February 2025. The project is organized into five phases: project initiation and visioning, background research and discussion papers, policy directions, drafting the Official Plan, and the final approval process. Phase 1 of the Our Niagara Falls Plan began with a Special Meeting of Council on March 5, 2024, focusing on building awareness through community, council, stakeholder, and First Nations engagement. Outreach included a dedicated webpage on Let’s Talk Niagara Falls, printed materials, water bill inserts, and project videos. First Nations communities were kept informed, with Six Nations expressing interest in reviewing draft policies. Phases 1 and 2 centered on identifying key issues and opportunities to inform new Official Plan policies. This input guided the development of six Discussion Papers, which were later shared for feedback during Phase 2. The Let’s Talk Niagara Falls – Official Plan page provided summaries and links to these papers. Phase 3 engagement was more in-depth, focusing on gathering input for the Draft Key Policy Directions Report. This phase included public sessions, stakeholder meetings, discussions with City staff, youth engagement, and Technical Advisory Team (TAT) meetings. The feedback from these events helped shape policy directions that will guide the Official Plan’s development. The City sent a notice of the February 3, 2025 Public Session and the Policy Directions Report by email to Council & Senior Staff, Stakeholder Groups, all Committees of Council, all contacts including subscribers to the Let’s Talk web page, and agencies. The notice was also posted on the Let's Talk Niagara Falls web page, as well as the January 25th edition of the Niagara Falls Review. The City of Niagara Falls is preparing a new Official Plan Our Niagara Falls Plan that will outline its long-term land use vision until 2051, aiming to manage rapid growth while ensuring a high-quality living environment for both residents and visitors. 1.0 Introduction Page 106 of 119 Page 220 of 377 2 Let’s Talk Niagara Falls Web Page Page 107 of 119 Page 221 of 377 3 1.1 Community Engagement at a Glance - Phases 1, 2 and 3 The diagram below is a snap shot of the engagement completed up to February 2025 where input was sought on key considerations for new Official Plan policy based on the six Discussion Papers and Key Policy Directions: Public Engagement Let’s Talk Niagara Falls Web Page 75 participants for Public Session #1 12 one-on-ones 104 survey #1 participants 26 conversations at Niagara Networks and Industry Collaborative 7 pop up events 782 survey #2 participants 30 participants for Public Session #2 400 contributions 5,868 page views 4,262 visitors Youth Engagement 2 high school visits 2 elementary school visits 188 students 4 youth ambassadors 37 survey respondents Municipal Engagement meetings with the Mayor and Councillors 2 meetings with staff from City departments 6 meetings with Committees of Council Phases 1+2: 5 Stakeholder Meetings 281 Facebook comments Survey Phase 3: 4 Stakeholder Meetings Page 108 of 119 Page 222 of 377 4 1.2 Themes from Engagement on Key Policy Directions Big Move 1: Planning for a Growing City • Support for more flexible housing policies. • Need to ensure infrastructure expansion is well- planned and financially sustainable. • Interest in increasing density beyond just downtown, with a mix of housing types. • Calls for stronger alignment between the Official Plan and housing trends, including population and employment shifts. • Support for non-profit and cooperative housing developments in mixed-use areas. Big Move 2: Moving in and Around a Connected City • Alignment of policies with the City's Active Transportation Master Plan and regional strategies. • Calls for Niagara Falls-specific Complete Streets guidelines and improved sidewalk connectivity. • Interest in enhancing multi-modal transportation options, including bike lanes, transit, and e-scooters. • Concerns about parking availability in intensification areas. • Support for off-road cycling and path connections. • Calls for improved transit integration, especially for tourists. Big Move 3: Fostering a Sustainable and Resilient City • Strengthening protections for wetlands, tree canopies, and natural heritage areas. • Proactive environmental studies before development proposals. • Emphasis on green infrastructure (bioswales, rain gardens, climate adaptation measures). • Support for mandatory—not just encouraged—green development standards. • Concerns about food security and protecting agricultural land. • Desire for greater transparency in environmental assessments and public engagement. Big Move 4: Building an Attractive and Cultural City • Calls for clearer policies on public use of heritage and natural areas. • Need for forward-thinking building design and placemaking strategies. • Interest in leveraging private-sector contributions for public art and cultural spaces. • Importance of equitable parkland distribution and accessibility. • Desire for archaeological mapping improvements and better-defined heritage preservation policies. Big Move 5: Promoting a Strong and Healthy Economy in the City • Balancing economic growth with sustainability. • Adapting retail, office, and employment land policies to modern business trends (e.g., e-commerce growth). • Supporting agricultural innovation and agri-tourism. • Encouraging green building incentives and flexible policies for heritage districts. Other Key Themes • Concerns about the city's ability to accommodate an additional 35,000 people. • Calls for clear flood protection policies and stronger climate adaptation measures. • Interest in ensuring mixed-income and family-friendly housing. • Concerns about slow progress on regional road improvements. • Improve transparency in decision-making and public consultation. Page 109 of 119 Page 223 of 377 5 2.0 Technical Advisory Team (TAT) Comments for Key Policy Directions An in person workshop was held on December 16, 2024 where members of the Technical Advisory Team were invited to City Hall to provide their input on key policy directions organized under five Big Moves, Secondary Plans, Special Policy Areas and Implementation. Comments were also submitted via email for those that were not able to attend the in-person workshop. The following is a summary of input recorded on the work sheets and in follow up emails received. Dec. 16, 2024 Big Move 1: Planning for a Growing City • Look beyond just downtown for higher-density development. • Ensure infrastructure expansion is well-planned and financially sustainable, possibly with a front-ending policy. • Carry forward the housing strategy. • Connect policies on increasing downtown density targets and setting an overall housing mix goal. • Clarify policies on low-impact development and protected infrastructure corridors. • Address regional infrastructure constraints by emphasizing regional collaboration. • Ensure housing policies align with trends in population growth, demographics, employment, and construction. • Other plans and strategies should align with the Official Plan, not the other way around. • Consider adding "non-profit and cooperative housing development" as a permitted use as-of-right in mixed uses and residential designations. Big Move 2: Moving in and Around a Connected City • Align policies with the City’s Active Transportation Master Plan and the Region’s Strategic Plan. • Define “complete streets” based on road classifications through urban design or engineering updates. • Support the development of Niagara Falls-specific Complete Streets guidelines. • Require sidewalk construction along infill developments and connections to existing sidewalks and trails. • Ensure proper road frontage for access to vacant or surplus land. • Coordinate transportation planning with Niagara Region. • Monitor emerging transportation technologies for future infrastructure planning. • Establish a policy for trail funding allocation. • Implement environmental easements for development near the rail corridor (Metrolinx recommendation). 13 participants Page 110 of 119 Page 224 of 377 6 Big Move 3: Fostering a Sustainable and Resilient City • Consider economic impacts when making sustainability decisions—avoid negatively affecting key infrastructure like the QEW. • Be specific about development restrictions on lands adjacent to sensitive areas. • Define standards for determining the significance of natural features instead of setting broad criteria. • Establish a framework for compensating for the removal of natural heritage features, including possible public land acquisition. • Reevaluate permitting agricultural use in the Natural Heritage System, especially for low-value agriculture. • Ensure sustainability policies integrate with economic considerations in a broader plan. • Set a tree canopy target in the Urban Forest Management Plan, emphasizing drought-resistant trees. • Encourage conservation efforts by landowners, the City, and public institutions. • Support policies protecting non-significant woodlands and establishing tree canopy coverage best practices. • Address flooding within the natural hazard context. • Promote green development practices and green corridors between natural areas using adjacent public parks. • Ensure growth and development are orderly and cost-effective to support sustainability Big Move 4: Building an Attractive and Cultural City • Address concerns about archaeological potential mapping across Niagara Falls. • Support policy for the city to acquire Natural Hazard and Heritage Lands but not assume them as parkland if environmentally constrained. • Support forward-thinking building design. • Emphasize placemaking, especially for large festivals. • Include more language around funding to back up policies. • Encourage the private sector to contribute to public art (e.g., using alleyways). • Use incentives instead of rigid form and density policies. • Clarify whether policies on accessibility, animation, and equity belong in the Official Plan or another document. • Define public use policies for natural heritage systems and their parkland role. • Ensure equitable parkland distribution and recognize the benefits of green space across communities. • Determine parkland service levels based on density and access targets. • Consider whether city-wide public realm and park design guidelines belong in a separate park plan. • Continue archaeological policies with well-researched regional mapping. • Address issues where disturbed areas are still designated as having archaeological potential. Page 111 of 119 Page 225 of 377 7 Big Move 5: Promoting a Strong and Healthy Economy in the City • Align economic policies with sustainability goals. • Review ratios for retail, office, and mixed-use spaces to reflect the rise of online businesses. • Strengthen employment land compatibility policies. • Assess the economic contribution of employment areas in Niagara Falls. • Expand permissions for agricultural-related uses and on-farm diversified businesses. • Support a strong agricultural economy, including innovation in agri-tourism and local food industries. Land Use Designations Community Area Designations • Ensure integration with the transportation plan. • Evaluate the need for certain designations—what purpose do they serve? • Address accessory uses and encroachment agreements. • Consider allowing cemeteries in designated areas. Employment Area Designations • Clearly separate employment and residential uses to avoid conflicts. • Define the QEW corridor as a strategic employment zone with potential industrial uses. Secondary Plans and Special Policy Areas • Establish the parks system early in the development process. • Ensure new Secondary Plans align with the Niagara Falls Official Plan. • Provide specific guidelines for integrating trails into Secondary Plans. Implementation • Prioritize phasing based on built areas, approved Secondary Plans, and infrastructure funding before expanding newly included Urban Area boundaries. Page 112 of 119 Page 226 of 377 8 3.0 Stakeholder Meetings Main themes: • Concerns about where the background is for accommodating an additional 35,000 people • Questions about policies for flood protection in both new and existing developments. • Mandating green development standards rather than just encouraging them. • Questions about the sources of natural heritage. • Seeking clarity on where stakeholder input is going and who will review it. Meeting #1. Environmental Feb. 4, 2025 Main themes from Clifton Hill BIA, Lundy's Lane BIA, and the Niagara Region BIA: • Lundy's Lane has a Community Improvement Plan (CIP), a streetscape master plan, and design guidelines, but all need updating. • Regional road improvements are slow; only a fraction of past goals have been met. • Large-scale developments in the west end and Thorold are prompting updates. • Empire Homes purchased the Niagara Falls Golf Course, bringing an estimated 15,000 new residents to the west end. • Additional 25,000 residents expected within 2km of Lundy's Lane • Environmental Assessment (EA) from Drummond needs to be reflected in planning. • Consider the Garner West Secondary Plan. Meeting #2 Business Improvement Associations • There are 17 BIAs across the region. • Questions about Clifton Hill: Heritage designations, streetscape plans, active transportation, and intensification. Meeting #4. Home Builders Association Main themes: • Experiencing the slowest housing starts in Niagara Falls in 10 years. • The percentage mix of housing matters, and the marketability of homes needs to factor into municipal target setting. • Cannot lose focus on attached dwellings and part of the solution. Meeting #3. Industry and Business Main themes: • Concerned about sustainability measures in collaboration with the city. • Challenges in winning bids due to transportation limitations from Toronto Airport. • Preference for intensifying development within the built-up area rather than converting employment lands. • Endorsement of green building rating systems and incentives for sustainable building practices. • Questions about how the Official Plan addresses Green Development Standards (GDS). • Interest in flexible policies for heritage buildings, referencing St.Catherines' blanket heritage district as a potential model. Four virtual stakeholder meetings were held on February 4, 2025. Each meeting began with a presentation, followed by questions and information sharing on key policy directions of most interest to each group. The following is a summary of what we heard. Page 113 of 119 Page 227 of 377 9 4.0 Input Through the Public Information Session on the Key Policy Directions Feb. 3, 2025 The second in person Public Information Session was held on February 3, 2025 at the McBain Community Centre in Niagara Falls. The session began with a presentation, followed by a conversation on the key policy directions. Meeting attendees were invited to share their input on the key policy directions on the worksheets for each Big Move. Approximately 30 people attended the session. The following is a summary of what we heard on the key policy directions, organized under five Big Moves, Land Use Designations, and Secondary Plans and Special Policy Areas. 30 participants Examples of some worksheets from the Public Information Session. Page 114 of 119 Page 228 of 377 10 • Ensure adequate parking in intensification areas to prevent disputes over spaces. • Clarify the benefits of intensification, including whether it will reduce property taxes. • Protect and expand open spaces and parks as part of development. • Ensure affordable housing, mixed housing types, and housing that allows aging in place. • Address equity in housing, including extended family housing and student housing. • Incorporate secure and weather-protected bike parking. • Idea for an affordable housing development project near the train station Big Move 1: Planning for a Growing City What does intensification look like? Intensification can take a variety of building types and forms including detached houses, semi-detached houses, townhouses, walk-up apartments and taller buildings. Floor Space Index (FSI) is often used to regulate building size and form. Floor Space Index is the ratio of the total gross floor area of all buildings on a lot to the total lot area. • Improve bike lane safety and expand separated bike lanes citywide, including in tourist areas. • Expedite the implementation of the cycling network. • Enhance transit and active transportation corridors with high-quality infrastructure. • Ensure pedestrian safety with better sidewalks, road crossings, and 24/7 road safety measures. • Make transit more cost-effective and integrate it better with tourism. • Provide multimodal transit options (e-scooters, e-bikes, etc.) and understandable for tourist. Big Move 2: Moving in and Around a Connected City "Safer biking lanes – all over city + in tourism areas." "Students in safe housing." Page 115 of 119 Page 229 of 377 11 Big Move 3: Fostering a Sustainable and Resilient City • Strengthen protections for wetlands and tree canopies—current policies are seen as too weak. • Conduct environmental studies proactively rather than waiting for development proposals. • Implement green infrastructure such as bioswales, rain gardens, and cooling sites for climate adaptation. • Require, rather than just encourage, green development practices. • Ensure family-friendly urban design with adequate outdoor play spaces and shade. • Improve transparency in public engagement on new housing developments. • Strengthen protection of existing community facilities. • Increase parkland and verify environmental studies with site visits. • Ensure stronger protection of cultural heritage sites and Indigenous engagement. Big Move 4: Building an Attractive and Cultural City • Question regarding how agricultural operations will be coordinated with mineral extraction. Big Move 5: Promoting a Strong and Healthy Economy in the City Land Use Designations • Ensure school siting and design are included in policy guidance. • Maintain past height restrictions to avoid unchecked development. • Clarify whether the Marineland Tourist District includes nearby natural areas. • Make mineral aggregate extraction sites publicly visible in official planning documents. • Grand Niagara Phasing has prepared comments to refer to in the preparation of the new OP Schedules "Should have bioswales not just concrete or curbs." "Ensure family friendly design with adequate play space outdoors." "Given the issues around food insecurity, it should be clear that we maintain our fertile land to feed people." "The citizens need a transparent process." Page 116 of 119 Page 230 of 377 12 5.0 Youth Engagement Nov. 2025 There were two elementary school visits during phase three. Members of the consultant team visited Cherrywood Acres Public School on November 5, 2024 and Kate S. Durdan Public School on November 13, 2024 to present the overarching themes coming out of the Draft Policy Directions Report. 80 participants • Providing stable housing for the unhoused would help make this city feel safer. • Traffic has gotten considerably worse in the past 3 years, we should be planning to improve that. • The city would benefit from an additional emergency shelter for women. • The city feels like it could use modernization. • Support for expanding fast food options in Niagara Falls. Page 117 of 119 Page 231 of 377 13 6.0 Next Steps Engagement is ongoing through every phase of preparing a new Official Plan. The team is finishing the Key Policy Directions Report. Input is always welcome through the Let’s Talk Niagara Falls web page. The team is now proceeding to Phase 4 - Draft New Official Plan with the preparation of the Draft Official Plan. Page 118 of 119 Page 232 of 377 14 Page 119 of 119 Page 233 of 377 Phase 3: Policy Directions Council Presentation February 25, 2025 Page 234 of 377 Process Phase 1 – Project Initiation & Visioning Robust Community Engagement and Consultation program, to clearly understand the community’s vision for the future of Niagara Falls Phase 2 – Background Research & Discussions Papers Undertake background research and explore community priorities on a variety of topics, through detailed Discussion Papers Phase 3 - Policy Direction (Current Phase) Explore guiding policy, based on the Phase 1 visioning, Phase 2 discussion papers, and community feedback Phase 4 - Draft New Official Plan Present draft official plan for community and stakeholder consideration; including 90 day Provincial Review Phase 5 - Approval Process Refine and finalize the Official Plan based on feedback received in Phase 4, for final Council approval Our Niagara Falls Plan2Page 235 of 377 Approval of Our Niagara Falls Plan •Will go to the Ministry of Municipal Affairs and Housing. •No appeals to a Minister’s decision (on a Section 26 approval process). Tests for approval: •Are identifying and planning for Provincial interests •Consistent with Provincial Planning Statement 2024 •Conformity with Niagara Escarpment Plan Draft OP to Province for review • Public engagement Notice of Public Meeting Statutory Public Meeting Council Adoption Submission April 2025 End of July End of August Provincial Approval • Region OP is revoked upon Provincial Approval90 days30 daysOur Niagara Falls Plan3Page 236 of 377 Engagement Snapshot Public Engagement 75 participants for the Public Open Houses, June 2024 12 one-on-ones 104 survey #1 participants 26 conversations at Niagara Networks and Industry Collaborative 7 pop up events 782 survey #2 participants 30 participants for the Public Open House February 3, 2025 Youth Engagement 2 high school visits 2 elementary school visits 188 students 4 youth ambassadors 37 survey respondents Municipal Engagement 2 meetings with the Mayor and Councillors 3 meetings with staff from City departments 6 meetings with Committees of Council 3 meetings with Technical Advisory Team Let’s Talk Niagara Falls Web Page 469 contributions 8,158 page views 5,058 visitors Phases 1+2: 5 Stakeholder Meetings Survey Phase 3: 4 Stakeholder Meetings Our Niagara Falls Plan4Page 237 of 377 1. Planning for a Growing City 2. Moving in and Around a Connected City 3. Fostering a Sustainable and Resilient City 4. Building an Attractive and Cultural City 5. Promoting a Strong and Healthy Economy in the City 6 DISCUSSION PAPERS POLICY DIRECTIONS REPORT A VISION AND 5 BIG MOVES LAND USE DESIGNATIONS SECONDARY PLANS AND SPECIAL POLICY AREAS IMPLEMENTATION ITEMS 1. Community Area 2. Strategic Growth Area 3. Employment Area 4. Agricultural Area 5. The Natural Heritage System 6. Land Uses Permitted in Multiple Land Use Designations 1. Secondary Plans 2. Neighbourhood Plans 3. Special Policy Areas 1. Enabling By-laws 2. Development and Administrative Policies 3. Definitions Our Niagara Falls Plan5Page 238 of 377 Vision + Five Big Moves Niagara Falls, a natural wonder in a thriving, resilient, and connected city for all. Big Move 1: Planning for a Growing City Big Move 2: Moving in and Around a Connected City Big Move 3: Fostering a Sustainable and Resilient City Big Move 4: Building an Attractive and Cultural City Big Move 5: Promoting a Strong and Healthy Economy in the City A community of beautiful and culturally rich neighbourhoods connected to each other and linked to the jewels in the City’s crown: the beauty of the Falls, the Niagara Parkway, and the City’s parks, trails and natural areas.Our Niagara Falls Plan6Page 239 of 377 population grows by over 60% 20,220 new residential units by 2051 Pledge to build 8,000 new residential units by 2031 105,550 (estimate based on Statistics Canada, 2023) 141,650 by 2051 (based on ROP projections) Big Move 1: Planning for a Growing City Plus 73,000 jobs by 2051 Niagara Falls has the urban land capacity to accommodate more residents and jobs than forecast in the Niagara Official Plan A City review of the potential of approved development densities, density targets and the expansion areas being brought in from the Regional OP shows that the City can most likely accommodate 35,000+ more residents with the existing urban land base.Our Niagara Falls Plan7Page 240 of 377 Maintain targets for density: •53 persons and jobs per hectare (p+j/ha) for Designated Growth Areas (greenfield). •150 persons and jobs per hectare for Downtown Niagara Falls. •Maintain the Region’s target of 50% of the growth through intensification. Big Move 1: Planning for a Growing City Designated Growth Areas 53 p+j/ha 150 p+j/ha Downtown Niagara Falls 50% of growth through intensification Our Niagara Falls Plan8Page 241 of 377 Big Move 1: Planning for a Growing City Population and Employment Forecasts •Plan for Strategic Growth Areas beyond 2051 with infrastructure readiness. •Implement settlement area boundary identified in the Regional Official Plan, establish framework for Settlement Area Boundary expansion •Provide the policy direction to support pre-zoning in Strategic Growth Areas. •Provide policy direction and design guidance to ensure new development is compatible with existing uses. •Flexible policy for existing buildings or cultural heritage. Tho ro ld T own l ine Rd Tho ro ld T own l ine Rd Niagara Townline Rd Chippawa Creek Rd Chippaw a C r e e k R d Thorold Stone Rd Thorold Stone Rd Niag a r a R i v e r P k yNiagara River PkyNiagara Ri ver Pk y Niagara R i v e r P k y Niag a r a R i v e r P y Beaverdams Rd Lyons Creek R d Lyons Cr ee k R d Lyons Creek R d Bee chw ood RdBeec hwoo d RdBeec hwoo d Rd Bee chwo od RdDorchester RdMon t r o s e R d Montr ose R d Montrose RdMontros e RdMontr ose R dMontro se RdMontro se RdMontr ose R d Mountain Rd Mountain RdMewbu rn R d Morrison St Netherby Rd Chippawa Py Chippawa Py Portage RdPortag e R d Schisler Rd Schisler Rd Bossert RdBossert Rd Bossert Rd Mcleod Rd Mcleod Rd Dunn St Stanl ey Av e Stan l ey Av e Drumm ond R dDorches t e r RdDorch es te r RdDorch es te r RdDrummon d R d Vicito r i a Ave Vicitoria Av e Main S t Port ag e R dPorta g e Rd Stan ley A veStanl ey A ve Stan le y A ve Stan le y A ve Lundy's Ln Lundy's L n Lundy's Ln Ferry St Lundy's LnGarne r RdGarne r R dGarne r RdGarne r RdGarne r Rd Weaver Rd Weaver Rd Weaver Rd Koabel RdMorris RdMorris RdMorris R d St Paul AveSt P au l AveSodom RdSodom RdSodom RdSodom Rd Brown Rd Taylor Rd Taylo r R d Tayl o r R d Biggar RdBiggar Rd Sauer Rd Sauer RdSauer Rd Kala r Rd Kala r R dKalar RdKalar Rd River Rd Falls Ave King Rd King Rd King RdLapp R d Niagara Riv e rNiagara Riv e r Niagara Ri verQuee n E l iza be th WayQuee n E l iz abe th WayQueen E l iza be th Way Que e n E l i z a b e t h W a y Queen Eli z a b e t h W a y Queen Elizabeth Way 420 Hwy 405 Hy Niagara Falls Official Plan 0 250500750m1km 2km N Our Niagara Falls Plan9Page 242 of 377 Big Move 1: Planning for a Growing City Housing Options and the City’s Housing Strategy •Adopt the 2022 Housing Directions Strategy OPA policies. •Develop policies to encourage diverse housing types, densities, and affordability across the city. •Provide policy directions to monitor housing market trends to adapt policies and provide flexibility for affordable housing initiatives.Our Niagara Falls Plan10Page 243 of 377 Municipal Servicing and Infrastructure •Enhance pollution prevention and flood protection to support redevelopment in Strategic Growth Areas. •Integrate municipal servicing plans to support growth efficiently and sustainably. •Optimize existing infrastructure, improve stormwater management, and incorporate rainwater collection systems. •Protect infrastructure corridors. •Phase and allocate servicing capacity strategically. Big Move 1: Planning for a Growing City Our Niagara Falls Plan11Page 244 of 377 Big Move 2: Moving in and Around a Connected City Key Directions: Street Design and Safety Transit Building a Transportation Network •Updated vision and objective for protecting and planning for road corridors. •Protect major goods movement corridors and align with regional and provincial transportation policies. •Support active transportation through updated policies and mapping implementing the Region’s cycling network plan and Bikeways Master Plan. Street Design and Safety •Increase road and pathway connections through existing and new developments, and provide greater travel choices for all ages and abilities. •Provide policy direction to undertake complete streets guidelines.Our Niagara Falls Plan12Page 245 of 377 Big Move 2: Moving in and Around a Connected City Transit •Prioritize density near transit stops and strategic growth areas to support ridership. •Include first and last-mile guidance for improved transit connectivity. •Provide design guidance around accessibility in the public realm. •Policies that support street-level animation and activity. More Options to Move and Transportation Demand Management •Incorporate transportation demand management strategies where possible, including reducing parking requirements in key areas. •Encourage active and alternative modes of transportation, while considering the best locations for each mode. •Provide policy direction to monitor and assess emerging technologies.Our Niagara Falls Plan13Page 246 of 377 Big Move 3: Fostering a Sustainable and Resilient City Increasing Density •Include policies for specific areas and building types to encourage intensification. •Focus on walkable communities and prevent urban sprawl to mitigate climate change impacts. Protecting Significant Natural Heritage Features •Identify a natural heritage system consistent with Provincial policy and aligned to Niagara Falls. •Protect significant natural heritage features and create criteria for determining their significance. •Encourage the protection of urban tree canopy. •Encourage the development of a tree by-law. •Encourage the protection of the city’s natural features (non-significant woodlands). •Policy flexibility for essential infrastructure where an Environmental Assessment has been completed.Our Niagara Falls Plan14Page 247 of 377 Big Move 3: Fostering a Sustainable and Resilient City Implementing Green Development Practices •Provide design guidelines addressing environmental design considerations (e.g., heat islands, rainwater collection and use, urban agricultural uses, native plantings). •Encourage green building rating systems to reduce energy consumption. •Encourage Low Impact Development Standards and green infrastructure. •Provide policy direction to increase tree canopy coverage and improve infrastructure resilience to climate change. •Enable renewable energy and district energy facilities that reduce greenhouse gas emissions.Our Niagara Falls Plan15Page 248 of 377 Big Move 4: Building an Attractive and Cultural City Compatible Development and Urban Design •Include strong urban design standards that address high quality design, compatibility, connectivity, and sustainability. •Define policies and mapping for height transitions, and emphasize protecting and providing gateways, landmarks, and view corridors. •Develop criteria for evaluating compatibility of new developments (e.g., scale, shadowing). Integrating Development of Community Facilities •Encourage the provision of services and community amenities in Strategic Growth Areas and integrating other uses into community facilities. •Provide policy direction to protect existing community facilities and include policies that encourage public art.Our Niagara Falls Plan16Page 249 of 377 Big Move 4: Building an Attractive and Cultural City Parks and Open Space •Provide environmental enhancement of parks and open spaces that connect with the Natural Heritage System. •Include policies for park hierarchy, including urban park typologies, and service levels and dedication. •Develop city-wide public realm design guidelines and park provision standards. Protection of Cultural Heritage Resources •Provide criteria to help identify cultural heritage resources. •Provide guidance for redevelopment in historic neighbourhoods and support for adaptive reuse as a primary development objective. •Provide for continued collaboration with key agency partners and property owners. •Clarify interest and engagement with Indigenous Communities.Our Niagara Falls Plan17Page 250 of 377 Big Move 5: Promoting a Strong and Healthy Economy in the City Identifying Employment Lands •Provide a minimum of two employment designations: one that echoes the Provincial Planning Statement 2024 core employment areas, another that covers lands with a greater range of job generating uses. •Provide opportunities for a broad range of uses around the Falls. •Identify new retail nodes and new retail formats. Long-Term Protection of Employment Lands •Provide compatibility policies for employment uses and sensitive land uses to avoid adverse impacts on employment uses. Agricultural Policies •Provide opportunities to support agricultural operations and support on-farm uses.Our Niagara Falls Plan18Page 251 of 377 The Detailed Policies 1. Series of land use designations •Intent •Permitted use •Development policy •Urban design policy 2. Use-specific and site-specific policies •Secondary Plans •Special Policy Areas 3. Implementation Policies •Community Areas •Strategic Growth Areas •Employment Areas •Mineral Aggregates •Agricultural Areas •The Natural Heritage System Our Niagara Falls Plan19Page 252 of 377 Phase 3: Policy Directions Page 253 of 377 Key Policy Directions January 27, 2025 Page 254 of 377 Engagement with Indigenous Peoples and Land Acknowledgement With the aim of educating our community and acknowledging the many land treaties that overlay the City of Niagara Falls and Niagara Region, we acknowledge and thank the Indigenous peoples who were stewards of this land for a millennia before us. Our Niagara Falls Plan | Policy Directions Report 2 Page 255 of 377 Contents 1The Discussion Papers frame the Policy Directions Report....................................... 4 2Purpose of the Policy Directions Report...................................................................................... 6 2.1 General Guiding Principles for the Ofcial Plan and Accompanying Process................................. 7 2.2 The Provincial Planning Statement (2024) .................................................................................................................8 2.3 The Tests for Preparing and Approving Our Niagara Falls Plan..................................................................8 2.4 An Ofcial Plan’s Level of Control: Regulate – Manage – Facilitate ...................................................... 10 3 Building a Successful City – A Vision and Five Big Moves for Niagara Falls..12 3.1 Big Move 1: Planning for a Growing City.......................................................................................................................13 3.2 Big Move 2: Moving in and around a Connected City ........................................................................................18 3.3 Big Move 3: Fostering a Sustainable and Resilient City .................................................................................22 3.4 Big Move 4: Building an Attractive and Cultural City........................................................................................27 3.5 Big Move 5: Promoting a Strong and Healthy Economy in the City ..................................................... 33 4Land Use Designations................................................................................................................................. 37 4.1 Community Area Designations............................................................................................................................................37 4.2 Strategic Growth Area Designations ............................................................................................................................. 39 4.3 Employment Area Designations/Overlay ................................................................................................................... 41 4.4Agricultural Area Designations.......................................................................................................................................... 42 4.5 The Natural Heritage System............................................................................................................................................... 43 4.6 Land Uses Permitted in Multiple Land Use Designations..............................................................................44 5 Secondary Plans and Special Policy Areas ..............................................................................45 5.1 Secondary Plans ............................................................................................................................................................................ 45 5.2 Neighbourhood Plans .............................................................................................................................................................. 46 5.3 Special Policy Areas.................................................................................................................................................................. 46 6 Implementation Items ...................................................................................................................................49 6.1 Enabling By-laws ........................................................................................................................................................................... 49 6.2 Development and Administrative Policies ................................................................................................................49 6.3 Defnitions........................................................................................................................................................................................... 50 A Appendix: List of Policy Directions .................................................................................................51 Our Niagara Falls Plan | Policy Directions Report 3 Page 256 of 377 1 The Discussion Papers frame the Policy Directions Report To initiate the process of creating Our Niagara Falls Plan, seven Discussion Papers were prepared (six are posted on the Let’s Talk Niagara Falls web page). The seven Discussion Papers provide a foundation for the discussion about the future of Niagara Falls, and set the stage for the recom-mended policy directions presented in this Report. Input on the Discussion Papers was sought through a number of stakeholder and public engagement events held throughout 2024. Inputs are summarized in the What We Heard report, August 2024, posted on the Let’s Talk Niagara web page. The Discussion Papers set out contemporary land use planning issues into in seven thematic areas: A Growing City Niagara Region’s 2051 Land Needs Assessment forecasts Niagara Falls to add the greatest number of new housing units in the Region. This means a considerable outlay of infrastructure and soft services will be required to support the building of complete communities connected through a resilient, layered mobility network. Our Niagara Falls Plan must also ensure the infrastructure is available (planned or existing) to accommodate this growth, and will either accommodate or be ready to accommodate the outcomes of the City’s range of ongoing growth management projects and planning, the housing pledge to 2031, urban boundary expan-sions, afordable housing goal, and volume of development applications. An Attractive City Niagara Falls is a gateway to our country and a destin- ation in its own right. Growth will need to build upon this foundation—more accurately, it will raise the bar for excellence in design and architecture, even in a world where exterior design elements cannot be completely regulated through Site Plan Control. This is achieved by comprehensively identifying landmark locations where priority design treatment is expected, while leveraging further placemaking opportunities through plan-ning for a complete community that contributes to health and civic pride. A Connected and Mobile City Communities are grappling with how and where goods and people move through them. In addition to needing to serve the vehicle demands, the transportation system of a city is also a public good. This means it contributes to the overall quality of life for residents, contribution to the economic well-being for businesses, and supports tourists and visitors to the area. Our Niagara Falls Plan will be based on designing a transportation system that is premised on the principles of safety, equity, accessibility, and mobility for all users and modes. The Ofcial Plan will refect the direction and recommendations in the Transportation Master Plan and Trails and Active Transportation Master Plan. and include policies to address for example, complete streets, connectivity and active transportation.. Our Niagara Falls Plan | Policy Directions Report 4 Page 257 of 377 A Green and Resilient City The efects of climate change are becoming evident around the world through major weather events. Cities can and need to do more to prepare for and be prepared for and respond to climate change into growth and development. Whether that is through right-sized infrastructure, protec- tion and enhancement of natural heritage functions and linkages, low impact design tech- niques, sensitively designed community facilities, or increased expectations from private develop- ment, Our Niagara Plan should build upon City and Regional studies to ensure the community can adapt to or mitigate the efects of climate change in balance with expected growth. It must also consider the fscal and economic implications and benefts of policies related to building a green and resilient city. An International City Our Niagara Falls Plan will incorporate design policies and community improve- ment principles with a framework for intensifcation to create opportunities A Cultural City Our Niagara Falls Plan will incor- porate goals, objectives, and policies to continue to build upon Niagara Falls’ recent success in diversifying cultural options. This is more than just the Falls area itself and will incorporate the entire city, providing the places and spaces necessary for an enriching social experience. There are signifcant cultural heritage resources at a local and national scale in Niagara Falls, for which Our Niagara Falls Plan policies can work to conserve. This also requires planning for and providing community facilities to support a growing population. Conformity and Implementation There has been sig- nifcant change with respect to provincial planning policy and legislation over the last several years, including the new Provincial Planning Statement 2024 and efective repeal of the Growth Plan for the Greater Golden Horseshoe, plus the removal of upper-tier Niagara Region planning responsibilities. Our Niagara Falls Plan must be consistent with and conform to the latest provincial planning policy and legislation. Through its implementation of provincial and regional policies, the City may consider policies related to certain land use planning matters where discretion is allowed. The City can also include strategic policies and more fne-grained policy direction on matters of interest, including second- ary planning areas, implementation tools such as community planning permit systems or community improvement plans. for landmarks and physical presence at major locations at places of entry to the city. Our Niagara Falls Plan needs to leverage its location, multiple attractions, visitor accommodation options and quality of life to encourage unique tourism oppor- tunities, new economic development, and a range of employment opportunities to support overall well-being. Our Niagara Falls Plan will support positioning Niagara Falls as a Gateway Economic Zone and provide opportunities for enhancing tourism related offerings. Our Niagara Falls Plan | Policy Directions Report 5 Page 258 of 377 6 Our Niagara Falls Plan | Policy Directions Report 2 Purpose of the Policy Directions Report This Policy Directions Report outlines a framework for how the City intends to accomplish its planning goals, meet its growth objectives and prepare for the future of Niagara Falls. This document is not intended to provide detailed policies or an in-depth overview of all content to be provided in Our Niagara Falls Plan. The recommended policy directions are built on work completed, including expanding on issues explored in the seven Discussion Papers, supple- mented by recent and ongoing changes in the Provincial planning framework), and responding to feedback received from staff, agency, inter- est groups and residents. A full record of input received from multiple events held over the first two phases of the process is included in the What We Heard, August 2024, report posted on Let’s Talk Niagara Our Niagara Falls Plan page. An online survey was subsequently conducted to gather public input on issues they considered most important to address. The survey results ranked a list of considerations for new policy as follows: 1 More affordable housing 2 Stop sprawl 3 Improve roads 4 Protect the natural environment 5 Refocus on the rest of the city 6 Improve the look of the city 7 Protect and improve parks 8 Improve trails The survey also sought input to understand if each of a selection of 48 ideas being explored in the Discussion Papers was a good direction for new policy. The full survey results are included in the What We Heard report. Some of the survey results are included in Chapter 3. The document is structured around key elements to be included in Our Niagara Falls Plan: •A vision for where and how Niagara Falls will grow to the year 2051 •Direction that promotes a framework for sus-tainable development and accommodatinggrowth •Direction and guidance on the full range of land use designations •Guidance on growth management and the provision of services •The protection and management of the natural environment, agriculture and cultural heritage resources •The implementation of Regional and Provincial policy directives. Page 259 of 377 2.1 General Guiding Principles for the Ofcial Plan and Accompanying Process The Ofcial Plan needs to recognize all Council- adopted companion documents including Master Plans, guidelines, and strategies that are needed to bring Our Niagara Falls Plan to life. It is not the intention of the Ofcial Plan to repeat the content or directions provided in those documents. Rather, the test for dealing with these documents shall be specifed as the requirement to be "consistent with" the concepts and directives of those com- panion documents. The Ofcial Plan is one part of the overall plan- ning approval framework in the City of Niagara Falls. The policy directives which emerge from the Ofcial Plan will be implemented through the preparation of a new Zoning By-law, as well as other key existing By-laws, such as a Parkland Dedicated By-law, a Community Benefts By-law, and a Development Charges By-law. The Ofcial Plan is a vital tool to guide and facili- tate land use planning and growth in the City of Niagara Falls to the year 2051. It provides a framework that will ensure Niagara Falls remains a successful and desirable place for all to live, work, play, and invest in. The Ofcial Plan will identify future development patterns and strategies for protecting resources. For example, the Ofcial Plan provides direction on where new housing, employment, ofces and shops will be located, what transportation and infrastructure is needed, where parks and open space is located and how to protect natural and cultural heritage features. The Ofcial Plan is intended to be a dynamic docu- ment that will respond to changing circumstances over time. It is important to note that the policies within the Ofcial Plan must be in line with existing policy dir- ectives and legislation at the Provincial level. This includes, but is not limited to, the new Provincial Planning Statement, which came into efect on October 20, 2024, and the Niagara Escarpment Plan (2017). The Niagara Ofcial Plan (2022) will also be considered through this project for poten- tial streamlining of the policies into Our Niagara Falls Plan. The Ofcial Plan will be written in non-discrimina- tory language and is expected to be accessible to everyone who lives, works, and/or has invested in the City. The Ofcial Plan will celebrate inclusion and diversity, and must inherently avoid the identi- fcation of any person, persons, or group of people. The Ofcial Plan is also intended to be read and interpreted as a fully integrated and comprehen- sive whole. Our Niagara Falls Plan | Policy Directions Report 7 Page 260 of 377 2.2 The Provincial Planning Statement (2024) The new Provincial Planning Statement ("PPS 2024") came into efect on October 20, 2024. This new document replaces the Provincial Policy Statement, 2020, and a Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019. The PPS 2024 provides broad policy direction to guide planning in the Province of Ontario. Accordingly, it provides policies applicable to diferent geographies and scales which require consideration when municipalities update their ofcial plans. Municipal ofcial plans are recognized as the most important vehicle for implementation of the PPS 2024. Where the policies of provincial plans address similar or overlapping matters as the PPS 2024, the PPS 2024 directs the application of the more specifc policies of the applicable provincial plan. Alternatively, where matters in the PPS 2024 do not overlap with provincial plan policies, the policies in the PPS 2024 must be independently satisfed in the Ofcial Plan. The PPS 2024 also requires and encourages coordination among municipalities and agencies to address planning matters across jurisdictions, as well as emergency management and other economic, environmental, and social planning considerations. Accordingly, the City will be coordinating with others through-out Our Niagara Falls Plan process. Defned terms are important to the interpretation and implementation of policies, with the consider- ation of specifc policy language of the PPS 2024. City Council’s decision on Our Niagara Falls Plan will need to be consistent with the PPS 2024. Accordingly, recommended policy directions within this report shall be consistent with that document. 2.3 The Tests for Preparing and Approving Our Niagara Falls Plan There are several tests set out in Provincial policy and legislation which the City will need to be mindful of when preparing and approving Our Niagara Falls Plan. 2.3.1 Planning Act The Planning Act spells out a number of tests that municipalities must meet to create a new Ofcial Plan. Section 3(5) of the Act states that any decision of a municipal council shall be con- sistent with provincial policy statements and shall conform with provincial plans. Section 2 of the Act states that municipal decisions shall have regard to matters of provincial interest, which include a range of subjects, such as the protection of eco- logical systems, adequate provision of employment opportunities, and the adequate provision of a full range of housing. Section 16 of the Planning Act outlines the general purpose and various requirements of an Ofcial Plan, including the implementation requirements of specifc policies (e.g., Inclusionary Zoning, and Additional Residential Units), as well as the statu- tory requirements for public engagement, such as when Open Houses and Public Meetings shall be held. With the removal of Niagara Region’s land use planning responsibilities on March 31, 2025, this means that Our Niagara Falls Plan will be submit- ted to the Province (Ministry of Municipal Afairs and Housing) for approval. Section 17(17.1) of the Planning Act directs municipalities to provide a draft of the ofcial plan 90 days before the issu- ance of the Notice of Statutory Public Meeting. That way, the Province is able to provide feedback ahead of Council adoption to help work through any issues up front, enabling faster approval of the new plan. The decision of the Minister on Our Niagara Falls Plan is not subject to appeal to the Ontario Land Tribunal. Our Niagara Falls Plan | Policy Directions Report 8 Page 261 of 377 2.3.2 Provincial Planning Statement, 2024 Section 6 of the 2024 Provincial Planning Statement (“PPS 2024”) outlines how the docu- ment shall be implemented and interpreted. In regard to Ofcial Plans, Policy 6.1.5 states that: “Ofcial plans shall identify provincial interests and set out appropriate land use designations and policies. Ofcial Plans shall provide clear, reason- able and attainable policies to protect provincial interests and facilitate development in suitable areas. In order to protect provincial interests, planning authorities shall keep their ofcial plans up-to date with the Provincial Planning Statement. The policies of the Provincial Planning Statement continue to apply after adoption and approval of an ofcial plan.” The PPS 2024 provides an in-depth inventory of provincial interests, which municipal Ofcial Plans must be consistent with, as outlined in the Planning Act. 2.3.3 Niagara Escarpment Plan and Niagara Escarpment Planning and Development Act municipalities to incorporate any relevant or applicable policies and mapping from the Niagara Ofcial Plan into the City's new Ofcial Plan. In addition, the Province suggests that the Niagara Ofcial Plan be revoked to provide for a single comprehensive document and streamlined down-stream planning review process. Considerable background research and data collection was done as part of preparing the Niagara Ofcial Plan and this base data will be leveraged to inform Our Niagara Falls Plan. 2.3.5 Summary of Tests The core tests for ensuring Provincial approval of Our Niagara Falls Plan include: •Meeting the requirements of Planning Act section 3(5), consistency with the 2024 Provincial Planning Statement and conforms with the Niagara Escarpment Plan. •The identifcation and planning for Provincial interests, per Policy 6.1.5 of the 2024 Provincial Planning Statement. "Conformity” with the Niagara Ofcial Plan is no longer a required test. Correspondence from the Minister of Municipal Afairs and Housing, dated December 2024 encourages afected munici- palities “to consider incorporating in the local municipal ofcial plan any relevant/applicable policies and mapping from the Region’s plan and revoking the deemed upper-tier policies to provide for a single comprehensive document and stream- line downstream planning review processes.” The policies and data underpinning the Niagara Ofcial Plan will be important and available to include in Our Niagara Falls Plan as is appropriate. Section 14 of the Niagara Escarpment Plan (“NEP”) states that in the case of any policy confict (such as within a municipal Ofcial Plan), the Niagara Escarpment Planning and Development Act and Niagara Escarpment Plan prevail. As such, Our Niagara Falls Plan shall have regard to the poli- cies within the NEP, and the Niagara Escarpment Planning and Development Act. 2.3.4 Niagara Ofcial Plan The Region of Niagara will be losing its planning approval authority on March 31, 2025, per O. Reg 252/97. The Province has encouraged local Our Niagara Falls Plan | Policy Directions Report 9 Page 262 of 377 For example... For example... 2.4 An Ofcial Plan’s Level of Control: Regulate – Manage – Facilitate It will be important to consider the specifc lan- guage of the policies in Our Niagara Falls Plan. Each policy provides direction on how it is to be implemented, how it is situated within the broader City-wide context, and how it relates to other policies. The choice of language in Our Niagara Falls Plan is crucial. For each topic to be included within Our Niagara Falls Plan, with a few exceptions, a decision about what to control and the level of control to be exer-cised will need to be made. The language used in Our Niagara Falls Plan will distinguish between the types of policies and the nature of implementation (refer to the diagram below which demonstrates the level of control to be exercised). •Regulate: An Ofcial Plan can include both aspirational and regulatory elements. In the regulatory side of the continuum, an OfcialPlan includes policies that specifcally identify what is to be done, and how it is to be done. The wording of regulatory policies tends to include words like ‘require’, ‘will’, ‘shall’ and ‘must’, identifying elements of the policy frame-work that are mandatory, and that compel the City and a landowner to do things in conformity with the policy in a very specifc way. When a policy is considered on the regulatory end of the continuum, there is typically little room forinterpretive fexibility. •Manage: A policy framework that is somewherein between the regulatory and facilitative points on the spectrum is more focused on a The multiple inputs necessary to facilitate desired change through land development Our Niagara Falls Plan | Policy Directions Report 10 Page 263 of 377 management function. Words used here include ‘permit’, ‘prefer’, ‘may’ and ‘should’. This more permissive approach talks about principles and uses words that have inherent interpretive fexibility. Generally, the less specifc and less narrow the policy framework is, the less control is exerted over development and more fexibility to allow things to happen uniquely. •Facilitate: An Ofcial Plan provides a road mapfor the City over a long-term time horizon.Within Our Niagara Falls Plan, there will be city-building elements that are desirable, but more difcult to achieve due to market respon- siveness, upper level policy constraints or fscalconstraints. Our Niagara Falls Plan, in consid-ering its regulatory and management functions, should also be considered a powerful tool to facilitate positive change. The facilitative ele- ments of Our Niagara Falls Plan are expected touse words like ‘encourage’, ‘desire’ and, in somecases, ‘intent’. Where a particular city-building element is desirable, but is typically difcult to achieve, the policy framework needs to move to its facilitation function. The facilitation function generally deals with a spectrum of key elements, including: –Establish the environment for change. –Reduce the costs associated with development. –Reduce the inherent risk of the development approval process. The City has a key role in making change happen, and Our Niagara Falls Plan is a key vehicle for delivering that change. In doing so all of the identifed key elements noted above need to be considered, and some of those elements must fnd their way into Our Niagara Falls Plan. Every policy in the draft and fnal Our Niagara Falls Plan will be scrutinized and fnalized based on this level of control. Our Niagara Falls Plan | Policy Directions Report 11 Page 264 of 377 3 Building a Successful City – A Vision and Five Big Moves for Niagara Falls It is important to defne the parameters of what constitutes a ‘Successful City’. There is a need to recognize and balance existing historic land use patterns and development trends and with mar- ket-based trends and opportunities to promote efcient, cost-efective development. Making informed choices requires taking into consideration several interrelated principles including equitable access to housing, services and transportation, and requires an interdisciplinary approach. A Vision Statement encapsulates what an Ofcial Plan aims to achieve for the future of Niagara Falls. The proposed Vision Statement for Our Niagara Falls Plan is: Niagara Falls, a natural wonder in a thriving, resilient and connected city for all A community of beautiful and culturally rich neighbourhoods connected to each other and linked to the jewels in the City’s crown: the beauty of the Falls, the Niagara Parkway, and the City’s parks, trails and natural areas. Feedback on this is expected and welcomed throughout this project. The Vision is supported by fve Big Moves that are the key drivers that will shape the future Niagara Falls. The Big Moves address city-wide issues and ideas that were explored in the Discussion Papers. The recommended policy directions are described in this section. Information on the relevant prov- incial and regional policy, related City reports and best practices for each Big Move is included in the Discussion Papers posted on the Let’s Talk Niagara -Our Niagara Falls Plan web page. The fve Big Moves are: •Big Move 1: Planning for a Growing City •Big Move 2: Moving Around in a Connected City •Big Move 3: Fostering a Sustainable and Climate Resilient City •Big Move 4: Building an Attractive and Cultural City •Big Move 5: Promoting a Strong and Healthy Economy in the City The Ofcial Plan will include targets and/or metrics for each of the Big Moves. Our Niagara Falls Plan | Policy Directions Report 12 Page 265 of 377 3.1 Big Move 1: Planning for a Growing City directions of the City’s Master Plans, currently underway, and related policies identifed through supporting studies identifed in the Discussion Papers. 3.1.2 Population and Employment Forecasts The planning horizon for Our Niagara Falls Plan shall be 2051, to conform to Provincial policy. The City of Niagara Falls is identifed as one of 29 “Large and Fast-Growing Municipalities” where a range of growth management policies apply: •The PPS 2024 encourages municipalities like Niagara Falls to plan for 50 residents and jobs per gross hectare in Designated Growth Areas(being lands within settlement areas designated for growth or lands added to settlement areas that have not yet been fully developed). The current City Ofcial Plan has a target of 53 residents and jobs per hectare, which is imple-mented at the development application stage (1993 OP, Part 2, Section 1.11.1). •The PPS 2024 requires municipalities like Niagara Falls to plan for a minimum of 150 residents and jobs combined per hectare for areas within the Protected Major Transit StationArea Boundary of Downtown Niagara Falls. Thisstandard can be reduced with approval by the Minister of Municipal Afairs and Housing, as was done for the Niagara Ofcial Plan—where the minimum is 125 residents and jobs combinedper hectare (2022 ROP). •Strategic Growth Areas are where growth is tobe focused. Planning for investment for infra- structure and public service facilities should be prioritized in these areas, with the type and scale of development to support transition and establishment of a transect of heights andbuilt forms to adjacent areas. Redevelopment of commercially designated lands to support mixed-use residential development is also encouraged (PPS 2024). The South Niagara Falls Hospital Regional Growth Centre has adensity target in Regional policy, of 100 people and jobs per hectare (2022 ROP). Niagara Falls is growing. The City is on pace to exceed its 2051 population forecast. Continued work on growth management and master planning by the City and Region both show the potential for further increased population—which can be accommodated within lands currently in the settle- ment area boundary. Planning for a growing city means planning for homes, jobs, shopping, retail, entertainment, places of worship, infrastructure, and community facilities to accommodate and manage growth. Growth provides many choices and options for places to live and work, generates revenue for public and private sector services, drives infrastructure use and improvement, supports and develops the local economy, and creates opportunities for renewal of all parts of the city. These individual decisions and designs come together to make this widest range of choice possible for all residents, businesses and visitors alike. 3.1.1 Input to Date The A Growing City Discussion Paper provides a summary of existing policy and the Region’s and City’s related reports to provide the context for the recommended policy directions. A summary handout was also prepared identifying things to think about as part of considering these issues. The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. There was strong support for the City using the tools available to encourage the development of more afordable housing. There was great support for intensifcation Downtown and in other stra- tegically located road corridors. This would also optimize the use of the city’s infrastructure invest- ments and help to protect agricultural lands—also strongly supported. There was strong support for improving the city as a tourism destination, while not detracting from its livability. Designing com- plete communities and mixing uses in one building was also strongly supported. The draft Ofcial Plan will include the requirements of the PPS 2024 as well as the relevant policy Our Niagara Falls Plan | Policy Directions Report 13 Page 266 of 377 •The City has an intensifcation target of 50% of residential units being constructed within the “built-up area” on an annual basis (2022 ROP). The current population and employment targets in the Niagara Ofcial Plan (2022 fgures) for 2051 are 141,650 residents and 58,110 jobs. The Region’s forecast of 141,000 was further refned for looking at long-term servicing in the City. The analysis identifed that with intensifcation within the existing Urban Area Boundary, the Protected Major Transit Station trends, Provincial permissions such as additional dwelling units as of right, and the inclusion of the settlement expansion areas through the 2022 Niagara Ofcial Plan, the City has sufcient land to accommodate up to an addi-tional population of 35,000 over the long term. Growth targets and projections in Ontario plan- ning documents are generally considered as minimums—not caps, or to be limitations on development. The City can plan for higher targets. The Province (PPS 2024) requires municipalities to establish policies to plan for and implement these targets. The City’s servicing studies indicate there are additional lands within the built-up area to accom- modate additional intensifcation. These policies should clearly defne areas where growth is appropriate. Policy Directions 3.1 Provide a planning horizon of 2051 in Our Niagara Falls Plan. Longer-term planning is possible for matters such as infrastructure, public service facilities, strategic growth areas and employment lands (PPS 2024). 3.2 Provide a schedule that shows which parts of Niagara Falls should be the focus for intensifcation through redevelopment. Maintain the current greenfeld development target of 53 persons and jobs per hectare, and carry forward the density target for the South Niagara Falls Hospital Regional Growth Centre of 100 persons and jobs per hectare (1993 OP). 3.3 Increase the minimum density target for Downtown Niagara Falls to 150 person and jobs per hectare (PPS 2024). 3.4 Maintain the Regional intensifcation target of 50% (2022 ROP). 3.5 Plan for household targets developed through the design of the South Niagara Wastewater Treatment Plant, fgures agreed upon by the City and Region. This would be 38,500 net new dwelling units: 22,898 new units draining to that Plant, and over 15,000 dwelling units elsewhere in Niagara Falls. This is an increase from the 20,220 units fore-casted through the 2022 work. 3.6 Plan for a serviced population target of between 141,650 or more to 2051. 3.7 Plan for an employment target of 73,110 to 2051. 3.8 Implement the settlement area boundary identifed in the Niagara Ofcial Plan. 3.9 Establish a policy framework to consider Settlement Area Boundary expansions imple- menting the PPS 2024 and additional local considerations. 3.10 Provide for pre-zoning to reduce fnancial risk (for all parties) in redevelopment proposals that deliver on the vision of Our Niagara Falls Plan, ensuring any such permissions support compatible development. 3.11 Provide for policy fexibility within existing buildings or cultural heritage resources to enable conservation and reuse of existing buildings. Our Niagara Falls Plan | Policy Directions Report 14 Page 267 of 377 81% of survey respondents agree the City should use all of the tools available to encourage the development of more afordable housing 80% of survey respondents agree the area around the GO station and bus terminal should receive more investment, including the creation of higher-density housing 3.1.3 Housing Options and the City's Housing Strategy An adequate supply of suitable housing is vital for the quality of life for residents as the City grows, and for retaining employees necessary for economic growth. Housing needs and afordability is typically presented as a spectrum of options, as shown on the following page. The PPS 2024 requires that municipalities provide: an appro- priate range and mix of housing options and densities to meet projected needs of current and future residents of a regional market area, and to establish and implement minimum targets for the provision of housing that is afordable to low and moderate income households. Housing for low and moderate income households means: •In the case of ownership housing, households with incomes in the lowest 60% of the income distribution for the municipality. •In the case of rental housing, households with incomes in the lowest 60% of the income distri- bution for renter households in the municipality. Afordable means: •In the case of ownership housing, the least expensive of housing for which the purchase price results in annual accommodation costs which do not exceed 30 percent of gross annual household income for low and moderateincome households or housing for which the purchase price is at least 10 percent below the average purchase price of a resale unit in the municipality. •In the case of rental housing, the least expensive of a unit for which the rent does not exceed 30percent of gross annual household income forlow and moderate income households or a unit for which the rent is at or below the average market rent of a unit in the municipality. Social housing is purpose built afordable housing that is afordable to households at the lowest end of the household income spectrum of the regional market area (typically at, or below the 30% per- centile of the income spectrum). It is almost always provided as rental housing maintained in the long-term by a government agency or non-proft organization. Public sector investment is a strong mechanism to deliver social housing. This does not require recognition in an Ofcial Plan, but needs to be recognized as an approach to delivering supply. Attainable housing is market-delivered housing and is part of the continuum of dwelling types that are also defned as afordable housing. More spe- cifcally, where housing is denser (lower per unit land costs), and smaller (lower construction costs) attainable housing may be considered afordable if the price meets the specifc defnition of afordable (described above). It can be either ownership or rental housing, and is: •Afordable to households with a range of incomes, at moderate end of the scale (30th to 60th percentile of the income spectrum), and •Provided without cost or rent interventions from the public sector or other social housingproviders. Defning attainable housing is contextual to the unique circumstances of a community. People’s perceptions of housing quality also difer based on personal preference. However, implicit in this defnition of attainability is the idea that a range of housing options (type, size, tenure, cost) exist in the local market, allowing households at various income levels to fnd and secure suitable housing as their needs or means change (see The Housing Spectrum diagram below). It is also important to note that attainable housing is not just a tourism workforce issue, but also a wider issue that needs to be addressed for a variety of residents. Special needs housing means any housing, includ-ing dedicated facilities, in whole or in part, which is used by people who have specifc needs beyond Our Niagara Falls Plan | Policy Directions Report 15 Page 268 of 377 economic needs, such as mobility requirements or support functions required for daily living. Special needs housing does not necessarily have to meet the defnition of afordable housing, and does not ft on the housing spectrum diagram. As noted in Section 4.12 of the A Growing City Discussion Paper, the City in 2022 approved a Housing Directions Strategy that includes a 40% afordability target for all new built housing. This target is contained within the current City Ofcial Plan. That study also replaced the housing policies with updated policies to implement that strategy, including a variety of policy guidance to protect for existing tenants or housing supply and promo- ting a diversity of supply, forms and tenures. The study included calculations on rental and owner- ship afordability estimates. Policy Directions 3.12 Carry forward and update as appropriate the housing policies updated through the 2022 Housing Directions Strategy ofcial plan amendment (with editorial updates to harmonize language across Our Niagara Falls Plan). 3.13 Develop a target for overall housing mix by density type, form and afordability, using Regional input and results of the 2022 Housing Directions Strategy refreshed with current data and trends (2022 ROP). 3.14 Continue to encourage developers to provide afordable housing within individual applica- tions and provide a framework within which to defne the City’s approach to include afordable housing. 3.15 Provide an outline for continued monitoring of the City’s housing market to support any updates to policy or future incentive programs. The Housing Spectrum (Source: City of Niagara Falls 2022 Housing Strategy) Our Niagara Falls Plan | Policy Directions Report 16 Page 269 of 377 81% of survey respondents agree compact street grids should be encouraged to provide choices for various routes that can reduce travel time and support options for the ways people move around by car, bike, mobility devices, and on foot 91% of survey respondents agree the City should optimize its use of existing infrastructure investments to limit the need to build new infrastructure for cost efciency 3.1.4 Municipal Servicing and Infrastructure The City has completed a number of studies that will inform Ofcial Plan policy. The Climate Change Adaptation Plan, the Master Servicing Plan and Wet Weather Management Strategy and the Region’s and Conservation Authority’s Stormwater Management Guidelines are summarized in the Green and Resilient Discussion Paper. The 2017 City of Niagara Falls City-Wide Master Drainage Plan Update Study (MDPUS) identifed 24 fooding problem areas across the City, includ- ing eight problem areas in the City’s downtown combined system. Signifcant fooding incidents have been documented. The 2017 Pollution Prevention Control Plan (PPCP) guides how the City will reduce overfows from its combined sewer system to the environment. The 2017 PPCP included an extensive fow monitoring program and wastewater hydraulic model update to identify fooding issues across the City. It rec- ommended more than $10 million (in 2017 dollars) in City projects to separate sewers across various areas of the City’s downtown combined system to direct storm fows to dedicated storm sewers, reduce infow and infltration in the existing system network and ultimately free up capacity within the City’s sanitary network. The City has commenced work to implement that study’s recommendations and work will continue over the short, medium and long-term to increase capacity in the problem fooding areas. The PPS 2024 (Section 2.3) speaks to phasing policies associated with Settlement Areas and Settlement Area Boundary Expansions to ensure development in these areas are aligned with the appropriate provision of municipal infrastructure. Policy Directions 3.16 Provide for improved pollution prevention and food protection in Strategic Growth Areas as part of facilitating redevelopment in the Strategic Growth Areas. 3.17 Provide for consideration of existing and planned infrastructure to best optimize the City’s existing facilities to support continued growth. 3.18 Provide policy direction for rainwater collec- tion and usage to support environmental and community design objectives (including that supporting infrastructure is not part of the Natural Heritage System). 3.19 Protect infrastructure corridors for those uses and include policy to guide development proposals adjacent to those corridors. 3.20 Introduce a policy basis for a servicing alloca-tion system to manage limited infrastructure capacity and support for infrastructure planning to ensure prudent fnancial and life cycle planning occurs for new infrastructure, in alignment with recent Provincial changes around the timeliness of development approvals. 3.21 Ensure that source water protection policies remain in conformity with updated regional- scale source protection planning. 3.22 Carry forward both existing secondary plan and the Niagara Ofcial Plan policies related to infrastructure and servicing in Our Niagara Falls Plan, with any updates as appropriate, to ensure that development and access to Regional services occurs in a timely manner which does not hinder other development or cause undue fnancial risk to the City. 3.23 Introduce phasing policies for settlement areas boundary expansions to ensure that development aligns with the provision of appropriate infrastructure and public service facilities. Our Niagara Falls Plan | Policy Directions Report 17 Page 270 of 377 3.2 Big Move 2: Moving in and around a Connected City Planning for land use cannot happen without thinking how people and goods move around the City. This Big Move focuses on improving safety, equity, accessibility, and mobility for all who use the transportation network. Transportation planning and land use planning needs to be integrated to ensure ease of move-ment of people and goods within the municipality and support fscally responsible development. The PPS 2024 encourages municipalities to plan for multi-modal systems where connectivity within and among transportation systems and modes should be planned, maintained, and improved. The Ofcial Plan is a key tool in implementing other strategic transportation planning documents when reviewing development applications and undertak- ing planning for major public infrastructure. 3.2.1 Input to Date The Connected and Mobile City Discussion Paper provides a summary of existing policy and the Region’s and City’s related reports to provide the context for the recommended policy directions. A summary handout was also prepared identifying a number of things to think about as part of consid- ering these issues. The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. There was strong support for ensuring a variety of transporta- tion choices, a well-connected of-street system of multi-use trails, afordable, convenient and reliable transit, and improved connections from transit. The draft Ofcial Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, currently underway, and related policies identifed through supporting studies identifed in the Discussion Papers. 3.2.2 Building a Transportation Network There are two planned functions for “roads” in the current City Ofcial Plan: an efcient, functional vehicular network and an attractive, pedes- trian-friendly public space. Roads serve more functions than these—goods movement, infra- structure provision, transit support, environmental 18 85% of survey respondents agree complete streets provide pleasing pedestrian experiences, improved safety for cyclists, and enhanced opportunities for active transportation and pedestrians of all ages and abilities, all while ensuring efcient movement of vehicles enhancements and stormwater management, to name but a few. There are baseline policy direc- tions required in Our Niagara Falls Plan to protect for and support the development of a comprehen-sive transportation network across the City. That network will balance the needs of pedestrians, cyclists, transit users, and drivers. The ongoing Transportation Master Plan and Trails and Active Transportation Master Plan projects will provide decisions and directions on many of these items. Like all ofcial plans, the current City Ofcial Plan has specifc dimensions design requirements for all roads (Provincial, Regional and local), pedestrian and bicycle pathways, and transit rights-of-way. The current City Ofcial Plan has over 200 individ- ual such measurements, with more in the individual secondary plans. The Niagara Ofcial Plan outlines how the Region’s Transportation Master Plan is the basis for rec-ommendations on a Regional road network. This includes specifc right-of-way width requirements and other design policies specifc and necessary to sure lands required for such work. The upcom- ing transition of upper-tier land use planning responsibilities from Niagara Region to the City of Niagara Falls also requires incorporation of a number of Regional requirements to protect for overall Regional infrastructure requirements. Policy Directions 3.24 Update the vision and objectives for planning and protecting road corridors, including any dimension or design requirements emerging from the ongoing Transportation Master Plan and Trails and Active Transportation Master Plan projects. 3.25 Incorporate Niagara Region’s Transportation Master Plan and Regional right-of-way dimensions and design policies to support the Region’s needs to protect and provide for a Regional road network. 3.26 Protect major goods movement facilities and corridors with relevant criteria in the Niagara Our Niagara Falls Plan | Policy Directions Report Page 271 of 377 86%of survey respondents agree the City should prepare guidelines to ensure a well-connected of-street system of multi- use trails that includes all modes suited for the multi-use trails 83% of survey respondents agree the City should establish a variety of transportation choices to support people’s diferent travel requirements, all while ensuring efcient movement of vehicles Ofcial Plan to guide application or design reviews in those areas. 3.27 Incorporate the policies of the Region’s Strategic Cycling Network Plan,Niagara Bikeways Master Plan, and the City’s Trails and Active Transportation Master Plan (upon approval) to support these active transporta-tion and tourism development goals. 3.2.3 Street Design and Safety Like most Ontario municipalities, planning for the City has been primarily based on automobile travel. Streets should be designed to be safe for all users, regardless of their age, ability, or mode of transportation. This concept is also known as, ‘complete streets.’ Niagara Region has a Complete Streets framework for local municipalities to refer- ence, although it is expected the City will produce its own guidelines. Finer-grained road networks provide multiple ways and choices to travel. This can reduce travel time and allow people to capitalize on a larger variety of amenities within closer distance. Policy Directions 3.28 Provide direction to increase road and pathway connections in new and existing areas through new development. 3.29 Provide for building a well-connected system of multi-use trails (of-street, and on-street where necessary) to provide greater travel choice for all ages and abilities. This includes separation and protection of pedestrians and cyclists from cars and trucks where possible. 3.30 Support the future creation of Niagara Falls-specifc Complete Streets guidelines. is a strong indicator of where people are already moving across the city, and helps to inform a future urban structure map. “Transit-oriented development” includes active streetscapes (commercial uses on the ground foor, multiple storeys of residential and/ofce use, and limiting parking visible from the street) increases ridership of public transit, increasing the viability and sustainability of transit systems. Increased population in these areas supports transit feasibil- ity as the population and density that is needed to support transit grows over time. “First and last mile” connections improve the environment for transit, playing a key role in optimizing public transportation and ensuring transit safe, accessible and convenient for everyone. First and last mile refers to the distance a passenger needs to travel from a transit stop to their destination or vice versa. Policy Directions 3.31 Prioritize density and transportation infra- structure development near existing and planned local transit stops and stations to support ridership, connectivity to inter- regional transit and overall system viability (PPS 2024, ROP 2022). 3.32 Include frst- and last-mile design guidance to enhance connections with the public transit system across the entire network. 3.33 Provide design guidance around accessibility in the public realm, including universal design requirements to support movement for all residents, for transit-supportive design direc- tion in development applications and public works projects. 3.34 Provide policy to ensure that street-level activity and animation is provided in develop- ment where infrastructure to move people is provided above or below grade. 3.2.4 Transit Niagara Falls already has a transit network pro-vided through Niagara Region Transit, operating on a grid basis and covering the city’s major corridors (refer to the transit map on following page). This Our Niagara Falls Plan | Policy Directions Report 19 Page 272 of 377 T O W N O F F O R T E R I ET O W N O F F O R T E R I E T O W N O F N I A G A R A - O N - T H E - L A K ET O W N O F N I A G A R A - O N - T H E - L A K E C I T Y O F P O R T C O L B O R N EC I T Y O F P O R T C O L B O R N E C I T Y O FC I T Y O F W E L L A N DW E L L A N D C I T Y O FC I T Y O FT H O R O L DT H O R O L D U N I T E D S TAT E S O F A M E R I C AU N I T E D S TAT E S O F A M E R I C A U N I T E DU N I T E DS TAT E SS TAT E SO FO FA M E R I C AA M E R I C A Inter City Route Local Route College Route WeGo Route 0 1 2 3 4 km Current Niagara Region Transit Coverage and WEGO network in Niagara Falls Our Niagara Falls Plan | Policy Directions Report 20 Page 273 of 377 90% of survey respondents agree the transportation network should support afordable, convenient, and reliable public transit to enhance the way residents can move around the city 3.2.5 More Options to Move and Transportation Demand Management Policy Directions 3.35 Incorporate the City’s Transportation Demand Management strategies in Our Niagara Falls Plan. This will include, and is not limited to, policy on where reduced or eliminated minimum parking requirements are appropri- ate. This includes Downtown Niagara Falls at a minimum, which as a Major Transit Station Area is an area where minimum parking requirements cannot be provided per Bill 185 amendments to the Planning Act. 3.36 Encourage walkways, sidewalks, trails, green- way connections and links to transit stops and major corridors in all developments, and continued development of a well-connected, of-street system of multi-use trails that brings green space to people. 3.37 Address services such as e-scooters and bike share with policy and development standards in consideration of limited space available in some of the city’s busiest corridors. This could also come with a requirement for further study to detail how these corridors could be designed to move more people in the same space. 3.38 Monitor, assess and support the potential of new and emerging technologies (e.g. electric vehicles, autonomous vehicles, and/or drone delivery) related to mobility as inputs to decisions on transportation infrastructure. Car use dependency has detrimental efects on the environment, due to a variety of factors including high levels of pollution and the inefcient use of space. It is important to make alternate forms of transportation such as walking, cycling, and public transportation viable to all residents, so that a car is not required for every trip. Our Niagara Falls Plan will contain land use and urban design direction to promote increased transportation options, in particular active trans- portation, transit, and micro-mobility options. This can be achieved through requirements for com- plete streets which accommodate all road users, Transportation Demand Management, supporting transit supportive densities in areas with high frequency transit services, and providing policy support for a variety of micro-mobility options such as e-scooters and bike share. The review of parking strategies (primarily, reducing parking requirements when aligned with active transportation options) is a key tool being leveraged by many municipalities to stimulate redevelopment in desired locations and more challenging lots. Thoughtful implementation of a well-connected of-street system of multi-use trails encourages cycling for all ages and abilities. It will create a complete, cohesive, and comprehensive network that is separated from vehicles and trucks to increase choice in a safe, comfortable manner. Our Niagara Falls Plan | Policy Directions Report 21 Page 274 of 377 80% of survey respondents agree the transition between new higher density development and existing residential neighbourhoods will need to be considered in the height and massing of new building 3.3 Big Move 3: Fostering a Sustainable and Resilient City A sustainable and climate resilient city is a com- plete community within a Natural Heritage System that provides connectivity among natural herit- age and key hydrologic features to the support natural processes required to maintain biological and geological diversity, natural functions, viable populations of native species, and ecosystems. A sustainable and climate resilient city has less environmental impact and provides climate change adaptation and mitigation strategies. The City of Niagara Falls Strategic Plan 2023- 2027 afrms that climate change is one of the most pressing issues it is facing, and that action is required. Policies specifc to sustainable design which have legislative authority will be considered to implement the directions of the Climate Adaptation Plan to reduce greenhouse gas emis-sions and become resilient to changing weather patterns and extreme weather events. The Plan sets out 41 action items to implement 14 climate goals, a number of which impact inputs into Our Niagara Falls Plan. Ofcial plans are future-visioning documents, providing a climate response by planning for a sus- tainable, healthy future for its residents, business and visitors through land use policy. 3.3.1 Input to Date The Green and Resilient City Discussion Paper provides a summary of existing policy and the Region’s and City’s related reports to provide the context for the recommended policy directions. A summary handout was also prepared identifying several things to think about as part of considering these issues. The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. There was strong support for various policy dir- ections related to a sustainable and resilient city including clearly defning the natural heritage and key hydrologic systems, protection of woodlands, restoring, enhancing and incorporating ecological features in the urban landscape, opportunities to reduce greenhouse gas emissions, targets for tree canopy coverage, using low impact development measures and using green development standards. The draft Ofcial Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, currently underway, and related policies identifed through supporting studies identifed in the Discussion Papers. 3.3.2 Increasing Density There are four key elements of land use policy that best address adapting to a changing climate while accommodating future population growth. The best climate solution is increasing density. Increasing the density of existing neighbour- hoods is the foundation for all other sustainable city-building practices, such as creating walkable communities, preserving sensitive terrestrial and aquatic ecosystems, and preventing urban sprawl. Notably, urban infll has been found to be the single most impactful municipal policy for reducing greenhouse gas emissions. Our Niagara Falls Plan will focus intensifcation in Strategic Growth Areas, such as the Downtown and along mixed-use corri- dors. By promoting intensifcation in these defned areas, the need for signifcant intensifcation in existing neighbourhoods is reduced and can be more efectively managed. While protecting existing neighbourhoods from incompatible forms of development, the City will encourage these areas to evolve and be enhanced over time, with fexibility for innovation. Our Niagara Falls Plan | Policy Directions Report 22 Page 275 of 377 82% of survey respondents agree the City should encourage more efcient building designs through green standards and requirements for higher energy efciency 90% of survey respondents agree the City should clearly defne natural heritage features in a Natural Heritage System to support healthy natural processes and functions Policy Directions: 3.39 Include policies for specifc areas and build- ing types to encourage intensifcation in appropriate locations (with discussion on the appropriate transects of heights and massing detailed in Section 3.4 of this Report). 3.3.3 Integrating Transportation Options The second climate response is increasing trans- portation choice. Planning for increased transit use, active transportation, and micro-mobility together are a climate change response—decreasing reli- ance on private automobile use (not prohibiting it) and encouraging the increased use of these other modes. Policy direction for increasing transit options are included in the previous section. Policy direction for mobility and connectivity is detailed in Section 3.2 of this Report. 3.3.4 Protecting Signifcant Natural Heritage and Key Hydrologic Features Key to building sustainable communities is deter- mining where growth should occur and where growth should be avoided. It is important that growth is balanced and does not impede sensitive, ecologically signifcant terrestrial and aquatic features or environments. Our Niagara Falls Plan will delineate an environ-mental system, comprised of lands requiring various levels of protection. This includes: •Key natural heritage features and associated bufers; •Key hydrologic features and associated bufers; •Lands within the Niagara Escarpment PlanNatural Area; •Lands within the Niagara Escarpment ProtectionArea where appropriate; and, •Key natural heritage features and key hydro- logic features and areas in accordance with the Natural Heritage System and Water ResourceSystem policies of the Greenbelt Plan (recog- nizing that there is some overlap between the Niagara Escarpment Plan and Greenbelt Plan). Lands that contribute to the City’s network of green spaces will be incorporated within a Greenlands System comprised of: •Parks, Open Spaces, and Cemeteries; •The Falls and Niagara Parks Commission Lands; •Green space connections (urban parks withnatural areas); and, •Applicable lands within the Niagara Escarpment Plan Area. Agricultural lands within the Niagara Escarpment will be placed within an Agricultural or Rural land use designation. The nuanced implementation of the above policy structures through the City’s Zoning By-law will be key. The test for approval of Our Niagara Falls Plan shall be consistency with the PPS 2024. In regards to the protection of key natural herit-age and hydrologic features, the test will now be consistency with the natural heritage, water, water- shed and hazard land policies of Sections 4 and 5 of the PPS 2024. The source data and policy guidance in the Niagara Ofcial Plan was informed by Provincial data required at the time of its approval, including the natural heritage system in the Growth Plan for the Greater Golden Horseshoe (Growth Plan). Refnements to the Growth Plan and Natural Heritage System could only be made through a Regional Municipal Comprehensive Review process per Provincial direction. This is no longer the case through the enactment of the PPS 2024. Our Niagara Falls Plan | Policy Directions Report 23 Page 276 of 377 93% of survey respondents agree policies should ensure implementation of Low Impact Development Measures -methods that help to increase water infltration and groundwater recharge, lowering the amount of water that runs over a surface Detailed feature mapping is provided on Schedule C2 of the Niagara Ofcial Plan. Those features have varying statuses of protection (including undevel-opable, only developable if no negative impact is demonstrated on natural features or ecological functions, and only in accordance with Provincial or Federal requirements). Together, the core features identifed through Provincial data (PPS 2024) and lands contained in the Niagara Ofcial Plan form the basis for all lands having an environmental interest. Development would also be generally prohibited on hazardous lands such as foodplains (PPS 2024). Any lands outside of the core PPS 2024 features would be subject to environmental review to rely on best available science to inform decisions on develop- ment. This concept is generally aligned with the current considerations for lands designated Environmental Conservation Area both in Niagara Falls (1993 OP) and other lower-tier municipalities in Niagara Region. There may be merit in planning to undertake a detailed natural heritage study in the future to provide for more accurate linework and feature identifcation throughout the City. The PPS requires setbacks adjacent to natural heritage features requiring study. Those lands are subject to an environmental study at time of development to confrm that there would be no negative impacts from the proposed development on the feature. Our Niagara Falls Plan will integrate a system- based planning approach which recognizes that natural heritage and hydrological features that are connected within an Environmental System are more likely to function over the long-term than those that are highly fragmented. Source water protection policies will also need to remain in conformity with updated regional-scale source protection planning. Policy Directions 3.40 Protect key natural heritage and key hydro- logic features and associated bufers, using Provincially identifed features as a starting point for base environmental mapping and supplementing areas for study using the Niagara Ofcial Plan. 3.41 Prohibit development and site alteration in core features being key natural heritage and key hydrologic features identifed in the PPS 2024 and Niagara Escarpment Plan. 3.42 Include criteria within policy for determining the signifcance of natural feature types, other than those features for which sig- nifcance is determined through Provincial methods. 3.43 Support a resilient urban tree canopy through the retention of non-signifcant woodlands and other treed features through develop- ment considerations. Special guidance should also be provided in classifying the category of “Cultural and Regenerating Woodlands.” 3.44 Promote as a priority, the preservation of the city’s natural features and areas in situ as an integrated part of land development, rather than being removed and replaced in a difer-ent location. 3.45 Provide a framework for compensation for removal of specifed natural heritage features not otherwise protected through development. 3.46 Provide for the protection of additional linkages identifed through the completion of Subwatershed Studies or Environmental Impact Studies. 3.47 Provide policy fexibility for essential infrastructure for which an Environmental Assessment has been completed or which are required as a condition of approval under Our Niagara Falls Plan | Policy Directions Report 24 Page 277 of 377 81% of survey respondents agree the City should explore opportunities to increase tree cover, increase infltration, and support renewable energy and energy efciency initiatives to reduce greenhouse gas emissions the Planning Act for location in the Natural Heritage System. 3.48 Permit existing agricultural uses to continue in the Natural Heritage System (PPS 2024). 3.49 Restrict development and site alteration in or near sensitive surface water features and sensitive ground water features such that these features and their related hydro-logic functions will be protected, improved or restored, which may require mitigative measures and/or alternative development approaches (PPS 2024). 3.50 Identify elements of the Natural Heritage System outside of key natural heritage and key hydrologic features as an overlay and require an environmental study prior to permitting development. 3.51 Include a defnition of adjacent lands to defne study areas. 3.52 Include the latest mapping policies from source water protection plans and Niagara Peninsula Conservation Authority of key hydrologic areas and resources, including areas of signifcant and/or sensitive ground- water recharge, areas of surface water contributions and ecologically Signifcant Groundwater Recharge Areas. 3.3.5 Implementing Green Development Practices In the Ontario planning framework, a municipality cannot mandate construction or design standards (e.g., requiring the use of specifc plants or green infrastructure). These aspects are controlled by Provincial legislation, such as the Ontario Building Code. However, Our Niagara Falls Plan can infu- ence the quality and standard of development. The City has an opportunity through Our Niagara Falls Plan to demonstrate leadership in encouraging sustainable forms of green building design and technology, including the incorporation of renew- able and low carbon alternative energy sources. Our Niagara Falls Plan should outline an approach to incorporating green building technologies in new development. The policies would be focused on “encouragement”, with the potential for considering incentive programs to facilitate implementation. This would be consistent with the ‘facilitate’ level of control, but it being included in the statutory Ofcial Plan document would require development to be in ‘conformity’ with the intent. There is clear direction from the Province and Region to mitigate the impacts of a changing climate by supporting energy conservation and efciency, planning for efcient land use and development patterns, and embracing the use of green infrastructure and low impact development techniques. Various strategies can be implemented at diferent aspects of development ranging from the overall site design level to a low-rise residen- tial property. The strategies include preserving hydrologic features, green roofs, bioswales, rain- water harvesting, rain gardens, bioretention areas, permeable pavements, and LIDs in the road right- of-way. Our Niagara Falls Plan cannot mandate the inclusion of these elements directly but can encourage their use. Our Niagara Falls Plan can provide direction on using plants that are native to Ontario, as well as drought and salt resistant. This would be implemented during the site plan and subdivision process. Promoting the benefts of the urban forest and preserving/expanding the City’s 34 wood- lands will reduce air pollution and expand energy The last climate resiliency measure is to imple- ment and support green development practices. Individual developments should contribute to the overall sustainability of the city, which Our Niagara Falls Plan can guide through built form policies and requirements. Policies can encourage green development practices such as the use of green roofs, solar/alternative energy systems, and rain- water collection. Our Niagara Falls Plan | Policy Directions Report 25 Page 278 of 377 savings, habitat for urban wildlife, biodiversity, and opportunities for recreation and physical activity. Policy Directions 3.53 Provide design guidelines that address environmental design considerations such as heat islands (urban areas with higher temper- atures, typically caused by heat-absorbing buildings, roads, and other hard surfaces), rainwater collection and use, growing food and other urban agricultural uses, plant- ing native plant species or drought- and salt-tolerant species, and site and subdivision layouts to improve environmental perform-ance and overall resiliency. 3.54 Encourage the use of green building cer-tifcation/rating systems to reduce energy consumption, support energy efcient building design and practices, and ensure a resilient built form that can respond to the impacts of a changing climate. 3.55 Encourage low impact development (LID) techniques and green infrastructure develop- ment to increase rainwater infltration, and support evapotranspiration and fltration of water. 3.56 Support the identifcation of a tree canopy target for the City through an Urban Forest Management Plan and other natural herit- age targets, in accordance with the Niagara Region Watershed Plans and the City's Climate Change Adaptation Plan. 3.57 Include policy which supports Emergency Preparedness Planning with respect to development, infrastructure, and systems to ensure access basic needs are designed in a way that mitigates the impacts of climate change and related extreme weather events. 3.58 Prioritize infrastructure design, location and maintenance around vulnerability for cli- mate-change related consequences. 3.59 Enable renewable energy and district energy facilities that reduce greenhouse gas emissions. Our Niagara Falls Plan | Policy Directions Report 26 Page 279 of 377 3.4 Big Move 4: Building an Attractive and Cultural City 83% of survey respondents agree the City should create an urban design vision for how the City should look to provide greater clarity on how to shape beautiful buildings, streets, and parks The draft Ofcial Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, completed or currently underway, and related policies iden-tifed through supporting studies identifed in the Discussion Papers. 3.4.2 Compatible Development and Urban Design The intention of using land use and built-form specifc policies is to establish an overarching framework for building height and density, provid- ing for a gradation of height and intensity of use across Niagara Falls—concentrated and centred on the area around the falls itself and historic Niagara Falls, radiating as a transect outward along key corridors and tapering down to existing low-rise developed areas and the agricultural area. A core design principle for redevelopment and intensifcation—the primary strategies for accom- modating future population growth in Niagara Falls—is achieving 'compatible development.' The project team is proposing a defnition of compat- ibility for use in Our Niagara Falls Plan, which was developed over years of describing and defending redevelopment (including at the Ontario Land Tribunal), that should serve as the key principle for assessing future urban development in Niagara Falls: Compatible development is development that may not necessarily be the same as, or even similar to the existing buildings/development in the vicinity, but, nonetheless, enhances an established community and coexists with exist-ing development without causing any undue, adverse impact on surrounding properties.” An attractive city is welcoming and beautiful and engenders a sense of pride as a place to live, a sense of well-being, and a sense of stewardship in its long-term care. An attractive city has beautiful streets, parks and open spaces, and includes high quality architecture, destinations, landmarks, and gateways. It has cultural and athletic facilities— libraries, museums, arenas, sports felds, and space for individual expression and eforts—where con-nections are made and community grown. Archaeological resources, built heritage resources and cultural heritage landscapes, as well as intan-gible, ephemeral, or lost heritage sites, are critical parts of an attractive city. Their protection enriches the cultural experiences of a community, and when reused supports climate adaption (carbon suquestiation in an existing building). The work of the Niagara Parks Commission provides a good example with respect to the value in protecting and reusing such resources. 3.4.1 Input to Date The Attractive City Discussion Paper and Cultural City Discussion Paper provide a summary of existing policy and the Region’s and City’s related reports to provide the context for the recom-mended policy directions. A summary handout was also prepared identifying several things to think about as part of considering these issues. The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. There was strong support for policy direction that would support building a world-class attractive and culturally rich city, including greater clarity on how to shape beautiful buildings, streets and parks, a range of parks within walking distance of residents, compatible new development and determining building heights based on the special characteristics and conditions in particular areas of the city. Our Niagara Falls Plan | Policy Directions Report 27 Page 280 of 377 area’s character, either on a community-wide or defned vicinity basis. am 81% of survey respondents agree policies should support the integration of public art and culture with local businesses, civic buildings, schools, and parks to showcase Niagara Falls There are three key elements in this defnition to expand upon: 1 Development in the vicinity – Vicinity or proximity is a fexible scale. Major develop- ments (mid- and high-rise built forms, where land assembly may be required) have a larger scale for reference, looking outward and broadly beyond the site. Minor redevelopments (heights similar or only slightly more than the existing buildings, usually on an existing site only) would consider lands closer and poten- tially only visible from the current site. 2 Enhance an established community – In order to pass this test, the nature and character of the defned vicinity needs to be considered and clearly articulated. Clear statements about those attributes that defne the character of an established community are required to assist in determining what form of building can “enhance” that character, and what form may be detrimental. 3 Coexistence without undue, adverse impact on surrounding properties – This is typically related to quantifable impacts like shadow, wind, privacy, trafc, and parking problems. In some instances, the concept of “visual impact” may be established as an important develop- ment review criterion. Visual impact analysis may be tied to the attributes that defne the 750 m² P P L Q pm no r t h Building separation distance, orientation, stepbacks, and setbacks to limit advese impacts New Dwellings Existing Dwellings Our Niagara Falls Plan | Policy Directions Report 28 Development should be sensitively integrated with the existing context and character of the neighbourhood's identity Page 281 of 377 There are diferent mechanisms to address compatibility in the Ofcial Plan, through imple- mentation of zoning provisions: Minimum and The intention of identifying building maximum height is to manage the impacts of builtheight form in relation to adjacent develop-ments and facilitate compatibility. The current Ofcial Plan uses storeys to regulate height but does not defne the term. Generally, a storey is understood as one level of a building. It is important to note that the use and interpretation of storeys can be ambiguous as the term does not refect that the foor to ceiling heights vary between residential, commercial, institutional and industrial uses. Metric measurements can help in key locations to bridge that gap. Built form, There are various ways to measure massing and density to facilitate intensifcation, density and each option has varying levels of impact on the built form. Net density is a function of lot size, lot coverage, and building height. Floor Space Index (FSI) is the most direct measure of built form, but is not a density standard. It is the ratio of the gross foor area of a building and the total area of the property on which it stands. It does not speak to the internal division of a building or intensity of use—only building size. People and jobs per hectare is used in the PPS 2024 and Niagara Ofcial Plan which is helpful for growth management, but inefective in terms of managing the built form on a site-by- site basis. Units per hectare is useful in greenfeld development. However, due to varying household sizes, unit mixes, and unit sizes, the efects and use of units per hectare can become unpredictable over time. Each measure has an appropriate usage and place in shaping the future form of a community. Our Niagara Falls Plan | Policy Directions Report 29 Page 282 of 377 Designing universally accessible places ensures that the built environment addresses the needs of diverse users and provides a healthy, equitable, and inclusive environment. Universal Design Together, these elements support a built environ- ment that fts into a variety of contexts: dense central nodes, transit-oriented corridors, existing low-rise neighbourhoods, and open spaces. Low-rise built form is most appropriate for local roads, mid-rise in arterial/collector roads, and high-rise in central nodes. The resulting transect of height across Niagara Falls will help defne the future landscape of the City. Municipalities typically follow an ofcial plan with urban design guidelines and updated zoning. These would be two projects recommended for the City to complete soon after adoption of Our Niagara Falls Plan. While corridor densities and permissions are still to be determined, Our Niagara Falls Plan will provide policy guidance to ensure taller buildings are designed to be compatible and sensitive to adjacent low-rise development. Policy Directions 3.60 Include strong urban design policies to apply at a City-wide scale and location-specifc scales (e.g., Downtown Niagara Falls, new nodes and corridors, or potentially individual designations) that address compatibility, con-nectivity, legibility, sustainable urban form, and preservation. 3.61 Defne clear policies for transition between high-intensity and low-density areas to mitigate impacts on surrounding commun- ities, creating a height strategy based on a transect that refects Niagara Falls urban structure. 3.62 Include policies emphasizing protecting and providing for gateways and landmarks in the City, such as existing natural features, tourist centres and civic buildings. 3.63 Include policies that allows for view corri-dors to be identifed for protection, such as toward and along the Niagara River. 3.64 Develop criteria for evaluating the compat-ibility of new developments, including considerations for scale, shadowing, wind, and noise impacts including: •Utilizing Floor Space Index to support urban design policy. •The use of both storeys and metres in addressing building height (with fexibil- ity provided to support the context of a development site). Our Niagara Falls Plan | Policy Directions Report 30 Page 283 of 377 •Density calculations for key policy areas avoiding duplication to deliver on fexible and streamlined policies (per the PPS 2024, gross hectare in designated growthareas/greenfeld contexts, and net hectarein a Strategic Growth Area/intensifcation context). •The removal of employment lands density (no longer required through PPS 2024). 3.65 Provide fexibility in interpreting form and density standards (as done in other muni- cipalities) to not require an ofcial plan amendment where the overall vision of Our Niagara Falls Plan is met in a development. 3.66 Provide for compliance with the Accessibility for Ontarians with Disabilities Act (AODA) in development (or higher, for public facilities). 3.4.3 Integrating Development of Community Facilities 89% of survey respondents agree streets and parks in Downtown and higher density areas should be beautifully designed to build a stronger economic, social and environmental benefts Policy Directions 3.67 Encourage integrating (co-design and co-de- livery) other uses into community facilities, such as housing, to deliver on other corpor- ate and civic goals. 3.68 Encourage service providers and community amenities to be provided in Strategic Growth Areas (PPS 2024). 3.69 Provide policy incentives such as additional height or density where community facilities are included in mixed-use developments and redevelopment projects. 3.70 Protect existing community facilities in redevelopment projects. 3.71 Include policies that encourage public art in both public and private developments in publicly accessible areas and near high-trafc development. 3.4.4 Parks and Open Space Our Niagara Falls Plan should serve as guidance to the City to improve the quality, distribution equity, accessibility, service level and timeliness of facili- ties and structures in new parks and upgrading current parks to provide welcoming new facilities across the City, using the calibre of design and quality of the Niagara River/Queen Victoria Park as a reference. Policies will support the prepara- tion of city-wide public realm design guidelines. The overall intent of such policy is to help deliver world-class design in Niagara Falls. Our Niagara Falls Plan will provide a policy basis that ensures residents continue to have convenient access to a connected and diverse range of open spaces, parks, trails, and recreation facilities. More urban park typologies, such as parkettes, linear parks, urban squares, Privately Owned Publicly Accessible Spaces (“POPS”) that are developer built and strata parks will be included and enabled The project team has heard from community members about the importance of civic facilities in fostering community in Niagara Falls. Public facilities are often the heart of new communities, and are recognized in Provincial policy as an important part of a complete community (PPS 2024). Integrated facilities can better leverage public resources and extend community services more broadly within the community. Well-designed facilities can become the hub of a community and a destination themselves. Within community facilities or along public cor- ridors, opportunities exist to reserve spaces and places for culture to occur. Ultimately, a policy document can only go so far in delivering this outcome. Creation of these opportunities requires an investment from Council to deliver. Quality spaces integrated into the street network will support a full array of opportunities for outdoor festivals, recreation, play, and quiet contemplation. The City’s Public Art Policy and online database of public art refect the City’s commitment to fostering public art. Creating space for art, culture and social connections is important to honour our cultural heritage and promote civic identity. Our Niagara Falls Plan | Policy Directions Report 31 Page 284 of 377 84% of survey respondents agree the City should include a sound policy framework for identifying and protecting built and cultural heritage properties in areas proposed for new development in this framework, recognizing the changed context for development in Niagara Falls. The preparation of a Parks Plan will be necessary to support updated parkland dedication require- ments of the Planning Act. An annual report detailing parkland dedication accounts and spend- ing is now required by Ontario municipalities. Policy Directions 3.72 Include policies that support an accessible, animated, equitable, high quality and varied hierarchy of park spaces to promote a healthy community and foster a strong sense of place across various service levels. 3.73 Provide for environmental enhancement of parks and open spaces that connect with the Natural Heritage System. 3.74 Provide policy direction for developer-built urban park typologies, such as Strata Parks and Privately Owned Publicly Accessible Spaces (POPS). These parks spaces are to be secured through legal agreements to ensure ongoing public access, as well as setting design and long-term maintenance standards. 3.75 Provide policy direction to supporting upgrading and enhancing existing parks and community facilities to improve quality, distribution, equity, and accessibility of these key community assets. 3.76 Develop city-wide public realm design guide- lines and park provision standards (i.e., what facilities should go into the various types of parks), to be expanded upon in a future study. 3.4.5 Protection of Cultural Heritage Resources Cultural heritage resources can support place- making, preserve community heritage and create a unique character, which is especially valuable in areas experiencing intensifcation, as a way to balance new development. It is also critical to recognize and support the role and interest of Indigenous Communities with respect to cultural heritage, delivering on the promises of truth and reconciliation broadly. Modernizing cultural heritage policies in Our Niagara Falls Plan is needed to align with the changes made by Bill 23 to the Ontario Heritage Act. Management and conserving heritage attrib-utes is now limited to only protected heritage resources identifed through a designation (PPS 2024), although adjacent properties are still subject to context-sensitive design to respect the other resource. Intensifcation provides a great opportunity to promote conservation of protected heritage resources. Looking beyond statutory requirements, Our Niagara Falls Plan should consider other poli- cies beyond designating to identify opportunities for built heritage resources to continue contrib- uting to the City’s identity. The adaptive reuse of older buildings, which can also include adding modern additions, is often a popular strategy for preserving the character of older buildings. The Niagara Falls History Museum on Lundy’s Lane is an excellent example of this. Adaptive reuse can also provide environmental sustainability benefts through the reuse of existing materials. Policy Directions 3.77 Provide criteria to support identifying cultural heritage resources, for listing individual prop- erties and providing a process for their review and either designating or de-listing under Part IV (individual) and Part V (Heritage Conservation District) of the Ontario Heritage Act, to be completed prior to January 2026. 3.78 Provide additional design guidance for historical neighbourhoods to ensure redevelopment in these areas maintains and enhances community character. Our Niagara Falls Plan | Policy Directions Report 32 Page 285 of 377 3.79 Provide support and fexibility for redevel- opment of cultural heritage resources to support adaptive reuse as a primary develop-ment objective. 3.80 Provide for continued collaboration with key agency partners and property owners (Metrolinx, Niagara Parks Commission, Niagara Region, Niagara Peninsula Conservation Authority, Ontario Power Generation, Parks Canada) on development matters. 3.81 Provide policy recognition of Niagara Parks lands, and the unique cultural landscape that is Niagara River Parkway and Queen Victoria Park and its moraine. 3.82 Require enhanced physical and visual con-nection between City lands and Niagara Parks Commission lands with heritage sensitivities. 3.83 Provide clarity on the interests and involve- ment of Indigenous Communities in cultural heritage and archaeological matters, con- sistent with the PPS 2024, and provide support for the preparation of a consultation protocol with Indigenous Communities. 3.84 Carry forward archaeological policies from the Niagara Ofcial Plan, as applicable, and consider a future study for refnement of associated data. 3.5 Big Move 5: Promoting a Strong and Healthy Economy in the City Niagara Falls is a tourist and convention destin- ation for Ontario and the entire world. Niagara Falls is home for industries and part of a “Gateway Economic Zone” planned to support, economic diversity and promote increased opportunities for cross-border trade, movement of goods, and tourism. The City has numerous strategic plans and policies to support economic development and diversifcation. Our Niagara Falls Plan provides an opportunity to support diversifcation of the local economy through: •Supporting entrepreneurial ventures. •Creating and boosting cultural industries, as exemplifed by the Music City Strategy. •Supporting the agricultural economy. •Supporting tourism. •Supporting Niagara Falls’ position in a Gateway Economic Zone. •Fostering investment readiness. •Encouraging the remediation and adaptivereuse of contaminated lands and brownfeld sites, in accordance with the City’s 2006 Brownfeld Redevelopment Strategy. 3.5.1 Input to Date The International City Discussion Paper provides a summary of existing policy and the Region’s and City’s related reports to provide the context for the recommended policy directions. A summary handout was also prepared identifying a number of things to think about as part of considering these issues. Our Niagara Falls Plan | Policy Directions Report 33 Page 286 of 377 85% of survey respondents agree growth needs to occur in ways that improve the City as a tourism destination while not detracting from its livability for residents The What We Heard Report (both the full version and a snapshot are posted on the Let’s Talk Niagara Falls project web page) is a summary of inputs from March to August 2024. The draft Ofcial Plan will include the requirements of the PPS 2024 as well as the relevant policy directions of the City’s Master Plans, currently underway, and related policies identifed through supporting studies identifed in the Discussion Papers. 3.5.2 Identifying Employment Lands A key change to the defnition of “employment areas” has occurred in the PPS 2024 by adjusting permitted uses on such lands. From Policy 2.8.2.3: Planning authorities shall designate, protect and plan for all employment areas in settlement areas by: •Planning for employment area uses over the long-term that require those locations includingmanufacturing, research and development in connection with manufacturing, warehousing and goods movement, and associated retail and ofce uses and ancillary facilities; •Prohibiting residential uses, commercial uses, public service facilities and other institutional uses; •Prohibiting retail and ofce uses that are not associated with the primary employment use; •Prohibiting other sensitive land uses that are not ancillary to uses permitted in the employ- ment area; and •Including an appropriate transition to adjacent non-employment areas to ensure land use compatibility and economic viability. not unique to Niagara Falls. Some municipalities actively undertaking ofcial plan reviews are choosing to look at how “employment areas” are defned in their local plans to create a designation to accommodate lands where ofce and commer- cial uses are appropriate. The Niagara Ofcial Plan identifed seven diferent employment areas in Niagara Falls. There are two diferent scales/functions for those. “Core” is for traditional employment uses such as industry and transportation. “Dynamic” is for areas with ‘lighter’ industrial uses including ofce parks and institu- tional uses. A third “Knowledge and Innovation” cluster, featuring ofce parks and major institu- tional uses, was not identifed in Niagara Falls. These identifers did not cover all land in Niagara Falls zoned for employment uses. Together, these lands form the majority of lands planned for employment purposes in Niagara Falls (plus one licenced mineral aggregate operation and waste disposal support use on the City’s western border with Thorold). Economic activity is not limited to employment lands in the City of Niagara Falls. Additional to the above are “population-related” jobs—these are jobs where demand is generated from a residential or tourist population. Examples include teachers, police and emergency responders, retail staf and land use planners. These jobs can be found throughout a municipality, from homes to retail centres to the tourist districts. Policy can support the incorporation of these jobs into the urban fabric to support providing a range of services close to these populations. Including additional permitted uses such residential in the existing commercial centres (discussed in Section 4.3 of this Report) will bring more customers to those areas. City-owned facilities or larger private facilities also play a role in supporting economic develop-ment, and policy should be considered to enable temporary, “pop-up” or other short-term uses in The limitations on “commercial uses” and “ofce non-traditional locations to create opportunities uses” run counter to permissions in the Regional for culture, interaction and economic growth. This and current City Ofcial Plans. This is a policy issue Our Niagara Falls Plan | Policy Directions Report 34 Page 287 of 377 could include policy to enable a licensing by-law to support temporary activities without zoning checks. Fundamentally, more people means more workers, more customers, and more opportunity for eco-nomic growth and development. To support the City’s growing population, an additional 1.0 million to 1.5 million square feet of new retail space is expected to be needed by 2051. Policy Directions 3.85 Provide for two employment designations: one that shelters under the PPS 2024 pro- tections for core employment lands, and a second that covers other areas where a greater range of job-generating uses can be provided. There may also be a beneft in providing an additional designation or special policy areas that recognize areas of high employment concentrations. 3.86 Include retail, ofce and community uses in mixed-use designations to ensure space is available for population-related jobs. 3.87 Provide opportunities for a broad range of uses around the falls, and not necessarily solely tourism uses. The planned function and form for this area will be reviewed in prepar-ing Our Niagara Falls Plan. 3.88 Provide policy fexibility for temporary or “pop-up” uses supporting culture, social interaction and economic growth, includ- ing potential guidance on how licensing or zoning requirements could work or be relaxed. 3.89 Identify new retail nodes and new types of retail formats in all areas of the City. These areas should also include food and other ser-vices which support residential populations to promote complete communities. 3.5.3 Long-Term Protection of Employment Lands The PPS 2024 provides a series of criteria for removing lands from “employment areas”. This can happen through an ofcial plan review or by private application. This policy protection does not apply to any other lands for employment uses. The mapped distinction between these land uses will be important, but Our Niagara Falls Plan can also contain policies that provide for removal of employment-type use permissions on other such designated lands. These could be the Provincial criteria, plus also additional local criteria. Council and staf both have indicated the importance of maintaining land for jobs in Our Niagara Falls Plan. Conversions of employment areas are not being considered in the preparation of Our Niagara Falls Plan. Protecting land for jobs could include adding residential use permissions in certain locations—so long as the minimum density or forecast for jobs on the lands are maintained. Policies around compatibility of development shall also be required to ensure that employment uses are protected from uses of land that are sensitive to the efects of employment uses (PPS 2024). Policy Directions 3.90 Provide policies to guide the review of appli- cations to remove lands from employment areas or employment use permissions from employment lands. 3.91 Provide compatibility policies for employ- ment uses and sensitive land uses to avoid (or, if not possible, minimize or mitigate) adverse impacts from or upon employment and agricultural uses. Our Niagara Falls Plan | Policy Directions Report 35 Page 288 of 377 93% of survey respondents agree intensifcation of urban areas is encouraged to protect agricultural lands 3.5.3 Agricultural Policies There is also a vibrant agricultural sector in the City’s agricultural areas. Almost the entire farmed area is identifed as prime agricultural lands, which are to be designated and protected for long-term use for agriculture. Permitted uses on these lands are limited to agricultural uses, agriculture-related uses and on-farm diversifed uses (PPS 2024). These economic activities shall be permitted subject to applicable development criteria identi- fed both by the Province and local considerations developed through this project. With respect to tourist accommodation, this would be limited to small-scale uses such as a bed and breakfast. The Niagara Ofcial Plan policies, in Table 4-1 and Section 4.1.7, provide a number of policies and cri- teria that support this framework, including criteria for temporary farm accommodation. Our Niagara Falls Plan shall support opportun- ities for a sustainable local food system that may include local farmers markets, community supported agriculture, diversity of agricultural uses (greenhouses, orchards), educational and on farm experiences, and community gardens. Urban agriculture should be part of a community’s char- acter and open space system, while also providing a transitional use between the natural and built environments, and traditional farm areas at City periphery. Policy Directions 3.92 Limit permissions on agricultural lands to agricultural uses, temporary farm accommo-dation, agriculture-related uses and on-farm diversifed uses (PPS 2024, 2022 ROP). 3.93 Provide policy fexibility to support the creation and delivery of local food within the City. Our Niagara Falls Plan | Policy Directions Report 36 Page 289 of 377 4 Land Use Designations 4.1 Community Area Designations Existing Neighbourhoods (and Individual Residential Designations) The intent of this designation is to encompass all existing residential neighbourhoods throughout the City. The objective of this designation is to encourage a variety of residential forms which have regard for existing neighbourhood charac- ter and facilitate walkable neighbourhoods with various community assets. It is meant to protect and enhance existing neighbourhoods while man-aging ongoing evolution, including opportunities for sensitive and compatible intensifcation. Within the Existing Neighbourhoods are a variety of built forms: low-rise, mid-rise and high-rise. A range of density targets and design criteria can be used to provide further guidance for redevel- opment. The land use designations will outline permitted uses, building height, and density for these forms. Permitted uses would include, but are not limited to, all residential forms (including additional residential units, communal housing, and live- work units) neighbourhood facilities (including elementary schools, parks, places of worship), and convenience commercial uses integral to and supportive of a residential environment (including home occupations). Major Institutional The intent of this designation is to recognize both existing and proposed City or Region wide scale institutional uses, such as universities, hospitals, and large-scale additional needs housing, as well as recreational and cultural facilities. Corresponding to this designation would be a Health Services Overlay, for areas within a certain distance from hospitals to recognize clustering of medical-related uses in these areas. This chapter outlines area specifc land use desig-nations in Our Niagara Falls Plan expanding on the City-wide recommendations in Section 3. It is important to articulate what uses will be per-mitted within each designation and the regulatory context through which they are to be permitted. An implementing Zoning By-law will provide a more detailed list of permitted uses. Ofcial Plans in Ontario generally contain an urban structure plan that builds out the main compon- ents of the community’s land use framework. It identifes areas that are generally protected from development (such as agricultural, parks and environmental areas), areas where a range of development is encouraged (such as greenfeld lands and strategic growth areas), lands with a par-ticular development focus (such as employment areas or tourist districts), and lands somewhere in between those (generally, remaining urban lands in the community). A broadly applicable direction for Our Niagara Falls Plan is to build fexibility into the Plan to avoid the need for Ofcial Plan Amendments for a range of compatible forms of development. Our Niagara Falls Plan | Policy Directions Report 37 Page 290 of 377 Parks and Open Space 4.3 A 'Parks' designation may recognize large The City's parks and Niagara Parks Commission lands are indicated on the map on the following page. There may be beneft in identifying com-munity parks within a land use designation to protect those lands as open space for the long term and identifying opportunities of working to enhance linkages between the natural heritage system where those connections exist. Use per-missions and development criteria would generally permit those recreational uses and appropriate accessory uses. As detailed in the Attractive City Discussion Paper, Our Niagara Falls Plan will include a comprehen- sive parks hierarchy, including urban parks such as privately owned public spaces (POPS) and strata parks, to inform park design. Public open spaces would be a use permitted in all designations. Policy Directions 4.1 An 'Existing Neighbourhoods' designation may include: •Residential, neighbourhood facilities and supportive commercial uses. •A variety of built forms from low to high-rise. •A range of density targets and design criteria with Plan amendments wherehigher density forms are proposed outsideof Strategic Growth Areas. 4.2 A 'Major Institutional' designation may rec-ognize wide scale institutional uses and large scale additional needs housing and recrea- tional and cultural facilities. A Health Services Overlay for lands adjacent from hospitals could apply to recognize adjacent medical-related uses. community parks to ofer long term protec- tion and to integrate with the green lands connections discussed in 3.3.3. 4.4 Recognize certain specifc uses across a range of designations (e.g., minor institu- tional (public schools and places of worship), subject to criteria. 4.5 Consider locational criteria for the placement of schools (based on such things as exist- ing roads or proximity to parks or natural features). Our Niagara Falls Plan | Policy Directions Report 38 Page 291 of 377 4.2 Strategic Growth Area Designations Some of the conceptual nodes and corridors being considered by the team are listed below. They already have permissions for increased densities, or larger lot parcels with less fragmentation that simplifes redevelopment. These areas include: •Downtown Niagara Falls •Current toursit nodes and corridors, including The Fallsview and Clifton Hill areas •The McLeod/QEW interchange area •Lands surrounding the South Niagara Hospital and Lyons Creek Road/QEW interchange •The Drummond/Morrison commercial node •The Montrose/Thorold Stone commercial node •The Stamford/Stamford Centre corridor(Portage Road) •The current Greater Niagara General Hospitalsite and Highway 420/Falls Avenue and Stanley Avenue intersection •Downtown Chippawa •Major road corridors such as Lundy’s Lane/FerryStreet, Victoria Avenue, Thorold Stone Road, Drummond Road, Dorchester Road, Portage Road, Montrose Road, Morrison Street, McLeod Road and Kalar Road, including major inter- sections along those. Permitted uses would include a broad range of commercial, entertainment, accommodation, and residential uses. This area already has signifcant density, with many large sites remaining. Historic Downtown The intent of this designation is to recognize the historic context, as well as the future redevelop- ment potential of the Downtown. With investment in post-secondary facilities, and a Protected Major Transit Station Area designation in the Regional Ofcial Plan, signifcant opportunities for growth and development in the Downtown shall be recog- nized and encouraged. This designation is intended to encourage a broad range of residential uses and accommodate a mix of housing types and tenures, with guiding development policies that respect the existing historical context. Permitted uses may include, but are not limited to, mid-rise and high- rise residential forms, and a variety of commercial, retail, and institutional uses. The Transit Station Secondary Plan, which was approved in 2018, applies to this area and plans for a mixed-use, transit-oriented area integrated between the VIA Rail Station and Niagara Regional Transit Hub. The Secondary Plan contains land use designations, development policies, and detailed design guidelines, and a policy which states that the Secondary Plan policies prevail over the Ofcial Plan in the event of confict. Updates to the Transit Station Secondary Plan are currently being considered for two specifc parcels within the area and any approved changes will be integrated into the Our Niagara Falls Plan through draft policies. Marineland Tourist District The intent of this designation is to recognize and prepare for the anticipated future redevelopment of the Marineland grounds. The area is a signifcant parcel within the settlement area already having access to major roads and municipal services (the diagram on the following page shows the size of Marineland relative to the city's urban centre). The objective of the Marineland Mixed-Use District is to frst and foremost protect the site for a major tourism generated use in future redevelopment. Use permissions would generally be consistent across each of these locations, although with tourism and large-scale commercial uses in areas where either the use is permitted, or the size and scale of the area are appropriate to accommodate those uses. Tourist District The intent of this designation is to recognize the existing context and future potential of the main Tourist District, centered on Niagara Falls and the surrounding areas, including Clifton Hill and the Fallsview and Convention Centre areas. The regu- latory elements associated with this designation must focus on the issue of compatibility between the Tourist District and abutting low-rise uses. Our Niagara Falls Plan | Policy Directions Report 39 Page 292 of 377 To support appropriate redevelopment, the lands should also have extended ancillary use permis- sions to provide for a vibrant, walkable, all-seasons community that includes a broad range of resi- dential and recreational use, in addition to tourist commercial. Any redevelopment proposal should occur through a full secondary plan process to ensure that servi- cing, phasing and land use compatibility matters are appropriately addressed. At over 200 hectares (500 acres), Marineland (red outline) is almost equal in size to the oldest parts of the City of Niagara Falls. Redevelopment of this large parcel is anticipated. Major and Minor Nodes The intent of this designation is to identify the locations of centres with existing commercial plazas (plus stand-alone residential uses, where applicable). These areas are expected to evolve into mixed-use areas over time, which includes permitting mid- and high-rise buildings requiring mixed uses in key locations, subject to meeting certain design criteria. Mixed-use Corridor I (Mid and High-Rise Built Forms) The intent of this designation is to identify Regional Roads/Arterial Roads that accommodate, or can accommodate, transit. These corridors are intended to accommodate high-rise (13 storeys and higher) and mid-rise (9 to 12 storeys) buildings and development, depending on the adjacent development context. A mixture of residential and non-residential land uses, including a range of commercial and retail uses, will be permitted. Mixed-use Corridor II (Low and Mid-rise Built Forms) The intent of this designation is to identify Arterial Roads and Collector Roads that accommodate or can accommodate transit. These corridors are expected to accommodate low- and mid-rise build- ings (up to 12 storeys), depending on the adjacent development context. A mixture of residential and non-residential land uses, including a range of commercial and retail uses, will be permitted. Policy Directions 4.6 Introduce Strategic Growth Area designations that identify Districts, Nodes and Corridors and identify the uses and development appropriate within those designations. 4.7 Focus high intensity development within a Tourist District designation with regard to design, densities and building heights as well as transitions that supports compatibility with low density neighbourhoods adjacent to the District. 4.8 Guide development of the Marineland Tourist District through a secondary plan process to ensure servicing, phasing and land use compatibility matters are addressed in addition to the appropriate mix of uses, signifcant natural heritage protections and function of the block as a tourism generator. 4.9 Identify heights and mixed lands uses within a Mixed Use Corridors and Nodes designa- tion in relation to road category and transit services. Our Niagara Falls Plan | Policy Directions Report 40 Page 293 of 377 Local Employment The intent of this designation is to identify the traditional business park area which contains non-noxious uses, and a mixture of smaller to modestly scaled ofce and light industrial uses (either in a stand-alone or campus style complex). The regulatory elements of this designation should entail attractive design, landscape features, and ensure compatibility. These would fall outside of the “employment areas” framework contained in the PPS 2024. The objective of this designation is to provide for economic development and employment oppor- tunities. Permitted uses may include, but are not limited to, manufacturing, ofce uses including research and development facilities, distribution centres, and ancillary uses which support the Prestige Employment designation, such as hotels and convenience retail. Aggregate Extraction A municipality cannot contain any policy, nor pass any by-law, that serves to prohibit mineral aggregate extraction. The PPS 2024 requires muni- cipalities to protect mineral aggregate resources for long-term use (PPS Policy 4.5.1.1) and to make as much of the local resource available as is realis- tically possible (PPS Policy 4.5.2.1). The PPS 2024 also states that extraction is to be undertaken in a manner that minimizes social, economic and environmental impacts (PPS Policy 4.5.2.2). The Strategic Employment Area Overlay The intent of this designation is to protect areas identifed for long-term employment that are located outside of the Built-Up Area (primarily along the QEW Corridor). These lands, as articu- lated in the Niagara Ofcial Plan, are to be set aside for future employment generating land uses, as is permitted by Policy 2.1.3 of the PPS 2024 for long-term protection beyond the typical 20-year planning horizon. 4.3 Employment Area Designations/Overlay The PPS 2024 has created a distinction between “employment areas” and employment lands. “Employment areas” are defned as those areas designated in an ofcial plan for clusters of business and economic activities including manu-facturing, research and development in connection with manufacturing, warehousing, goods move- ment, associated retail and ofce, and ancillary facilities. There are other “employment lands” outside of this distinction where additional use permissions may be appropriate. The Niagara Ofcial Plan includes a schedule and identifes permissions that can be considered in writing Our Niagara Falls Plan. In addition to those areas mapped in the Regional Ofcial Plan, there are other lands that remain appropriate to be identifed as having an employment focus. In addition to land use designations, Our Niagara Falls Plan shall provide policies for conversation of employment areas (and potentially for additional use permissions on other employment lands) to be consistent with Policy 2.8.2.3 of the PPS 2024 and related Municipal Studies Employment lands outside of Employment Areas, as defned in the PPS 2024, may consider a list of complementary use permissions such as service commercial that would not otherwise compromise the planned function of those lands. General Employment The intent of this designation is to identify the traditional heavier industrial opportunities and uses. The regulatory elements of this designation will be more fexible. These areas will be able to accommodate all scales of traditional industrial forms of development, including the potential to accommodate noxious uses. These areas will be protected from potential land use conficts from adjacent sensitive land uses, such as residential neighbourhoods. Permitted uses may include, but are not limited to, manufacturing, ofce uses, and distribution centres and would be identifed as an "Employment Area" consistent with the defnition of the PPS 2024. Our Niagara Falls Plan | Policy Directions Report 41 Page 294 of 377 Policy Directions 4.10 Provide employment land use designations for employment both within and outside of Employment Areas as defned in the PPS 2024 4.11 Provide employment policies consistent with the PPS 2024 and cognisant of the City's Employment Land Studies and Economic Development Strategies, and any other applicable studies, to guide the consideration of the conversion of employment land uses to non- employment land uses 4.12 Provide policies consistent with the PPS 2024 and the Niagara Escarpment Plan with regards to the extraction of mineral aggregate 4.13 Identify a Strategic Employment area con- sistent with the Future Employment Area policies of the Niagara Ofcial Plan and the PPS 2024 direction for the long-term protection of employment lands. The delinea-tion of the Strategic Employment Area and associated policies will have regard to the compatibility between existing residential areas. 4.4 Agricultural Area Designations The existing Ofcial Plan policies support oppor- tunities for a sustainable local food system that includes local farmers markets, agri-tourism, Community shared Agriculture programs (CSAs), diversity of agricultural uses, educational and on farm experiences and community gardens. Prime Agriculture The intent of this designation is to protect prime agricultural lands and specialty crop lands (which are entirely covered by the Niagara Escarpment Plan and Greenbelt Plan. Permitted uses will be limited to agricultural uses, agriculture-related uses, and on-farm diversifed uses (the latter two uses to be subject to criteria established by the Province), all in accordance with the agricultural policies of Section 4.3 of the PPS 2024. The Provincial and Regional policies discourage non-agricultural uses in prime agricultural areas, and require the use of the Provincial minimum distance separation formulae for development proposals. Agricultural impact assessments can be required to support reviews. Lot creation would be limited to those reasons enabled through the means permitted by the PPS 2024: •For agricultural uses (the Regional Ofcial Plan includes a 40-hectare minimum lot area require- ment for both the severed and retained lots) •For agriculture-related uses •For a residence surplus to a farming operation (the only means for creating new residentiallots) •For public infrastructure, where the facility orcorridor cannot be accommodated through easements or another right-of-way •For legal or technical reasons There are two areas within the City that are not designated as prime agricultural lands in the Niagara Ofcial Plan: Niagara Parks Commission lands and an infrastructure block to the south of Our Niagara Falls Plan | Policy Directions Report 42 Page 295 of 377 the Sir Adam Beck Hydroelectric Station Reservoir, and the City’s own holding at the QEW inter- change at Sodom Road. The Region has applied an agricultural designation that provides broader policy permission than the Prime Agriculture designation. These two areas difer greatly from each other and would best be recognized through a specifc policy reference within the Prime Agriculture designation. Parkway Residential There is a legacy designation applying to resi- dential lands along the Niagara River Parkway, including a small portion of lands within the Urban Area (Niagara Falls). These lands will continue to be recognized within a designation, or potentially a special policy area, to remain consistent with the similar land use designations along the Parkway in the adjacent municipalities of Niagara-on-the-Lake and Fort Erie. Niagara Escarpment Plan The Niagara Ofcial Plan as well as the City’s current Ofcial Plan incorporate the Niagara Escarpment Plan by reference. In alignment with this project’s goal of streamlining and simplifying the overall length of Our Niagara Falls Plan (and downstream review time by staf in evaluating development applications on these lands), the recommendation is to apply the same approach in Our Niagara Falls Plan. Policy Directions 4.14 To protect and guide land use outside of the Urban Area Boundary through a Prime Agriculture or Parkway Residential desig-nation and to recognize the policies of the Niagara Escarpment Plan. 4.15 Update policies to be consistent with the PPS 2024 as it related to agricultural uses, agri- culture-related uses and on-farm diversifed uses. 4.16 To continue the Parkway Residential and Niagara Escarpment Plan designations through from the current Ofcial Plan. 4.17 Provide policy direction related to Agricultural Impact Assessments. 4.5 The Natural Heritage System Section 3.3.4 of this Report details how protecting signifcant key natural heritage features and key hydrological features is a key part of delivering a sustainable and resilient Niagara Falls. The core policy deliverable in Our Niagara Falls Plan is to ensure that environmental lands are identifed and protected using the best available data and scientifc analysis to support protection and enhancement. This will help ensure the continued development of Niagara Falls in a manner that builds the resilience of the City and implements the Climate Change Adaptation Plan. Core Environmental Lands This designation would apply to the key natural heritage features and key hydrologic features in a single designation. The intent of this designation is to preserve the lands in a natural state. Natural Heritage Overlay The intent of this overlay designation generally aligns with the Environmental Conservation Area designation and concept in the current City Ofcial Plan. Additional features outside of those features identifed for protection by the PPS 2024 will be covered by this overlay designation requiring a Subwatershed Study or Environmental Impact Study to identify the limits of the applicable feature. The science of the environmental study shall determine the limits of development. The designation underlying the overlay would only apply upon approval by Council of the applicable development application. Our Niagara Falls Plan | Policy Directions Report 43 Page 296 of 377 4.6 Land Uses Permitted in Multiple Land Use Designations Not every use may be appropriate in all circum- stances, such as in natural heritage or employment area designations (depending on context). Permitting specifc land uses across some or multiple land designations can simplify the development process for uses such as essential infrastructure or community facilities, including: 1 Parks, trails, and other active transportation facilities 2 Infrastructure, such as municipal roads, sewer and water services and stormwater manage- ment facilities 3 Emergency service facilities 4 Renewable energy systems 5 Public and private utilities 6 Educational facilities, such as elementary and secondary schools 7 Places of worship 8 Day care centres 9 Arts and cultural facilities core to fostering civic connection, such as libraries 10 Urban agriculture and alternative forms of food sales and delivery such as farmer’s markets and community pantries The policies will enable future Zoning to detail any permissions. Policy Directions 4.18 Recognize specifc land use permissions across multiple designations to support read- baility and simpler implementation of these uses through future zoning implementation. Our Niagara Falls Plan | Policy Directions Report 44 Page 297 of 377 5 Secondary Plans and Special Policy Areas There are lands within Niagara Falls where detailed policy direction already exists, or may be appro- priate to add, to ensure that the detailed policy direction is provided to guide development in key areas. 5.1 Secondary Plans Secondary Plans are detailed ofcial plan poli- cies applying to a focused, defned geographic area. There are a number of existing secondary plans in the Niagara Falls Ofcial Plan including: Garner South Secondary Plan, Grand Niagara Secondary Plan, Transit Station Secondary Plan, and Riverfront Community Plan. These lands are in various stages of development: some areas are fully built out, others are under construction, some are approved but construction is not occurring, and other studies are in process. The City is currently undertaking several second-ary plan processes and area-specifc studies as shown on the Secondary Plan and Special Study Areas map after the following page including: the Grassy Brook Secondary Plan and Ministry of Transportation/Greater Niagara General Hospital Area in the existing urban area; and the Northwest Secondary Plan and the Garner West Secondary Plans to establish new detailed planning policies for recently added urban lands. Further, second-ary plans are anticipated to be developed for the recently expanded urban area south of the new South Niagara Hospital lands. Policy Directions 5.1 Review existing Secondary Plans to eliminate any duplication with new “main” policies in Our Niagara Falls Plan. 5.2 Where lands within a secondary plan have been largely developed or built out, consoli-date those lands into the “main” policies and mapping in Our Niagara Falls Plan. 5.3 Where lands within a secondary plan are unbuilt, consolidate those lands and policies into as streamlined a policy framework to reduce the length of Our Niagara Falls Plan and rely on the “main” policies. 5.4 Establish criteria in Our Niagara Falls Plan to guide the secondary plan process for future secondary plan areas (existing studies shall be completed on their current basis). One will be required for lands in the recently expanded urban area south of the new South Niagara Hospital, and one will be recommended prior to permitting any redevelopment of the Marineland site. 5.5 A new schedule showing all areas of the City which are subject to Secondary Plans be added to the new Plan rather than the current approach of showing these areas on Schedule A of the Ofcial Plan (Future Land Use). 5.6 Identify any additional areas of the City that would beneft from the establishment of a secondary or Neighbourhood Plan. 5.7 Other single sites or collections of smaller sites with redevelopment potential should also be required to proceed by way of a Neighbourhod Plan or other master planning exercise. Our Niagara Falls Plan | Policy Directions Report 45 Page 298 of 377 5.2 Neighbourhood Plans There are other areas in the City that might beneft from a coordinated approach to development or redevelopment, but without the need for a full range of technical studies. Areas of interest could be as simple as coordinating site access or servi- cing needs, or addressing a particular design or context-specifc planning issue. These other sites would be required to proceed by way of a focused study—proposed to be called a Neighbourhood Plan. Such studies ensure some element of coordination occurs to both compensate for and eliminate further fragmentation of lots through redevel- opment. It is an appropriate tool where legacy development permissions exist. A list of potential sites would be identifed in preparing the frst draft of Our Niagara Falls Plan and refned throughout the engagement process. Policy Directions 5.8 Identify development and redevelopment locations where a neighbourhood plan is appropriate as part of Council review of development applications. One such example is the current Greater Niagara General Hospital Site, plus adjacent development lands in public ownership. 5.3 Special Policy Areas Section 8 of the Niagara Ofcial Plan identifes ten areas within Niagara Falls that are subject to “site specifc policies” which could be carried forward into Our Niagara Palls Plan, where applicable (refer to the Special Policy Areas map after the following page). The City’s existing Special Policy Areas shall be reviewed for their continued relevance and whether it is necessary to retain the policies within Our Niagara Falls Plan. It is this project’s objective to streamline and simplify the City’s policy plan-ning framework, providing more fexibility within its policies and reducing the need for special policy area designations in the future. Potential additional policies may be required as the writing of Our Niagara Falls Plan advances and continued review of individual sites or neighbour- hoods identifes existing issues to address. Policy Directions 5.9 Incorporate site-specifc policies to be retained or added based on review of the Niagara Ofcial Plan and the current City Ofcial Plan. 5.10 Provide fexibility throughout Our Niagara Falls Plan and minimize the need for special policy area designations or amendments to make minor variations to policy where development ultimately meets the overall intent and vision of the Plan. Our Niagara Falls Plan | Policy Directions Report 46 Page 299 of 377 Garner SouthSecondary Plan Grand NiagaraSecondary Plan RiverfrontSecondary Plan Transit StationSecondary Plan Marineland Chippawa Grassy BrookSecondary Plan NorthwestSecondary Plan Garner WestSecondary Plan Greater Niagara GeneralHospital Site and SurplusMTO Lands South Niagara Falls HospitalRegional Growth Centre City of Niagara Falls Garner South Secondary Plan Grand Niagara Secondary Plan Riverfront Secondary Plan Transit Station Secondary Plan Marineland Chippawa Grassy Brook Secondary Plan Northwest Secondary Plan Garner West Secondary Plan Greater Niagara General Hospital Site and Surplus MTO Lands South Niagara Falls Hospital Regional Growth Centre City of Niagara Falls ¯ OP Secondary Plans OP Secondary Plans - In Progress Future Secondary Plan Areas Future Comprehensive Development PlanNeighbourhood Plan All of the Secondary Plans within the City of Niagara Falls Our Niagara Falls Plan | Policy Directions Report 47 Page 300 of 377 8.5.2 8.5.7 8.5.1 8.5.3 8.5.4 8.5.8 8.5.10 8.5.6 8.5.5 8.5.9 N i a g a r a R i v e rN i a g a r a R i v e r U N I T E D S TAT E S O F A M E R I C AU N I T E D S TAT E S O F A M E R I C A C I T Y O F W E L L A N DC I T Y O F W E L L A N D C I T Y O FC I T Y O F T H O R O L DT H O R O L D T O W N O F F O R T E R I ET O W N O F F O R T E R I E T O W N O F N I A G A R A - O N - T H E - L A K ET O W N O F N I A G A R A - O N - T H E - L A K E C I T Y O F P O R T C O L B O R N EC I T Y O F P O R T C O L B O R N E City of Niagara Falls, © City of Niagara Falls 8.5.2 8.5.7 8.5.1 8.5.3 8.5.4 8.5.8 8.5.10 8.5.6 8.5.5 8.5.9 N i a g a r a R i v e rN i a g a r a R i v e r U N I T E D S TAT E S O F A M E R I C AU N I T E D S T A T E S O F A M E R I C A C I T Y O F W E L L A N DC I T Y O F W E L L A N D C I T Y O FC I T Y O F T H O R O L DT H O R O L D T O W N O F F O R T E R I ET O W N O F F O R T E R I E T O W N O F N I A G A R A - O N - T H E - L A K ET O W N O F N I A G A R A - O N - T H E - L A K E CC II TT YY OO FF PP OO RRTT CC OO LL BB OO RR NN EE City of Niagara Falls, © City of Niagara Falls ¯ Site-Specific Policies Site-Specifc Polices as identifed in the Regional Ofcial Plan Our Niagara Falls Plan | Policy Directions Report48 Page 301 of 377 6 Implementation Items Our Niagara Falls Plan will contain a set of poli-cies that enable the use of a range of tools for its implementation or support ongoing monitoring and updates to land use policy. 6.1 Enabling By-laws By-laws are legislative tools that municipalities can use to carry out the vision, goals, and objectives of the Ofcial Plan. These by-laws facilitate the technical aspects of land use functions, including specifc use and built form requirements across the City. Our Niagara Falls Plan will continue to enable the following planning tools: •Zoning by-law, including Holding provisions •Conditional zoning (to enable some minimumstandard should the Province deliver on long- awaited regulations here) •Delegated approval by-law, to enable the future passage of a by-law to enable identifed staf to approve select minor zoning by-law amendments •Interim Control By-law •Temporary Use By-law •Community Planning Permit By-law •Land Acquisition, Parkland Dedication By-law, and Parks Master Plan reporting 6.2 Development and Administrative Policies Development policies typically facilitate individual developments or proposals on an individual lot and related processes such as site plan control. Our Niagara Falls Plan will build on the existing policy framework to ensure the latest policy, legislation, and best practice policy direction is in place to enable the following: •Site-specifc Ofcial Plan Amendments, including criteria to evaluate Settlement Area Boundary Expansions (privately- and publicly initiated) •Legal Non-conforming Uses, buildings and structures •Site Plan Control •Consents (Severances) •Plans of Subdivision, Plans of Condominium and Part Lot Control •Community Improvement Plans •Community Beneft Charges •Inclusionary Zoning •Development Charges •Maintenance and Occupancy Standards, includ- ing Demolition Control •Complete application requirements (including encouragement of pre-application reviewmeetings) •Alternative notice procedures •Delegated approval policies (e.g., technicalby-law approvals to be completed by staf) •Monitoring and updating procedures Our Niagara Falls Plan | Policy Directions Report 49 Page 302 of 377 6.3 Defnitions Policy defnitions which relate to planning in Ontario come from a variety of sources. Some terms must be consistent with Provincial policy and legislation, while others have local or even site-specifc context to consider. Instead of a defnitions section, users can refer to the relevant defnition included in Provincial policy and plans, as relevant and as appropriate. Sources of information include the PPS 2024, Niagara Escarpment Plan and Planning Act. In certain cases, call out boxes which do not form part of the policies of the plan may be used to explain commonly used terms and concepts and support the interpretation and implementation of the plan. In other cases, it may be appropriate to refer to a generally accepted dictionary such as The Oxford English Dictionary. The overall goal for Our Niagara Falls Plan is that the document is shorter and more streamlined than the current document, and that the number of ofcial plan amendments being required is to be reduced. The recommendation at this time is to leverage and make reference to those other docu- ments as the source for defnitions. This keeps the length of the new plan short, and will avoid subse- quent amendments for when the Province makes changes to those upper-level documents. Policy Directions 6.1 Continue forward policies enabling the use of the full suite of common implementing by-laws. 6.2 Continue forward and add new policies (as appropriate) enabling the use of the full suite of common administrative policies and procedures, with updates for editorial con-sistency or to recognize changes in Provincial legislation and policy. 6.3 Introduce new monitoring and reporting policies on a range of issues. 6.4 Instead of a defnitions section, direct users to refer to the relevant defnition included in Provincial policy and plans, as relevant and as appropriate. Sources of information include the PPS 2024, Niagara Escarpment Plan and Planning Act. Our Niagara Falls Plan | Policy Directions Report 50 Page 303 of 377 A Appendix: List of Policy Directions 3 Building a Successful City –A Vision and Five Big Moves for Niagara Falls 3.1 Provide a planning horizon of 2051 in Our Niagara Falls Plan. Longer-term planning is possible for matters such as infrastructure, public service facilities, strategic growth areas and employment lands (PPS 2024). 3.2 Provide a schedule that shows which parts of Niagara Falls should be the focus for intensifcation through redevelopment. Maintain the current greenfeld development target of 53 persons and jobs per hectare, and carry forward the density target for the South Niagara Falls Hospital Regional Growth Centre of 100 persons and jobs per hectare (1993 OP). 3.3 Increase the minimum density target for Downtown Niagara Falls to 150 person and jobs per hectare (PPS 2024). 3.4 Maintain the Regional intensifcation target of 50% (2022 ROP). 3.5 Plan for household targets developed through the design of the South Niagara Wastewater Treatment Plant, fgures agreed upon by the City and Region. This would be 38,500 net new dwelling units: 22,898 new units draining to that Plant, and over 15,000 dwelling units elsewhere in Niagara Falls. This is an increase from the 20,220 units fore- casted through the 2022 work. 3.6 Plan for a serviced population target of between 141,650 or more to 2051. 3.7 Plan for an employment target of 73,110 to 2051. 3.8 Implement the settlement area boundary identifed in the Niagara Ofcial Plan. 3.9 Establish a policy framework to consider Settlement Area Boundary expansions imple- menting the PPS 2024 and additional local considerations. 3.10 Provide for pre-zoning to reduce fnancial risk (for all parties) in redevelopment proposals that deliver on the vision of Our Niagara Falls Plan, ensuring any such permissions support compatible development. 3.11 Provide for policy fexibility within existing buildings or cultural heritage resources to enable conservation and reuse of existing buildings. 3.12 Carry forward and update as appropriate the housing policies updated through the 2022 Housing Directions Strategy ofcial plan amendment (with editorial updates to harmonize language across Our Niagara Falls Plan). 3.13 Develop a target for overall housing mix by density type, form and afordability, using Regional input and results of the 2022 Housing Directions Strategy refreshed with current data and trends (2022 ROP). 3.14 Continue to encourage developers to provide afordable housing within individual applica- tions and provide a framework within which to defne the City’s approach to include afordable housing. 3.15 Provide an outline for continued monitoring of the City’s housing market to support any updates to policy or future incentive programs. 3.16 Provide for improved pollution prevention and food protection in Strategic Growth Areas as part of facilitating redevelopment in the Strategic Growth Areas. Our Niagara Falls Plan | Policy Directions Report 51 Page 304 of 377 3.17 Provide for consideration of existing and planned infrastructure to best optimize the City’s existing facilities to support continued growth. 3.18 Provide policy direction for rainwater collec- tion and usage to support environmental and community design objectives (including that supporting infrastructure is not part of the Natural Heritage System). 3.19 Protect infrastructure corridors for those uses and include policy to guide development proposals adjacent to those corridors. 3.20 Introduce a policy basis for a servicing alloca- tion system to manage limited infrastructure capacity and support for infrastructure planning to ensure prudent fnancial and life cycle planning occurs for new infrastructure, in alignment with recent Provincial changes around the timeliness of development approvals. 3.21 Ensure that source water protection policies remain in conformity with updated regional- scale source protection planning. 3.22 Carry forward both existing secondary plan and the Niagara Ofcial Plan policies related to infrastructure and servicing in Our Niagara Falls Plan, with any updates as appropriate, to ensure that development and access to Regional services occurs in a timely manner which does not hinder other development or cause undue fnancial risk to the City. 3.23 Introduce phasing policies for settlement areas boundary expansions to ensure that development aligns with the provision of appropriate infrastructure and public service facilities. 3.24 Update the vision and objectives for planning and protecting road corridors, including any dimension or design requirements emerging from the ongoing Transportation Master Plan and Trails and Active Transportation Master Plan projects. 3.25 Incorporate Niagara Region’s Transportation Master Plan and Regional right-of-way dimensions and design policies to support the Region’s needs to protect and provide for a Regional road network. 52 3.26 Protect major goods movement facilities and corridors with relevant criteria in the Niagara Ofcial Plan to guide application or design reviews in those areas. 3.27 Incorporate the policies of the Region’s Strategic Cycling Network Plan,Niagara Bikeways Master Plan, and the City’s Trails and Active Transportation Master Plan (upon approval) to support these active transporta-tion and tourism development goals. 3.28 Provide direction to increase road and pathway connections in new and existing areas through new development. 3.29 Provide for building a well-connected system of multi-use trails (of-street, and on-street where necessary) to provide greater travel choice for all ages and abilities. This includes separation and protection of pedestrians and cyclists from cars and trucks where possible. 3.30 Support the future creation of Niagara Falls- specifc Complete Streets guidelines. 3.31 Prioritize density and transportation infra- structure development near existing and planned local transit stops and stations to support ridership, connectivity to inter- regional transit and overall system viability (PPS 2024, ROP 2022). 3.32 Include frst- and last-mile design guidance to enhance connections with the public transit system across the entire network. 3.33 Provide design guidance around accessibility in the public realm, including universal design requirements to support movement for all residents, for transit-supportive design direc-tion in development applications and public works projects. 3.34 Provide policy to ensure that street-level activity and animation is provided in develop- ment where infrastructure to move people is provided above or below grade. 3.35 Incorporate the City’s Transportation Demand Management strategies in Our Niagara Falls Plan. This will include, and is not limited to, policy on where reduced or eliminated minimum parking requirements are appropri-ate. This includes Downtown Niagara Falls at Our Niagara Falls Plan | Policy Directions Report Page 305 of 377 a minimum, which as a Major Transit Station Area is an area where minimum parking requirements cannot be provided per Bill 185 amendments to the Planning Act. 3.36 Encourage walkways, sidewalks, trails, green- way connections and links to transit stops and major corridors in all developments, and continued development of a well-connected, of-street system of multi-use trails that brings green space to people. 3.37 Address services such as e-scooters and bike share with policy and development standards in consideration of limited space available in some of the city’s busiest corridors. This could also come with a requirement for further study to detail how these corridors could be designed to move more people in the same space. 3.38 Monitor, assess and support the potential of new and emerging technologies (e.g. electric vehicles, autonomous vehicles, and/or drone delivery) related to mobility as inputs to decisions on transportation infrastructure. 3.39 Include policies for specifc areas and build- ing types to encourage intensifcation in appropriate locations (with discussion on the appropriate transects of heights and massing detailed in Section 3.4 of this Report). 3.40 Protect key natural heritage and key hydro-logic features and associated bufers, using Provincially identifed features as a starting point for base environmental mapping and supplementing areas for study using the Niagara Ofcial Plan. 3.41 Prohibit development and site alteration in core features being key natural heritage and key hydrologic features identifed in the PPS 2024 and Niagara Escarpment Plan. 3.42 Include criteria within policy for determining the signifcance of natural feature types, other than those features for which sig- nifcance is determined through Provincial methods. 3.43 Support a resilient urban tree canopy through the retention of non-signifcant woodlands and other treed features through develop- ment considerations. Special guidance should also be provided in classifying the category of “Cultural and Regenerating Woodlands.” 3.44 Promote as a priority, the preservation of the city’s natural features and areas in situ as an integrated part of land development, rather than being removed and replaced in a difer- ent location. 3.45 Provide a framework for compensation for removal of specifed natural heritage features not otherwise protected through development. 3.46 Provide for the protection of additional linkages identifed through the completion of Subwatershed Studies or Environmental Impact Studies. 3.47 Provide policy fexibility for essential infrastructure for which an Environmental Assessment has been completed or which are required as a condition of approval under the Planning Act for location in the Natural Heritage System. 3.48 Permit existing agricultural uses to continue in the Natural Heritage System (PPS 2024). 3.49 Restrict development and site alteration in or near sensitive surface water features and sensitive ground water features such that these features and their related hydro-logic functions will be protected, improved or restored, which may require mitigative measures and/or alternative development approaches (PPS 2024). 3.50 Identify elements of the Natural Heritage System outside of key natural heritage and key hydrologic features as an overlay and require an environmental study prior to permitting development. 3.51 Include a defnition of adjacent lands to defne study areas. 3.52 Include the latest mapping policies from source water protection plans and Niagara Peninsula Conservation Authority of key hydrologic areas and resources, including areas of signifcant and/or sensitive ground- water recharge, areas of surface water contributions and ecologically Signifcant Groundwater Recharge Areas. Our Niagara Falls Plan | Policy Directions Report 53 Page 306 of 377 3.53 Provide design guidelines that address 3.61 Defne clear policies for transition between environmental design considerations such as heat islands (urban areas with higher temper- atures, typically caused by heat-absorbing buildings, roads, and other hard surfaces), rainwater collection and use, growing food and other urban agricultural uses, plant- ing native plant species or drought- and salt-tolerant species, and site and subdivision layouts to improve environmental perform- ance and overall resiliency. 3.54 Encourage the use of green building cer- tifcation/rating systems to reduce energy consumption, support energy efcient building design and practices, and ensure a resilient built form that can respond to the impacts of a changing climate. 3.55 Encourage low impact development (LID) techniques and green infrastructure develop- ment to increase rainwater infltration, and support evapotranspiration and fltration of water. 3.56 Support the identifcation of a tree canopy target for the City through an Urban Forest Management Plan and other natural herit- age targets, in accordance with the Niagara Region Watershed Plans and the City's Climate Change Adaptation Plan. 3.57 Include policy which supports Emergency Preparedness Planning with respect to development, infrastructure, and systems to ensure access basic needs are designed in a way that mitigates the impacts of climate change and related extreme weather events. 3.58 Prioritize infrastructure design, location and maintenance around vulnerability for cli- mate-change related consequences. 3.59 Enable renewable energy and district energy facilities that reduce greenhouse gas emissions. 3.60 Include strong urban design policies to apply at a City-wide scale and location-specifc scales (e.g., Downtown Niagara Falls, new nodes and corridors, or potentially individual designations) that address compatibility, con-nectivity, legibility, sustainable urban form, and preservation. high-intensity and low-density areas to mitigate impacts on surrounding commun- ities, creating a height strategy based on a transect that refects Niagara Falls urban structure. 3.62 Include policies emphasizing protecting and providing for gateways and landmarks in the City, such as existing natural features, tourist centres and civic buildings. 3.63 Include policies that allows for view corri-dors to be identifed for protection, such as toward and along the Niagara River. 3.64 Develop criteria for evaluating the compat-ibility of new developments, including considerations for scale, shadowing, wind, and noise impacts including: •Utilizing Floor Space Index to support urban design policy. •The use of both storeys and metres in addressing building height (with fexibil- ity provided to support the context of a development site). •Density calculations for key policy areas avoiding duplication to deliver on fexible and streamlined policies (per the PPS 2024, gross hectare in designated growthareas/greenfeld contexts, and net hectare in a Strategic Growth Area/intensifcation context). •The removal of employment lands density (no longer required through PPS 2024). 3.65 Provide fexibility in interpreting form and density standards (as done in other muni- cipalities) to not require an ofcial plan amendment where the overall vision of Our Niagara Falls Plan is met in a development. 3.66 Provide for compliance with the Accessibility for Ontarians with Disabilities Act (AODA) in development (or higher, for public facilities). 3.67 Encourage integrating (co-design and co-de- livery) other uses into community facilities, such as housing, to deliver on other corpor- ate and civic goals. Our Niagara Falls Plan | Policy Directions Report 54 Page 307 of 377 3.68 Encourage service providers and community amenities to be provided in Strategic Growth Areas (PPS 2024). 3.69 Provide policy incentives such as additional height or density where community facilities are included in mixed-use developments and redevelopment projects. 3.70 Protect existing community facilities in redevelopment projects. 3.71 Include policies that encourage public art in both public and private developments in publicly accessible areas and near high-trafc development. 3.72 Include policies that support an accessible, animated, equitable, high quality and varied hierarchy of park spaces to promote a healthy community and foster a strong sense of place across various service levels. 3.73 Provide for environmental enhancement of parks and open spaces that connect with the Natural Heritage System. 3.74 Provide policy direction for developer-built urban park typologies, such as Strata Parks and Privately Owned Publicly Accessible Spaces (POPS). These parks spaces are to be secured through legal agreements to ensure ongoing public access, as well as setting design and long-term maintenance standards. 3.75 Provide policy direction to supporting upgrading and enhancing existing parks and community facilities to improve quality, distribution, equity, and accessibility of these key community assets. 3.76 Develop city-wide public realm design guide- lines and park provision standards (i.e., what facilities should go into the various types of parks), to be expanded upon in a future study. 3.77 Provide criteria to support identifying cultural heritage resources, for listing individual prop-erties and providing a process for their review and either designating or de-listing under Part IV (individual) and Part V (Heritage Conservation District) of the Ontario Heritage Act, to be completed prior to January 2026. 3.78 Provide additional design guidance for historical neighbourhoods to ensure redevelopment in these areas maintains and enhances community character. 3.79 Provide support and fexibility for redevel- opment of cultural heritage resources to support adaptive reuse as a primary develop- ment objective. 3.80 Provide for continued collaboration with key agency partners and property owners (Metrolinx, Niagara Parks Commission, Niagara Region, Niagara Peninsula Conservation Authority, Ontario Power Generation, Parks Canada) on development matters. 3.81 Provide policy recognition of Niagara Parks lands, and the unique cultural landscape that is Niagara River Parkway and Queen Victoria Park and its moraine. 3.82 Require enhanced physical and visual con- nection between City lands and Niagara Parks Commission lands with heritage sensitivities. 3.83 Provide clarity on the interests and involve-ment of Indigenous Communities in cultural heritage and archaeological matters, con- sistent with the PPS 2024, and provide support for the preparation of a consultation protocol with Indigenous Communities. 3.84 Carry forward archaeological policies from the Niagara Ofcial Plan, as applicable, and consider a future study for refnement of associated data. 3.85 Provide for two employment designations: one that shelters under the PPS 2024 pro-tections for core employment lands, and a second that covers other areas where a greater range of job-generating uses can be provided. There may also be a beneft in providing an additional designation or special policy areas that recognize areas of high employment concentrations. Our Niagara Falls Plan | Policy Directions Report 55 Page 308 of 377 3.86 Include retail, ofce and community uses in mixed-use designations to ensure space is available for population-related jobs. 3.87 Provide opportunities for a broad range of uses around the falls, and not necessarily solely tourism uses. The planned function and form for this area will be reviewed in prepar- ing Our Niagara Falls Plan. 3.88 Provide policy fexibility for temporary or “pop-up” uses supporting culture, social interaction and economic growth, includ-ing potential guidance on how licensing or zoning requirements could work or be relaxed. 3.89 Identify new retail nodes and new types of retail formats in all areas of the City. These areas should also include food and other ser- vices which support residential populations to promote complete communities. 3.90 Provide policies to guide the review of appli- cations to remove lands from employment areas or employment use permissions from employment lands. 3.91 Provide compatibility policies for employ-ment uses and sensitive land uses to avoid (or, if not possible, minimize or mitigate) adverse impacts from or upon employment and agricultural uses. 3.92 Limit permissions on agricultural lands to agricultural uses, temporary farm accommo- dation, agriculture-related uses and on-farm diversifed uses (PPS 2024, 2022 ROP). 3.93 Provide policy fexibility to support the creation and delivery of local food within the City. Our Niagara Falls Plan | Policy Directions Report 56 Page 309 of 377 4 Land Use Designations 4.1 An 'Existing Neighbourhoods' designation may include: •Residential, neighbourhood facilities and supportive commercial uses. •A variety of built forms from low to high-rise. •A range of density targets and designcriteria with Plan amendments wherehigher density forms are proposed outside of Strategic Growth Areas. 4.2 A 'Major Institutional' designation may rec- ognize wide scale institutional uses and large scale additional needs housing and recrea- tional and cultural facilities. A Health Services Overlay for lands adjacent from hospitals could apply to recognize adjacent medical- related uses. 4.3 A 'Parks' designation may recognize large community parks to ofer long term protec- tion and to integrate with the green lands connections discussed in 3.3.3. 4.4 Recognize certain specifc uses across a range of designations (e.g., minor institu- tional (public schools and places of worship), subject to criteria. 4.5 Consider locational criteria for the placement of schools (based on such things as exist- ing roads or proximity to parks or natural features). 4.6 Introduce Strategic Growth Area designations that identify Districts, Nodes and Corridors and identify the uses and development appropriate within those designations. 4.7 Focus high intensity development within a Tourist District designation with regard to design, densities and building heights as well as transitions that supports compatibility with low density neighbourhoods adjacent to the District. 4.8 Guide development of the Marineland Tourist District through a secondary plan process to ensure servicing, phasing and land use compatibility matters are addressed in addition to the appropriate mix of uses, signifcant natural heritage protections and function of the block as a tourism generator. 4.9 Identify heights and mixed lands uses within a Mixed Use Corridors and Nodes designa- tion in relation to road category and transit services. 4.10 Provide employment land use designations for employment both within and outside of Employment Areas as defned in the PPS 2024 4.11 Provide employment policies consistent with the PPS 2024 and cognisant of the City's Employment Land Studies and Economic Development Strategies, and any other applicable studies, to guide the consideration of the conversion of employment land uses to non- employment land uses 4.12 Provide policies consistent with the PPS 2024 and the Niagara Escarpment Plan with regards to the extraction of mineral aggregate 4.13 Identify a Strategic Employment area con- sistent with the Future Employment Area policies of the Niagara Ofcial Plan and the PPS 2024 direction for the long-term protection of employment lands. The delinea- tion of the Strategic Employment Area and associated policies will have regard to the compatibility between existing residential areas. 4.14 To protect and guide land use outside of the Urban Area Boundary through a Prime Agriculture or Parkway Residential desig- nation and to recognize the policies of the Niagara Escarpment Plan. 4.15 Update policies to be consistent with the PPS 2024 as it related to agricultural uses, agri- culture-related uses and on-farm diversifed uses. 4.16 To continue the Parkway Residential and Niagara Escarpment Plan designations through from the current Ofcial Plan. 4.17 Provide policy direction related to Agricultural Impact Assessments. Our Niagara Falls Plan | Policy Directions Report 57 Page 310 of 377 4.18 Recognize specifc land use permissions across multiple designations to support read- baility and simpler implementation of these uses through future zoning implementation. Our Niagara Falls Plan | Policy Directions Report 58 Page 311 of 377 5 Secondary Plan and Special Policy Areas 5.1 Review existing Secondary Plans to eliminate any duplication with new “main” policies in Our Niagara Falls Plan. 5.2 Where lands within a secondary plan have been largely developed or built out, consoli-date those lands into the “main” policies and mapping in Our Niagara Falls Plan. 5.3 Where lands within a secondary plan are unbuilt, consolidate those lands and policies into as streamlined a policy framework to reduce the length of Our Niagara Falls Plan and rely on the “main” policies. 5.4 Establish criteria in Our Niagara Falls Plan to guide the secondary plan process for future secondary plan areas (existing studies shall be completed on their current basis). One will be required for lands in the recently expanded urban area south of the new South Niagara Hospital, and one will be recommended prior to permitting any redevelopment of the Marineland site. 5.5 A new schedule showing all areas of the City which are subject to Secondary Plans be added to the new Plan rather than the current approach of showing these areas on Schedule A of the Ofcial Plan (Future Land Use). 5.6 Identify any additional areas of the City that would beneft from the establishment of a secondary or Neighbourhood Plan. 5.7 Other single sites or collections of smaller sites with redevelopment potential should also be required to proceed by way of a Neighbourhod Plan or other master planning exercise. 5.8 Identify development and redevelopment locations where a neighbourhood plan is appropriate as part of Council review of development applications. One such example is the current Greater Niagara General Hospital Site, plus adjacent development lands in public ownership. 5.9 Incorporate site-specifc policies to be retained or added based on review of the Niagara Ofcial Plan and the current City Ofcial Plan. 5.10 Provide fexibility throughout Our Niagara Falls Plan and minimize the need for special policy area designations or amendments to make minor variations to policy where development ultimately meets the overall intent and vision of the Plan. Our Niagara Falls Plan | Policy Directions Report 59 Page 312 of 377 6 Implementation Items 6.1 Continue forward policies enabling the use of the full suite of common implementing by-laws. 6.2 Continue forward and add new policies (as appropriate) enabling the use of the full suite of common administrative policies and procedures, with updates for editorial con- sistency or to recognize changes in Provincial legislation and policy. 6.3 Introduce new monitoring and reporting policies on a range of issues. 6.4 Instead of a defnitions section, direct users to refer to the relevant defnition included in Provincial policy and plans, as relevant and as appropriate. Sources of information include the PPS 2024, Niagara Escarpment Plan and Planning Act. Page 313 of 377 Page 314 of 377 Housing Target Progress C o u n c i l P r e s e n t a t i o n | F e b r u a r y, 2025 Page 315 of 377 A GREAT CITY…FOR GENERATIONS TO COME City Efforts to Address Housing Purpose •Speeding up the processing of applications. o Cityview o Development staff are processing applications within timelines. •Regulation – new Official Plan, new secondary plans to provide more developable land. •Potential to develop 35,904 new housing units by 2051. •Direct investment in housing (Park Street, GNGH/MTO lands, and examining surplus City lands to create more housing opportunities)Page 316 of 377 A GREAT CITY…FOR GENERATIONS TO COME Housing Target Progress 2023 vs. 2024 2024 20232023 CMHC Recorded Housing Starts 2023 City Recorded Housing Starts* 2023 CMHC Recorded Housing Completions 2024 CMHC Recorded Housing Starts (December 31st) 2024 City Recorded Housing Starts (footing inspections) 2024 CMHC Recorded Housing Completions Single Family Detached 59 92 150 55 62 52 Semi Detached 8 14 26 8 6 6 Town Houses 189 274 264 112 99 287 Apartment Units 133 136 150 50 50 158 Total Housing Units 389 516 590 225 217 503 Housing Target (2023 Modified Target: 589 units) Provincial Reporting (Amended) City Reporting 2024 Provincial Housing Target (Modified Target: 667 units) Provincial Reporting City Reporting (footing inspections & building permit data) Housing Starts 389 516 225 225 (CMHC number) Long Term Care Beds 0 0 288 288 Conversions Additional Dwelling Units 37 37 101 Other Residential units created through renovations 45 45 49 29 Total New Residential Units Created 471 598 562 643 Progression Towards Provincial Housing Target 80%102%84% Provincial website reports 72% (as of Oct 31, 2024) 96%Page 317 of 377 A GREAT CITY…FOR GENERATIONS TO COME Next Steps •Continue to engage with the Province. •Ensure that 7280 Lundy’s Lane which converted from a hotel to a 122 unit rental building is accounted for in Provincial housing target reporting. •Make further investments in the provision of affordable housing. o Park Street, GNGH/MTO lands (14 hectares/35 acres in size) and seek other opportunities for private/public partnerships.Page 318 of 377 1 Heather Ruzylo Subject:RE: [EXTERNAL]-Fly the Flag on April 2, 2025, for World Autism Day From: Erika Luoma <erika.luoma@autismontario.com> Sent: Tuesday, February 11, 2025 3:02 PM To: Clerk <clerk@niagarafalls.ca> Subject: [EXTERNAL]-Fly the Flag on April 2, 2025, for World Autism Day Dear Office of the City Clerk, Autism Ontario is a charitable organization founded in 1973, and we are privileged to support the autism community of Niagara Falls. We have more than 50 years of supporting, representing, and advocating for all autistic individuals across the province regardless of race, ethnicity, income, religion, gender identity, or sexual orientation. Join Autism Ontario as we Celebrate the Spectrum this upcoming World Autism Day by flying your flag for our “Fly the Flag” campaign and formally proclaiming April 2, 2025, as World Autism Day. This is an excellent opportunity for your municipality to show support for autistic individuals across Ontario and in your communities. Thank you again for purchasing a flag last year. We appreciate your support! This year we have launched a shop where additional items may be purchased: https://celebratethespectrum.com/shop/ What is Celebrate the Spectrum? Celebrate the Spectrum is our campaign for World Autism Day celebrations. It is an opportunity for positive action to provide spaces of support and advocacy for our diverse communities while learning about autism, and how we can all make our communities better for autistic individuals. Our campaign theme is tie-dye, symbolizing the beautiful uniqueness and individuality of every autistic person. Celebrate the Spectrum unites families, schools, communities, businesses, government, and professionals in recognizing World Autism Day by celebrating autistic people and bringing to light the systemic barriers that must be removed to create a more supportive and inclusive Ontario. We are always available to help with resources and ideas on how you can get involved. Let’s come together and embrace our diversity, exploring endless possibilities in every pattern! Let us know if you will be flying the flag! Register your municipality here. I can be reached via email or at the telephone number below. Thank you for your time and I look forward to connecting with you soon. With appreciation, Erika Luoma Fund and Volunteer Coordinator, Mom of an Autistic Adult autismontario.com 1179 King St. West, Suite 004 | Toronto, ON | M6K 3C5 T: 1-800-472-7789 ext. 223 | E: erika.luoma@autismontario.com Show your support for the autistic community. Page 319 of 377 2 Facebook | X | Instagram | LinkedIn **Pour les services en français, veuillez envoyer un courriel à melanie@autismontario.com.** CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Page 320 of 377 autismontario.com 1-800-472-7789 1179A King Street West, Suite 004, Toronto, ON, M6K 3C5 1179A rue King Ouest, bureau 004, Toronto (Ontario), M6K 3C5 A Proclamation on World Autism Day 2025 Whereas: World Autism Day is recognized on April 2, 2025, in Canada. Autism Ontario is one of the largest collective voices representing the autism community, and the work we do helps all autistic individuals and families in their communities have access to meaningful support, information, and connections — not only on April 2 but every day throughout the year. Whereas: Autism impacts more than 135,000 individuals in Ontario, representing 1 in every 50 Canadian children and youth. It not only influences the lives of autistics but also their friends, families, and communities. It's crucial for us to raise awareness, and acceptance, provide support and promote a more inclusive society. Whereas: Autism is a diverse spectrum that varies widely among individuals. Each person's experience with autism can change over time. This evolving journey highlights the uniqueness of every autistic individual, emphasizing the need for understanding and support tailored to their specific needs. Whereas: Autism Ontario is the leading source of information and referral on autism, and since 1973, has been providing support, information, and opportunities for thousands of families and individuals across the province. Whereas: Autism Ontario is devoted to raising public awareness about autism and addressing the everyday challenges faced by individuals with autism, their families, and the professionals who work alongside them. We urge everyone to recognize and celebrate the unique differences and needs of others, fostering an inclusive environment where all individuals can participate fully in activities and discussions. Together, we can create a society that values and includes everyone. Now Therefore: BE IT RESOLVED that I, (insert Mayor name or designate), do hereby recognize April 2 as World Autism Day while committing to embrace awareness and acceptance today and every day throughout the year. Dated at (municipality), Ontario this 2nd day of April 2025. Page 321 of 377 1 Heather Ruzylo From: Enzo De Divitiis <chair@prideniagara.com> Sent: Thursday, February 13, 2025 10:28 AM To: Carey Campbell <ccampbell@niagarafalls.ca> Subject: Re: [EXTERNAL]-Annual Pride Niagara Flag Ceremonies 2025 Good morning Carey, Thank you, I always appreciate your time and assistance 댭댪댮댫댬 Enzo -- Happy Pride! With advance gratitude Enzo De Divitiis He/him/his Pride Niagara Board of Directors chair@prideniagara.com ................................................. Pride Niagara Confidentiality Notice The information contained in this communication, including any attachments, may be confidential, is intended only for the use of the recipient(s) named above and may be legally privileged. If the reader of this message is not the intended recipient, you are hereby notified that any use, dissemination, distribution, disclosure or copying of this communication or any of its contents, is strictly prohibited. If you have received this communication in error, please re-send this communication to the sender and permanently delete the original and any copy of it from your computer system. From: Enzo De Divitiis <chair@prideniagara.com> Sent: Tuesday, February 11, 2025 11:02 PM Page 322 of 377 2 To: Carey Campbell <ccampbell@niagarafalls.ca>; Kristine Elia <kelia@niagarafalls.ca>; Sarah Conidi <sconidi@niagarafalls.ca> Subject: [EXTERNAL]-Annual Pride Niagara Flag Ceremonies 2025 Good morning, I Hope you’re doing well and your week is off to a great start! We are excited to let you know that planning for this year's Pride Niagara Festival is well under way! With the current political climate and rise in hate crimes targeting 2SLGBTQ+ communities, acknowledging our strengths as a community is key to our health and safety. For the 15th year, we invite each municipality to join our Annual Pride Flag raising on Monday June 2nd as part of this year’s Pride Niagara Festival! Pride Niagara requests that each municipalities Mayor (or council representative) raise the flag (as provided by Pride Niagara) Monday June 2nd. Alongside Pride Niagara representative, we ask each municipality to share words of support and acknowledgement to our 2SLGBTQ+ community. With this request we ask each municipality to deliver a statement of support during the opening remarks of their first June Council meeting. In support of Niagara’s 2SLGBTQ+ communities and Pride Niagara’s leadership with the development of positive and safer spaces, providing social connectivity, information and community outreach while spearheading local activism throughout the Niagara Region. As June is internationally recognized as Pride month, we greatly encourage each municipality to have the flag raised for the month of June, but we formally request the flag to be flown for a minimum of Niagara Pride week. (Saturday May 31st- Sunday June 8th) To coordinate flag raising across all municipalities on Monday June 2nd, our time request for Niagara Falls 2pm. Once the council’s participation, date and time are confirmed, Pride Niagara will announce your involvement in this year’s festival. We look forward to continuing building the tradition with each municipality and sincerely hope we can work together. Enzo -- Happy Pride! With advance gratitude Enzo De Divitiis He/him/his Pride Niagara Board of Directors chair@prideniagara.com Page 323 of 377 3 ................................................. Pride Niagara Confidentiality Notice The information contained in this communication, including any attachments, may be confidential, is intended only for the use of the recipient(s) named above and may be legally privileged. If the reader of this message is not the intended recipient, you are hereby notified that any use, dissemination, distribution, disclosure or copying of this communication or any of its contents, is strictly prohibited. If you have received this communication in error, please re-send this communication to the sender and permanently delete the original and any copy of it from your computer system. CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Page 324 of 377 Resolution: EOWC Support of Canadian and Ontario Governments’ Negotiations with the United States Government on Trade Tariffs Moved by: Corinna Smith-Gatcke, Warden of the United Counties of Leeds & Grenville Seconded by: Steve Ferguson, Vice-Chair, EOWC / Mayor of Prince Edward County Whereas the Canadian government is currently in negotiations with the United States (U.S.) government on their proposed 25% tariffs on Canadian goods exported to the U.S.; and Whereas Canada’s Prime Minister and Ontario’s Premier have outlined several plans to combat the impact that the proposed tariffs would have on Ontario which focus on strengthening trade between Ontario and the U.S. while bringing jobs back home for workers on both sides of the border; and Whereas the Canadian government has also outlined several ways to address the current relationship with the U.S. including establishing the Council on Canada-U.S. relations to support the federal government as it negotiates with the U.S. on tariffs; and Whereas trade between Ontario and the U.S. is very important to our residents and local economies, and requires all levels of government to work together in the best interest of those residents; and Whereas according to data from the Association of Municipalities of Ontario, across Ontario municipalities are expected to spend between $250 and $290 billion on infrastructure in the next 10 years; and Whereas Ontario municipalities have traditionally treated trade partners equally and fairly in all procurements in accordance with our established international trade treaties; and Whereas municipalities play a crucial role as part of the Team Canada approach to combat tariffs and support businesses in our procurement for capital and infrastructure programs; and Whereas there are trade barriers between Canadian provinces and territories. Therefore, be it resolved that the Eastern Ontario Wardens’ Caucus supports the Canadian and Ontario governments on the measures they have put in-place in response to the proposed U.S. tariffs on Canadian goods and ask that they take any and all measures to protect the interests of Ontario in any upcoming trade negotiations, and ensure municipalities are part of the coordinated Team Canada approach; And that the Canadian and Ontario governments remove any impediments to municipalities preferring Canadian companies and services for capital projects and other supplies; And that the Canadian and Ontario governments take action to remove trade barriers between provinces as a response to U.S. tariffs and support Canadian businesses; And that the Canadian and Ontario governments remove all legislative barriers that impact the ability to buy local, and indemnify municipalities should there be challenges to buying Canadian; And that the Canadian and Ontario governments continue to invest in infrastructure to provide stability, jobs, and support our communities’ social and economic prosperity over the long-term. Page 325 of 377 Be it further resolved, that copies of this motion be sent to: ● The Right Hon. Justin Trudeau, Prime Minister of Canada ● The Hon. Melanie Joly, Minister of Foreign Affairs ● The Hon. Nate Erskine-Smith, Minister of Housing, Infrastructure and Communities ● Doug Ford, Leader of the Progressive Conservative Party ● Marit Stiles, Leader of the Ontario New Democratic Party ● Bonnie Crombie, Leader of the Ontario Liberal Party ● Mike Schreiner, Leader of the Ontario Green Party ● Ontario’s Minister of Economic Development, Job Creation and Trade ● Ontario’s Minister of Municipal Affairs and Housing ● Rebecca Bligh, President, FCM and Councillor, City of Vancouver ● Robin Jones, President, AMO and Mayor of Westport ● Christa Lowry, Chair, Rural Ontario Municipal Association ● Jeff Leal, Chair, Eastern Ontario Leadership Council ● John Beddows, Chair, Eastern Ontario Mayors’ Caucus ● All regional Members of Canadian Parliament ● All candidates running as Ontario Members of Parliament ● All of Ontario’s municipalities for their support Carried Chair Bonnie Clark, EOWC February 10, 2025 Page 326 of 377 Page 327 of 377 February 19, 2025 The Right Honourable Justin Trudeau Prime Minister of Canada House of Commons Ottawa, ON K1A 0A6 Sent via email: justin.trudeau@parl.gc.ca Re: Tariffs Our File 35.11.2 Dear Prime Minister Trudeau, At its meeting held on February 10, 2025, St. Catharines City Council approved the following motion: WHEREAS at the Niagara borders, 9.1 million people crossed into the US from Canada, and 9.3 million people crossed from the US into Canada; and WHEREAS a total of $119.5 billion in goods transited the borders in Niagara: $57.8 billion were exports to the US, and $61.6 billion were imports to Canada; and WHEREAS Niagara borders with the US accounted for 11.4% of total goods traded between Canada and the US; and WHEREAS Premier Doug Ford has stated the proposed tariffs could cost Ontario 500,000 jobs; and WHEREAS Ontario's upcoming Fortress Am-Can plan aims to bolster trade between Ontario and the U.S., highlighting key priorities such as national security, creating integrated and secure electricity grids, developing critical mineral supply chains, and advancing manufacturing supply chains and increased employment opportunities; and WHEREAS the federal government has created the Canada-US Relations Council to assist in addressing potential U.S. tariffs, with representatives from the auto sector, unions, industry, and agriculture included; and WHEREAS in 2023, 532 businesses in Niagara exported $5.9 billion in goods to the US, and the US market accounts for 72% of total exports from Niagara Page 328 of 377 businesses, and in the City of St. Catharines, over 250 exporters and nearly 9,000 jobs; and WHEREAS the City of St. Catharines is a member of the Great lakes St. Lawrence Cities Initiative, a growing coalition of more than 250 bi-national mayors, who continues to demonstrate how vital the marine economy to our city's, our region and our province; and WHEREAS municipalities have traditionally been restricted by trade agreements from giving preference to "Buy Canadian" initiatives; and WHEREAS the City of St. Catharines is actively working with local businesses and the Niagara Region to assess the potential impacts of the proposed U.S. tariffs and to develop strategies aimed at strengthening the local economy; THEREFORE BE IT RESOLVED that St. Catharines City Council calls on the provincial and federal governments to continue to work together on a response that protects the Canadian economy through measures such as financial aid programs for businesses impacted by tariffs, expanding export opportunities outside of the US market, push for exemptions and tariff reductions via diplomatic channels, and support domestic investment by increasing incentives for domestic automotive and EV production to preserve Ontario’s competitive edge; and BE IT FURTHER RESOLVED that Council endorses and supports the Ontario government's Fortress Am-Can and request that all municipal organizations and mayors across the province also support this initiative; and BE IT FURTHER RESOLVED that Council asks the federal and provincial governments to remove any impediments to municipalities preferentially procuring from Canadian companies for capital projects and supplies; and BE IT FURTHER RESOLVED that copies of this motion be sent to: • The Right Honourable Justin Trudeau, Prime Minister of Canada • The Honourable Doug Ford, Premier of Ontario • The Honourable Melanie Joly, Minister of Foreign Affairs • The Honourable Vic Fedeli, Minister of Economic Development, Job Creation and Trade • The Honourable Nate Erskine-Smith, Minister of Housing, Infrastructure and Communities • The Honourable Paul Calandra, Minister of Municipal Affairs and Housing • Josh Morgan, Chair, Big City Mayors' Caucus and Mayor of London • Marianne Mead Ward, Chair, Ontario Big City Mayors and Mayor of Burlington • Robin Jones, President, AMO and Mayor of Westport Page 329 of 377 • Karen Redman, Chair, MARCO and Chair, Regional Municipality of Waterloo • Niagara Region Municipalities • Niagara Region MPPs • Niagara Region MPs If you have any questions, please contact the Office of the City Clerk at extension 1524. Donna Delvecchio, Acting City Clerk Legal and Clerks Services, Office of the City Clerk :av cc: Premier of Ontario, the Honourable Doug Ford Minister of Foreign Affairs, the Honourable Melanie Joly Minister of Economic Development, Job Creation and Trade, the Honourable Vic Fedeli Minister of Housing, Infrastructure and Communities, the Honourable Nate Erskine-Smith Minister of Municipal Affairs and Housing, the Honourable Paul Calandra Chair, Big City Mayors’ Caucus and Mayor of London, Josh Morgan Chair, Ontario Big City Mayors and Mayor of Burlington, Marianne Mead Ward President, AMO and Mayor of Westport, Robin Jones Chair, MARCO and Chair, Regional Municipality of Waterloo, Karen Redman Niagara Region Municipalities Niagara Region MPPs Niagara Region MPs Page 330 of 377 Community Services | Homelessness Services and Community Engagement 1815 Sir Isaac Brock Way, PO Box 344 Thorold, ON L2V 3Z3 Tel: 905-980-6000 Toll-free: 1-800-263-7215 ______________________________________________________________________ Homelessness Update: To: City of Niagara Falls Encampment Working Group This memo is to provide in writing the verbal update provided to the City of Niagara Falls Encampment working group on Feb 4, 2025. Niagara region saw an 8% reduction in homelessness through 2024, with 1,136 people known to be experiencing homelessness as of December 31, 2024. The downward trend continued in January 2025 with a further 4% reduction in homelessness, with 1,092 people known to be experiencing homelessness on January 31, 2025. In January move-ins to housing were very strong, with 114 people exiting homelessness to housing during the month. Some factors thought to be contributing to the strong move-ins include the hard work of people experiencing homelessness and service providers to support returns to housing, a more stable rental market with some more affordable rental options, and the availability of additional Canada Ontario Housing Benefits (COHBs) targeted to support flow of people from encampments to either shelter or permanent housing. Niagara’s homeless serving system currently has 305 shelter spaces, including 35 spaces for couples and families and 270 spaces for singles. Flow into emergency shelters was steady throughout 2024, with an average of 301 people served per month, and 13-14 new book-ins to shelter per day. Increased flow to housing has created more shelter bed availability in recent weeks, with 18 to 24 shelter spaces available system- wide in late January and early February 2025. Although homelessness has been decreasing, the number of people who are experiencing Chronic (long term) homelessness remains fairly stable at 627 people January 31, 2025 (only reduced by two people in January). A significant number of people who are Chronically homeless also experience complex issues including mental illness and/or substance abuse, extreme poverty, and are more often unsheltered or encamped. Due to behaviors that create safety issues for other clients or staff at shelters, about 40-50 people have been service restricted from access to shelters at any given time. Serious service restrictions are often for violence, solicitation to human trafficking or other unsafe behaviors. Page 331 of 377 We are hopeful that the recently announced HART Hub funding will provide much needed funding from the province to further support unsheltered and encamped persons with mental illness and/or substance abuse to access supportive housing and services (including treatment) and move from homelessness to housing. Jeffrey Sinclair Manager, Homelessness Services Community Services Page 332 of 377 Legal and Legislative Services February 12, 2025 The Honourable Doug Ford Premier of Ontario Legislative Building, Queen's Park Toronto, ON M7A 1A1 premier@ontario.ca The Honourable Sylvia Jones, Minister of Health 5th floor, 777 Bay Street Toronto, ON M7A 2J3 Sylvia.Jones@pc.ola.org Honourable and Dear Sir and Madam: Re: Provincial Election Health Care Advocacy The Municipal Council of the Town of Fort Erie at its Special Council meeting of February 11, 2025 passed the following resolution: Whereas the Town of Fort Erie submitted a letter to the Minister of Health dated August 7, 2024, advocating for the continuation of the Douglas Memorial Urgent Care Centre as a primary care safety net in the community, which has not received a response, and Whereas the Province of Ontario has appointed Dr. Philpott as the Chair of the New Primary Care Action Team to develop a strategy to address the shortage of primary care physicians with a mandate to attach all Ontarians to primary care in the next five years (2030), and Whereas the Town of Fort Erie has a population of 36,000 residents, with over 8,000 who are unattached to a primary care physician, demonstrating a need for a primary care safety net locally, and Whereas the Douglas Memorial Urgent Care Centre provides a first point of contact with our health care system for Niagara residents without a primary care physician, which will continue beyond the opening of the South Niagara Hospital in 2028, and Whereas the Council for the Town of Fort Erie passed a resolution on October 21, 2024 requesting a continuation of funding for Douglas Memorial operations, without reduction of any funding to Niagara Health for construction and operation of the new South Niagara Hospital, and that the Premier support that resolution, and ../2 Mailing Address: The Corporation of the Town of Fort Erie 1 Municipal Centre Drive, Fort Erie ON L2A 2S6 Office Hours 8:30 a.m. to 4:30 p.m. Phone: (905) 871-1600 FAX: (905) 871-4022 Web-site: www.forterie.ca Page 333 of 377 The Honourable Doug Ford, Premier of Ontario The Honourable Sylvia Jones, Minister of Health Page two Now, therefore, be it resolved, That: The Town of Fort Erie Mayor and Council requests a response from the Premier of Ontario and the Minister of Health regarding submissions by the Town of Fort Erie, including letter dated August 7, 2024, the Town of Fort Erie Rural Ontario Municipalities Association presentation to the Ministry of Health, Parliamentary Assistant, Anthony Leardi, the resolution passed by the Town Council on October 21, 2024, and the Niagara Health resolution that the Town of Fort Erie presented to the Niagara Health Board on January 28, 2025, and That: The Town of Fort Erie Mayor and Council requests that the Province of Ontario put a moratorium on the closure of urgent care centres and the implicit removal of primary care health services from the Town of Fort Erie and all small and rural communities in Ontario until Dr. Philpott’s mandate is complete to ensure that all Ontarians are attached to a primary care physician, and; That: This resolution and the information it references be forwarded to Niagara’s local MPPs and all candidates seeking election in Niagara and circulated to the Rural Ontario Municipal Association and all Ontario municipalities. Thank you for your attention to this matter. Should you have any questions, please do not hesitate to contact me. Kind regards, Ashlea Carter, Acting Manager, Legislative Services/Town Clerk acarter@forterie.ca AC:dlk c.c: Niagara Region MPP’s wgates-co@ndp.on.ca ; JStevens-CO@ndp.on.ca ; JBurch-QP@ndp.on.ca ; sam.oosterhoff@pc.ola.org Candidates Seeking an Election in Niagara info@niagaratinting.com; dumelie.gary@gmail.com; shafolikapur@ontarioliberal.ca; wayne.gates@ontariondp.ca; contact@ruth-ann.ca; greenteam@gpo.ca Rural Ontario Municipal Association roma@roma.on.ca All Ontario Municipalities Attachments: The Honourable Sylvia Jones, Minister of Health Letter – August 7, 2024 The Honourable Doug Ford, Premier and The Honourable Sylvia Jones, Minister of Health Letter – October 22, 2024 Rural Ontario Municipalities Association presentation to the Ministry of Health, Parliamentary Assistant, Anthony Leardi – January 21, 2024 NH Board Resolution – January 28, 2024 Page 334 of 377 Office of the Mayor WAYNE H. REDEKOP August 7,2024 The Honourable Sylvia Jones, Minister of Health Sth floor, 777 Bay Street Toronto, ON M7A 2J3 Svlvia. Jones@pc. ola.orq Honourable and Dear Madam Re: Urgent Gare Centre, Fort Erie I appreciate the challenges that you and your Ministry face as you endeavour to ensure that every resident of Ontario has timely, effective and meaningful access to primary health care. I also appreciate the interest that you have taken in the specific issues that challenge us in Fort Erie as we attempt to establish a model that will address the need of our residents to access primary care. The Town of Fort Erie Council recently passed a resolution calling on you and Niagara Health for a commitment to continue the operation of the Urgent Care Centre at Douglas Memorial, in Fort Erie, following the opening of the South Niagara Hospital as our primary care safety net until a viable and sustainable alternative is in place in the community. I attach a copy of that resolution. This resolution has also been supported by the City of Niagara Falls, the City of Port Colborne and the Niagara Region. The Town administration has been working with localfamily physicians, other health care providers, Bridges (the local Community Health Centre), the lndigenous community, Niagara Health, the Niagara Ontario Health Team and Ontario Health West to identify the specific service needs of our residents, the resources that we can rely on to meet our residents' needs and establish the model that will ensure that the primary health care, diagnostic and associated services are in place for the long term. As the community continues to grow, the Town is taking necessary steps to ensure that all residents will be rostered with a family physician, including continued support for a local Physician Recruitment lncentive program. As you can imagine, this is a significant investment and a moving target that is elusive for municipalities across Ontario. Fort Erie estimates that over 7,000 residents are unattached to a primary care physician and all of our 34,000 residents rely on the Urgent Care for primary care health issues. Hence the absolute importance of the Urgent Care Centre at Douglas Memorial continue its operation as our primary care safety net. ....t2 Mailing Address: The Corporation of the Town of Fort Erie 1 Municipal Centre Drive, Fort Erie ON L2A 256 Office Hours 8:30 a.m. to 4:30 p.m. Phone: (905) 871-1600 FAX: (905) 871-4022 Web-site: www.forterie.ca Page 335 of 377 The Honourable Sylvia Jones, Minister of Health Page two ln July 2023, Niagara Health reduced the hours of operation of the UCC in Fort Erie (and Port Colborne) from 24 hours to essentially 10 hours (10 a.m. to I p.m.). This has jeopardized the access to primary care not only of unrostered patients, but for all residents of our community after available family physician working hours. The implications seem predictable: greater pressure on the Emergency Departments in Niagara Falls and Welland, lower acuity health issues using Emergency and EMS as a first point of contact, greater demand on Emergency Medical Services and offload delay pressures, delayed medical attention by those with transportation or other logistical challenges which make it difficult to seek medical service at a distance. All of these have financial impacts that erode the ability of the hospital system to provide the services required by residents. I believe that it is unlikely that the new South Niagara hospital will eliminate these concerns. lnsofar as Niagara Health is responsible for the operation of our UCC at Douglas Memorial, we understand the need to maintain a fruitfulworking relationship with it. Accordingly, NH has participated in our Community Health Care Services Committee and in meetings with other health care providers as we search for the model for primary care that will meet our community's needs. Regretfully, NH has recently decided that it will no longer participate in the committee or any meetings in which the Town of Fort Erie is represented for reasons best known to it. Furthermore, it removed the invitation to Fort Erie's Chief Administrative Officer and Health Services Coordinator to attend a recent meeting (Aug 2nd) with Ministry representatives, Ontario Health West, Niagara Health, the Niagara OHT and other health service partners, without an explanation to the attendees. This was very embarrassing and concerning to us and brings into question NH's ability to gain public trust and confidence as our publicly funded hospital, but more significantly, it raises community concern about its ability to understand the dynamic between operation of the UCC and our quest to find a long-term primary care solution for our residents. We look forward to your consideration to commit to the continuation of the Urgent Care Centre beyond 2028, as our primary care safety net or until a viable and sustainable alternative is in place. Yours very truly, ayor WHR:dlk Attachc.c C. McQueen, Chief Administrative Officer Rede Page 336 of 377 Town of Fort Erie - Resolutions Regular Gouncil Agenda Number: Resolution No. Title: Date: 16.2. 14 Councillor McDermott Monday, May 27,2024 Moved by: Seconded by: Councillor McDermott Cou ncillor Christensen Whereas Niagara Health has received approval from the Provincial Government to build a new South Niagara Hospital in Niagara Falls that will provide a range of emergency and acute care services, and Whereas the shortage of primary care physicians in Fort Erie results in over 7,000 residents being unattached (unrostered) to a family physician, and Whereas the Fort Erie Urgent Care Centre at Niagara Health's Douglas Memorial site provides a primary care "safety net" for the community and serves as a first point of health care contact for both attached and unattached residents who cannot receive time-sensitive primary health care, and Whereas the Provincial Government is attempting to reduce EMS offload delays and eliminate hallway medicine arising from low acuity patients who would be better served by primary care physicians or an Urgent Care Centre providing access to the primary care "safety net", and Whereas the viability of the health care and hospital systems in Niagara are dependent on all residents having time-sensitive access to primary health care; Now therefore be it resolved, That The Town of Fort Erie advocate to the Minister of Health and Niagara Health for a commitment to continue the operation of Urgent Care Centre at Douglas Memorial in Fort Erie following the opening of the South Niagara Hospital as the primary care safety net until a viable and sustainable alternative is in place in the community, and further That This resolution be sent to the Niagara Region and Niagara's local area municipalities for their support and endorsement. Canied Page 337 of 377 Legal and Legislative Services October 22, 2024 The Honourable Doug Ford Premier of Ontario Legislative Building, Queen's Park Toronto, ON M7A 1A1 premier@ontario.ca The Honourable Sylvia Jones, Minister of Health 5th floor, 777 Bay Street Toronto, ON M7A 2J3 Sylvia.Jones@pc.ola.org Honourable and Dear Sir and Madam: Re: Request Provincial Funding Remain Available to Support Fort Erie’s Primary Care Initiative The Municipal Council of the Town of Fort Erie at its Council meeting of October 21, 2024 unanimously passed the following resolution: Whereas the Douglas Memorial Hospital was built primarily with funds left by the estate of William Douglas on his death in 1929; and Whereas the Douglas Memorial Hospital (“the Hospital”) opened for operation in 1931; and Whereas the Hospital operated in the black during all of it years of operation (1931- 1998) as a full-service hospital under the management and guidance of its own Board of Trustees; and Whereas the Health Services Restructuring Commission (“HSRC”) recommended in 1998 that Douglas Memorial continue operation as a hospital within the new Niagara Health System (“NHS”), with acute and chronic care beds, emergency and ambulatory services and a range of diagnostics; and Whereas despite the creation of a standing committee of the NHS Board for Fort Erie, pursuant to recommendation of the HSRC, to assure local input into Board decision making and that no decision to eliminate any inpatient or emergency services would be made unless approved by such standing committee, the NHS embarked on a systematic reduction or elimination of various services at the Hospital until the adoption by the NHS of its “Hospital Improvement Plan” (“HIP”) in 2008; and Whereas pursuant to the HIP the NHS eliminated emergency and all other health care services at the Hospital in 2009, with the exception of a 24-hour Urgent Care Centre (“UCC”), chronic care beds, palliative care beds and some diagnostics, without the approval of the Hospital standing committee; and ../2 Mailing Address: The Corporation of the Town of Fort Erie 1 Municipal Centre Drive, Fort Erie ON L2A 2S6 Office Hours 8:30 a.m. to 4:30 p.m. Phone: (905) 871-1600 FAX: (905) 871-4022 Web-site: www.forterie.ca Page 338 of 377 The Honourable Doug Ford, Premier of Ontario The Honourable Sylvia Jones, Minister of Health Page two Whereas in July 2023 Niagara Health (“NH”), as it is now designated, reduced the hours of operation of the Hospital UCC to 12 hours, although the public only has access to the UCC from 10 a.m. to 8 p.m. daily; and Whereas NH has recently adopted a 3 hospital model for the future of hospital services in Niagara that intends to completely close the Hospital, resulting in no urgent, chronic or palliative or diagnostic services in Fort Erie once the new South Niagara Hospital is opened in or about 2028; and Whereas the most recent population data available indicates that Fort Erie’s current population is 36,200, far greater than projected during deliberations with respect to Niagara Region’s new Official Plan, adopted in July 2022; and Whereas the Niagara Region’s population is growing at a rate far greater than anticipated by the Province or NH, particularly when projections were being made for the hospital needs of South Niagara when planning for the new South Niagara Hospital; and Whereas there are over 7,000 Fort Erie residents unattached to a primary care physician, necessitating a primary care “safety net”, such as a UCC or alternative to avoid first point of health care contact at local emergency departments; and Whereas the UCC at Douglas Memorial forms that primary health care “safety net” in the absence of sufficient primary care physicians or service providers in Fort Erie; and Whereas the removal of UCC services, chronic care beds, palliative care beds and diagnostics from the Hospital will result in an unreasonable and unnecessary hardship for current and future residents of Fort Erie and will foreclose the use of the Hospital as a safety valve for NH patients anywhere in Niagara in the event the new South Niagara Hospital is unable to meet the demands that the increasing population of Niagara will place on it; and Whereas a prudent approach to managing the hospital and health care needs of Niagara, particularly South Niagara and Fort Erie, would recognize the value of retaining a fully- operational UCC, with diagnostics and clinics, as well as chronic care and palliative care beds at the Hospital; and Whereas there is no indication that NH has any intention of changing course on its 3 hospital model for Niagara despite requests by the Town of Fort Erie to continue the services available at the Hospital; and Whereas the residents of Fort Erie need and deserve equitable primary health care services, including 24-hour Urgent Care and associated services; Now therefore be it resolved, 1. That the Council for the Town of Fort Erie requests that the Minister of Health commit to funding all necessary services at the new South Niagara hospital without the removal or reallocation of operational funding from the Douglas Memorial for the UCC and other current health services, and further …/3 Page 339 of 377 The Honourable Doug Ford, Premier of Ontario The Honourable Sylvia Jones, Minister of Health Page three 2. That the Council for the Town of Fort Erie requests that the Minister of Health direct any and all funding from the Province of Ontario for the operation of the UCC (primary care), chronic care beds and palliative care beds, and all diagnostic and associated services at Douglas Memorial remain in Fort Erie for use by Niagara Health as part of a revised hospital model for Niagara or an alternative model operated by a qualified designated health care services entity working in collaboration with the Town of Fort Erie should NH close Douglas Memorial as a hospital site, either before or following the completion and opening of the new South Niagara Hospital, and further 3. That: the Mayor and Town of Fort Erie staff enter into discussions with the Minister of Health and Niagara Health and such other health care providers as deemed appropriate to ensure the continued operation of primary care and other current services at Douglas Memorial, with or without the involvement of NH, and further 4. That: the Premier of Ontario, the Honourable Doug Ford, be requested to support this initiative, and further 5. That: a copy of this Resolution be provided to the Premier of Ontario, the Honourable Doug Ford; the Ontario Minister of Health, Sylvia Jones; the Prime Minister of Canada, the Honourable Justin Trudeau; the federal Minister of Health, Mark Holland; the four MPPs and MPs who represent Niagara; the Niagara Region and the other 11 local area municipalities in Niagara for support. Thank you for your attention to this matter. Should you have any questions, please do not hesitate to contact me. Sincerely, Peter Todd, Manager, Legislative Services / Town Clerk ptodd@forterie.ca PT:dlk cc: The Honourable Justin Trudeau, Premier of Ontario Justin.trudeau@parl.gc.ca The Honouable Mark Holland, Federal Minister of Health mark.holland@parl.gc.ca Lynn Guerriero, President and CEO, Niagara Health, Lynn.Guerriero@niagarahealth.on.ca Niagara Region MPP’s wgates-co@ndp.on.ca; JStevens-CO@ndp.on.ca; JBurch-QP@ndp.on.ca; sam.oosterhoff@pc.ola.org Niagara Region MP’s Vance.Badawey@parl.gc.ca; tony.baldinelli@parl.gc.ca; Chris.Bittle@parl.gc.ca; dean.allison@parl.gc.ca Niagara Region Local Area Municipalities Page 340 of 377 2025 ROMA PRESENTATION2025 ROMA PRESENTATIONTOWN OF FORT ERIETOWN OF FORT ERIEPresentation to: Anthony Leardi, Parliamentary Assistant to the Minister of Health January 21, 2025Page 341 of 377 2025 ROMA PRESENTATION2025 ROMA PRESENTATIONTOWN OF FORT ERIETOWN OF FORT ERIE2 • A leader in community Health Care • Investing in our community • Community profile • Our Issue • Our Challenges • Current Impacts on access • How the Province can help • Progress with Niagara Health • Indigenous Health Services OverviewOverview Page 342 of 377 2025 ROMA PRESENTATION2025 ROMA PRESENTATIONTOWN OF FORT ERIETOWN OF FORT ERIE02 A Leader in Community Health CareA Leader in Community Health Care Community Collaboration • Creation of a Community Health Care Services Committee with representation from Regional Public Health, Niagara Health System, Primary Care Physicians, Fort Erie Native Friendship Centre (initially established in 2003, first of its kind in Ontario) • Conversion of former fire hall into medical clinic (underway) Physician Recruitment • Promoted establishment of family group practice in clinics • Secured 4 new physicians in past 5 years – 2 new physicians in 2022/23 • 1 new physician recruitment pending • Recent policy changes allowing streamlining and credentialing for certified physicians is removing barriers to repatriate or relocate practices to Canada. • Attended UK/Ireland repatriation recruitment with Niagara Region Physician Retention • Facilitating a local family physicians network (Community of Practice) • For over 20 years have provided physician retention incentives to address planned retirements Education • Partnership funding – Rural Medicine Week, Student Assistance Programs, Clerkships Programs • Nurse Practitioner, Mental Health, Memory Clinic • Mobile clinics – Cancer Screening, Dental Services, REACH Mobile BusPage 343 of 377 2025 ROMA PRESENTATION2025 ROMA PRESENTATIONTOWN OF FORT ERIETOWN OF FORT ERIE03 • Community Health and Wellness has been a Council priority since 1999/2000 and took on critical importance in 2008 when Douglas Memorial Hospital was converted to an Urgent Care Centre. • Council’s 2023 – 2026 Corporate Strategic Plan was unanimously supported with an enhanced focus to secure and enhance essential health care services in Fort Erie when new South Niagara Hospital opens (2028). • Since 2012, the Town has invested over $2.7 million in health- related services, as well as contributions to the Community Health & Wellness Reserve (since 2019 - $885,000). • Council committed $3 million to the South Niagara Hospital and $150,000 toward Hospice Niagara’s 10 bed hospice residence to be built in Fort Erie. Investing in our CommunityInvesting in our Community Page 344 of 377 2025 ROMA PRESENTATION2025 ROMA PRESENTATIONTOWN OF FORT ERIETOWN OF FORT ERIE04 • Fort Erie has a population of approximately 36,000 persons. It has the perfect mix of rural and urban settings – a lot of green space but within close proximity to international airports and larger city centres. • Approximately 5% of our population identifies as Indigenous (First Nations, Metis, Inuit). • Over 156 new businesses have opened since the start of the pandemic (March 2020) • Strategically situated on the Canada/USA border, from a trade standpoint, Fort Erie is important as one of North America’s busiest gateways. Presently about 14% of all Canada-US trade crosses at Fort Erie with access to a U.S. population of over 44 million within a daily trucking distance, including 9 marine ports of entry/exit. • From an immigration standpoint, Fort Erie plays an important role in welcoming newcomers, working with many service providers and the Fort Erie Multicultural Centre in providing settlement programs and services. • Thousands of visitors are attracted to the beautiful sandy beaches in Fort Erie. Our Bay Beach Master Plan improvements make the experience at our most popular beaches even better and accessible. More than 86,000 annual visitors come to the beach and tens of thousands of others come for the boating, fishing, bird-watching and cycling opportunities. • Fort Erie continues to be identified as a strategic location for investment by Invest Ontario and Niagara Economic Development. A Growing, Diverse CommunityA Growing, Diverse Community Page 345 of 377 • Currently, 8,000 Fort Erie residents are not rostered to a family physician in Fort Erie or not receiving care at all. * • First point of care for unattached and many attached residents is Fort Erie Urgent Care Centre; however, service hours were reduced from 24 hour care to 10 hour care (10 a.m. to 8 p.m.), effective July 5, 2023. • Fort Erie Urgent Care has served the community as appropriate first point of contact for lower acuity health issues (for both attached and unattached residents - 36,000) and it is considered a primary health care “safety net”. • Niagara Health plans to close the Fort Erie Urgent Care in 2028, with the opening of the new South Niagara Hospital. Without a first point of contact “safety net” for low acuity health conditions, residents will go to the emergency department or call EMS. • Primary Care was identified as a priority by the province, leading to the appointment of Dr.Philpott to address this issue. *Ministry of Health Statistics, 2024 Our Issue:Our Issue:Page 346 of 377 06 392 392NIAGARA OFFICIAL PLAN November 2022 APPENDICES Appendix 2 - Urban Expansion Areas and Future Employment Areas 392 NIAGARA OFFICIAL PLANPage 347 of 377 2025 ROMA PRESENTATION2025 ROMA PRESENTATIONTOWN OF FORT ERIETOWN OF FORT ERIE07 • Douglas Memorial Urgent Care Centre (UCC) needs to be available 24/7 post 2028 (when South Niagara Hospital opens) OR until an alternate plan to secure primary care services is in place for our growing community. • Town is working with local health service partners, Niagara Ontario Health Team, local family physicians and Community Health Centre (CHC) to collaborate on an EOI Interdisciplinary Care Team (ICT) submission as an interim measure to address primary care physician shortages. Fort Erie UCC remains as a critical primary care “safety net” to avoid emergency room crowding. • Fort Erie is prepared to support Niagara Health as a credible and sustainable health care provider to oversee a local health service solution after 2028. Such a solution breaks down health care silos, facilitates continuity of care, and reduces pressures on hospitals (e.g. ED overcrowding; EMC offload delays) by addressing primary care access in the community. Our Challenge:Our Challenge:Page 348 of 377 08 Current Impacts on Access Current Impacts on Access Page 349 of 377 2025 ROMA PRESENTATION2025 ROMA PRESENTATIONTOWN OF FORT ERIETOWN OF FORT ERIE09 • The release of the “Your Health: a Plan for Connected and Convenient Care” includes a statement by the Minister of Health, as follows: “Our goal is to make health care more convenient for Ontarians by connecting you to care closer to home … we will continue to prioritize making it easier for you and your family to connect to the care you need… we are focused on connecting you to the care you need, when and where you need it.” With the recent appointment of Dr.Philpott, the Minister also added “There’s no one I trust more than Dr. Philpott with her considerable experience to keep moving us forward and get us across the finish line of connecting everyone in the province to more convenient primary health care within the next five years. Doing so will have enormous benefits for people’s health and wellbeing, as well as the province’s health care system by reducing pressures on emergency departments.” Statement by the MinisterStatement by the Minister Page 350 of 377 10 • Niagara Health publicly stated that they are not in the primary care business. • They confirmed plans to cease operations of the Fort Erie Urgent Care Centre upon the opening of the South Niagara Hospital. • They plan to allocate primary care spending dollars from Fort Erie Urgent Care Centre to operations at South Niagara Hospital. • Niagara Health has excluded town staff from local health services discussions and has withdrawn their participation on the Fort Erie Health Services Committee. Progress with Niagara Health:Progress with Niagara Health:Page 351 of 377 11 • Request that Niagara Health restore and continue Urgent Care hours/operations in order to provide continued services to our residents and with consideration to meet the primary and incidental health care needs for the growth that our community continues to experience. • Provide Niagara Health with the required operational funding for the new South Niagara Hospital so that current primary care funding for the UCC remains in our community to address primary care needs. • Work with Town, Niagara Health, the Indigenous community and local physicians to develop a funded Fort Erie Health Services Model that will provide essential, sustainable and reliable first point of contact primary care health services to all residents (attached and unattached) beyond 2028. How the Province can help:How the Province can help:Page 352 of 377 12 How the Province can help:How the Province can help: • Continue to review/update the new practice agreement for family physicians to remove barriers that would discourage a collaborative primary care facility model (e.g. distance between members/clinics, funding caps) and increase incentives or create attractive conditions for family physicians to work after hours at UCCs. • Address health care as “one envelope” of funding vs. fractured health funding envelopes (primary care, hospitals, EMS, public health, home and community care, etc.) • Continue to advocate for additional seats on health and medical professional training programs - opportunities for post-secondary training in Fort Erie (FEIA/ Sheridan/Niagara College).Page 353 of 377 13 Indigenous Health ServicesIndigenous Health Services Challenges: • Indigenous community and clients already experience access to care issues. The potential closure of the Douglas Memorial Hospital and access to urgent care present more barriers to access. • Mainstream and conventional models of health services offered through Niagara Health System (NHS) and the Ministry of Health (MOH) do not meet specific needs of Indigenous community and clients. • Lack of physicians especially those familiar with holistic medicines. • Lack of addiction services/harm reduction services that align to Indigenous healing journey. • Child care pressures. • Housing pressures. • Transportation accessing programs out of Town is a barrier for many.Page 354 of 377 14 Indigenous Health ServicesIndigenous Health Services Success with Indigenous-led Services: • Wellbriety -12 week program based on Medicine Wheel Teachings that connects addiction and recovery services offered at the Fort Erie Native Friendship Centre facilitation in circles that begin the healing journey using a holistic approach with a mental health component (Niagara Health System does not provide support for this model). While main stream addiction services is well-intentioned, it can be more dangerous for Indigenous people to participate in these programs and lead to additional health crises. • Under the Rainbow Childcare Centre is open to all Fort Erie residents and currently has a large wait list due to its popular programming. • Fort Erie Native Friendship Centre has undertaken training their own ECE workers to compliment the Childcare Centre and Head Start program. • Fort Erie Native Friendship Centre is represented on the Town’s Community Health Care Services Committee and other municipal committees, and brings thoughts and ideas that help plan for the future of the community and Indigenous Health Services.Page 355 of 377 15 What the Province can do to helpWhat the Province can do to help • Support the Town’s request to continue operation of the Urgent Care Centre (UCC) beyond 2028 as a local primary care access for the Indigenous community as part of Fort Erie’s primary health care “safety net”. The Town’s request has also been supported by the Niagara Region, City of Niagara Falls, and City of Port Colborne. • Encourage the inclusion of the Ministry of Health and Niagara Health System in facilitating health services specific to Indigenous Health. • Encourage the acceptance of addiction services/harm reduction with more of an Indigenous lens that will assist with the healing journey. • Consider support for the expansion of child care services at Under the Rainbow, provided through the Fort Erie Native Friendship Centre.Page 356 of 377 Thank you for providing us with this opportunity to share with you the commitment that the Town continues to make in addressing community health care needs and discuss with you the importance of all Fort Erie residents having equitable access to comprehensive, community-based, innovative health care. Mayor Wayne H. Redekop Councillor Joan Christensen Councillor George McDermott Chris McQueen, Chief Administrative Officer Page 357 of 377 Whereas, the Town of Fort Erie has clearly stated its position that the community requires a primary health care “safety net”, currently provided at the Douglas Memorial Urgent Care Centre, that should responsibly continue operation in Fort Erie until a viable alternative is in place. Now, therefore, be it resolved that, That the Niagara Health Board of Directors instruct Niagara Health representatives to re-engage with the Town of Fort Erie Health Services Committee to assist with local health and community service discussions; and That Niagara Health commit to include the Town of Fort Erie Mayor, Chief Administrative Officer, Community Health Services Coordinator and/or Director of Community Services in all discussions regarding local health services that impact the Town of Fort Erie; and That the Niagara Health Board of Directors advocate to the Minister of Health to commit to the operational funding for all necessary services at the new South Niagara hospital without the removal or reallocation of operational funding from Douglas Memorial Urgent Care Centre (primary care services) to allow the continuation of the UCC and other current health services beyond 2028 or until a sustainable alternative is established; and That the Niagara Health Board of Directors advocate to the Ministry of Health to direct all existing provincial funding for the operation of the Douglas Memorial UCC (primary care), chronic care beds and palliative care beds, and all diagnostic and associated services to remain in Fort Erie for use by Niagara Health as part of a revised hospital model for Niagara or an alternative model operated by a qualified designated health care services entity working in collaboration with the Town of Fort Erie should Niagara Health close Douglas Memorial as a hospital site, either before or following the completion and opening of the new South Niagara Hospital; and That the Niagara Health Board notify the Town of Fort Erie of its decisions with respect to the above resolutions. Page 358 of 377 CLERKS DEPARTMENT Inter-Departmental Memo To: Mayor James M. Diodati & Members of Council From: Margaret Corbett, Deputy City Clerk, and Jason MacLean, Senior Manager of Human Recourses Date: February 24, 2025 Re: Notification of Application Launch for DEI Committee As per the motion at the January 27, 2025, regular council meeting, this memo is to notify Council to the request for applications to an advisory committee of council. The Diversity Equity and Inclusion Committee passed a motion to fill three vacancies on their committee. The inclusion of three new members will bring their compliment to 9 members. The application was posted on the city website on Wednesday, February 19, 2025, and will remain active until March 28, 2025. An update will be provided to Council at the Tuesday, April 8, 2025, council meeting. Page 359 of 377 A Great City … For Generations To Come PLANNING, BUILDING & DEVELOPMENT Inter-Departmental Memo To: Mayor James M. Diodati & Members of Council From: Mackenzie Ceci, MCIP, RPP Senior Planner (Current Development) Date: February 25th, 2025 Re: Supplemental Information Regarding By-law No. 2025-028 AM-2024-005 – Official Plan & Zoning By-law Amendment Application Location: 4709, 4725 and 4745 Bender Street, 5655 Ontario Avenue and Air Rights Over a Portion of Ontario Avenue and Lands on the Southwest Corner of Palmer Avenue and Bender Street Applicant: Great Lakes Entertainment Canada Ltd.( Wynn Xie) Agent: GSP Planning (Craig Rohe) On November 12th, 2024, City Council approved the recommendations of Report No. PBD-2024-50 to facilitate the construction of a 17-storey, 393-unit hotel and attraction on the subject lands, which include 4709, 4725 and 4745 Bender Street, 5655 Ontario Avenue and air rights over a portion of Ontario Avenue and lands on the southwest corner of Palmer Avenue and Bender Street. Upon preparing the by-laws to amend the City’s Official Plan and Zoning By-law No. 79- 200, Staff identified typographical errors on the architectural plans as it relates to the number of storeys of the proposed building. More specifically, the ground floor and above grade parking levels were mislabelled by the applicant on the architectural plans. This resulted in the mislabelling of the storeys above and yielded a total of 17 storeys, as shown on Schedule 1, which was presented to City Council and the public at the time of the Public Meeting and Recommendation Report. Upon correcting the labels, a total of 18 storeys were identified, as shown on Schedule 2. Staff note that the plans and studies that were completed by the applicant in support of the applications and presented to City Council and the public had always reflected an 18-storey building. As such, the reference to an additional storey has no impact on massing, shadowing, or wind conditions. Further, the overall height of the building remains unimpacted, which is evident upon comparing Schedules 1 and 2. For this reason, Staff recommend that City Council passes By-law No. 2025-028 on this evening’s agenda, which proposes to amend the City’s Official Plan for the purpose of facilitating the development of an 18-storey, 393-unit hotel and attraction on the subject lands. The By-law to amend the City’s Zoning By-law will be brought forward to Council at a later date. MC Page 360 of 377 HIGHWAY 420ONTARIO AVE.PALMER AVENUE177.40P2182.40P N1185.40GROUND FLOOR191.40PARKING N2197.45LEVEL 3200.50LEVEL 4205.00LEVEL 5214.00LEVEL 6223.00LEVEL 7226.35LEVEL 8239.75LEVEL 12243.10LEVEL 13246.45LEVEL 14249.80LEVEL 15253.15LEVEL 16256.50LEVEL 17259.85ROOF263.85MPH ROOF229.70LEVEL 9233.05LEVEL 10236.40LEVEL 11188.40PARKING N1194.40LEVEL 2182.80P S1185.70PARKING S1188.60PARKING S2191.50PARKING S3400033503350335033503350335033503350335033503350900090004500305030503000300030003000500074.45 m82.45 mDATEPROJECTSCALEArchitects Inc.TAES98 SCARSDALE ROAD,TORONTO, ONTARIO, M3B 2R7T: 416 800 3284F:416-800-3485 1 : 35005/16/22A-201EAST ELEVATIONICE SCULPTURE CENTREBENDER STREET, NIAGARA FALLST2019025SCHEDULE 1Page 361 of 377 HIGHWAY 420ONTARIO AVE.PALMER AVENUE177.40LOWER STREET LEVEL182.40P N1185.40ENTRANCE LEVEL191.402ND FLOOR197.454TH FLOOR200.505TH FLOOR205.006TH FLOOR214.007TH FLOOR223.008TH FLOOR226.359TH FLOOR239.7513TH FLOOR243.1014TH FLOOR246.4515TH FLOOR249.8016TH FLOOR253.1517TH FLOOR256.5018TH FLOOR259.85ROOF263.85MPH ROOF229.7010TH FLOOR233.0511TH FLOOR236.4012TH FLOOR188.40GROUND FLOOR194.403RD FLOOR182.80STREET LEVEL185.70PARKING S1188.60PARKING S2191.50PARKING S3400033503350335033503350335033503350335033503350900090004500305030503000300030003000500074.45 m(BENCHMARK LVL FOR HEIGHT CALCULATION)DATEPROJECTSCALEArchitects Inc.TAES98 SCARSDALE ROAD,TORONTO, ONTARIO, M3B 2R7T: 416 800 3284F:416-800-3485 1 : 35005/16/22A-203EAST ELEVATIONICE SCULPTURE CENTREBENDER STREET, NIAGARA FALLST2019025SCHEDULE 2Page 362 of 377 CITY OF NIAGARA FALLS By-Iaw No.2025-024 A by-law to amend By—lawNo.79-200,to permit the use of the Lands for the development of a mixed—use building consisting of 118 residential dwelling units with various commercial uses.(AM-2024-026). 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—laware described in Schedule 1 of this by—lawand shall be referred to in this by—lawas the “Lands”.Schedule 1 is a part of this by—law. The Lands shall be identified as Parcel TC—1276. 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 othenNise be prohibited by this by-law.In the case of any conflict between a specific provision of this by—lawand any existing provision of By-law No.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 TC zone, (b)Dwelling units in combination with one or more uses listed in section 8.6.1 of By—lawNo.79-200 provided that not more than 91%of the total floor area of such building is used for dwelling units and further provided that such dwelling may be located on the ground floor. The regulations governing the permitted uses on Parcel TC—1276,shall be: (a)Minimum rear yard depth 0 metres plus any applicable distance specified in section 4.27.1 of By-law No.79—200 (i)For a dwelling unit 0.72 parking spaces(ii)For all other uses in accordance with section4.19.1 of By-Iaw No.79—200Page 363 of 377 (c)The balance of the regulations specified for a TC use. 7.Allother applicable regulations set out in By—lawNo.79—200shall continue to apply to govern the permitted uses on the Lands,with all necessary changes in detail. 8.No person shall use the Lands for a use that is not a permitted use. 9.No person shall use the Lands in a manner that is contrary to the regulations. 10.The provisions of this by-Iaw shall be shown on Sheet B4 of Schedule “A”of By- law No.79—200by redesignating the Lands from TC to TC and numbered 1276. 11.Section 19 of By—IawNo.79-200 is amended by adding thereto: 19.1.1276 .Refer to By-Iaw No.2025—024 Read a First,Second and Third time;passed,signed,and sealed in open Council this 25thday of February 2025. WILLIAMG.MATSON,CITY CLERK JAMES M.DIODATI,MAYOR Page 364 of 377 Amending Zoning By-Iaw No.79-200 Description:PartTownshipLot 133,Stamfordas in R0521749;Cityof Niagara Falls Applicant:1000977112Ontario Inc.Assessment:272509000506000 AM-2024-026K1\GI‘)_RL'Q[4235\1'02'1‘gE-1I1LCL‘IL‘\]UHULj‘v‘zclill‘gzuz‘LOPEA J’JUI)U.’5Page 365 of 377 CITY OF NIAGARA FALLS By-Iaw No.2025-025 A by—lawto provide for the adoption of Amendment No.178 to the City of Niagara Falls Official Plan (AM-2024—026). 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.178 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 25thday of February,2025. BILLMATSON,CITY CLERK JAMES M.DIODATI,MAYOR Page 366 of 377 OFFICIAL PLAN AMENDMENT NO.178 PART 1 —PREAMBLE (i)Purpose of the Amendment The purpose of the amendment is to permit a maximum density of 166 units per hectare on the subject lands. (ii)Location of the Amendment The amendment applies to lands shown as Special Policy Area 103 on Schedule A — Future Land Use to the City’s Official Plan. (iii)Details of the Amendment Map Changes MAP 1 —Schedule “A”to the Official Plan —Future Land Use has been amended to show the Tourist Commercial designation with Special Policy Area 103. Text Change PART 2,SECTION 13 —SPECIAL POLICY AREAS,is amended by the addition of Subsection 13.103. (iv)Basis of the Amendment The applicant proposes to utilize an existing building for 118 dwelling units at a maximum density of 164 units per hectare. The subject lands are designated Tourist Commercial as shown on Schedule A — Future Land Use of the City’s Official Plan. The amendment meets the intent of the Official Plan as the existing buildings are located on lands that front onto an arterial road,are on an existing transit route,and are in close proximity to commercial uses.The proposed units are located in a stand alone residential or mixed—useexisting building which is permitted inthe Lundy’s Lane lntensification Corridor,and transportation and municipal infrastructure have the capacity to accommodate the proposal.The proposal will contribute to the City’s PART 2 -BODY OF THE AMENDMENTAllofthispartofthedocumententitledPART 2 -BODY OF THE AMENDMENT,consisting of thefollowingtextandattachedmap,constitute Amendment No.178 to the Official Plan of the City ofNiagaraFalls.Page 367 of 377 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.178",shall be identified as Special Policy Area 103 on Schedule A — Future Land Use of the Official Plan. TEXT CHANGE a.PART 2,SECTION 13 —SPECIAL POLICY AREAS,is hereby amended by adding the following subsection: 13.103 SPECIAL POLICY AREA “103” Special Policy Area “103”applies to approximately 0.72 hectares of land located on the north side of Lundy’s Lane between Kalar Road and Montrose Road, municipally known as 7737 Lundy’s Lane.Notwithstanding the policies of Part 2, Section 4.2.31,the lands may be developed with a maximum density of 164 units per hectare.Page 368 of 377 _Z/1-MAP 1 TO AMENDMENT No.178 “Mg“?SCHEDULE A TO THE OFFICIAL PLAN AreaAffectedbythisAmendment D Proposed Change To:SpecialPolicyArea 103 City of Niagara Falls Of?cial PlanExcerptfromSCHEDULE-A -FUTURELAND USEOpenSpaceResidential?lmTouristCommercialNote:This scheduleformpart of AmendmentNo.178to the Of?cialPlanfor the Cityof Niagara FallsandItmustbereadinconjunctionwiththewrittentext.K:\GlS_Requests\2024\Schedule\Zonin9\ZoningZOZ4.aprx Aid-2024009 1,17/2025Page 369 of 377 CITY OF NIAGARA FALLS By-law No. 2025 - 026 A by-law to amend By-law No. 79-200, to permit the use of the Lands for the purpose of a boarding or rooming house (AM-2024-002). THE COUNCIL OF THE CORPORATION OF THE CITY OF NIAGARA FALLS ENACTS AS FOLLOWS: 1. The Lands that are the subject of and affected by the provisions of this by-law are described in Schedule 1 of this by-law and shall be referred to in this by-law as the “Lands”. Schedule 1 is a part of this by-law. 2. The purpose of this by-law is to amend the provisions of By-law No. 79-200, to permit the use of the Lands in a manner that would otherwise be prohibited by that by-law. In the case of any conflict between a specific provision of this by-law and any existing provision of By-law No. 79-200, the provisions of this by-law are to prevail. 3. Notwithstanding any provision of By-law No. 79-200 to the contrary, the following uses and regulations shall be the permitted uses and regulations governing the permitted uses on and of the Lands. 4. The permitted uses shall be: (a) The uses permitted in the R5A zone (b) A boarding or rooming house 6. The regulations governing the permitted uses, save and except a boarding or rooming house on the Lands shall be the regulations specified for an R5A use. 7. The regulations governing the permitted use of a boarding or rooming house on the Lands shall be: a. Minimum interior side yard width 1.5 metres to the existing building from the north lot line b. Minimum lot area The whole of the Lands c. Minimum rear yard depth 3.1 metres to the existing building d. Maximum lot coverage 33% e. Parking requirements 1 parking space for each 50 square metres of floor area f. Minimum interior side 0.85 metres yard width for an accessory building Page 370 of 377 2 g. Minimum landscaped open None required space strip and/or decorative wall or berm between parking spaces and the front lot line pursuant to section 4.19.3 (c) of By-law 79-200 h. The balance of regulations specified for a R5A use. 8. 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. 9. No person shall use the Lands for a use that is not a permitted use. 10. Should the owner of the Lands not execute a Site Plan Agreement to the satisfaction of the City within 3 years of this by-law coming into effect, then this by- law shall be deemed to be repealed and the zoning of the Lands zoned as R5A- 1281 zone shall be of no force and effect and the zoning of the Lands will revert back to the I zone. 11. Notwithstanding clause 10 above, the approval of this by-law may be extended by 1 year at the discretion of the General Manager of Planning, Building and Development. 12. No person shall use the Lands in a manner that is contrary to the regulations. 13. The provisions of this by-law shall be shown on Sheets B4, of Schedule “A” of By- law No. 79-200 by redesignating the Lands from I, to R5A and numbered 1281. 14. Section 19 of By-law No. 79-200 is amended by adding thereto: 19.1.1161 Refer to By-law No. 2025-026. Read a First, Second and Third time; passed, signed and sealed in open Council this 25th day of February, 2025. ....................................................................... ..................................................................... WILLIAM G. MATSON, CITY CLERK JAMES M. DIODATI, MAYOR "S:\ZONING\AMS\2024\AM-2024-002-(PL20240124) - 7715 Beaverdams Rd (PID#13013)\9. By-law\Draft ZBA.docx" Page 371 of 377 Page 372 of 377 CITY OF NIAGARA FALLS By-law No. 2025-028 A by-law to provide for the adoption of Amendment No. 175 to the City of Niagara Falls Official Plan (AM-2024-005). 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. 175 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 25th day of February, 2025. ........................................................ ...................................................... BILL MATSON, CITY CLERK JAMES M. DIODATI, MAYOR Page 373 of 377 OFFICIAL PLAN AMENDMENT NO. 175 PART 1 – PREAMBLE (i) Purpose of the Amendment The purpose of the Amendment is to allow for a proposed development which shall not exceed 18 storeys in height as measured from Palmer Avenue. The subject lands are approximately 0.4 hectares in size and are located on the north-east side of Bender Street, south-east of Palmer Avenue. This Preamble is provided for explanatory purposes only and does not form part of the Amendment. (ii) Location of the Amendment The Amendment applies to lands identified as “Subject to Policy 4.6.11(k),” on Map 1 to Amendment No. 175. (iii) Details of the Amendment Map Change Figure 4 of PART 2, SECTION 4 - TOURIST COMMERCIAL of the Official Plan is amended to identify the lands as “Subject to Policy 4.6.11(k)”. Text Change PART 2, SECTION 4 – TOURIST COMMERCIAL, SUBSECTION 4.6.11 – OFFICIAL PLAN AMENDMENT, is amended by the addition of Subsection k). (iv) Basis of the Amendment The applicant proposes to develop an 18-storey mixed-use building consisting of a hotel and large-scale tourist attractions. The subject lands are designated Tourist Commercial as shown on Schedule “A” to the Official Plan – Future Land Use. The Amendment meets the intent of the Official Plan as it provides a transition in height from the high rise (13 to 30 storey) area south of Bender Street to the residential uses located north of Falls Avenue. The use of stepbacks and architectural detailing will provide a further transition to the residential uses and provide an opportunity to reduce massing. A Holding (H) symbol will be implemented through the amending By-law to secure the submission of an updated Wind Study and implement recommendations through future Site Plan and/or off- site development agreements, where applicable. Page 374 of 377 OFFICIAL PLAN AMENDMENT NO. 175 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. 175 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. 175", shall be identified as within the “High Rise” area and as “Subject to Policy 4.6.11(k)” on Figure 4 of PART 2, SECTION 4 – TOURIST COMMERCIAL of the Official Plan. 2. TEXT CHANGE PART 2, SECTION 4 – TOURIST COMMERCIAL, SUBSECTION 4.6.11 - OFFICIAL PLAN AMENDMENT is hereby amended by adding the following Subsection: k) Notwithstanding the policies of Part 2, Sections 4.4.2 and 4.4.3, Council may pass an amending Zoning By-law to permit the development of a 0.4 hectare site on the north-east side of Bender Street, south-east of Palmer Avenue, consisting of a mixed-use building with a hotel and large scale tourist attractions and with a building height not exceeding 18 storeys, as measured from Palmer Avenue. The amending By-law shall specifically regulate the development in terms of permitted uses, building heights and number of storeys, building setbacks, lot coverage, lot area, parking spaces, and loading areas. To provide an appropriate transition to the low rise residential uses to the north, the amending By-law shall provide for stepbacks in building height on the north-east side of the building. The use of stepbacks and architectural details and glass shall be utilized to reduce massing. The amending By-law shall include a Holding (H) symbol to require the submission of an updated Wind Study and the implementation of recommendations through future Site Plan and/or off-site development agreements, where applicable. Page 375 of 377 Page 376 of 377 CITY OF NIAGARA FALLS By-law No. 2025 - 030 A by-law to adopt, ratify and confirm the actions of the City Council at its meeting held on the 25th day of February, 2025. 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 25th day of February 2025 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 25th day of February, 2025. ........................................................ ……........................................................... WILLIAM G. MATSON, CITY CLERK JAMES M. DIODATI, MAYOR Page 377 of 377