2009/05/25 - x ~ ~ - ~ ~ ~ ~ ~y~~ ~
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C MIUlUNITY SERUI ~y~S ~~O:MNI{T~~~EE ~?GEND,A
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SEVG~~fI IY~GE 1 II~V
IV~oraday, May 25, 20~9
5°00 per~.
Caty Hall, Cornrn~ttee Ro~m #2~4 ~ B
1) Approval of the May 4, 2009 Community Services Minutes.
2) PRESE~VTATBONe ~TAFF CON1°ACT:
a) 'Next Bus'
Presenter: Dave Stuart, General Manager Transit
3) REPORTS:
a) TS-2009-08
Preakness Street - Speed Control Program Karl Dren
b) TS-2009-09
Centre Street at Ellen Avenue - Intersection Safety Review Karl Dren
c) TS-2009-26
Bus Loading/Unloading Zone
St. Lawrence - St. Clair Avenue Karl Dren
d) TS-2009-27
Sidewalk Widening Request to Remove
Two Pay Parking Space°s
Northeast Corner of Clifton Hill and Oneida Lane Karl Dren
e) PD-2009-38
Review of Commercial Policy for Market Studies Alex Herlovitch
f) MW-2009-23
2009 Development Charges Study
Consultants Draft Report Geoff Holman
4) IVEVU B~SI~VESS:
5) AD.90URGVIVAE6VT:
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a) Resolution to go into Closed Meeting.
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9VIIN~91'ES OF CO~V@iVIlJIV9TV SERVIC~S COGVIOVIBTTEE
Soxt9~ N9eetang
Nlonday, I1~ay 4, 2009
Ci$y Hall, Cornmittee Room 2, 5:45 p.rra.
PRESENT: Victor Pietrangelo, Chair; Mayor Ted Salci, Councillors: Jim Diodati,
Shirley Fisher, Vince Kerrio, Janice Wing, Bart Maves, Wayne
Thomson.
ABSEIVT: Councillor Carolynn loannoni, (Vacation)
STAFF: Ed Dujlovic, Ken Burden, Dean lorfida, Ken Beaman, Alex Herlovitch,
Todd Harrison, Geoff Holman, Karl Dren, Lee Smith, Serge Felicetti,
Trent Dark, Steve Norris, Marzenna Carrick and Marianne Tikky- Steno.
PRESS: Corey Larocque, Niagara Falls Review, Alison Bell, Niagara This Week
In the absence of Councillor loannoni it was MOVED by Mayor Salci and seconded by
Councillor Diodati to appoint Councillor Pietrangelo as Chair for tonight's Community
Services Committee.
Motson: Carried llnanir~ously
1. N91fVl:JTES:
MOVED by Councillor Fisher, seconded by Mayor Salci that the minutes of tlie April
20, 2009 meeting be adopted as recorded.
Mofion: CarrOecl Unanimously
Action: Recomr~erodation subrr~atted to Council May 4, 2009.
2. REPORTS:
a) PD-2009-37
Matters Ar6sing from the Munocipal Heritage Cor~rx~ittee
5781 Hig6~land Averoue, William Leerning Flouse
1. MOVED by Councillor Fisher and seconded by Councillor Thomson that Council
approve the recommendation from the Municipal Heritage Committee to deny the
request from the owners of the Leeming House to remove the designation from
the property for the reasons outlined in this report.
-2-
Mo$ion: Carried lDr~animously
Ac$ion: Recornmendatson s~abrnitted to CounciA May 4, 2009.
2. MOVED by Councillor Fisher and seconded by Councillor Thomson that staff
meet with the owner to investigate relocating the home.
Motion: Caro~ied
Opposed: CouncilEor Wang
Actuon: Recorrimendation su9~raiBtted to Co~ancil May 4, 2009.
b) CD-2009-06
5890 Mair~ Street
MOVED by Councillor Wing and seconded by Councillor Fisher;
1. That the City send a letter to the AGCO outlining Council's concerns with the
issuance of a liquor licence for 5890 Main Street.
2. That fhe interim control bylaw for Historic Drummondville area be deferred
pending further information from staff.
Motion: Carried Unanirv~oussy
Action: Recorr~mendation submitted to Council May 4, 2009.
3) tv~W ~us~t~~SS:
MOVED by Councillor Wing and seconded by Councillor Kerrio that staff
prepare a report on the City owned property on Dunn Street.
4) A~JOURIVMENT:
MOVED by Councillor Fisher, seconded by Councillor Diodati that the Committee
adjourn to an In-Camera session at 7:35 p.m.
Motion: Carried Unar~imously
flliay 25, 2009 TS-2009-08
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Councillor Carolynn loannoni, Chair
and IVlembers of the Community Services Committee
City of Niagara Falls, Ontario
Members:
62e: TS-2009-08
Preak~ess Street
Speec~ Control Prograr~a
RECOIVIIVIEIVDAT60N:
That the installation of speed humps on Preakness Street between Montrose Road and
Paddock Trail Drive, be approved.~~-~u+ s-~{~,-~'~' mon~t~or `{~bl~ 51-~-~~-~ion v~/~r -t~1e
nex-~- s ix rn on-Fh s.
BACKGROUB~D:
In response to residential concerns, a review was carried out to assess whether speed
control measures are warranted on Preakness Street based on the recently adopted Speed
Control Policy. The policy dictates that several criteria are required to be fulfilled in order
for speed humps to be recommended. In addition to the technical portion of the warrant,
the residential portion of the warrant requires that at least 51 % of the residents directly
affected by the speed humps be in favour of installation.
The results of the study indicate that the section of Preakness Street between Southview
Drive and Post Road fulfilled the technical and residential portions of the warrant to justify
speed hump installation. Survey results indicate 58.8% residential support on this section
of Preakness Street, and technical information indicates that approximately 20% of
motorists exceed the 50km/h speed limit.
Thus, based on the results a speed control plan was developed and a Public Meeting was
held on Tuesday, December 16, 2008. Staff delivered public meeting notifications to all
residents on Preakness Street and two advertisements were placed in the IViagara Falls
Review. The public meeting was attended by 13 residents and an overview of the technical
data and a plan showing the location of the three proposed speed humps was discussed
with the attendees.
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May 25, 2009 TS-2009-08
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Comments at the meeting indicated support for the speed control measures and the
following written comments were received following the public meeting:
• construction of the speed humps is welcomed
• we have had several near misses, proposed placement of speed humps will help greatly
• will be safer for children, there is a school bus stop used by more than one bus
• very satisfied with speed humps
• in favour, not comfortable with kids riding bikes, because of speeders
• suggest all-way stop at Preakness at Southview
Other comments received unrelated to the speed humps as noted below have been
forwarded to the appropriate sections for information and review:
• dips in the street that collect water and freeze
• a buildup of ice at the corner of Montrose Road and Preakness Street
• fencing at the park to protect kids in the park
Based on the Speed Control Policy, the warrant for the installation of speed control
measures is fulfilled. Therefore, it is recommended that three permanent s'peed humps be
constructed on Preakness Street as identified on the Speed Control Plan (attached).
Funding:
Operating Account #
11-3-342030-040000 $20,000. (Estimated)
Recommended by: ~ ~
Karl ren, irect ~of Transportation Services
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~ Approved by:
Ed Dujlovic, x cutive Director of Community Services
Respectfully submitted:
Ken odd, Chief Administrative Officer
M.Carrick
S:\General Administration\GA 1.01 Reports\2009 Community Services\05 May 25\TS-2009-08 Preakness Street - Speed Control
Review.wpd
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May 25, 2009 TS-2009-09
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Councillor Carolynn loannoni, Chair
and IVlembers of the Community Services Committee
City of Niagara Falls, Ontario
IVrembers:
B~e: 'P'S-2009-09
Ce~tre Street at Ellen Ave¢~ue
Intersec$ion Safety Revaew
RECOIVGeVEEIVDATOON:
That the installation of an overhead flashing beacon at the intersection of Centre Street and
Ellen Avenue be approved.
BAC~(GRO~.?ND:
Staff has carried out a safety review at the intersection of Centre Street and Ellen Avenue
to determine whether additional controls are required to mitigate the frequency of angle
collisions that have been occurring at this intersection. At present time, the study
intersection is controlled by an all-way stop.
Staff has noted evidence of an angle collision pattern based on our analysis of the collision
statistics. The collision frequency stayed consistent with one collision occurring each year
between 1999 and 2002. In 2003, the collision experience peaked with five (5) collisions.
With the exception of 2006, there have been at least two collisions occurring at the
intersection in the previous five years. The statistics identify that the collision frequency has
been increasing.
Traffic operations at the study intersection were evaluated in February 2008. During the
assessment, it was noted that due to the poor stop sign compliance, it was necessary to
enhance the conspicuousness of the existing stop signs. Stop signs were installed on the
left side of each approach and augmented with "tiger tails" object markers in an attempt to
reduce the collision potential at the intersection.
Since the installation of the additional signage in the spring of 2008, there have been three
(3) more angle collisions reported at this intersection.
The table illustrates the collision frequency occurring at the study intersection between 1998
and 2008.
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May 25, 2009 TS-2009-09
~raffic CRyof Niagare Falls iRnaas
INTERSECTION COLLISIOHS BY YEAR
O ngi ireer i nc~
6y year
~ofovare FROM: January0l, 1998 70: ~ecember 31, 2008
INTERSECTION 10: INT10428 MUNICIPALITY: Cityof Niagara Falls DESCRIPTION: CENTRE ST~ELLEN AVE
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TOTAL COLLISIONS: 21
In an attempt to reduce the frequency of future collisions at this intersection, the installation
of overhead flashing control beacons is suggested. The beacons will flash a red indication
in all directions as a stop control governs each approach. The cost to install the beacons,
including hardware and labour costs, is estimated at $15,000. In 2005, intersection control
beacons were installed at Beaverdams Road at Beechwood Road to mitigate an angle
collision problem at that intersection. Since then, only one (1) collision has been reported
at that intersection. Funding for the installation of the overhead flashing beacon has not
been identified in the 2009 general purposes budget, therefore staff is recommending the
funds be allocated from the special purposes reserve for traffic signals.
~undang:
Special Purpose Reserve 133 $15,000.00
Recommended by:
Karl Dren, Dire a of Transportation Services
Approved by: ~
Ed Duj ovic, ecutive Director of Community Services
Respectfully submitted:
Ke Todd, Chief Administrative Officer
Tim Burshtein
S:\General Administration\GA 1.01 Reports~2009 Community Services\05 May 25\TS-2009-09 Centre Street at Ellen Avenue -
Intersection Safety Review.wpd
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May 25, 2009 TS-2009-26
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Councillor Carolynn loannoni, Chair
and Members of the Community Services Committee
City of Niagara Falls, Ontario
Members:
Re: TS-2009-26
Ba~s Loac9uo~g/~o~loadar~g Zoo~e
St. Lawrence Avena~e
St. CIaBs~ Averoue
RECOM9VEENDATI01~:
1) That the east side of St. Lawrence Avenue between Huron Street and Queen Street
be designated as a"tour bus loading and unloading" zone.
2) That the east side of St. Clair Avenue between Huron Street and Queen Street be
designated as a"tour bus loading and unloading" zone.
BACKGROUIVD:
In preparation forthe opening ofthe Buttery Restaurant, Gypsy Theatre and TAPS Brewery,
staff has carried out an assessment to determine where bus loading/unloading activity and
bus parking may be accommodated as it is anticipated that many of the patrons will be
arriving via tour buses. A field review indicates that the loading and unloading of buses
frequenting the Gypsy Theatre may be accommodated on the east side of St. Lawrence
Avenue between Huron Street and Queen Street. Similarly, buses arriving at the Buttery
Restaurant may be accommodated on the east side of St. Clair Avenue between Huron
Street and Queen Street. The proximity of these loading areas to the respective facility is
such that the walking distance for patrons is negligible and they are not required to cross
any road. Parking is currently free of charge on these streets with a fime limit restriction of
two hours within a five-hour period. A revision to the by-law to allow only bus
loading/unloading will be reflective in the field sign changes indicating "tour bus loading and
unloading". The designated loading and unloading areas will be available for use by all tour
bus companies. TAPS Brewery is able to accommodate tour buses within their site parking
lot, however, may take advantage of the aforementioned loading zones.
Following the discharging of passengers, buses may then park at the Niagara Falls Transit
terminal located on Bridge Street.
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May 25, 2009 TS-2009-26
-2-
A meeting was held with downtown B.I.A. representatives who are supportive of the on-
street locations to accommodate tour buses loading and unloading and the location for off-
street parking.
Recommended by: ~
Karl Dren, Director of Transportation Services
Approved by: ~
Ed Dujlovic, Ex utive Director of Community Services
Respectfully submitted:
en Todd, Chief Administrative Officer ,
M.Carrick
S:\General Administration\GA 1.01 Reports\2009 Community Services\05 May 25\TS-2009-26 Bus Loading Downtown.wpd
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May 25, 2009 TS-2009-27
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Councillor Carolynn loannoni, Chair
and Members of the Community Services Committee
City of Niagara Falls, Ontario
Members:
Re: TS-2009-27 - Sidewalk Widening
Request to Remove Two Pay Parkeng Spaces
Northeast Corner of Clifton Hill and Oneida Lane
RECOMMENDATEON:
1) That the two parking spaces on the northeast corner of Clifton Hill and Oneida Lane
be removed for sidewalk widening;
2) That 1720679 Ontario Ltd. be required to reimburse the City Parking Operation a
total of $7,200.00 in lost revenue for 2009 only.
3) That Staff investigate, with the Clifton Hill BIA, opportunities of replacing the two pay
parking spaces.
BACKGROUND:
City staff has been approached by 1720679 Ontario Ltd. requesting that two pay parking
spots in front of their new establishment Dave & Busters be removed in order to allow the
sidewalk to be widened. The basis for this request is to provide more space for the
pedestrians who will be using the new entertainment complex.
The City has approved the removal of pay parking spaces in the immediate vicinity to allow
for the widening of sidewalks for sidewalk cafes and additional space for pedestrians on
the basis that alternative and/or new parking opportunities are available within the BIA.
Previous sidewalk widening has taken place on the eastside of Victoria Avenue between
Centre Street and Magdalen Street and on the westside of Victoria Avenue between
Walnut Street and Centre Street.
The Clifton Hill BIA is supportive of the request. It is estimated that the City will realize a
loss in parking revenue of approximately $7,200.00 (based on last year's June to
December figures) this yea,r.-as a result of these two pay parking spaces being removed.
Therefore, based on curren't practice, in order to address the shortfal -in-the-P-ar-king
Working Together to Serve Our Corrimuniry I Community Services Department
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May 25, 2009 - 2- MW-2009-39
Operations - General Purposes Budget, 1720679 Ontario Ltd. will be required to pay
$7,200.00 for this year only. The 2010 budget will be adjusted to reflect a reduction in
revenue.
Staff will be meeting with the Clifton Hill BIA to determine if alternative parking
opportunities exist along_Oneida Lane. If there is an opportunity to reestablish these two
pay parking space~ within the BIA area, then, 1720679 Ontario Ltd. will be reimbursed the
$7,200.00 fee.
Finally, it must be recognized that the People Mover on-street alignment, yet to be
finalized, may require some or all of this widening to be allocated to a People Mover
system as a dedicated travel lane.
The cost to widen the sidewalk is to be borne entirely by the proponent. The work is to be
completed in June 2009.
~Recommended b : i~
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Karl Dreri, Director of Transportation Services
Approved by:
Ed Dujlovic, Executive Director of Community Services
Respectfully Submitted by:
Ken Todd, Chief Administrative Officer
S:\General Administration\GA 1.01 Reports~2009 Community Services\05 May 25\TS-2009-27 - Sidewalk Widening - Parking
Space Removal - Northeast corner Clifton Hill and Oneida Lane.wpd
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May 25, 2009 PD-2009-38
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Councillor Carolynn loannoni °
and IViembers of the Community Services Committee
City of Niagara Falls, Ontario
Members:
Re: PD-2009-38
Review of Comrnercial Policy for Market Studies
REC09VIIVIENDATVOf~:
Tha e need arket udies be reviewed to ther with an assessment of alternate
land use o ols a art of t 2010 Planning work ogram.. . I
S~ o~(WC~V~ G.~~~~.e~GC~r` ~-he f3~~'i~~~i ~iaY, ~fi~ rernbv-e -N~- f u.~rC~~~ c~i' r~-tc~il
BACKGROl1ND: i~~e~~ke-~ s-~d~ie.s ~ c,1~ '~r~ -(-he'=(-u-~-t,,ve; s~a-F~ rv~c,~ke_ 0.. ~c~mrn.e~~c;~c~~ior, I'~~~~~f
~re q arci. "t-~~ c. c~{~ 0.c ~r~ 11ne ~a~ke-F Dt~ G~ c c~5e 4x~ e as e~. b~ s i 5-
On March 23, 2009, Council requested that staff review the Official Plan requirement that
market studies be prepared for Official Plan amendment applications involving new retail
facilities. This report provides a discussion forthe rationale for the Official Plan policy, how
they have served the City in the past and suggested policy approaches.
1. Why are rnarket stucEies o~eq~ired?
The reason for requiring market studies is to try to avoid an oversupply of retail in
a municipality. An oversupply results in high vacancy rates, Iowered earnings of
individual stores, which can lead to closures and in extreme cases, blight. Such
events lead to lower property values and assessment revenues for the municipality.
2. WPoat is the history behind recguaring onarket stuc~ies?
Market studies have been required by the City for new~ commercial centres and
expansions to existing commercial areas since 1982. The Official Plan was
amended to include the studies based on findings of the Refail Market Demand and
Facilities Distribution Study completed to address the decline of retail facilities.
The Retail Market Demand Study found "Conditions of over building in the
commercial sector relative to market demand, together with large inventories of
commercially zoned and designated lands which necessitated the careful evaluation
of new commercial development proposals throughoutthe City. In orderto maintain
the viability of existing facilities and to improve and strengthen the fabric of
designated commercial areas".
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May 25, 2009 - 2- PD-2009-38
In 1987, the City's commercial market and facilities were re-examined through the
Commercial Office Opportunities Study (COOS) which served as a background to
formulate the current Official Plan policies. The COOS reviewed the extent of
existing retail (and office) facilities throughout the City and projected requirements
for both to the year 2000. This work was based on population projections and the
level of retail expenditures. This study forecasted demand to 2000 and found
further retail facilities were not contemplated. As such, the policy to require an
assessment of the market to demonstrate whether there had been any changes
was retained for any application(s) for retail space.
3. How have ~nar9cet stuadies senrec9 the Cuty in t6~e past?
The attached IVlap 1 illustrates the extent of commercial areas in the City. They
include Major and Minor Commercial designations. Major Commercial districts
serve what is termed the primary trade area that comprises both the resident
population and that of neighbouring municipalities to a certain extent. The Official
Plan has been amended seven times for additional retail space; three of the Major
Commercial districts have undergone substantial expansion and two outlet malls
have been adopted since the adoption of the Plan in 1991, including:
1. No~thwest Distrect - expansion into the northwest quadrant of Montrose
Road and Thorold Stone Road;
2. IVlorrisor~/Dorchester - The Adams Centre (Zehrs/Home Depot/WalMart);
Great Canadian Superstore (former Acres site);
3. Niagara Square - Lands on the north side of McLeod Road (Villarboit and
McBain Centre); the southwest quadrant of McLeod Road and Oakwood
Drive (super WalMart);
4. Canada One OutBet Mal9, Lundy's Lane; and
5. Cross Lir~k ~ridge Co~porataor~, Buttrey Street.
These developments are illustrated on Map 2 attached.
These expansions have taken place because market studies identified a need to
address changing market conditions. For example, the Adams Centre study
assessed the market and determined a need for big box retail which would stem the
outflow of expenditures to St. Catharines. In a similar manner, the study
(commissioned by the City) for the expansion of the Niagara Square District onto
the north side of McLeod Road, analysed the need for membership warehouses
and a supermarket in the district. A market study by Smart Centres for the McLeod
and Oakwood Drive area identified an opportunity for expanded retail which would
strengthen the planned function of the Niagara Square District.
Nonetheless, the City has continued to feel the impact of new or expanded retail
centres. This was noted in a report by the City's peer review consultant, Joseph
Urban Consultants, who raised a concern about the extent of vacant space in the
City. He noted the survey undertaken in 2006 as part of the new WalMart
development at Oakwood at McLeod indicated that the City had an overall
commercial vacancy rate of 10.5% (about 520,000 square feet). The Downtown
and Drummondville had a 29% and 18% vacancy rate, respectively. Property
owners of vacant buildings (in whole or in part) can obtain a rebate on their
assessment. Due to the vacancy rates in these areas, the City rebated $125,750.00
in 2007 which represents a loss in revenue.
May 25, 2009 - 3- PD-2009-38
In addition to vacant commercial space, Council should be aware that the current
amount of approved but unbuilt commercial space is approximately 1.4 million
square feet.
Market studies have regulated the rate of retail development and have allowed for
a continued expansion of the retail commercial sector in the City. Despite these
studies, the City still has a huge supply of both vacant and unbuilt retail space.
4. V!/hat wo~aBcB ~esu9~ if r~a~ket studies were roo aonger requoa~ec~?
Some municipalities have chosen not to use market studies in the assessment of
proposals for commercial development. There are essentially two reasons for not
requiring market studies:
• that the municipality is growing at such a rate that new commercial facilities
can be quickly absorbed by the new population without negatively impacting
existing facilities; or
• where there has been a decision to let the free market dictate what facilities
will survive and those that won't which results in the conversion of retail
space to other land uses.
This has not occurred in Niagara Falls.
5. Ace there o~her policy aYternataves?
Given the above discussion, it would appear that some controls are needed due to
the City's slow population growth. A commercial retail study has to be undertaken
to review the current retail environment in the City and to determine future
requirements to accommodate growth. As part of this study a review of different
control mechanisms can be explored. A brief literature review has revealed that the
control of the expansion of commercial areas can be accomplished by other policy
means. These include:
• SVla~ket S$udies: Project retail need based on disposable income spent on
goods by product type.
• F9oor Area per Populataon: In this method, the amount of retail floor area
is calculated based on what is needed for a given amount of population.
• Co¢nrnercial Hieraa~chy: Commercial hierarchies attempt to segregate
commercial areas based on their function.
• Physica9 Form a~d lJrbar~ Structuo~e: An historical approach that seeks to
control commercial development through their built form
6. What is ~ecornrmer~dec9?
Council has requested reconsideration of the Official Plan requirement for market
studies. Based on the above discussion, and especially given the high percentage ,
of vacant space in the Downtown, Drummondville and other areas as well as the
May 25, 2009 - 4- PD-2009-38
amount of unbuilt floor space, it would appear that an unregulated approach in
terms of market analysis would not be advisable until a comprehensive City-wide
review is undertaken. In addition, the Region is in the process of introducing
amendments to the Policy Plan encouraging the local municipalities to use market
studies and peer reviews to properly assess local market conditions and the impacts
of proposed commercial facilities on existing retail areas.
Given the above and the fact the original policy was introduced through a
comprehensive commercial study, it is appropriate that a City-wide commercial
study is undertaken to review the need for commercial space, over the long term.
Such a study would look at the need for market studies and identify any alternative
policy approaches that may exist that could control growth but provide for sufficient
opportunities for changes in market conditions and retail trends. A consultant would
have to be engaged to undertake the assessment and make policy
recommendations. The cost of the study will have to be included in the 2010
General Purposes Budget for Council's consideration.
Recommended by: ~
Alex Herlovitch, Director of Planning & Development
Approved by: ~
Ed Dujlov , Executive Director of Community Services
Respectfully submitted:
en Todd, Chief Administrative Officer
J.Barnsley:bp
Attach.
S:\PDR~2009\PD-2009-38, Review of Commerical Policy for Market Studies.wpd
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May 25, 2009 MW-2009-23
'
~I.~S
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His Worship Mayor Ted Salci
and Members of the Municipal Council
City of Niagara Falls, Ontario
Members:
Re: IVIW-2009-23
2009 Developrnent Charges St~ac9y
Cos~sa~ltao~ts ~raft Report
RECOMIVIENDATEOIV:
That this report be received for information.
BACKGROl9ND:
The City's Development Charges By-law is due to expire on August 1, 2009 and Council
has approved the preparation of the necessary Background Study that will be helpful in
determining the rate of Development Charges for each type of project over the next five
years.
On January 29, 2009, staff held a workshop to look at some of the strategic decisions that
might affect the calculation of the Development Charges. The following direction was given
to the consultant (Watson and Associates Ltd.);
• Eliminate the Area-Specific Charge for the Core Tourist Area.
• Continuethe Development Charge exemption/reductions specified in the CIP areas.
• Capital Projects funded from Development Charge Reserves must meet a test for
affordability so that long term borrowing is not required to fully fund the project.
• Cost-sharing agreements for development related projects that are out of phase will
be considered on an individual basis and only where the relative merits of the
project strongly favour the municipality.
A number of Council approved reports over the past several months have impacted the
new Development Charges calculation. The approval of the five-year Capital Forecast sets
out the City's priorities and has determined the level of funding the Council wishes to
allocate to growth-related projects.
:
, ~r
s 4 Working Together to Serve Our C'ommunity i Community Services Department
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May 25, 2009 - 2- MW-2009-23
The 2008 Development Charge Reserve Fund report presented to Council on April 27,
2009 established the base from which the new calculation could start. Although this report
identified an overall balance of $11 million there are significant shortfalls in those areas
where future funding will be needed particularly in sanitary sewers, waterworks, storm
drainage and roads.
The 2009 Development Charge calculation uses the growth forecasts developed by the
Region which are considered to be fairly conservative under the current economic
conditions. The costs of the growth-related projects match the Capital Forecast in the first
five-years. Based on this information, the rates have been calculated and shown in Table
C-4 (attached).
The next step is to engage the many potential stakeholders through a public process and
receive their feedback prior to the final consideration of the rates and approval of the by-
law.
To this end staff has scheduled an information session on June 2, 2009 with those
builders/developers who have built.projects in the City over the past five years and those
with projects currently in the works.
It is staff's intentions to incorporate their feedback into a report for the Statutory Public
Meeting tentatively scheduled for the June 29, 2009 Council meeting.
The purpose of this report is to share the preliminary findings with Council prior to the
stakeholder meeting.
,
Recommended by: (
Geo olman, irector of Municipal Works
Approved by:
~'~r Ed Du~lovic, E cutiv Director of Community Services
Respectfully Submitted by:
K n Todd, Chief Administrative Officer
S:\REPORTS\2009\MW-2009-23 - 2009 Development Charges Update Report.wpd
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C-1
,APPEND~X C -DEVELOPiV6EN1' ~IHARGE CAL~~JLAT60IV
Table C-1 sets out the DC calculatian based on the standard average cost method. For
services that are not specificaliy restricted by a financial service level cap, an adjustment is
made to reflect the uncommitted balance in the DC reserve fund for those services, as follaws:
Total Residential Non-Residential
Service Salance Res % Non Res % $ $
Studies $ 217,924 61% 39% $132,934 $84,990
Roads & Related $ 4,154,251 61% 39% $2,534,093 $1,620,158
Water $ 192,234 61% 39% $117,263 $74,971
SanitarySewer $ 315,655 61% 39% $192,550 $123,105
Storm Water Management $ 957,657 61% 39% $584,171 $373,486
$ 5,837,721 $ 3,561,010 $ 2,276,711
Tables G3 and G4 provide a cashflow calcula#ion of the development charge fior the pumping
station, forcemair~ and sewer works in the Garner South Sewer Area and the Grassy Brook
West Area, in that these works have been financed through a 20-year debenture. The DC
recoverable share (excluding a 30% deduction for recovery post 2019} has been fully funded
over development anticipated mid-2009 to mid-2019, A balloon payment was provided far in the
final year to provide for the remaining debenture payments at a rate of 3% for interest earnings.
Table C-4 compares the proposed residentiai and non-residential charges by service
camponent, with the existing charges.
Watson & Associates Economists Ltd. H:INiagFa!lIDC20081dc background study,doc
G2
TA6LE C-1
City of Niagara ~alls
qEVEl.OPMENT CHARGE CALCULATION
MunicipaE-wide Services
2009-2019
2009 S DC Eli ible Cos! 2009 S OC Eiigible Cost
SEFiVICE Restdential Non-Residentlai SDU ~er S.f.
S S S S
t.0 General Government 7,107,745 708,236
less reserve funtl baEanca 132,934 $4.990
.._....974,87.~_._....._........__.._..._.623,?.40_ ............._279 027
_
2.0 ParktandDevelopmentantlEquipmem__ 2,330,756 122,640 665 0.05
_
3.0 Ma~orRecreatwnFaciliiies a_tA6286 2t8,226 1,163 0.09
_ 4.0 _._Library . . . . . . . ..._......823 378. _ 43 336. . 235 0.02
. . .
5;0, Aoads and Aelatetl 8,439,Si3 5,395,754
iessreservefund halance 2,534,093 ~,G20,758
. 5 905 420 3J75,596 1,685 1.60
, ...._..........._.v.....
6.0 Transil 7,050,979 671,937 300 0.28
70TAL 15.237.030 5,454.975 54.347 52.31
DC ELIGIBLE CAPITAL COS7 S15231,030 55,454,975
t0 cGrossPO ulationlGFAGrovnh s.it, 1f,i42 2,364,300
Cosi Per Capita! NomResidential GFA (sq.fL) g1,3~6.99 52.31
Bv fiesidential lJnit 7voQ p.o.u
Sinc~le and Semi•Detached 3.18 $4,347
A!I Aparlment Units 1.73 $2,365
Aparlments 2 6edroom Mul~ipfos (t-2 BR 2.00 S2,734
Aparlmen(s 6ach. & 7 6tlrm 1.33 $1,818
AII Oliier Dwellings 2, 72 g2,ggg
City ot Niagara Falls
DEVELOPMEN7 CHARGE CALCULATION
Urban Area Services
2009•20t9
2009 S DC Eli i61e Cost 2009 S OC Eli ibte Cost
SEAVICE Residential Non-Residentiai SDU per s.t.
S S S S
6 0.....Sidewalks . . _ _..._607,413 . 38£5,346 179 0.18
. .
%.0 Waler 2,677,570 1,673.490
less reserve lund balance 7 77 2 3 74,971
2,500,248 1,598,519 736 0.68
. . _ .
8.0 Sanilary Sewer foxcluding dohQnlur~p~ym@nt~] 852.798 5a5,232
less reserve lund balance 19.?.556 12 1 5
. _._.___660,249...__.. 422,126 f94 0.18
. .
9A Storm Water Munagemenl 3,065,247 1,959,748
less reserve funtl balance 584.171 373.486
2,481,077 1,566,262 730 0.67
TOTAL ~ 56,248.966 S3,995.253 51.839 $1.69
DC CI.IGIBLE CAPITAL COST 56.248,986 S3.995,253
10 r. Gross Po ulati0n / GFA Growth s.ft. 10,808 2.364.300
Cost Per Capita / Non-Residential GFA (sq.fL) g578.20 S1.69
Bv Residenllal Unit Tyoe p.~~ 7 I All ' rvi
SingleandSemi•Dalached 3.18 $7,839 S6,186 54.00
All Apartment Unils 1.73 $1,000 $3,365
Apartmenis 2 Bedroom Multiples (t•2 8R 2.00 51,156 53.890
Apanmenls 6ach. & f Btlrm 1.33 $7f9 52,587 ~
All Oihet Dwellings 2.72 57,226 SM1,124
Watson $ ASSOCiateS ECOnOroiSts Lid. 5/21l2009 10:61 AM Niagara Falls DC 2008.x1s
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T'he City of l~Tiagara Falls, Ont~rio
R~solut~o~
No.
M[ovecd k~y
Secoaacled by
WIE~]E~AS all meetings of Council are to be open to the public; and
W~~~AS the only time a meeting or part of a meeting may be closed to the puY~lic if the subject
matter falls under one of the exceptions under s. 239(2) of the Municipal Act, 2001.
B'I~EflZEFO~ gB' ~SOI.VEY) 'g'~IA'g' on May 25, 2009 Niagara Falls Council will go into
a closed meeting to consider a matter that falls under the subject matter of 239(2)(c) ~f the
Municipal Act, 2001, a proposed or pending acquisition or disposition of land by the municipality.
AN~ 'Y'he Seal of ~he Corporatao~n be lnereto affnxed.
Y)~AN g~]f~lF~?)A 'g'. ('I'~b~) SA~.~'g
Cd~'~' C]L~Y~ M[A~'~R