[2:48] - Good morning, everyone.

[2:49] That's something different to say, right?

[2:51] Good morning as opposed to good afternoon.

[2:54] Welcome to the City Council Meeting for August 11th, 2026.

[2:58] Our first order of business

[3:00] is to have a resolution to go in camera.

[3:03] So I have a resolution moved by Councillor Nieuwesteeg,

[3:07] seconded by Councillor Kerrio.

[3:08] If there aren't any questions, I'll call the motion.

[3:10] All those in favor. Okay, thanks very much.

[3:13] So we're going to break now.

[3:14] Well, we're going to go in the back room

[3:15] probably for a couple hours and then we'll come back

[3:17] and have our regular council meeting.

[2:31:05] - Hello everybody.

[2:31:06] Welcome back to tonight's last scheduled council meeting

[2:31:10] of the term.

[2:31:11] It is Tuesday, August 11th.

[2:31:14] We just concluded our in-camera meeting,

[2:31:17] went a little bit longer than planned,

[2:31:19] where we discussed a number of matters

[2:31:21] we're not allowed by law to speak about in open.

[2:31:24] So we are now in open and as is our tradition,

[2:31:28] we start off first by singing of O Canada.

[2:31:31] So let me introduce our singer for O Canada.

[2:31:34] She is sitting in the front row looking very ready.

[2:31:38] Her name is Queenie Wu.

[2:31:40] Queenie was chosen to represent the Niagara Music Festival

[2:31:44] at the 2026 Ontario Music Festival Association Competition,

[2:31:48] where she won first place and best in class

[2:31:52] in musical theater and in classical voice.

[2:31:56] She was also a top three winner

[2:31:58] at the National Association of Teachers of Singing

[2:32:01] in the Students Audition in 2025.

[2:32:04] She's going into grade four, she pointed out.

[2:32:08] And you know how when you're younger,

[2:32:09] you always talk about the age you're going to be.

[2:32:11] And when you're older,

[2:32:13] we talk about kind of the age we were.

[2:32:15] So we'd like to welcome tonight Queenie Wu.

[2:32:17] We're lucky to have her singing O Canada for all of us.

[2:32:21] So please Queenie, stand if you can,

[2:32:25] please ladies and gentlemen.

[2:32:26] And Queenie, whenever you're ready, honey.

[2:32:30] ♪ O Canada! Our home and native land ♪

[2:32:40] ♪ True patriot love in all of us command ♪

[2:32:50] ♪ With glowing hearts we see thee rise ♪

[2:32:54] ♪ The True North strong and free ♪

[2:32:59] ♪ From far and wide, O Canada ♪

[2:33:04] ♪ We stand on guard for thee ♪

[2:33:09] ♪ God keep our land glorious and free ♪

[2:33:19] ♪ O Canada, we stand on guard for thee ♪

[2:33:29] ♪ O Canada, we stand on guard for thee ♪

[2:33:42] (audience applauds)

[2:33:55] - Wow, Queenie, that may be one of the best national anthems

[2:34:00] that we've ever had sung here.

[2:34:02] It had so much energy and passion.

[2:34:05] You even covered your heart when you were singing

[2:34:08] at one point.

[2:34:09] I want to say, I know. I see the looks on everyone's faces.

[2:34:11] I speak on everyone's behalf when we say amazing thank you.

[2:34:15] You have a very bright and promising future.

[2:34:18] Thanks Queenie.

[2:34:19] (audience applauds)

[2:34:24] - Wow, Councillor Kerrio,

[2:34:26] did you have something you wanted?

[2:34:29] - [Vince] She could sing at Super Bowl.

[2:34:30] (audience laughs)

[2:34:31] - I would agree with that.

[2:34:34] Or next year's Canada Day.

[2:34:35] There's a lot of opportunities.

[2:34:36] Make sure we got her number, okay?

[2:34:38] We're going to get her to doing some other things.

[2:34:39] Queenie, thank you.

[2:34:40] Thank you to mom for bringing you here today too.

[2:34:43] Well done. Great job, honey. Thank you. Thank you.

[2:34:46] (audience applauds)

[2:34:49] - [Council Member] Good thing she did

[2:34:50] the last council meeting because no one else could follow.

[2:34:52] - I know. That's a good point. You should have said that.

[2:34:56] Hey, Queenie, our city manager just said

[2:34:59] it's a good thing you did the last council meeting

[2:35:01] because if you did any other one,

[2:35:03] nobody would want to do the next one after yours.

[2:35:06] So well done, honey. Great job.

[2:35:08] - [Queenie] Thank you so much.

[2:35:09] Thank you, honey. Thank you. Thank you very much.

[2:35:13] All right (laughs).

[2:35:15] The rest of the meeting's going to be a downer after that.

[2:35:17] Oh my goodness.

[2:35:19] Okay, moving along, ladies and gentlemen,

[2:35:21] we now move to our land acknowledgement.

[2:35:24] With the aim of educating our community,

[2:35:26] I'd like to invite Michele-Elise Burnett, who's Bear Clan,

[2:35:30] Thunderbird Clan and Metis to join us to share her testimony

[2:35:34] as we acknowledge and thank the indigenous peoples

[2:35:36] who are stewards of this land for a millennia before us.

[2:35:43] - [Michele] Hi (speaks foreign language)

[2:35:54] My spirit name is She Who Is In The Centre.

[2:35:57] My French English name is Michele-Elise Burnett.

[2:36:00] I am an artist, curator, producer,

[2:36:02] and storyteller of mixed indigenous and European ancestry

[2:36:06] with Nipissing Algonquin roots.

[2:36:08] In my teachings, we are reminded that every decision

[2:36:12] that we make, we must consider the impacts it will have

[2:36:15] on the next seven generations.

[2:36:18] We strive for Mino-Bimaadiziwin, to live a good life,

[2:36:22] one that seeks balance with all life forces,

[2:36:25] and a life that truly matters.

[2:36:27] It means leading from the heart, seeing, listening, feeling,

[2:36:31] speaking, and acting with good intentions

[2:36:34] and never for self-serving reasons.

[2:36:36] Gichi-Manidoo, the creator, gave all creation gifts

[2:36:40] to share with one another.

[2:36:42] And with those gifts, come responsibilities.

[2:36:45] The first is gratitude.

[2:36:48] Let's give gratitude for the life-sustaining gifts

[2:36:51] that Mother Earth provides.

[2:36:53] She is our greatest teacher,

[2:36:55] demonstrating generosity each day

[2:36:57] without ever asking anything in return.

[2:37:00] We as human beings must learn from our older

[2:37:03] and wiser relatives.

[2:37:05] We must remember that our very existence

[2:37:08] is supported by their gifts.

[2:37:10] And by thanking each life-sustaining force,

[2:37:13] one becomes tied to each of the forces of the natural world.

[2:37:17] It also reminds us that what is done to one part

[2:37:20] of the web of life has repercussions on all life forms,

[2:37:25] including ourselves.

[2:37:27] When we carry this understanding into our workplace,

[2:37:30] our homes, and our daily choices, we are actively caring

[2:37:35] for the next seven generations with love,

[2:37:38] generosity, and gratitude.

[2:37:45] - Together for the land that we share.

[2:37:50] Okay, moving along the agenda, we're looking for an adoption

[2:37:53] of the minutes from the July 28th meeting.

[2:37:55] Motion by Councillor Nieuwesteeg,

[2:37:57] seconded by Councillor Kerrio.

[2:37:59] We'll call the motion to approve. All those in favor.

[2:38:03] Okay, and that's unanimous. Thank you for that.

[2:38:05] Are there any disclosures

[2:38:06] of a pecuniary interest of council?

[2:38:09] Councillor Lococo.

[2:38:11] - Thank you, Mr. Mayor, I have sent the clerk my disclosure

[2:38:14] for 8.3AM 2026-010, the Northwest Secondary Plan.

[2:38:20] I'm a current paid up member with Club Italia,

[2:38:22] so I would remove myself from the discussions.

[2:38:25] - Okay. - Thank you.

[2:38:26] - Thank you for that. Yeah. Councillor Pietrangelo.

[2:38:29] - Thanks, Your Worship. Same one.

[2:38:31] PBD 2026-39, the Northwest Secondary Plan.

[2:38:35] My parents are members of Club Italia.

[2:38:41] - Yes, Councillor Patel.

[2:38:42] (Mona speaking faintly)

[2:38:43] - A member of the Club Italia.

[2:38:45] And also in our official plan,

[2:38:46] there's a comment received from agency.

[2:38:48] It's a workplace of my spouse.

[2:38:51] - Okay. Thank you for that.

[2:38:54] I am also a member of Club Italia,

[2:38:56] but I wasn't informed that it was a conflict,

[2:38:59] and it's up to the individual to choose if they feel

[2:39:01] it's a conflict.

[2:39:02] Certainly not a pecuniary interest, but just the same.

[2:39:05] I do want to be public and open about that

[2:39:08] as I chair this meeting.

[2:39:10] So if there's no further disclosures,

[2:39:13] we'll move along to everyone's favorite part of the meeting.

[2:39:17] This is the mayor's remarks and announcements,

[2:39:20] especially Councillor Kerrio, he loves this part.

[2:39:22] Want to start off by acknowledging the birthday

[2:39:24] of Councillor Strange.

[2:39:26] August the 6th. Happy birthday, councillor.

[2:39:28] (audience applauds)

[2:39:32] Also, James Dowling from our finance department,

[2:39:35] his birthday's tomorrow.

[2:39:37] And also Councillor Kerrio,

[2:39:39] whose birthday is August the 15th.

[2:39:41] Happy birthday, Councillor Kerrio.

[2:39:43] (audience applauds)

[2:39:47] So different events, and we do have photos

[2:39:50] for anyone that wants to follow along on the screens.

[2:39:53] First, let's talk about the flood.

[2:39:55] I mean, we had a very major wet weather event

[2:39:59] here in Niagara region.

[2:40:00] We had several in fact, including in Niagara Falls.

[2:40:03] So many residents are still dealing with a flood recovery.

[2:40:06] You'll see that we've had pickups all around the city

[2:40:09] and the region, and it's going to take a long time.

[2:40:12] It's going to take several months

[2:40:13] till we get caught up and we get ahead of this.

[2:40:16] Many people lost valuable or valuable personal items

[2:40:21] that had sentimental value, damages to homes, to property.

[2:40:25] And in St. Catharines we're reading about sinkholes

[2:40:28] and damage to the Martindale Pond and many other things

[2:40:31] that water doesn't discriminate

[2:40:34] and it's affecting a lot of people.

[2:40:36] I want to compliment our staff

[2:40:38] who jumped into action immediately

[2:40:40] to create the Flood Recovery Support Registry

[2:40:44] where people could register on the city's website

[2:40:48] and have their flood damaged items picked up at their curb.

[2:40:52] We had a pickup yesterday. That took place.

[2:40:55] It was successful.

[2:40:56] And if you missed that one,

[2:40:58] you can register for our second pickup date.

[2:41:01] So this is public information, so please share this.

[2:41:04] We'll share this on all of our social media

[2:41:06] and our print media.

[2:41:08] The next one, the sign up must be done by this Thursday,

[2:41:13] August the 13th at 3:00 PM.

[2:41:16] The pickup will be the following Monday, August the 17th,

[2:41:20] at the curb of your home.

[2:41:23] And it doesn't matter if it's drywall,

[2:41:25] if it's couches, if it's paper,

[2:41:31] it just can't be things like appliances.

[2:41:33] So if you've got fridges, freezers, stoves,

[2:41:36] things like that, that's something else.

[2:41:38] But any damage from the storm, carpeting, flooring,

[2:41:42] put it out, but make sure sign up by Thursday,

[2:41:46] August the 13th.

[2:41:47] It will be picked up on Monday, August the 17th.

[2:41:51] Families can also get waste drop off passes,

[2:41:54] if you want to bring your own items

[2:41:55] to one of the Niagara region waste depots.

[2:41:58] So again, everything's on the city website.

[2:42:01] We're directing everyone, please go to the city's website.

[2:42:05] We're also supporting people displaced

[2:42:07] from surrounding communities.

[2:42:09] I know that we've got some residents

[2:42:10] that were displaced in St. Catharines,

[2:42:12] set up shop at the MacBain Centre,

[2:42:15] and we're doing our part as a neighboring municipality

[2:42:17] to help out.

[2:42:19] So we are sending crews for additional cleanups.

[2:42:22] As I mentioned, we're housing people

[2:42:24] in our community center, and we're proud that Niagara Falls

[2:42:27] is stepping up and coming together.

[2:42:30] FIFA had their big watch party bronze medal game

[2:42:34] in Queen Victoria Park.

[2:42:36] And then they had the gold medal game, same place.

[2:42:39] It was pretty exciting.

[2:42:41] I was joined at the bronze medal game

[2:42:43] with Councillor Patel,

[2:42:44] and many thousands of people came out to each game.

[2:42:47] It was a pretty exciting event and a cool way

[2:42:50] to come together for the first ever

[2:42:53] World Cup held here in North America.

[2:42:56] And based on the success,

[2:42:57] I wouldn't be surprised it's not going to be the last.

[2:42:59] We had a lot of extra guests here from all over the world.

[2:43:02] We hosted people from more than 175 countries

[2:43:05] from around the world, and World Cup gave them a good excuse

[2:43:08] to come and get a taste of Niagara Falls.

[2:43:11] We had the Niagara Indian Association gathering

[2:43:14] at Laura Secord Secondary School in St. Catharines.

[2:43:18] It's a nonprofit charity organization

[2:43:20] serving all of Niagara,

[2:43:21] and I was joined by Councillors Patel,

[2:43:23] Lococo, and Nieuwesteeg.

[2:43:24] We had the Niagara Peninsula Energy announcement

[2:43:27] at the Niagara Parks Power Station last week.

[2:43:30] $2.7 million in federal funding

[2:43:34] will be going to Niagara Peninsula Energy.

[2:43:37] And this will be for smart renewables,

[2:43:39] electrification pathways programs.

[2:43:42] This will help for the new smart grid equipment

[2:43:44] to help detect outages faster, restore power more quickly,

[2:43:48] and keep electricity flowing reliably

[2:43:51] to homes and businesses.

[2:43:53] I was joined that day by Councillor Strange,

[2:43:55] Lococo, Nieuwesteeg, and Patel.

[2:43:58] The Santa Congress, that's right, you heard correctly,

[2:44:00] Santa Congress took place,

[2:44:04] it was Christmas in July at the Old Stone Inn.

[2:44:07] As we know, it's the site of the famous jingle bar

[2:44:11] over the holidays

[2:44:11] where we welcome more than 40 different Santas

[2:44:14] to their market from all around the world.

[2:44:17] All different versions of Santas

[2:44:19] from different countries around the world.

[2:44:22] It was very interesting.

[2:44:23] We hosted the Mayor's Cup Cricket Tournament

[2:44:26] where we had 10 teams,

[2:44:27] including visiting UK Cricket Team, who competed.

[2:44:31] More than 500 spectators, coaches, and family members.

[2:44:35] We had a lot of small business support,

[2:44:37] and I was joined by Councillor Patel for that big event.

[2:44:41] We had the hundredth anniversary of Canada's Legions.

[2:44:45] Congratulations this time to the Local Region 396

[2:44:48] in Chippawa.

[2:44:50] We hosted an event in honor of 100 years of service

[2:44:54] in Canada.

[2:44:55] I was joined by Councillors Lococo, Patel and Nieuwesteeg.

[2:44:59] We also had an affair in the vineyard.

[2:45:01] We had it at Albert Zeppatelli's home

[2:45:03] in Niagara on the Lake.

[2:45:05] It's a charitable fundraiser for the children's garden

[2:45:07] at Niagara Parks.

[2:45:08] I was joined by Councillor Nieuwesteeg.

[2:45:10] We also had the World Squash Junior Championships

[2:45:13] at White Oaks.

[2:45:14] I was part of the medal ceremony

[2:45:16] as we welcomed great youth championship squash players

[2:45:20] from all over the world.

[2:45:22] The Niagara Fiesta Extravaganza took place at Fireman's Park

[2:45:26] celebrating Filipino heritage.

[2:45:28] I was joined by Councillor's Nieuwesteeg,

[2:45:29] Patel, Strange and Lococo.

[2:45:31] And thank you to all who took part.

[2:45:33] It was a very, very big event. A lot of fun, lot of food.

[2:45:37] OLG had their community recognition event

[2:45:40] and a ribbon cutting at Prince Charles Pool

[2:45:43] where some of the OLG funds are reinvested

[2:45:46] back into the community.

[2:45:48] And they were there to, as I say, cut the ribbon.

[2:45:51] There were enhancements to the new deck of the pool

[2:45:54] at Prince Charles Pool, as well as the canopy over top,

[2:45:57] which was nice because it was a very hot day.

[2:46:00] Joined by city councillors Nieuwesteeg, Patel,

[2:46:02] Lococo and Baldinelli.

[2:46:04] Nike Elite Soccer Clinic took place

[2:46:08] at Mitchelson Park this past week.

[2:46:11] Incredible opportunities for youth in sport

[2:46:13] and our community to learn and train

[2:46:15] with professionals involved in FIFA.

[2:46:18] So we did have some of these experts join us that day.

[2:46:21] I was joined by Councillors Lococo and Patel.

[2:46:25] Celebrity Classic Golf Tournament took place

[2:46:27] at Thundering Waters where we raised money

[2:46:30] for Birchway Niagara.

[2:46:33] This was the Doug Gilmour event,

[2:46:35] and he invited a lot of his friends,

[2:46:37] including but not limited to.

[2:46:41] Sorry, we jumped ahead. There we go.

[2:46:43] That's Alan Frew in that picture with Doug Gilmour.

[2:46:45] Alan Frew was the lead singer of Glass Tiger.

[2:46:49] We had Tim Hicks.

[2:46:51] We had Rick Campinelli from ET Canada.

[2:46:54] Rick Vaive, Ernie Whitt, former Blue Jays catcher.

[2:46:58] - [Council Member] Marcel Dionne.

[2:46:59] - Marcel Dionne, you see there.

[2:47:01] Alan Cross from 102.1 CFNY.

[2:47:06] And many other, and there's two of the Trailer Park Boys.

[2:47:10] They've lost weight and they're working out now.

[2:47:12] So they said they're not drinking

[2:47:13] as much whiskey these days.

[2:47:14] - [Council Member] It breaks their hands.

[2:47:15] - Yeah, no, they're drinking water now.

[2:47:18] So anyway, thanks to Doug Gilmour

[2:47:20] for doing this great event in Niagara Falls again.

[2:47:23] Now we had our art exhibition 2026 take place

[2:47:27] at The Exchange.

[2:47:29] And it's an annual event where we honor artists

[2:47:32] and their supporters.

[2:47:33] So we presented a number of awards,

[2:47:35] including the Mayor's Choice Award.

[2:47:37] So there's a photo of that gentleman.

[2:47:39] His name is Godfrey Afebuame, Afebuame

[2:47:46] And Godfrey's piece of art was the one

[2:47:49] that I had selected as the mayor's.

[2:47:50] Maybe we can back up and show the artwork. It's a colorful.

[2:47:56] No, it's not that one.

[2:47:57] Oh, do we not have a picture of that one?

[2:47:59] - [Council Member] Those are the three we have.

[2:48:00] - Oh, okay, they didn't send the one. Okay.

[2:48:03] (council member speaking faintly)

[2:48:04] All right. No problem.

[2:48:04] So anyway we're grateful to all the people

[2:48:07] who are recognized and thank you to Councillor Lococo

[2:48:10] for joining me there that day.

[2:48:12] The mayor's Community Charity Barbecue took place on Sunday.

[2:48:17] We welcomed thousands of people. It was a big success.

[2:48:21] Thank you to all the city council came that day.

[2:48:24] Thank you to all of you. It was sunny.

[2:48:26] The weather was great.

[2:48:28] We did it earlier this year to not conflict

[2:48:31] with the election cycle.

[2:48:33] And the good thing about that, there were no bees this time.

[2:48:36] So an advantage, instead of doing it in September,

[2:48:38] early August, we don't have bees,

[2:48:40] but we had Avenue Inn band play.

[2:48:43] We had the car show, Zumba, vendors,

[2:48:45] ice cream and dessert trucks.

[2:48:48] 50/50 draw.

[2:48:49] Our CAO won the 50/50 draw

[2:48:51] and donated it back to the hospital.

[2:48:53] So we did raise $35,000 that day for our local hospital

[2:48:57] and our new hospice that both are in the works

[2:49:01] and we're grateful for everybody's participation.

[2:49:03] So thank you to all for who played a part.

[2:49:06] And when I can't be at all events,

[2:49:09] councillors have to help represent me at different events.

[2:49:11] Can't be more than one place at once.

[2:49:13] So thank you to Councillor Lococo representing the city

[2:49:16] at the Family Fun Fair at Willoughby Manor

[2:49:20] and the Africana International

[2:49:21] Health and Business Conference.

[2:49:24] Councillors Lococo, Patel and Nieuwesteeg,

[2:49:26] at the Mella Melna Da.

[2:49:30] Sorry, I'll try to slow down.

[2:49:31] I'll give you guys a chance to catch up.

[2:49:33] Councillor Patel representing the city

[2:49:35] at the Lundy's Lane Historical Society Battle

[2:49:37] of Lundy's Lane Commemorative Service.

[2:49:40] Councillor Nieuwesteeg, representing the city

[2:49:42] at the Golden Hour Gala.

[2:49:46] Do we have a picture for that one? No. Okay.

[2:49:49] Councillors, you got to send in the pictures

[2:49:50] if you want to put up.

[2:49:51] And we did have some business milestones and events.

[2:49:55] University of Niagara Falls had the ribbon cutting

[2:49:58] of the newly renovated expansion on the fourth floor.

[2:50:02] It's exciting biomedical where they use AI

[2:50:06] in digital where they can dissect with AI

[2:50:12] and it's all done virtual without actual cadavers.

[2:50:15] It was very interesting.

[2:50:17] Great Wolf, pardon me?

[2:50:19] - [Council Member] Can we use those at council?

[2:50:21] - Yes, we definitely could (laughs).

[2:50:24] Great Wolf Lodge, we presented them an award,

[2:50:27] recognizing 10 million visitors, incredible.

[2:50:32] In 20 years, 10 million visitors,

[2:50:34] a great addition to the offering in Niagara Falls.

[2:50:37] We had the grand opening at McDonald's on Victoria Avenue.

[2:50:42] I was Mayor McCheese that day.

[2:50:45] Normally I'm Mayor McCheesey, that day I was Mayor McCheese.

[2:50:48] Thank you to the Katz family

[2:50:50] for investing again in Niagara Falls.

[2:50:52] I believe they said this is their 10th location

[2:50:55] here in Niagara.

[2:50:56] Thank you to Councillors Patel, Baldinelli, and Nieuwesteeg,

[2:50:59] for making the grand opening.

[2:51:01] They're with Hamburglar and Grimace.

[2:51:06] Huh? It's busy. They're doing well. That's good.

[2:51:09] So now we have Burger King, Wendy's, and McDonald's

[2:51:11] all in that-

[2:51:12] - [Council Member] You should have wore the tie.

[2:51:13] - The tie. He didn't offer it to me. So but thank you.

[2:51:17] Patterson Funeral Home had the reinstallation

[2:51:21] of the front flag pole.

[2:51:23] Of course, I was joined by Councillor Nieuwesteeg

[2:51:25] for that along with our Legion members

[2:51:28] as the flag went up once again.

[2:51:30] Did you want to explain, Councillor Nieuwesteeg,

[2:51:32] why we did that?

[2:51:34] Or what happened there?

[2:51:35] There used to be a flag at one time.

[2:51:38] Without all the details, but just.

[2:51:40] - Yeah, we used to have the Canadian flag in a garden

[2:51:43] and as renovations happen, things change over time.

[2:51:46] And we were looking through old photos and it came back

[2:51:50] and we was like, "Oh, we're going to recreate this."

[2:51:52] So that was basically that.

[2:51:53] And the Legion was very generous with their time

[2:51:56] and coming and supporting our day. Very Canadian.

[2:51:59] - [Jim] And that Patterson made a donation

[2:52:01] to the Legion as well.

[2:52:02] - Yes. Yes, we did.

[2:52:03] - Yeah, thank you for that councillor.

[2:52:04] "Destination Niagara Magazine" had their launch

[2:52:08] at the Niagara Parks Power Station.

[2:52:11] And there it was. Congratulations to Councillor Lococo.

[2:52:16] I was joined by Councillor Patel.

[2:52:19] The Indian Spice Route had their grand opening

[2:52:22] on Centre Street and the place looks beautiful.

[2:52:26] That sign alone is spectacular.

[2:52:28] They really put a lot of money into it.

[2:52:30] And I have to say, the food was really, really good.

[2:52:34] Joined by Councillors Patel and Nieuwesteeg.

[2:52:37] City Councillors Patel and Nieuwesteeg.

[2:52:39] And we had the Mobility Lab Health Grand Opening yesterday

[2:52:44] on Dorchester Road in the Boston Pizza Plaza.

[2:52:47] And I was joined by Councillors Patel and Baldinelli.

[2:52:50] So congratulations to these new businesses

[2:52:53] opening in our community.

[2:52:55] And lastly, I think, is this lastly?

[2:52:57] Yes, lastly.

[2:52:59] Kashechewan First Nation sent us,

[2:53:02] and this should have been added,

[2:53:04] you may need to do a refresh on your agendas,

[2:53:06] but this letter was sent and I will read it.

[2:53:09] I joined Chief Wesley last night for dinner.

[2:53:12] They're leaving today, their community.

[2:53:15] He was really grateful.

[2:53:18] So I was pleased to continue our dialogue,

[2:53:22] meet with the First Nations Chief

[2:53:24] before his community heads home.

[2:53:26] I was joined by Claudius from his council,

[2:53:28] one of the members of their council,

[2:53:31] and also members of our local team.

[2:53:33] Frank Ilya of the Indigenous Relations Liaison Officer

[2:53:36] with the Niagara Regional Police.

[2:53:38] Chris Gallagher, our manager of our by-law

[2:53:41] who are working very closely together

[2:53:43] with our indigenous communities.

[2:53:45] Thank you to all of their hard work.

[2:53:48] And we received a heartfelt letter that I'd like to read

[2:53:50] to everyone expressing their gratitude.

[2:53:52] This just came in this morning.

[2:53:55] And it comes from Chief Hosea Wesley,

[2:53:59] Council of Kashechewan First Nation.

[2:54:02] He says, "On behalf of the Chief and Council

[2:54:04] of Kashechewan First Nation,

[2:54:06] we'd like to extend our heartfelt gratitude to the residents

[2:54:09] of Niagara Falls and to Mayor Jim Diodati

[2:54:11] and the Council of the City of Niagara Falls

[2:54:14] for welcoming our community and providing eight months

[2:54:17] of wonderful hospitality.

[2:54:19] During this time, more than 1,200 members

[2:54:21] of Kashechewan First Nation were hosted in Niagara Falls

[2:54:25] as evacuees for long-term displacement

[2:54:27] due to water contamination.

[2:54:30] Throughout our stay, our community members experienced

[2:54:33] kindness, generosity, compassion,

[2:54:35] and respect from so many people across Niagara.

[2:54:38] We're deeply grateful for the warm welcome that was extended

[2:54:41] to our families, elders, youth, and community members.

[2:54:44] Your support provided comfort and a sense of belonging

[2:54:47] during what was a challenging time for our community.

[2:54:50] The kindness shown to us will not be forgotten.

[2:54:52] We're thankful for the friendships, memories, connections

[2:54:55] that were made during our eight months in Niagara Falls,

[2:54:57] to the residents, community organizations, businesses,

[2:55:00] volunteers, and the leadership of Niagara Falls.

[2:55:03] Chi-miigwech. Thank you from the bottom of our hearts."

[2:55:07] So that was a very nice letter from the chief.

[2:55:09] And he was sharing with us last night at dinner,

[2:55:12] that at first when they got here, the kids were sad.

[2:55:15] They didn't want to be here.

[2:55:16] They said, "We want to go home."

[2:55:18] And he said, they said yesterday, "We're sad.

[2:55:21] We don't want to go home. We want to stay here."

[2:55:24] They really enjoyed the stay here.

[2:55:26] I'm sure it's going to have an impact on their futures.

[2:55:28] It was nice to have everybody here.

[2:55:30] And the chief invited me to come up to visit them.

[2:55:34] But you can only fly there in the summer

[2:55:38] and you can only drive there in the winter

[2:55:40] because they build ice roads.

[2:55:41] Very interesting. They're very isolated.

[2:55:43] But the good news, their water system has been rebuilt

[2:55:46] and they're looking forward.

[2:55:47] He said he misses more than anything goose.

[2:55:50] They like to eat goose and moose.

[2:55:53] And I just realized that rhymes.

[2:55:54] So I'll let loose and continue on with the meeting.

[2:55:58] I won't say any more rhymes.

[2:55:59] So next we're going to be on a city council hiatus.

[2:56:03] Municipal election is Monday, October 26th.

[2:56:06] Lot of excitement happening in and around Ontario.

[2:56:09] So thank you to all for your patience

[2:56:11] as we went through the council notes.

[2:56:15] (council member speaking faintly)

[2:56:16] Yeah. Did you like, what was that?

[2:56:18] (council member speaking faintly)

[2:56:20] You know, the-

[2:56:21] - [Council Member] Or someone might need a goose.

[2:56:23] - Oh, you know, thank you for all your rhymes.

[2:56:24] That was very good.

[2:56:27] Okay, now we're moving along to deputations

[2:56:29] and presentations.

[2:56:31] And we're going to 7.1.

[2:56:34] And I'm going to ask Mr. Clerk,

[2:56:37] I don't know if you're going to introduce this

[2:56:39] or who's going to introduce 7.1.

[2:56:45] - Thanks, Mr. Mayor.

[2:56:46] The first deputation that we have before us

[2:56:48] is Lori Beech and Tom Richardson.

[2:56:50] They're here on behalf of Community Land Trust,

[2:56:53] and they're going to present to council

[2:56:54] regarding the work they're doing in the community.

[2:56:57] - Thank you. Welcome.

[2:57:06] - Oh, okay. Great.

[2:57:08] Thank you. Hello all. Many familiar faces.

[2:57:12] Nice to see all of you again.

[2:57:14] I'm the Executive Director of Second Story

[2:57:17] Community Homes and Services,

[2:57:20] which was formerly Bethlehem Housing and Support Services.

[2:57:24] We've gone through a rebranding,

[2:57:25] but I am here representing the Community Land Trust

[2:57:30] of Niagara, which is a new initiative to Niagara.

[2:57:33] And I really appreciate allowing us to be here today

[2:57:38] to present it to you as one of the new and trending

[2:57:45] solutions across the country.

[2:57:46] And we're looking at it here in Niagara.

[2:57:49] And I have brought my friend,

[2:57:50] and many of you know my colleague and friend,

[2:57:55] Tom Richardson, you will recognize that man's face

[2:57:58] and his name.

[2:58:00] He sits on the board of the Community Land Trust of Niagara.

[2:58:03] So it gives you an idea of him being involved

[2:58:07] and how important it is to all of us.

[2:58:10] So what is a land trust?

[2:58:13] A land trust is by definition a nonprofit corporation

[2:58:19] created to acquire and hold land

[2:58:22] for a community for the community's benefit

[2:58:25] and to support in our case,

[2:58:30] affordable housing in perpetuity.

[2:58:33] Land trusts are used for a variety of other purposes,

[2:58:35] but for the Community Land Trust of Niagara,

[2:58:38] it is for the purpose of affordable housing sustainability.

[2:58:43] There are as I mentioned,

[2:58:45] it's a solution trend across the country.

[2:58:48] This says 47.

[2:58:49] We think there's probably closer to 50 at this point

[2:58:52] or more.

[2:58:53] There is a network of community land trusts

[2:58:55] across the country, but they are being recognized now

[2:58:58] as a solution for communities as a mechanism

[2:59:04] for collaboration around affordable housing development,

[2:59:09] but also acquisitions to protect affordable rents.

[2:59:14] And so it's a collaborative opportunity

[2:59:17] to work with governments, community groups, developers,

[2:59:21] financial institutions, and any other stakeholders

[2:59:23] or partners that have an interest in

[2:59:27] and a stake in affordable housing.

[2:59:29] And it's not only to make a housing affordable,

[2:59:33] but attainable as well.

[2:59:35] And those two things are similar but different in some ways,

[2:59:40] but it's also to ensure that housing is affordable forever.

[2:59:47] Why in Niagara?

[2:59:48] I don't have to tell any of you the reasons why.

[2:59:51] We are in not only a housing crisis,

[2:59:54] but an affordability crisis.

[2:59:56] And we, of course, cannot at this point in time

[3:00:02] build affordable housing on our own

[3:00:05] as housing organizations.

[3:00:07] We have to build partnerships.

[3:00:09] We have to create collaboratives

[3:00:11] that can work with governments, government programs,

[3:00:15] the federal government program, the new programs

[3:00:18] that you've heard about, Build Canada Homes,

[3:00:19] are not better or easier.

[3:00:23] They are complex because it requires mobilizing capital

[3:00:28] and creating very complex financial structures.

[3:00:31] So we as housing organizations don't necessarily have

[3:00:34] the capacity to do that.

[3:00:36] That's where the land trust comes in,

[3:00:37] to be able to collaborate together

[3:00:40] and as a sort of a real estate development group

[3:00:45] and collaborative and to build financial structures

[3:00:49] so that we can participate in those federal programs

[3:00:52] and other financial programs to build housing.

[3:00:58] As you all know, again, I don't have to tell you this,

[3:01:00] rent prices are well up six percent in 2022.

[3:01:05] They've come down a bit, but they're still extremely high.

[3:01:11] And current listings for an average of for a two bedroom

[3:01:14] is up in the area of 1,800, 2,200.

[3:01:20] We all know, absolutely unaffordable.

[3:01:21] And some of you probably have children at home

[3:01:24] that are adults that should be on their own

[3:01:27] and can't afford to.

[3:01:28] So this affects not only just the most vulnerable

[3:01:31] and lower income of our community anymore,

[3:01:34] it's affecting everyone.

[3:01:37] This is just a slide that says a little bit about

[3:01:40] the wait list, which again, you all know.

[3:01:43] But the reason I put that in here

[3:01:45] is because it demonstrates to you

[3:01:48] that Niagara Regional Housing services

[3:01:53] the Niagara region is still and continues to experience

[3:01:57] long wait lists.

[3:01:58] And that is partially because of...

[3:02:01] It's very largely because of the some of the folks

[3:02:05] who have lived in Niagara Regional Housing

[3:02:07] for a very long time have reached their maximum

[3:02:10] and have reached income levels, but they have nowhere to go.

[3:02:14] So they're still in Niagara Regional Housing units.

[3:02:17] So the region is very interested in what we can do

[3:02:20] as a land trust to acquire buildings

[3:02:24] and work on development projects

[3:02:27] that meet that middle, not social housing,

[3:02:31] not deeply affordable necessarily.

[3:02:34] That's left to the region

[3:02:37] and community housing organizations like ourselves.

[3:02:40] But the land trust is very focused on what we call

[3:02:43] the missing middle, or that low market,

[3:02:45] non-market next level up.

[3:02:48] So that's where our interest lies.

[3:02:55] So as our vision and mission,

[3:02:57] it's about increasing the supply of accessible,

[3:03:00] affordable, sustainable housing,

[3:03:03] and we do that through acquiring and holding land

[3:03:07] and buildings in Niagara for the purpose

[3:03:10] of providing affordable housing.

[3:03:12] And it means, again, that we can support

[3:03:18] housing affordability in perpetuity,

[3:03:22] because that's the meaning of a trust.

[3:03:25] As I mentioned, our esteemed colleague here, Tom Richardson,

[3:03:29] is one of our board members.

[3:03:30] And we like to say that we've formed

[3:03:35] a Blue Ribbon Committee on our board that I like to say

[3:03:40] there are a lot of big brains around the table

[3:03:42] that are very focused on this topic

[3:03:47] and housing in a variety of ways.

[3:03:49] We have Caleb Ratzlaff,

[3:03:50] is a councillor in City of St. Catharines.

[3:03:55] Myself, and we have indigenous representation

[3:03:57] through Sarah Lukaszczyk.

[3:04:00] And some planners, accountants,

[3:04:02] and some of you that you, you again, you would recognize

[3:04:06] their names and real estate developers.

[3:04:09] Also some others that are, for example

[3:04:16] Joanne Heritz, who is a professor at Brock University

[3:04:19] looking at doing research on land trusts

[3:04:22] and what that looks like

[3:04:23] and the impact that we would have here in Niagara.

[3:04:26] Our goals, very simple, build, acquire, and support.

[3:04:31] So build new housing to add to the stock,

[3:04:33] acquire buildings and housing that exists

[3:04:38] to protect low rents and prevent renovictions

[3:04:42] and support the housing organizations

[3:04:44] that we have already in Niagara.

[3:04:46] We're not here to create a new housing organization.

[3:04:49] We're here to support the ones that we already have.

[3:04:52] So for just a quick example,

[3:04:54] the land trust would own the land and the property,

[3:04:57] perhaps do the building, do the acquiring,

[3:04:59] but the housing organizations in the community

[3:05:01] such as ourselves and others like the Y, like Gateway,

[3:05:04] they would operate the housing.

[3:05:06] So they are our partners as well.

[3:05:10] Now, the complexity of a trust

[3:05:12] includes the opportunity to attract investment.

[3:05:17] As I mentioned, and I won't get into details today,

[3:05:19] but I'm happy to answer questions or of course,

[3:05:22] this is just an awareness opportunity today.

[3:05:24] We can certainly take other questions and talk about

[3:05:29] the complexities of a land trust that includes fundraising,

[3:05:35] government programs, equity collaboratives.

[3:05:38] Where we will share equity to leverage the purchase

[3:05:42] or development through again, financial structures.

[3:05:46] Do community bond calls, and again,

[3:05:51] attract social impact investors.

[3:05:53] So all that is within and that's the work

[3:05:55] that we've been doing over the last couple of years,

[3:05:57] is building those structures.

[3:06:00] And that just gives us the opportunity to respond to again,

[3:06:05] provide those complex deals

[3:06:08] that we need to build housing and acquire housing.

[3:06:12] We have a first project in the City of Welland.

[3:06:16] City of Welland has donated two properties

[3:06:19] to our first project on Crowther Avenue.

[3:06:22] And again, just not getting into too much detail,

[3:06:26] but it will be 83 units altogether.

[3:06:29] 40 units are for the land trust.

[3:06:31] They have donated the land for $3.

[3:06:35] And also provided grants through their CIP program.

[3:06:39] So altogether, it's close to $2 million contribution

[3:06:42] to our first project.

[3:06:48] And these are just all the partners involved.

[3:06:51] Again, these kinds of opportunities to develop

[3:06:55] affordable housing requires a lot of partnerships.

[3:06:58] Again, a lot of big brains at the table,

[3:07:02] and those who can contribute.

[3:07:06] One I would like to point out

[3:07:07] is Niagara Community Foundation.

[3:07:09] We've worked with them to not only,

[3:07:12] they've given us an operating grant,

[3:07:15] but also a commitment towards investments in each project

[3:07:20] towards soft costs and seed cost.

[3:07:27] I think I've probably gone by my five minutes,

[3:07:31] but that was really hard for me,

[3:07:33] but when it comes to housing I can talk a lot

[3:07:37] and for a very long time, as some of you know.

[3:07:39] But thank you very much for allowing us to be here today.

[3:07:42] - So we have a couple questions Lori.

[3:07:43] So I got Councillor Lococo, Patel, and Nieuwesteeg.

[3:07:48] - Thank you, Mr. Mayor. Through the Mayor to Ms. Beech.

[3:07:49] Thank you so much for attending.

[3:07:51] I saw a video about three years ago

[3:07:54] from Councillor Ratzlaff, and this really intrigued me,

[3:07:57] and I've always had it in the back of my mind.

[3:08:00] So I just want to review what Welland did.

[3:08:02] So they have 83 units.

[3:08:06] And what was the investment from Welland?

[3:08:09] You said $2 million, but how did that break down?

[3:08:12] How did that go?

[3:08:14] - Okay. It's the contribution of land.

[3:08:16] It's green space, so it's green fields

[3:08:19] and it's surplus property that they have available.

[3:08:24] And they've contributed land to other projects as well.

[3:08:28] The Hope Centre, Gateway, and ourselves,

[3:08:32] as well as the land trust.

[3:08:34] And in this case, they have as I mentioned contributed

[3:08:39] the surplus land to purchase for $3.

[3:08:44] - Through the mayor, so in addition to that,

[3:08:46] is there an operating grant?

[3:08:47] - That's right. That's right.

[3:08:48] So in addition to through their CIP programs

[3:08:52] and other opportunities they have an affordable housing

[3:08:56] committee, the advisory committee to the council.

[3:08:58] And so everything is vetted through them,

[3:09:01] and then they were able to recommend

[3:09:03] that we receive other grants.

[3:09:06] So they have several different grants available

[3:09:09] for affordable housing development incentives, exemptions,

[3:09:13] property tax exemptions, and development charge waivers,

[3:09:17] plus operating grants for five years.

[3:09:20] - So for a two million dollar investment of 83 units,

[3:09:23] that's quite a return on that two million dollars?

[3:09:26] - It certainly is.

[3:09:27] - Okay, I'll go back to that later on.

[3:09:29] How large of a piece of a land would you need

[3:09:31] for a project like this?

[3:09:35] - We can work on any size of piece of land

[3:09:36] from an acre to three or four.

[3:09:39] This one happens to be almost four acres

[3:09:42] the one in Welland.

[3:09:43] - And how would the best way for the City of Niagara Falls

[3:09:48] for us to support a project like this?

[3:09:50] What would you be looking for from us?

[3:09:52] How could we support you?

[3:09:54] - Something similar. Such as land and surplus land.

[3:09:59] We hope to, we are going to be working

[3:10:02] with all the municipalities

[3:10:03] because all municipalities have surplus land.

[3:10:06] And we would hope that city councils

[3:10:11] would see that as an opportunity to contribute towards

[3:10:15] affordable housing development.

[3:10:17] And so that is certainly is one.

[3:10:18] And of course, I know you're working on your CIP program

[3:10:22] and to build in the incentives that we need

[3:10:24] to work together on solving this crisis.

[3:10:27] - Good. Thank you very much.

[3:10:28] And my last question for the,

[3:10:33] sorry, I've just lost my train of thought.

[3:10:41] For the two million dollars

[3:10:43] that was contributed into Welland,

[3:10:46] if we look at something similar to that,

[3:10:49] how fast does this project go?

[3:10:52] How long did it take for an 83 unit to be built?

[3:10:58] What kind of timeline?

[3:10:59] - Okay. In all honesty, it's not built.

[3:11:01] It's just the beginning. This is our first project.

[3:11:05] But what that does,

[3:11:08] again, without getting into too much detail,

[3:11:10] the new programs through Build Canada Homes, as I mentioned,

[3:11:13] are very complex.

[3:11:15] They are not like CMHC, which is the previous

[3:11:21] federal housing programs.

[3:11:22] They are not the primary lender.

[3:11:25] They are the last.

[3:11:26] They are looking through their goals to mobilize capital

[3:11:31] in the community,

[3:11:32] contributions through municipal governments,

[3:11:34] in our case regional government, as well as private sector.

[3:11:38] So that's what I meant by very complex structured deals.

[3:11:42] And so these opportunities to provide surplus lands

[3:11:48] plus grants are necessary if you want to be a part of,

[3:11:54] and provide affordable housing solutions in your community.

[3:11:58] This is the new world. It's transformational.

[3:12:01] It is the way it is.

[3:12:03] Build Canada Homes and the federal government

[3:12:06] are now the last mile.

[3:12:08] So we must all work together to make these projects happen.

[3:12:15] - Okay. Thank you. I remembered my question.

[3:12:17] When you're looking for land, does it need to be serviceable

[3:12:21] and land ready, shovel ready to move forward?

[3:12:24] - If you want to participate

[3:12:25] in the federal programs, absolutely.

[3:12:27] They're looking for shovel-ready lands, de-risked,

[3:12:30] and ready to go.

[3:12:32] - Okay. Thank you.

[3:12:33] I when everyone has had a chance to speak,

[3:12:36] I'd like to put a motion forward to accept the presentation

[3:12:39] and that our staff look into it later on down the road.

[3:12:42] - Sounds good. You got in just under your five-minute limit.

[3:12:45] Perfect timing. Okay.

[3:12:46] Councillor Patel, Nieuwesteeg. Dabrowski.

[3:12:49] - Thank you, Lori, for your presentation.

[3:12:51] And I want to thank everybody who sits on the board

[3:12:52] who does this important work actually in our community.

[3:12:56] My question is most of my questions were asked

[3:12:58] by Councillor Lococo, so I got most of the answers.

[3:13:01] One thing is, for example, when you get the land

[3:13:03] as a donation, how long does it take

[3:13:05] for you to bring all the stakeholders together

[3:13:09] to get some project like this going?

[3:13:11] Like in Welland you're doing your first project right there.

[3:13:13] So how long does it take for you?

[3:13:15] - Thank you for asking that question.

[3:13:17] I'll go back to as well.

[3:13:19] Councillor Lococo had asked how long it takes.

[3:13:24] These projects always take time.

[3:13:26] And they do require a lot of partnerships.

[3:13:29] So from the shovel ready, we are in the process

[3:13:32] still with the Welland Project with Build Canada Homes.

[3:13:37] We've had three meetings with them,

[3:13:39] but it's an iterative process.

[3:13:40] It's a back and forth continuously.

[3:13:42] Then they ask us to go back and get this contribution,

[3:13:45] find that contribution.

[3:13:47] They're looking for contributions towards the capital,

[3:13:50] develop capital construction stack.

[3:13:53] And so these things take time and there's nothing guaranteed

[3:13:57] because they are not providing the funding upfront

[3:14:00] even for supportive housing.

[3:14:02] It all has to be financed.

[3:14:04] So these things do take time,

[3:14:06] but once those approvals take place,

[3:14:09] the other thing that Build Canada Homes is looking for,

[3:14:11] is modern methods of construction.

[3:14:13] So we've had to look at those opportunities

[3:14:16] and those levers for a project

[3:14:18] because they're looking for that as well.

[3:14:19] So it's a tall order that the federal government

[3:14:22] is looking for.

[3:14:23] So again, we have to have construction partners

[3:14:27] that are looking at modern methods of construction

[3:14:30] that can help save time and save costs.

[3:14:32] Primarily right now, not so much cost, but time.

[3:14:36] So that helps to, once you have a project ready to go,

[3:14:39] you can see a project be completed within 18 months.

[3:14:44] - Thank you. Through you, Mr. Mayor.

[3:14:45] If you're one partner all in,

[3:14:47] for example, city with their CIP grants

[3:14:49] and maybe donation of the land.

[3:14:51] If you're one partner all in,

[3:14:53] it's easier to attract other people.

[3:14:55] - That's right. That's right. It's not any one partner.

[3:14:58] So land is just the start.

[3:15:00] - Okay. Yeah, you're right.

[3:15:02] It has to start somewhere, right?

[3:15:03] - That's right. We can't do anything.

[3:15:05] We can't communicate with the federal government

[3:15:07] if we don't have a piece of land that's ready to go.

[3:15:10] - And just the one last question is the Welland project.

[3:15:13] So who will be managing the project?

[3:15:15] I know you said YMCA,

[3:15:16] but would that be run through Niagara Regional Housing?

[3:15:19] And how would they pick the tenant who's going to get there?

[3:15:22] - Thank you for asking that question.

[3:15:25] So as I mentioned in my presentation,

[3:15:28] the Land Trust will own the land.

[3:15:30] A community housing organization will operate the project.

[3:15:33] So that's going to be us in this case.

[3:15:35] But I mentioned the others because in future opportunities,

[3:15:40] they could be the partners as well to operate

[3:15:43] the housing side of things, so.

[3:15:45] - Thank you. - Okay.

[3:15:46] - Thank you. Councillor Nieuwesteeg.

[3:15:49] - Thank you, Mr. Mayor.

[3:15:50] Thank you for the presentation,

[3:15:51] the great work that you do,

[3:15:52] but I'm looking for some clarity.

[3:15:54] So, I understand Niagara Regional Housing

[3:15:57] is responsible for housing.

[3:15:59] So what gap or what problem are you coming in to solve

[3:16:03] that they, in my opinion, that should be their mandate here?

[3:16:07] So obviously there's a gap that's opened the opportunity

[3:16:10] or that you've recognized and said we need to fill that.

[3:16:13] So if you can just help me to understand

[3:16:16] why are we not solving this and how can we count on you

[3:16:19] to solve this issue that we're faced with today?

[3:16:23] - Okay, and if it's okay, I will provide clarity

[3:16:27] to correct you just a little bit.

[3:16:29] Niagara Regional Housing is responsible for social housing,

[3:16:33] government housing, deeply affordable housing

[3:16:37] and supportive housing that meets the needs

[3:16:41] of very low income or vulnerable or people

[3:16:47] with a variety of challenges through homelessness services.

[3:16:56] But, there's a housing continuum.

[3:16:57] Are you familiar with the housing continuum

[3:16:59] that starts with crisis, supportive and transitional?

[3:17:05] We have a whole bunch of subcategories in there now

[3:17:07] that start at non-market, low market, affordable housing.

[3:17:14] Some of that housing is supportive

[3:17:16] which is the type of housing that we provide,

[3:17:18] but it's at that not what we call non-market,

[3:17:21] but not deeply affordable.

[3:17:23] So there's a variety of levels of affordability.

[3:17:26] And so others are responsible for that level.

[3:17:30] So Niagara Regional Housing also provides housing programs.

[3:17:34] So rent subsidy programs,

[3:17:36] housing allowances, housing benefits.

[3:17:38] They administer all of that, but also in partnership

[3:17:41] with community housing organizations like ours

[3:17:44] to provide housing for the more vulnerable, lower income.

[3:17:48] Where what we're talking about here

[3:17:51] is that next stage or that next level of rents and incomes.

[3:17:58] So that we call it the, sort of that missing middle

[3:18:01] because that's the piece that's missing.

[3:18:04] It's the type of housing that, again,

[3:18:07] your adult children are not getting access to

[3:18:11] because it's not affordable.

[3:18:13] So the more we have, the more stock we have,

[3:18:16] the more protections we can provide for lower rents.

[3:18:23] That through pure economics just drives the rents down

[3:18:27] or stabilizes them.

[3:18:29] But we are able to, through those partnerships,

[3:18:33] through driving capital cost of development down,

[3:18:36] we can offer those low rents.

[3:18:39] But it's a game of math.

[3:18:41] It has to be lower the capital development costs,

[3:18:44] so that the service costs, the operating costs

[3:18:47] can be managed at low rents,

[3:18:49] so low revenues to operate those buildings.

[3:18:52] Again, it gets pretty complex.

[3:18:54] - Thank you, Mr. Mayor.

[3:18:55] - Does that help you?

[3:18:56] - It absolutely does.

[3:18:56] - Okay. - Next question.

[3:18:58] So is there a time limit that the...

[3:19:00] So it sounds like you're a bridge program to helping people

[3:19:03] get to that next step.

[3:19:04] Is there a time limit that when you evaluate who is eligible

[3:19:08] to rent in one of these,

[3:19:10] or is that one of the agencies that will be?

[3:19:12] - So eligibility, there's different ways and means,

[3:19:16] and I know that was part of Councillor Patel's question

[3:19:19] as well.

[3:19:20] Again, that's complex.

[3:19:21] So for example social housing or housing available

[3:19:27] through the region is through their wait list,

[3:19:31] which is what the one I put up there.

[3:19:32] Where we, as housing organizations that provide non-market

[3:19:37] and lower rent or supportive housing

[3:19:39] or transitional housing, we work with and in partnership

[3:19:42] with the Niagara Regional Housing Services

[3:19:45] and the homelessness services

[3:19:47] to house those more vulnerable folks,

[3:19:49] access and advocate for rent subsidies.

[3:19:54] And so, and yes, those things do take,

[3:19:57] but that's all part of what we do as operators.

[3:20:02] Absolutely, but there would be kind of a time.

[3:20:04] So if you're helping, you know, that you're talking,

[3:20:07] you referenced adult children.

[3:20:08] So you're helping them until they can get on their feet.

[3:20:10] - Right. But there's no time limit to that.

[3:20:14] So things like social housing, government housing,

[3:20:18] that's supposed to be temporary

[3:20:21] until affordability can be reached.

[3:20:24] Same with transitional housing,

[3:20:27] community government nonprofit housing.

[3:20:30] Some of those housing programs have time limits on them.

[3:20:33] But what we're talking about

[3:20:35] is permanent affordable housing.

[3:20:37] So that just, you know, the natural course of things

[3:20:41] where people move in and move out on their own.

[3:20:43] - And through you, Mr. Mayor, thank you for the-

[3:20:44] - I hope that helped. - Because this is

[3:20:45] a unique project we haven't seen.

[3:20:47] And, so I just want to understand.

[3:20:49] - Oh, we need new initiatives.

[3:20:50] - Yeah. No, very, very good. And thank you for that.

[3:20:53] - Again, through you, Mayor, thank you very, very much.

[3:20:55] - We have one more.

[3:20:56] - Oh, I'm sorry. Okay.

[3:20:57] - We've got, and just made it. Okay.

[3:20:59] - All right. - Councillor Dabrowski.

[3:21:00] - [Chris] Yeah. Thank you for your presentation through you.

[3:21:02] I'm trying to understand how we turn this

[3:21:04] from a concept into actual affordable units.

[3:21:07] - That's what we're working on.

[3:21:08] - What are you asking from our municipality specifically?

[3:21:12] And realistically, with that,

[3:21:15] how many affordable housing units

[3:21:16] do you think that could produce?

[3:21:18] And then my second question,

[3:21:19] do you work with Habitat for Humanity

[3:21:21] or with them or for them?

[3:21:23] But if you can help me understand that

[3:21:25] and give me some insight.

[3:21:26] Councillor Lococo mentioned she'll bring forward

[3:21:28] a motion that might help me with some ideas

[3:21:31] on whether or not I could support it.

[3:21:33] But I think it's a great concept.

[3:21:34] I'm just trying to understand how as a municipality,

[3:21:36] how it fits with our current model.

[3:21:38] - Okay. I'll try to unpack.

[3:21:41] I think I heard two questions in there.

[3:21:43] So make sure I don't forget the-

[3:21:45] - What are you specifically.

[3:21:46] I know it's an awareness presentation.

[3:21:48] But what are you looking for from us?

[3:21:50] And what will that in turn produce

[3:21:53] in terms of units of affordable housing?

[3:21:57] - Sky's the limit.

[3:21:58] But having said that land is what we would like to partner

[3:22:04] with the municipality on.

[3:22:06] And that's not today. That's not an answer for today.

[3:22:09] But we hope that today is about awareness

[3:22:12] and about being able to move forward.

[3:22:15] I know there's an election and there's things will change.

[3:22:18] But today is about getting our information out there

[3:22:22] to all of you and providing clarity,

[3:22:25] providing understanding, and a bit of hope

[3:22:30] about an opportunity going forward.

[3:22:33] We at the Land Trust have been working

[3:22:34] for the last couple of years to establish the organization.

[3:22:38] It's an incorporated not-for-profit organization

[3:22:42] with a well-established board at this point of, as I said,

[3:22:46] very good representation.

[3:22:49] We've been spending a lot of time learning.

[3:22:51] It takes time to develop all this,

[3:22:53] but we want to have projects at the same time.

[3:22:56] So once you have land, as I mentioned, it does take time.

[3:23:01] Whether it's one acre.

[3:23:04] I have a building that's on one acre of land

[3:23:05] and has 127 units.

[3:23:08] So I think you know that we're, you know,

[3:23:11] it's always a good interest to a good idea

[3:23:13] to build up so that we can maximize the use

[3:23:17] of a piece of land.

[3:23:18] So really, we're open to exploring with you as a partner.

[3:23:24] And that's what we're looking for. Habitat?

[3:23:28] Habitat for Humanity are our partners.

[3:23:31] In terms of not exactly working with us in the...

[3:23:34] But they're our partners in the service system.

[3:23:36] And we all work together.

[3:23:39] Mark, the ED is actually...

[3:23:43] We've been talking to him about being

[3:23:44] a part of the land trust,

[3:23:46] and they're just trying to figure it out at this point.

[3:23:48] They're about affordable home ownership.

[3:23:50] So that's that continuum that I mentioned

[3:23:52] that has all those sub-sectors all the way along.

[3:23:56] And they're all about home ownership,

[3:23:58] which we're all about too.

[3:24:00] But we haven't delved into that part.

[3:24:02] Our mission right now is about the missing

[3:24:05] middle affordable rental.

[3:24:06] - Okay. Thank you. Okay. - Does that help?

[3:24:09] Does that answer your question? Thank you.

[3:24:11] - Any other questions or comments of council?

[3:24:14] So we'll go to Councillor Lococo.

[3:24:15] - Thank you, Mr. Mayor.

[3:24:16] The motion I would put forward is that we received

[3:24:19] the report and that staff work with the land trust

[3:24:24] to discuss opportunities for this type of build.

[3:24:29] What kind of land we could offer.

[3:24:32] I know in the past we've been going through all of our land,

[3:24:35] so I think we're already close to that.

[3:24:37] So that would be the motion

[3:24:39] that we just have that information and bring it back

[3:24:41] to the next term of council.

[3:24:42] - Okay. So I got Councillor Patel, you're seconding it.

[3:24:46] Do you want to speak to the motion Councillor Dabrowski?

[3:24:48] - Back to my question. What does it mean for us?

[3:24:50] How many affordable units will that produce?

[3:24:53] So if we can include that as part of the motion.

[3:24:54] I'm sure it's part of the planning research.

[3:24:56] - That was part of what I.

[3:24:56] Yeah, that's part of the planning research

[3:24:57] - I just want to make sure.

[3:24:58] And again, I was going back to the investment.

[3:25:00] If you get $2 million for 83 units like Welland did,

[3:25:04] that's a huge investment in comparison to giving $2 million

[3:25:08] maybe to a different type of program

[3:25:09] and you might get 15 units.

[3:25:11] So that's part of the opportunity to research. Thank you.

[3:25:17] - And then we just ask that you consider that. That's great.

[3:25:20] - In the past, we've given land to Habitat for Humanity

[3:25:22] as well to build units.

[3:25:23] So I mean, it's a practice we've followed for many years.

[3:25:27] So if there's no further questions or comments,

[3:25:28] we'll call the vote.

[3:25:29] All those in favor.

[3:25:30] Okay. And that's unanimous.

[3:25:31] Thank you very much, Lori.

[3:25:32] Thank you very much, Tom, for being here.

[3:25:34] The legal living legend. He came with you.

[3:25:37] That's good. Thank you for being here.

[3:25:39] - Thank you so much. Thank you.

[3:25:41] - Thank you very much.

[3:25:43] So Mr. Clerk, I see Pathstone's on the agenda,

[3:25:46] but I don't know if we have.

[3:25:48] Oh, is Sean here?

[3:25:50] - [Council Member] No. He's not.

[3:25:51] - Oh, okay. Sean's not here.

[3:25:52] All right. Well, then step right up.

[3:25:56] So we had him on the agenda speaking. So we've got Marla.

[3:25:59] Actually, I shouldn't say who it is.

[3:26:00] I'm guessing Marla and Ken or?

[3:26:03] - You got Marla and Ken. Yes.

[3:26:04] - Marla and Ken, okay.

[3:26:05] So if you want to introduce yourselves

[3:26:07] and we try to keep it to five minutes.

[3:26:09] - Thank you, yeah.

[3:26:11] Yeah. Thank you, Mr. Mayor.

[3:26:11] Thank you members of council for having us here today.

[3:26:15] We very much appreciate the opportunity

[3:26:17] to come and speak to you, to tell you about the good work

[3:26:19] that Pathstone's doing,

[3:26:21] and talk about a partnership opportunity

[3:26:23] that you're already working on

[3:26:24] with the Willoughby Chippawa Community Centre

[3:26:28] that's taking place.

[3:26:29] So I'm going to let my colleague, Ken,

[3:26:32] tell you a little bit about Pathstone

[3:26:34] to familiarize yourself.

[3:26:38] - Good morning, mayor, members of council. I'm Ken Chan.

[3:26:41] I have been on the Pathstone Foundation Board since 2021,

[3:26:44] and I chaired the governance committee.

[3:26:47] What we are seeking today is your support in principle

[3:26:50] for development of a new Pathstone Mental Health Campus

[3:26:53] of Care at the Chippawa Willoughby site.

[3:26:56] We're not asking for any funding as any future requirements

[3:27:02] will be done through fundraising

[3:27:04] for both our capital and operating costs.

[3:27:07] Just a quick overview in terms of who we are.

[3:27:09] For over 50 years, Pathstone Mental Health

[3:27:12] has been providing much needed compassionate

[3:27:14] mental health support for children and youth

[3:27:16] across the region, including here in Niagara Falls.

[3:27:19] And as a member of the board with Pathstone Foundation,

[3:27:22] we are very privileged and honored to be raising the funds

[3:27:25] to enable the care that's much needed

[3:27:28] as well as supporting spaces where care is delivered.

[3:27:32] I'll turn over to Marla,

[3:27:34] to speak a bit more about the trends.

[3:27:37] - Yeah, so like Ken mentioned, for more than 50 years,

[3:27:40] Pathstone's been supporting children and youth

[3:27:42] with mental health supports across Niagara.

[3:27:45] 15 years ago, that looked like 300 kids approximately

[3:27:49] from the Niagara community.

[3:27:51] Where we are today, we're, you know, around 850 kids

[3:27:54] and projections for us into 2035 bring us to 13,000 kids.

[3:28:00] And I know that you know the intricacies

[3:28:02] of your city the best,

[3:28:03] and you're familiar with the growing needs

[3:28:06] and different types of people

[3:28:07] that are coming to the community.

[3:28:09] And so that's why we see this as an important step

[3:28:13] for us moving forward.

[3:28:15] The other thing that we really notice

[3:28:17] is that the biggest barrier to families,

[3:28:21] especially specifically in the Niagara region,

[3:28:24] to participating in care is transportation

[3:28:27] and where location and services are being offered.

[3:28:31] Currently, we have our main location in St. Catharines,

[3:28:35] but we do not have a location in Niagara Falls.

[3:28:38] And because of that, we are seeing a 17% decline

[3:28:42] in cancellation and no-show rates from residents

[3:28:45] in the Niagara Falls community.

[3:28:47] And what that really means is those individuals

[3:28:50] don't have access to the care.

[3:28:52] They're not getting that access.

[3:28:54] And there are many reasons why that's taking place.

[3:28:57] One, we know barriers to transportation.

[3:28:59] We know that managing, being able to get to and from

[3:29:04] appointments is difficult and complex.

[3:29:07] And so we really want to have a solution

[3:29:09] to be able to address, one, the growing needs of children

[3:29:12] and families in Niagara Falls,

[3:29:15] as well as being able to say we're delivering support

[3:29:19] in a community organization.

[3:29:25] Oh, this is me.

[3:29:29] So this is where we think the opportunity

[3:29:32] really becomes exciting.

[3:29:33] The city is already making an investment in creating

[3:29:36] a community hub where families will come for recreation,

[3:29:40] learning and community programming.

[3:29:42] We believe children's mental health belongs

[3:29:44] in that conversation.

[3:29:46] Imagine a community where a family doesn't have to navigate

[3:29:49] a series of disconnected systems to get the support

[3:29:52] that they need.

[3:29:54] Instead, within one community destination,

[3:29:57] there can be recreation, learning, community programming,

[3:30:02] and dedication to children's mental health services.

[3:30:06] Pathstone can provide counselling, walk-in mental health,

[3:30:09] outreach, family supports all in one environment.

[3:30:13] And there's something else that's very important.

[3:30:15] It normalizes mental health.

[3:30:18] A child doesn't have to feel like they're being sent

[3:30:20] to a separate building or stigmatized

[3:30:23] because they need help.

[3:30:25] Mental health becomes part of the community.

[3:30:28] It becomes part of the same conversation as physical health,

[3:30:32] recreation, education, and family wellness.

[3:30:36] That message for children and families and strategically,

[3:30:40] it creates an opportunity for collaboration.

[3:30:44] Pathstone doesn't need to duplicate what's happening

[3:30:46] in the community, we can be a part of the same ecosystem.

[3:30:52] - Thank you, Marla.

[3:30:52] And what you see there's a rendering

[3:30:54] of the proposed building.

[3:30:55] I know it's still early days and as a board,

[3:30:59] we believe that once we get a signal

[3:31:02] in terms of whether or not this is a possibility,

[3:31:03] and then we'll begin the due diligence,

[3:31:05] including working with Sean and Marla

[3:31:07] on the fundraising initiative.

[3:31:09] So really we're here today

[3:31:11] to see if there's opportunity for us to work with you

[3:31:15] on creating a legacy project.

[3:31:17] The benefits for the City of Niagara Falls,

[3:31:18] including stronger health and social infrastructure,

[3:31:22] better access for Niagara Falls families,

[3:31:24] and a long-term community asset that will remain

[3:31:27] for the community for years to come.

[3:31:29] With that, we'll stop there and take any questions.

[3:31:32] Thank you.

[3:31:33] - Great. Thank you.

[3:31:34] First, we've got Councillor Nieuwesteeg

[3:31:35] and then Councillor Lococo.

[3:31:39] - Actually, mine's not so much a question, but a comment.

[3:31:42] Do you want to have a question first, or? Okay.

[3:31:44] - So we don't have a...

[3:31:46] Are there any questions of the presenters first?

[3:31:47] Okay, Councillor Patel. Okay, we'll go to you.

[3:31:50] - Thank you, Mr. Mayor, and thank you Marla,

[3:31:51] and thank you, Ken, for presentation.

[3:31:53] I have a question that, you know, lots of insurances

[3:31:56] do cover certain I think sessions for family members.

[3:32:01] And lots of time when young kids are seeking help,

[3:32:04] parents have a hard time trusting certain

[3:32:07] you know service providers.

[3:32:09] Have you ever thought of the hybrid model

[3:32:11] that will Pathstone will ever integrate in a hybrid model

[3:32:13] where you can have paid and a free system altogether?

[3:32:18] - So Pathstone doesn't operate on a fee for service model.

[3:32:21] We do get support from the Ministry of Social Services

[3:32:25] and Health to be able to deliver that programming

[3:32:28] free of charge.

[3:32:30] - What I mean, have you ever thought of doing a hybrid ever,

[3:32:33] like, you know, for somebody who wants to?

[3:32:36] (speaks faintly) Slim picking.

[3:32:37] If you think about you know, youth counseling,

[3:32:39] there's very little that you can get.

[3:32:42] - Yeah, so that isn't a part of the plans

[3:32:46] moving forward.

[3:32:47] - Okay thank you.

[3:32:48] - Okay, thank you.

[3:32:49] So if there's no further questions,

[3:32:51] maybe we can get a motion.

[3:32:53] Someone want to make one?

[3:32:53] Councillor Nieuwesteeg and then Councillor Lococo.

[3:32:57] So you can may move to receive the presentation

[3:33:00] and then maybe speak to it now.

[3:33:02] - Yes, I have a motion, but prior to my motion,

[3:33:04] I just want to speak to-

[3:33:06] - You said you have a motion?

[3:33:07] - I do have a motion.

[3:33:08] - So let's put that on the floor.

[3:33:10] And then we can speak to it.

[3:33:10] - All right. Very good.

[3:33:12] Okay, so I'm pleased to bring forward

[3:33:14] a motion asking council to endorse in principle

[3:33:16] the inclusion of Pathstone Mental Health

[3:33:18] within the Chippawa Willoughby Community Centre.

[3:33:22] This is an opportunity to bring an essential

[3:33:24] children's mental health service directly into our community

[3:33:27] and alongside the recreation,

[3:33:28] library and community service

[3:33:30] that is being planned for this important development.

[3:33:33] Pathstone's not asking the taxpayers of Niagara Falls

[3:33:36] to fund this project.

[3:33:37] Pathstone Foundation intends to raise

[3:33:39] the necessary philanthropic funding to develop

[3:33:41] and equip the space.

[3:33:43] What we are asking for today is an endorsement

[3:33:45] of principle and an opportunity to continue working

[3:33:47] with the city staff to determine whether approximately 6,000

[3:33:50] square feet dedicate children's mental health space

[3:33:53] can be incorporated into the project.

[3:33:55] This endorsement does not commit the city to funding,

[3:33:57] construction, or lease of any future agreement.

[3:34:00] Those matters would come back to council for consideration

[3:34:03] as the partnership develops.

[3:34:04] What we're asking council to do today

[3:34:06] is recognize the importance of children's mental health

[3:34:08] to our community and give Pathstone and the city

[3:34:10] opportunity to work together to make this vision a reality.

[3:34:15] - Okay, great. And also to receive the presentation.

[3:34:17] - And to receive the presentation.

[3:34:19] - Second by Councillor Lococo.

[3:34:20] Okay, great.

[3:34:21] And I do want to speak to it.

[3:34:22] - Yeah, go ahead.

[3:34:24] - Why I'm very passionate about this

[3:34:25] and I'm really excited that Pathstone's doing it.

[3:34:28] What we're seeing on our streets today

[3:34:30] is very heartbreaking.

[3:34:31] We see drug addiction, homelessness, and mental health.

[3:34:35] And we've been around this table so many times

[3:34:37] with so many presentations asking what we can do

[3:34:40] because it is absolutely disturbing and heartbreaking.

[3:34:43] And there is no solution. We do not see a solution.

[3:34:46] The only thing that can come close to a solution

[3:34:48] would be prevention.

[3:34:49] And that's what I'm seeing here

[3:34:50] is that we're looking at investing in prevention.

[3:34:54] And why I like the Chippawa arena

[3:34:58] I believe children mental health services

[3:35:00] belong in the heart of the community.

[3:35:01] And I believe that the children's mental health

[3:35:04] or Willoughby's Community Centre is ideal for that.

[3:35:07] In discussions, I'm part of this group,

[3:35:09] so that's why I'm speaking to it.

[3:35:12] We looked at where we could have it.

[3:35:14] And at the first site was to have it on a very busy road

[3:35:19] and more like an institution.

[3:35:20] And the community did not feel strong about that.

[3:35:23] It was, again, bringing in that stigma.

[3:35:25] And we want children and families to feel comfortable.

[3:35:28] And the more we can de-stigmatize

[3:35:30] and make it part of natural wellbeing, hopefully,

[3:35:33] hopefully this is one part of the solution

[3:35:36] that we no longer see and will not see in the future.

[3:35:39] Children, people living on the streets like they are.

[3:35:42] So anything we can do to support this

[3:35:45] as a preventative measure,

[3:35:46] I think it's a step in the right direction for prevention.

[3:35:50] A step for compassion, a step for Niagara Falls.

[3:35:53] So I'm very pleased to support this.

[3:35:57] - Thank you for that, Councillor.

[3:35:59] Was there anyone else who wanted to speak to this?

[3:36:01] No? Councillor Strange.

[3:36:03] - Yeah, thank you, Mr. Mayor.

[3:36:04] Thank you for the presentation.

[3:36:05] And thank you Councillor Nieuwesteeg

[3:36:07] for getting involved in this.

[3:36:08] I think it's so important.

[3:36:09] And like you guys said, you know,

[3:36:11] there is a stigma about mental health.

[3:36:14] And we do have to think some other ways

[3:36:16] of kind of involving mental health

[3:36:18] in every day for children.

[3:36:20] You know, it should be part of the sports,

[3:36:21] part of recreation,

[3:36:23] part of don't leave it as a separate building.

[3:36:26] You know, if we do this as part of our Chippawa arena

[3:36:31] community center, it should be involved in everything,

[3:36:33] including the library, whatever it is,

[3:36:35] include mental health.

[3:36:36] We worry about our physical health so much.

[3:36:38] We worry about nutrients and everything,

[3:36:39] taking care of your body.

[3:36:40] And the mental health should be part of that.

[3:36:42] So thank you for that.

[3:36:43] - [Ruth-Ann] Thank you.

[3:36:45] - Well said.

[3:36:46] Okay, if there's no further questions or comments,

[3:36:48] let's call the vote.

[3:36:49] All those instead, together unanimous.

[3:36:51] Thank you very much.

[3:36:52] Instead. Instead.

[3:36:54] - Instead.

[3:36:54] - Thank you. - Thank you.

[3:36:55] - Thank you.

[3:36:58] You know, I can't even get away with one little mistake,

[3:37:00] you know? - 'Cause you wouldn't let us.

[3:37:03] - You're very right about that. You've got the?

[3:37:09] Mr. Clerk, do you have the issue?

[3:37:10] (Council member speaking faintly)

[3:37:16] Do you want to just announce it then?

[3:37:17] Mr. Clerk, could you direct us on where (laughs).

[3:37:22] - So next on the agenda in the order presented

[3:37:25] in the agenda is the planning matters

[3:37:28] at section number eight.

[3:37:30] Those are advertised to start at 3:00 PM.

[3:37:32] So I would advise that we move on to the report section

[3:37:35] starting in section nine of the agenda.

[3:37:40] And the first report there is project initiation.

[3:37:45] We do have a representative there from Resimate.

[3:37:50] The Chief Operating Officer, Adrian, I believe is.

[3:37:53] There he is, perfect.

[3:37:54] And he has a presentation to council outlining the benefits

[3:37:57] and features of the program.

[3:38:00] - All right. Adrian, welcome.

[3:38:02] - Good morning, everyone. Mr. Mayor, members of the council.

[3:38:06] Yeah, my name is Adrien Gignac-Eddy.

[3:38:09] I'm a Chief Operating Officer at Resimate.

[3:38:12] I'm here to talk a little bit about the work that we do

[3:38:15] and the work that we're doing in the City of Niagara Falls.

[3:38:22] Okay, so Resimate is Canada's first ADU marketplace

[3:38:30] for prefabricated ADUs.

[3:38:32] So an ADU is an accessory dwelling unit,

[3:38:34] or as we call them, a backyard home.

[3:38:37] And what we've done with Resimate,

[3:38:38] is we partner with different Canadian manufacturers.

[3:38:41] And we do a full service turnkey process for them.

[3:38:44] So we do all of the permitting work,

[3:38:46] all of the installation process for homeowners

[3:38:48] across Ontario.

[3:38:50] Installing Canadian company made prefabricated homes.

[3:38:55] As part of that work, you know,

[3:38:56] we're doing everything we can to make housing production

[3:39:00] more efficient.

[3:39:01] That's why we only work with prefabricated builders.

[3:39:03] And we're also bringing in digital solutions to housing and,

[3:39:07] you know, making gentle density easier to do

[3:39:11] and making people more aware of what the possibilities are

[3:39:14] for gentle density.

[3:39:15] So one of the things that we've developed is a tool

[3:39:18] where we partner with different municipalities

[3:39:19] across Canada.

[3:39:21] And using spatial data, we're able to map municipalities

[3:39:25] and tell people in advance

[3:39:26] what they're able to do in their backyard.

[3:39:29] So that's what we did with City of Niagara Falls,

[3:39:31] and that's what I'm here to explain today.

[3:39:33] So our model's quite simple.

[3:39:34] Essentially, we take a look at the by-law for an ADU,

[3:39:38] an accessory dwelling unit,

[3:39:39] and we will look to see

[3:39:41] what are the different zoning constraints

[3:39:42] on that specific property,

[3:39:44] and we'll narrow it down to specific answers

[3:39:46] or solutions for homeowners.

[3:39:48] So this is sort of just a overview of the brainstorm

[3:39:51] of what the model looks like.

[3:39:54] But really what that turns into is a mapping tool,

[3:39:57] and you see a screenshot here on the presentation.

[3:40:01] Where a homeowner now in Niagara Falls

[3:40:03] is going to be able to put in their address

[3:40:05] and get an automated assessment of not only

[3:40:08] is their property suitable for a backyard home,

[3:40:10] but different information,

[3:40:11] like what the buildable area looks like,

[3:40:13] what the setbacks are going to look like

[3:40:15] what the zoning requires and all the different

[3:40:18] sort of information relating to that.

[3:40:20] Now, because we're also a marketplace

[3:40:23] and we work with different prefab models.

[3:40:26] We also allow homeowners to browse through a selection

[3:40:29] of existing models with pricing

[3:40:31] and then drag and drop those models onto their property

[3:40:34] so they can see exactly what that future project

[3:40:36] would look like.

[3:40:37] So in terms of assessing the feasibility of the project

[3:40:40] for the homeowner, it means that from, you know,

[3:40:43] their desktop, they can essentially go through

[3:40:45] the whole initial high level planning phase of the project

[3:40:50] and know from, you know, within a five minute

[3:40:53] sort of summary if they're able to do the project,

[3:40:56] what it would cost and what that would look like for them.

[3:41:01] Now, because we ran the whole City of Niagara Falls,

[3:41:04] we do have some statistics as well to present

[3:41:07] to council today.

[3:41:09] So we have about 65% of lots in the City of Niagara Falls

[3:41:13] that are zoned suitable for an ADU.

[3:41:17] And in addition to that, we have another 11% of lots

[3:41:20] that would be suitable, but that may have

[3:41:22] an additional requirement,

[3:41:23] so that can look like something like a conservation area,

[3:41:26] or some additional permit that we might need to get.

[3:41:28] But what that means is essentially,

[3:41:30] you know, over 70% of lots in the City of Niagara Falls

[3:41:33] could have a detached ADU, so a backyard home.

[3:41:37] So there's a huge potential

[3:41:39] for this type of gentle densification.

[3:41:42] Now, our company has also partnered with CMHC.

[3:41:46] We've received funding for innovative housing solution.

[3:41:50] And we also have on our marketplace

[3:41:53] CMHC's permit ready ADUs.

[3:41:55] So homeowners now in Niagara Falls

[3:41:58] will also be able to drag and drop ADU models

[3:42:01] that are part of the CMHC catalog

[3:42:03] that was launched last year.

[3:42:06] And yeah, so it's just going to make that more accessible

[3:42:08] in terms of information for homeowners

[3:42:10] if they did want to go that route

[3:42:11] of working with CMHC models.

[3:42:16] Now we may not have time today to do the full demo,

[3:42:20] although if we do, I might just take a look.

[3:42:23] So this is what the front page

[3:42:25] is going to look like for homeowners.

[3:42:27] So these are all the other cities in Ontario

[3:42:29] that we have partnerships with.

[3:42:30] And what that partnership looks like with the city

[3:42:33] is basically exchanging geospatial data

[3:42:35] to be able to display this information

[3:42:37] freely for homeowners.

[3:42:40] But I think.

[3:42:47] Am I able to go on the internet here?

[3:42:50] - [Assistant] Do you want me to pull up the thing for you?

[3:42:51] - Yeah, could you? Thank you. Perfect.

[3:42:56] So I'll just give a quick demo of what it looks like,

[3:42:58] and then I'll take some questions.

[3:43:12] - [Council Member] The mayor's kids would like him

[3:43:13] to go to an ADU, so maybe pull up his.

[3:43:16] - Yeah. I can put in an address actually.

[3:43:19] Do a live demo.

[3:43:20] - [Jim] They like it far away.

[3:43:22] (Adrian laughs)

[3:43:22] Let me see here.

[3:43:24] (council member speaking faintly)

[3:43:28] - [Council Member] Jim, don't worry.

[3:43:29] - [Jim] Thank you. No worries. You got my back.

[3:43:33] - I'm not sure if we're connected right now.

[3:43:36] - [Assistant] The WiFi is that our WiFi?

[3:43:37] - Yeah, it's the WiFi.

[3:43:39] (council members speaking faintly)

[3:43:45] Okay. I'm going to see if I can.

[3:43:49] Oh, there we go. Okay. It's just slow.

[3:43:52] So this is just one example.

[3:43:55] So I can just put in an address here,

[3:43:57] take a look at all the zoning information.

[3:43:59] I can also go into a satellite view to just understand

[3:44:04] is there a pool in the backyard?

[3:44:05] Is there, you know, a restriction regarding trees

[3:44:08] or anything like that?

[3:44:09] And then I can select a model

[3:44:12] that I might want from the marketplace.

[3:44:13] We have around 50 models

[3:44:15] from different Canadian manufacturers.

[3:44:18] And then all the models will also include pricing.

[3:44:21] I can add the model to the backyard.

[3:44:23] And then I can sort of play around with placement

[3:44:25] and everything like that.

[3:44:27] And then from there homeowners can, you know,

[3:44:30] not only have the first idea of the feasibility

[3:44:33] but can also reach out to us for more information

[3:44:35] and book a free onsite visit to understand

[3:44:38] if there are any additional barriers

[3:44:40] to building in their backyard.

[3:44:41] We also have on our website a financial calculator.

[3:44:45] So again, we're just trying to spread awareness

[3:44:48] around information for not just, you know,

[3:44:51] can I build in my backyard,

[3:44:52] but is it feasible for me as a homeowner?

[3:44:54] Can I afford it? How do I get financing for it?

[3:44:56] That kind of thing.

[3:44:58] In order to, you know, streamline the building

[3:45:01] of these types of homes.

[3:45:04] And that is all. Thank you.

[3:45:06] - That's great, thanks, Adrian (speaks faintly)

[3:45:10] Thanks, Adrian, first we've got Councillor Lococo.

[3:45:13] - Thank you, Mr. Mayor.

[3:45:14] Thank you so much for the presentation.

[3:45:15] I played around with the tool. It was really neat.

[3:45:17] You could look at all of the setbacks

[3:45:20] and where you wanted to put it.

[3:45:21] It had all of the pricing.

[3:45:22] You could look at each different model, so it was great.

[3:45:25] I guess my questions are what does a partnership

[3:45:28] with the city look like?

[3:45:30] And what are you looking for from the city?

[3:45:34] And do we have to follow any RFP protocol?

[3:45:38] - Yeah. So in terms, oh.

[3:45:42] In terms of the partnership with the city,

[3:45:45] it was a one-off sort of consultation fee

[3:45:48] that we worked through with the city.

[3:45:51] In terms of what we're looking for today from council

[3:45:53] is just a support for the tool.

[3:45:55] And just spreading awareness about it with homeowners

[3:45:58] and everything is entirely free to use.

[3:46:01] It's supported by our company directly.

[3:46:04] So there's no cost to the city

[3:46:06] other than that or to homeowners directly.

[3:46:09] - Great. Thank you. That answers all my questions.

[3:46:11] It's a really amazing tool. Thank you.

[3:46:13] - Thank you. Councillor Strange.

[3:46:16] - Yeah, thank you, Mr. Mayor.

[3:46:18] Yeah, this is really cool.

[3:46:21] So have you tried this in other municipalities

[3:46:23] and do you have any stats, like on?

[3:46:26] - So we've-

[3:46:27] - As far as, like, you know, how many lots have, or?

[3:46:30] - Yeah, we've mapped over 40 cities in Canada.

[3:46:34] On average, cities are about 40% feasible.

[3:46:38] So the fact that Niagara Falls is 65% is higher than average

[3:46:43] which can be explained by larger lot sizes here

[3:46:45] and just generally you know, a city with smaller lots

[3:46:49] and more density might have less suitability.

[3:46:52] - Yeah, but like have you helped, say you've helped

[3:46:56] I don't know, like 20 houses in one community?

[3:47:00] - Oh, yeah, so I mean, in terms of the platform,

[3:47:03] like right now, because we do also the installation

[3:47:06] and everything, we do about 20 homes per year

[3:47:09] in different backyards, all homeowners.

[3:47:11] Most of them are housing family members,

[3:47:13] so a lot of the time it's housing their parents

[3:47:16] or housing their kids to live on the same property.

[3:47:18] - In that particular one where you showed

[3:47:20] you picking a house.

[3:47:21] So if you put on my lot size, and then it'll only come up

[3:47:26] which ADUs will fit in that house.

[3:47:30] - That's right, yes.

[3:47:31] - So, if there is only 10 available

[3:47:32] you can use that and then switch it around.

[3:47:33] - Exactly, and so the ones that don't fit

[3:47:35] will come up as not suitable.

[3:47:36] - Okay. Perfect. Cool.

[3:47:39] - Thank you, Councillor Nieuwesteeg.

[3:47:42] - Thank you, Mr. Mayor. Thank you for the presentation.

[3:47:44] So how are you compensated if the city

[3:47:46] isn't paying you for any of this?

[3:47:48] - So actually we're compensated

[3:47:51] entirely by the private sector.

[3:47:53] So, you know, we charge a fee for our work with homeowners.

[3:47:57] And essentially for us, we just benefit from having ADUs

[3:48:00] be you know, better understood more awareness around them

[3:48:05] and more people understanding how to go forward

[3:48:07] with the process.

[3:48:08] - So you're really, in essence, a facilitator?

[3:48:09] - Exactly, we're a marketplace.

[3:48:11] - Okay, and now you're recommending these different homes.

[3:48:14] And you're vouching for these homes you have,

[3:48:17] like, you've seen them?

[3:48:18] - Yeah, exactly.

[3:48:19] So we have a process with the different manufacturers

[3:48:21] we work with.

[3:48:22] So we like to say we're manufacturer agnostic,

[3:48:24] so we don't-

[3:48:25] - A manufacturer what?

[3:48:26] - Agnostic. It's just something we say.

[3:48:27] So we don't necessarily favor

[3:48:29] one manufacturer over the other.

[3:48:30] We sign partnerships with manufacturers.

[3:48:33] But we do have a vetting process.

[3:48:34] So our manufacturers are CSA certified.

[3:48:37] They essentially, you know, have been in the industry

[3:48:40] for a few years at least.

[3:48:43] And have built homes previously.

[3:48:45] So it's sort of like a mark of approval from us as well

[3:48:50] that those are good manufacturers.

[3:48:51] - Though you Mr. Mayor, what percentage of the homes

[3:48:53] that you represent are Canadian built?

[3:48:55] - All of them.

[3:48:56] - Okay, all right.

[3:48:57] And how many different manufacturers do you represent?

[3:49:00] - 10.

[3:49:01] - Okay, All right. Very good. Thanks.

[3:49:03] - Thank you, our general manager of planning

[3:49:05] would like to comment.

[3:49:07] - Thank you, Your Worship.

[3:49:07] And I just wanted to kind of be clear

[3:49:10] on what's happened here.

[3:49:12] So Resimate, we did enter into an agreement

[3:49:14] to purchase use of this software.

[3:49:19] It was a small nominal fee.

[3:49:20] It was done through our budget that was approved in 2023?

[3:49:26] 2023 for the ADU program.

[3:49:29] So originally we were going to design and create

[3:49:32] our own ADUs and offer them to homeowners.

[3:49:36] But we found Resimate

[3:49:38] and decided that this was a more economical

[3:49:40] and affordable way to go.

[3:49:42] And Adrian's group here did all the work

[3:49:44] that we didn't have to.

[3:49:45] So we entered into an agreement to get this done.

[3:49:49] So just to be clear,

[3:49:50] it was a small nominal fee just over 5,000.

[3:49:56] - Okay. Any other questions or comments of council?

[3:50:01] Okay, so Mr. Clerk, how would you recommend we proceed?

[3:50:04] Just receive the report?

[3:50:06] - Yes, there is a recommendation there

[3:50:07] that council received the report for information.

[3:50:10] - Okay, motion by Councillor Lococo,

[3:50:13] second by Councillor Baldinelli that we receive the report.

[3:50:16] The recommendation of the report, all those in favor?

[3:50:18] Okay, that's unanimous.

[3:50:20] Adrian, thank you very much.

[3:50:21] - Thank you very much. - Thank you.

[3:50:23] Okay, moving along.

[3:50:25] 9.2, motor vehicle collision cost recovery program.

[3:50:30] Did anyone want to speak to it?

[3:50:34] Well, I mean, did anybody from the city

[3:50:35] want to speak to it, Mr. Rocecio?

[3:50:38] And then we'll go to council.

[3:50:40] - Deputy Chief's here to take any questions.

[3:50:42] The report's pretty well laid out.

[3:50:46] Gives council a number of options.

[3:50:48] Gives background on what other municipalities are doing.

[3:50:51] We think we came up with a balanced solution

[3:50:54] that does recover some cost from those who you know,

[3:50:59] who require the service, but does not...

[3:51:02] The balances the cost out with some fairness

[3:51:05] and the total fee so that there's no large sticker shock.

[3:51:08] So there's no right answer or perfect answer on this one.

[3:51:12] So we did lay out the options

[3:51:14] and put forward our best recommendations.

[3:51:15] We'll take any questions.

[3:51:17] - Okay, so we've got Councillor Dabrowski

[3:51:20] and then I've got Councillor Lococo.

[3:51:22] (council member speaking faintly)

[3:51:24] Oh, I'm sorry.

[3:51:25] You did have your, you pointed at him though.

[3:51:26] - [Council Member] No, he was first and I was second.

[3:51:27] - Okay. All right. I got Dabrowski, Patel, and Lococo.

[3:51:31] - Through you, we appreciate the report.

[3:51:33] Curious as to, it's a very relatively small cost

[3:51:38] that we're trying to recover.

[3:51:39] After we take into account administrative costs, support,

[3:51:45] et cetera, et cetera, what is the net revenue

[3:51:47] that we would take from the $250 fee?

[3:51:52] - [Jim] Susio?

[3:51:55] - The administration to run that,

[3:51:56] we'll have to roll through it.

[3:51:58] That's why we didn't want to do the at-fault one

[3:52:00] because that administrative cost is much more significant.

[3:52:04] The deputy chief can get the details,

[3:52:07] but once we get the driver information,

[3:52:09] it's fairly easy for us to bill.

[3:52:11] I don't know what our average cost of billing is,

[3:52:13] but it might be 10 to $15.

[3:52:14] So we would still net a fair amount.

[3:52:17] We're just not recovering the full fixed cost

[3:52:20] of the fire service, but that cost stays no matter what.

[3:52:24] So I compared it more to the ambulance bills

[3:52:28] that you get when you get delivered to the hospital.

[3:52:31] I believe it's $75 for an ambulance fee.

[3:52:34] That's essentially on the hospital basis,

[3:52:37] so it's kind of a similar approach.

[3:52:39] But yeah, our cost to issue a bill is, would be,

[3:52:42] you know, a percentage of that 250.

[3:52:44] - Okay, and one challenge I have and a concern I have,

[3:52:48] we're in Niagara Falls.

[3:52:49] We're different than all other municipalities.

[3:52:51] We're very unique.

[3:52:53] We have tens of thousands of people,

[3:52:55] tourists driving into our, especially now.

[3:52:57] Less people from the United States are traveling here.

[3:52:59] We have more Ontarians driving into our city.

[3:53:01] How are we going to communicate this to tourists?

[3:53:04] I don't want to scare people away.

[3:53:05] I don't want people to rent the car, drive down the QEW

[3:53:08] and worry about getting in an accident

[3:53:09] or something happening.

[3:53:10] How are we communicating this to tourists

[3:53:14] that are coming into our city?

[3:53:15] My fear is TikTok, social media.

[3:53:17] The last thing we want are people leaving our municipality,

[3:53:20] getting a bill at home for $250,

[3:53:23] and the negative impact that it could have

[3:53:25] on Niagara Falls in terms of marketability.

[3:53:27] And we're trying to market to potential tourists

[3:53:29] to come to our city.

[3:53:31] My fear is that we're scaring people away

[3:53:33] that are driving here.

[3:53:34] All the rubber tire markets from Ontario, New York,

[3:53:36] Pennsylvania and Ohio that are coming into the city,

[3:53:39] they're going to be fearful.

[3:53:40] And I don't want to make our tourists afraid

[3:53:45] to come into the city and drive into our city

[3:53:47] and be worried that they might leave our municipality

[3:53:50] and come home to a $250 bill.

[3:53:52] So how are we going to communicate that?

[3:53:54] Is that a concern from staff?

[3:53:56] If I can get some feedback on that,

[3:53:57] it would help me come to a conclusion

[3:53:59] on whether or not I could support it.

[3:54:02] - Through the mayor to the Councillor, all great questions.

[3:54:04] We did debate the perception issue,

[3:54:06] and that is why we moved away from, you know,

[3:54:10] a fee where two fire trucks show up, 500 bucks an hour,

[3:54:14] you get a $1,000 bill.

[3:54:15] We moved away from that.

[3:54:17] And we wanted to balance the needs of the residents

[3:54:19] and the needs of, you know, of the city to balance

[3:54:22] some of those costs out.

[3:54:24] We picked the number 250. Was there a magic number to it?

[3:54:29] No, it just what was a reasonable amount.

[3:54:32] I think if people get transported to the hospital

[3:54:35] or if people use a particular service,

[3:54:38] it's, you know, and if you go hiking in Banff

[3:54:42] and you get put off the trail, or if you go in California

[3:54:45] and get put off a trail,

[3:54:47] there is a rescue fee involved on that.

[3:54:49] So similar type of concept.

[3:54:52] The other thing is the chief

[3:54:54] would have discretionary authority to waive bills.

[3:54:57] So let's say they really didn't do too much.

[3:55:00] They just showed up.

[3:55:00] We're not going to just hammer everyone with 250 as a thing.

[3:55:04] It would be more if we actually deployed some services.

[3:55:07] So if they were taken away in an ambulance, if, you know,

[3:55:09] there was something else, then they get the fee.

[3:55:11] So there has to be a reasonableness to it.

[3:55:13] Currently, there is no discretion in our by-laws,

[3:55:16] so part of the process would be to have that discretion

[3:55:20] given to the chief or deputy chief to hammer that.

[3:55:24] But that is a debate that we debate it.

[3:55:27] And that's why we brought multiple options to council

[3:55:30] to stay status quo or to move

[3:55:33] because I can't answer what is the brand damage issue today

[3:55:38] based upon that.

[3:55:39] But that's why it's before council.

[3:55:42] Deputy Chief, if there's anything,

[3:55:44] like, we could maybe even put further guidelines

[3:55:47] into when we bill for that kind of stuff internally.

[3:55:52] I don't know if you have any other comments.

[3:55:55] - [Jim] Chief?

[3:55:56] - Through the mayor to council.

[3:55:57] One of the other reasons we chose this option,

[3:56:01] other than at fault,

[3:56:02] because we'd have to wait for a police investigation

[3:56:05] we could bill an appropriate timeline,

[3:56:07] and that can go to the insurance claim

[3:56:09] of the owner of the vehicle.

[3:56:10] So we're hoping that that cost is pushed off

[3:56:14] and it's not out of pocket

[3:56:16] other than you have a claim against your record.

[3:56:20] - Okay.

[3:56:22] - Okay. More questions. Councillor Patel?

[3:56:25] - Thank you, Mr. Mayor. There's a chart here.

[3:56:27] We are comparing our city with other municipalities.

[3:56:31] And, one, two, three, four, five, six, seven.

[3:56:35] Most of the municipalities there do have volunteer

[3:56:37] or on-call suppression unit.

[3:56:41] So how can we compare our cost with their costs

[3:56:43] as we have a professional fire department?

[3:56:45] So does St. Catharines

[3:56:46] and St. Catharines does not charge for the service?

[3:56:50] - [Jim] Mr. CAO?

[3:56:51] - Thank you.

[3:56:52] Our on-call fire stations do respond

[3:56:56] to motor vehicle accidents also,

[3:56:57] and there is a, you know, there is a cost

[3:57:00] on an hourly rate there.

[3:57:02] Again, it's a decision.

[3:57:04] St. Catharines made a decision not to charge.

[3:57:07] We can make a decision to charge.

[3:57:11] You know, as I said this council has debated

[3:57:14] this type of thing before.

[3:57:16] It was brought up as an idea. We took it back.

[3:57:20] That's why the report's written

[3:57:21] showing the spectrum of options.

[3:57:24] And we tried to land in one that kind of balanced respect

[3:57:29] for the taxpayer and respect for the individual who,

[3:57:32] you know, got put into the accident.

[3:57:34] - So, I got two more questions is,

[3:57:37] especially when somebody's visiting Niagara Falls,

[3:57:38] as you said, they could be from overseas,

[3:57:40] from the US, other cities.

[3:57:42] If you charge a driver, how do we make sure

[3:57:45] that we are collecting those charges?

[3:57:47] What are the mechanism in place to collect that charges?

[3:57:52] - Through the mayor, it's small claims court.

[3:57:54] So if they're overseas, it's a rental car company.

[3:57:57] Rental car companies have the right to charge back

[3:58:00] that kind of stuff.

[3:58:02] It's not just a tourist, it could be, you know,

[3:58:04] quite frankly, in every city in Niagara our staff,

[3:58:08] if I take a look at my 700 staff you know,

[3:58:11] what percentage lives in Niagara Falls

[3:58:12] versus lives someplace else and commutes into the city?

[3:58:16] So it could just be, you know, transient folks.

[3:58:20] So part of it is, you know,

[3:58:22] as the deputy chief had noted is, you know,

[3:58:25] if they're in a motor vehicle accident,

[3:58:27] there's already an insurance claim available,

[3:58:29] or there's already insurance claim likely filed,

[3:58:31] and this would just be a cost into the insurance company

[3:58:34] that they would deal with through there.

[3:58:37] How do we get it back?

[3:58:38] We don't bill the insurance company directly.

[3:58:40] We bill the individual.

[3:58:42] If they choose not to pay, we would, you know,

[3:58:46] it'd be part of our small claims collection process.

[3:58:48] - That sounds like lots of work though.

[3:58:49] Is it worth collecting 250

[3:58:51] while going through all that admin work?

[3:58:53] - Well, it's no different than, you know,

[3:58:55] I charge $10 for you know, for pickleball.

[3:58:59] You know, I collect $10 for pickleball.

[3:59:00] You know, we charge, you know, it's that.

[3:59:03] So it is, there would be some recovery to it.

[3:59:07] You know, we would always evaluate these programs

[3:59:10] after a year or two to say, okay, is it really worth it?

[3:59:13] Is it too cumbersome? Is there a way to stream it?

[3:59:16] Like I said, the hospital systems do generate

[3:59:20] significant revenue from their $75 ambulance charges,

[3:59:25] and it goes to offset other costs.

[3:59:26] - But do the insurance company pay for those charges?

[3:59:29] Sorry, through Mr. Mayor?

[3:59:32] - I've been billed it personally, like with the ambulance.

[3:59:35] If I tore up my knee on a football field,

[3:59:37] there's no insurance claim for that.

[3:59:39] I just paid my $75 it gets billed to me

[3:59:42] and I paid that through that, so.

[3:59:45] - Through you Mr. Mayor, I have another question, is,

[3:59:48] this is for residents, residents are paying top tax dollars

[3:59:50] to get the service health, professional fire department.

[3:59:54] We got the trucks ready to go.

[3:59:57] We have trained the firefighters

[3:59:59] actually waiting for a call.

[4:00:01] So we actually do not have lots

[4:00:03] that we have to deal with if the calls comes in.

[4:00:05] All we are looking at maybe gas that the fire truck uses

[4:00:09] and maybe some other cost.

[4:00:11] My worry is because of this, people might not call 911

[4:00:15] and they might actually put themselves to risk.

[4:00:17] Sometimes that's electric cars, sometimes something,

[4:00:19] some leakage could be happening in the car.

[4:00:21] They might just move the car in a parking lot themselves

[4:00:24] and they could create more problems for themselves

[4:00:27] than $250 worth because you know,

[4:00:29] people will not call 911 if they really think

[4:00:33] that's not dangerous enough or serious enough.

[4:00:38] - Yeah, in many cases it's not the accident victim

[4:00:40] that calls.

[4:00:42] A lot of times it's called in by other sources

[4:00:44] in the fire response.

[4:00:46] I agree with your comment.

[4:00:47] That's why I said this is a fixed cost.

[4:00:49] The fire department is a fixed cost structure.

[4:00:52] Whether I have zero calls or 100 calls,

[4:00:56] the bill is the same effectively.

[4:00:58] A little bit of gas is the only difference.

[4:01:01] So it is purely an item and it was just a balance.

[4:01:05] It's no different than you know,

[4:01:08] to say, well, it's a fixed cost structure,

[4:01:11] therefore there shouldn't be a user fee.

[4:01:14] My hockey arena is a fixed cost structure,

[4:01:16] but I charge $200 an hour to rent the ice

[4:01:18] for people who use it.

[4:01:20] And so if you had the unfortunate need to use

[4:01:23] a fire service, it is a contribution to the fact

[4:01:25] that keep that fire service, you know, moving.

[4:01:28] So it's not to be a cost recovery item.

[4:01:33] It is to be, you know, kind of a contribution

[4:01:35] to the overall cost.

[4:01:37] We used to, for example, if someone drive off the road

[4:01:40] and hit a sign and caused damage in the roadway.

[4:01:43] If they were proven to be at fault,

[4:01:44] we would charge them for the full cost,

[4:01:46] because it was unfair to, you know,

[4:01:48] charge all the taxpayers for your error.

[4:01:50] We just can't, you know, in a perfect world we do it

[4:01:53] to the at fault driver,

[4:01:55] we just can't administratively do that anymore.

[4:01:57] So because of that,

[4:01:59] that's why we went to this kind of modified approach.

[4:02:01] - Well thank you.

[4:02:03] I personally like to see more details

[4:02:04] on how many calls were placed to fire department,

[4:02:07] how many were fire, how many were motor vehicle accidents.

[4:02:10] So at least we understand how many percentage

[4:02:13] of firefighters' time is being used for this week,

[4:02:16] motor vehicle accidents.

[4:02:18] - Our number one call source is...

[4:02:20] So, we average a little less than 5,000 calls a year.

[4:02:23] Our number one call source is medical.

[4:02:26] Our number two, I believe, is motor vehicle accidents.

[4:02:31] We average, like on a fire basis,

[4:02:33] we average less than, my last number is 2023.

[4:02:37] There were 95 fires. So like 100 fires a year.

[4:02:41] And you got 5,000 total calls.

[4:02:43] So close to 40% of,

[4:02:45] I believe it's 40% of your calls are medical

[4:02:47] or 46% of the calls are medical calls.

[4:02:51] And then the next biggest classification

[4:02:52] is motor vehicle calls.

[4:02:54] - Okay. Thank you.

[4:02:54] For me, when tourists come here, they come from overseas,

[4:02:57] US, wherever they're coming from.

[4:02:59] I think it will be hard to bill them,

[4:03:01] but I think more likely we'll actually bill

[4:03:03] the residents who are paying the taxes.

[4:03:06] So I don't think I will be able to support

[4:03:08] any fee structure.

[4:03:09] That's my opinion.

[4:03:11] - Okay. Thank you for that.

[4:03:13] I've got Councillor Lococo and then Nieuwesteeg.

[4:03:16] - Thank you, Mr. Mayor. I have a few questions.

[4:03:18] In the report it talked about an eligible

[4:03:20] motor vehicle collision.

[4:03:22] What is the definition of an eligible collision?

[4:03:26] - [Jim] Who would answer that? Chief or?

[4:03:29] What's an eligible motor vehicle collision?

[4:03:32] - Right.

[4:03:33] - Through the mayor to council.

[4:03:34] It's when we'd actually take action.

[4:03:36] So if we showed up and EMS waved us off,

[4:03:39] we would just continue down the road.

[4:03:42] Could I just one clarification?

[4:03:44] St. Catharines did get direction from their council

[4:03:48] in late July of 2024 to start billing for MVCs.

[4:03:52] I actually worked with the deputy through the MTO process.

[4:03:55] We just were ahead of them as far as getting ahead of it.

[4:03:59] So St. Catharines is going to be billing.

[4:04:02] They have direction from their council.

[4:04:03] They just don't have any numbers yet to supply us.

[4:04:08] - Okay, thank you. And is it $250 per vehicle?

[4:04:11] So if it's a three car collision, 250 per? Thank you.

[4:04:17] Right now, does the fire department

[4:04:19] know who the drivers are or the insured are?

[4:04:23] Do we get that information or you just go help

[4:04:26] and then you leave?

[4:04:27] What happens?

[4:04:28] - [Jim] Chief?

[4:04:29] - Through the Mayor to Council.

[4:04:31] How we would do that is the ARIS system.

[4:04:34] It's the authorized requester information system

[4:04:36] through the MTO where we can look up the ownership

[4:04:39] through the license plate.

[4:04:41] And we already have approval for that.

[4:04:43] - Okay. Thank you.

[4:04:45] There are a lot more motor vehicle accidents

[4:04:47] with e-scooters.

[4:04:49] Is there any discussion about how that will happen?

[4:04:53] Do you just charge the vehicle?

[4:04:56] - [Jim] You mean versus the e-scooter rider?

[4:04:58] - Yeah. Because they have no insurance.

[4:05:00] Are you charging the driver?

[4:05:02] - [Jim] It's getting complicated.

[4:05:03] - It does get very complicated.

[4:05:07] - Yeah, for someone riding a-

[4:05:08] - You don't have to answer. It's just a question.

[4:05:09] - [Jim] Rides into a bus.

[4:05:11] I'm not saying that's ever happened.

[4:05:12] - That's another thing, yeah.

[4:05:13] - [Jim] But if it did, what would happen then?

[4:05:16] - [Member] Technically it's a motor vehicle accident.

[4:05:17] - [Jim] The bus gets the bill?

[4:05:18] - [Council Member] Yeah, the bus gets the bill.

[4:05:19] - Okay, my next question is,

[4:05:21] it talked in the report about a number of apparatuses

[4:05:24] going to the motor vehicle collision.

[4:05:26] Who decides to send those?

[4:05:29] St. Catharines because they're dispatching us now?

[4:05:31] Or do we decide the number to send?

[4:05:35] - [Jim] Chief?

[4:05:36] - Through the Mayor to Council.

[4:05:37] We have a set response for MVCs, which is standard.

[4:05:41] It's automatically two for municipal or regional roads.

[4:05:45] Our highway response is different.

[4:05:48] And again, we bill the MTO for those currently.

[4:05:51] - Okay, thank you.

[4:05:52] And then if we're looking at something like this,

[4:05:55] I know our CAO in the past, and you just said again now,

[4:05:58] we're paying this fixed cost whether we go or not.

[4:06:01] So we've been sending our apparatuses to motor vehicle

[4:06:06] sorry, to EMS calls.

[4:06:08] We're sending our fire to EMS calls.

[4:06:11] Once you start this slippery slope,

[4:06:14] are we going to start charging for EMS calls?

[4:06:16] Like what is the difference?

[4:06:17] And that's a higher percentage than motor vehicle accidents.

[4:06:20] I just think it's a very slippery slope.

[4:06:22] I think our taxpayers are already paying a lot of money.

[4:06:25] I don't feel that it's appropriate to be charging $250

[4:06:29] or whatever we're looking at.

[4:06:30] I don't want to do a fee for service

[4:06:32] and especially because we're a tourist city,

[4:06:36] it's just going to add more and more.

[4:06:37] - [Jim] Just question time now yeah.

[4:06:39] - Okay, thank you. - Okay, thank you.

[4:06:41] Councillor Nieuwesteeg.

[4:06:42] (council member speaking faintly)

[4:06:44] Okay, so what I need folks is some sort of a,

[4:06:48] unless you have questions, then we're looking for a motion.

[4:06:51] Councillor Strange, put your hand up

[4:06:52] and then I got Councillor Dabrowski.

[4:06:53] - So if the driver or the car doesn't pay for it,

[4:06:58] who pays for it?

[4:07:02] - Just through the mayor, just so I understand.

[4:07:04] So we would bill the plate owner or the plate owner.

[4:07:08] - I'm just saying if you're trying to waive the,

[4:07:10] like if there was a,

[4:07:11] something that they were trying to waive the cost,

[4:07:13] then the taxpayers would be paying for it.

[4:07:15] Would they not be?

[4:07:16] - Yeah, if there's no charge-

[4:07:17] - So, who would you rather want paid?

[4:07:19] The person or they want the taxpayers to pay for it.

[4:07:23] One or the other.

[4:07:24] So if you don't want that person to pay for it,

[4:07:25] then all of us are paying for it, so.

[4:07:28] - One at a time. One at a time. Okay.

[4:07:30] But now remember, these are questions.

[4:07:32] We're asking questions.

[4:07:33] Yes Councillor Dabrowski and then Councillor Nieuwesteeg.

[4:07:37] - And to that point, so the brand damage

[4:07:40] that we can potentially suffer,

[4:07:42] would be in the tens of hundreds of thousands.

[4:07:44] Out of that $250, once it's all said and done,

[4:07:48] and sometimes fire will show up to a call

[4:07:51] and they get shoed away, that cost is there.

[4:07:54] We can't recover that cost.

[4:07:55] So the $53,000 over five months, the estimate,

[4:07:59] how much of that is true revenue

[4:08:02] that would go back to the fees

[4:08:04] that are paid out by the city?

[4:08:06] Like to see real numbers,

[4:08:07] and if that means we defer, great,

[4:08:10] but I'm just having a hard time seeing

[4:08:12] what the actual number is and what it actually means

[4:08:15] to the taxpayer in comparison to the potential brand damage

[4:08:19] that we might suffer.

[4:08:20] - So maybe I would make a suggestion

[4:08:21] because I see this is not going to go forward.

[4:08:23] It's either going to go sideways or go down.

[4:08:25] So either we defer it-

[4:08:27] - I'll make a motion to defer.

[4:08:28] - Or we kill it.

[4:08:30] Because right now we're just talking about it

[4:08:32] without a motion on the floor.

[4:08:33] We're not asking questions.

[4:08:35] You want a motion for deferral?

[4:08:36] - [Chris] Yeah. - Okay.

[4:08:38] - And to get more information-

[4:08:40] - Once I entertain this motion,

[4:08:41] we can't talk anymore, so.

[4:08:42] - Well, for sure.

[4:08:43] And the reason I'm doing this, there's a lot of questions

[4:08:44] around the table that are not answered in that report.

[4:08:47] I'd like to see a report come back

[4:08:48] and we can make a decision later.

[4:08:49] There's no urgency to make a decision today.

[4:08:51] - So motion for deferral, requesting more information,

[4:08:55] like the questions that were asked around the horseshoe.

[4:08:57] - Exactly.

[4:08:58] - Yeah. Okay. Do I have a seconder for that?

[4:09:01] Councillor Baldinelli. Okay.

[4:09:02] Remember deferral motions, there's no debate.

[4:09:05] So we're going to just call the vote on this.

[4:09:08] All those in favor of deferral. Hands up. Okay. Okay.

[4:09:12] Everybody's opposed. So this is deferred.

[4:09:15] - I'm instead.

[4:09:16] - What's that?

[4:09:17] - I'm instead.

[4:09:18] (council members laugh)

[4:09:19] - Oh, wow. Okay. All right.

[4:09:22] Fair enough. Yes.

[4:09:25] - So just for the additional information

[4:09:29] if we bring a report back, I just want to understand

[4:09:31] what is the additional information that you're looking for.

[4:09:34] The estimate on the accidents was based upon our estimate

[4:09:36] of accidents and the times out by the 250.

[4:09:39] That was the estimate.

[4:09:40] So I just want to understand what additional information

[4:09:42] we'd like to bring back.

[4:09:44] - I'm sorry, through Mr. Mayor,

[4:09:45] it's like, if you get an accident and a bystander calls 911,

[4:09:49] then who gets charged?

[4:09:52] - That's one of the questions.

[4:09:54] - Yeah, everything's charged to the license plate holder.

[4:10:00] And if there is no action, that's why we said eligible,

[4:10:03] waive it through.

[4:10:06] If there's no fire deployment,

[4:10:06] then we're not charging for that.

[4:10:10] But I think we heard the comments.

[4:10:13] If there's resistance to charging it,

[4:10:15] then that's fine, we'll deal with that.

[4:10:18] I just don't want to write a report if that's the challenge.

[4:10:23] - Well, I think it was a combination of things

[4:10:24] and what I was hearing was things like

[4:10:28] so there are 214 accidents.

[4:10:30] So the first things we're thinking is, what's the breakdown?

[4:10:33] How many were locals? How many were tourists?

[4:10:36] How many were around the region visiting?

[4:10:38] Maybe a breakdown of those 214.

[4:10:41] Well, and the actual cost, there really isn't a cost

[4:10:43] because we're already paying for our fire department.

[4:10:46] It's already paid through our taxes.

[4:10:47] So they're waiting in the station,

[4:10:49] so now we deploy them unless we have to get back up

[4:10:53] or bring in overtime, that's different.

[4:10:55] (council member speaking faintly)

[4:10:56] Yes, So the questions, I'm trying to bring him questions.

[4:10:59] Thank you, so those are the kind of questions I think.

[4:11:03] Only if there's things that they're going to bring back

[4:11:05] in the report, is that what you're bringing forward?

[4:11:07] Okay.

[4:11:08] - The other question, all I heard was may,

[4:11:10] the insurance may pay for it.

[4:11:12] Can we get a definitive?

[4:11:13] Is the insurance going to pay for it?

[4:11:14] Or is it coming back to the taxpayer

[4:11:16] out of their own pocket?

[4:11:17] - Okay, so we're not going to answer that now.

[4:11:19] It'll come back later. Councillor Lococo?

[4:11:21] - The 214 motor vehicle accidents, is that 428 cars?

[4:11:29] Like 214, but would that be like $500 each accident

[4:11:33] if there's two?

[4:11:35] - Well, the math they did there was 500

[4:11:37] or 250 times that.

[4:11:38] That's where they came up with 50,000.

[4:11:39] - Right, so that's what I'm saying.

[4:11:40] Is the 53 really accurate if there's two cars per accident?

[4:11:44] - Another good question. Yep.

[4:11:45] And if it's a fender bender and an ice storm, is it 10 cars?

[4:11:50] He's going to be starting to ice the roads up.

[4:11:52] He's not going to want to have them cleaned anymore.

[4:11:54] - [Council Member] 53,800 divided by-

[4:11:55] - Okay. So we got enough-

[4:11:56] - [Ruth-Ann] One more question?

[4:11:58] - Well, there is no-

[4:11:59] - No, no. For the deferral.

[4:12:00] One of the questions that they were taking it back

[4:12:02] that they can ask.

[4:12:03] - [Jim] Yes, another question.

[4:12:04] - One more question.

[4:12:05] Councillor Lococo talked about the e-scooters.

[4:12:07] They're not registered.

[4:12:08] So how are they paying for this if they get called?

[4:12:11] - So this is good.

[4:12:12] This gives them a few ideas of more things

[4:12:13] I would have to come back and report

[4:12:15] for it to be defeated then.

[4:12:17] So, okay, we're good.

[4:12:18] - [Lori] Mr. Mayor, one more question.

[4:12:20] - I know. Yes. - Could we bill the...

[4:12:22] I know, you just brought about does the insurance company

[4:12:24] cover it, but could we bill the insurance company

[4:12:27] compared to the driver?

[4:12:29] Like the license plate driver.

[4:12:30] Could we bill the insurance company?

[4:12:31] - Okay. Another good question.

[4:12:33] Another good question, Smiley.

[4:12:35] Okay, good. All right (laughs).

[4:12:37] - One more thing.

[4:12:40] - Can we see the cost?

[4:12:41] For example, if a firetruck goes out

[4:12:44] and actually at the site of the accident,

[4:12:46] how much does it cost us, to be honest?

[4:12:47] I just want to know how much it costs.

[4:12:49] - All right, lot of questions.

[4:12:51] This is going to be an exciting report.

[4:12:52] I can't wait till it comes back.

[4:12:54] All right. So we've already dealt with this.

[4:12:55] Let's go to 9.3.

[4:12:57] Finance, budget timetable, budget engagement.

[4:13:00] There's a recommendation that we receive the report.

[4:13:02] - [Victor] Move directly.

[4:13:03] - Moved by Council Pietrangelo.

[4:13:04] Second by Councillor Strange.

[4:13:06] Discussion to the motion. Councillor Lococo?

[4:13:09] - Not so much discussion,

[4:13:10] but it does talk about if you work in Niagara Falls,

[4:13:14] but then in number two, it doesn't say work.

[4:13:17] It says work in one place,

[4:13:19] but not work in another place

[4:13:20] when you're answering the survey.

[4:13:21] - Okay.

[4:13:22] - So if we could just add that.

[4:13:23] - Okay. All right. Ms. Clark, just acknowledge that.

[4:13:26] - Okay, thank you.

[4:13:27] - Okay. Thank you for that.

[4:13:27] Yes, Councillor Patel?

[4:13:29] - Through you, Mr. Mayor.

[4:13:30] I know other cities do the town hall

[4:13:32] when they have a draft budget come out.

[4:13:33] Do we ever plan to do something like that with the staff?

[4:13:37] I know St. Catharines does it.

[4:13:40] - Okay. Who?

[4:13:41] - We do not do budget town halls.

[4:13:45] If council ever wants to do a budget town hall

[4:13:49] we do the survey collection.

[4:13:51] But we do not do a town hall.

[4:13:53] Council can direct us to do a town hall.

[4:13:58] And do that. I've participated in some of those.

[4:14:03] (audience chuckles)

[4:14:04] - [Council Member] Leave it there.

[4:14:07] Okay. So we'll call the vote, all those in favor.

[4:14:10] Okay, that's unanimous. Thank you.

[4:14:12] 9.4, Finance Affordable Housing Development Charge

[4:14:16] Exemption Agreement.

[4:14:18] There are one, two, three, three recommendations there.

[4:14:24] (Victor speaks faintly)

[4:14:24] Motion by Councillor Pietrangelo,

[4:14:25] second by Councillor Patel.

[4:14:27] Yes, Councillor Lococo?

[4:14:29] - Just a couple of quick questions.

[4:14:31] What if the company goes bankrupt?

[4:14:33] What happens within that time period of the agreement?

[4:14:37] Does that go onto the new purchaser

[4:14:39] that they have to continue it? How does that work?

[4:14:41] - Who would answer that question?

[4:14:44] - I may start.

[4:14:46] So they have to complete the project to obtain the TIG.

[4:14:51] And the DC waiver.

[4:14:54] So they either complete the project

[4:14:56] if they modify the project,

[4:14:57] then you'd have to make the assessment for that.

[4:14:59] So if they convert it from residential

[4:15:00] to commercial that's fine.

[4:15:02] But yeah, we've even had with our TIG programs

[4:15:06] and our DC programs, we've had sales of buildings

[4:15:09] where the TIGs were continuing on

[4:15:10] and we had to factor that out.

[4:15:12] We had a conversion issue from rental to condo.

[4:15:16] So we just kind of modify it with that original program.

[4:15:20] It's one of the reasons why we went down to a five-year TIG

[4:15:22] to avoid those administrative nightmares

[4:15:24] where things change.

[4:15:27] - Okay. And last question.

[4:15:28] It's stated that staff might be required

[4:15:30] to find alternative funding to finance

[4:15:32] the DC eligible capital projects.

[4:15:35] Where are we getting the money?

[4:15:40] - Yeah, through the mayor.

[4:15:43] We don't know the uptake of these programs, right?

[4:15:45] And it's combined of all the other incentive programs

[4:15:48] that we have.

[4:15:49] So you know, we'll either do cap limits on them

[4:15:52] at some point in time.

[4:15:55] Reserve funding, or you know,

[4:16:01] or just undertake an increase in levy which will be coming

[4:16:07] for the funding of the program.

[4:16:08] That's why we put the full funding down.

[4:16:09] So there could be a levy increase

[4:16:11] attached to these incentives.

[4:16:13] - So that's taxpayers levy increase?

[4:16:15] - Yep. - For this program?

[4:16:17] - Well, not just for...

[4:16:18] This one's minor compared to the other ones

[4:16:21] the council approved.

[4:16:22] - CIPs. - Yeah, all the CIPs.

[4:16:24] So at the end of the day,

[4:16:27] you got revenue and you got expenses.

[4:16:29] So if you cut your revenue.

[4:16:32] - Okay, it was just when I read the statement there,

[4:16:36] I wondered if there was a plan

[4:16:37] that you might have to look for it elsewhere.

[4:16:39] Thank you.

[4:16:41] - Okay. Thank you for that.

[4:16:42] So we'll call the vote, all those in favor. Okay.

[4:16:45] And that's unanimous. Thank you for that.

[4:16:47] We're now going to 9.5, fee waiver.

[4:16:52] So there are four requests. Okay.

[4:16:55] (Victor speaking faintly)

[4:16:55] Motion by Councillor Pietrangelo,

[4:16:57] second by Councillor Dabrowski.

[4:17:01] If there's no discussion, we'll call the vote.

[4:17:02] All those in favor. That's unanimous. Thank you.

[4:17:05] 9.6, finance payment plan program for drainage assessment.

[4:17:11] There's a recommendation that we approved.

[4:17:13] Do we have a motion? First I'm looking for a motion.

[4:17:17] Do we have a motion for approval?

[4:17:19] Moved by Councillor Kerrio.

[4:17:21] Seconded by Councillor Strange.

[4:17:23] Okay, we have it on the floor. Councillor Lococo.

[4:17:25] - Thank you, Mr. Mayor.

[4:17:26] A question from a resident, Bank of Canada.

[4:17:29] Is it the Bank of Canada rate that it's one to one

[4:17:31] or is there going to be additional percentage on that

[4:17:34] or is there an admin fee on that?

[4:17:37] - Okay. Ms. Clark, we'll answer this one.

[4:17:39] - Thank you through the mayor. I did actually,

[4:17:40] I just saw that correspondence this morning

[4:17:42] and I did respond to all of council

[4:17:44] and the resident this morning.

[4:17:46] The reports correctly stated

[4:17:48] that it is going to be the Bank of Canada bank rate.

[4:17:51] If we intended to add an additional fee,

[4:17:53] it would have said plus 0.5%, for example.

[4:17:55] So the report is very clear what the rate is.

[4:17:58] It's 2.5% at the time of writing this.

[4:18:02] - And there's no admin fee,

[4:18:03] like when we looked at our tax deferral,

[4:18:05] there's an admin fee at the beginning.

[4:18:07] There's nothing like that?

[4:18:08] - No, nothing. - Okay. Thank you.

[4:18:10] - Okay. Any other questions or comments?

[4:18:12] So we'll call the vote. All those in favor.

[4:18:15] Okay, that's approved.

[4:18:17] 9.7, revitalization grant,

[4:18:22] residential loan downtown property.

[4:18:24] And there are three recommendations that we approve.

[4:18:28] (Victor speaks faintly)

[4:18:29] Motion by Councillor Pietrangelo,

[4:18:30] seconded by Councillor Patel.

[4:18:32] All those in favor. Okay, that's unanimous.

[4:18:35] 9.8, modification to the Niagara Falls CIP.

[4:18:41] There is one recommendation

[4:18:42] that we approve the modifications.

[4:18:46] Motion by Councillor Nieuwesteeg.

[4:18:48] Second by Councillor Kerrio.

[4:18:50] Speaking to it. Councillor Lococo.

[4:18:53] - Thank you, Mr. Mayor, I just wanted to confirm

[4:18:56] that like the other CIPs, it's very clearly stated

[4:19:00] that they can't be used as vacation rental units.

[4:19:02] I do get that when I read that, but I just want to confirm.

[4:19:06] - Okay. Can we. Yes, Ms. Dolch?

[4:19:12] - Through the mayor. That is correct.

[4:19:14] So all of the terms within the programs

[4:19:17] will continue to apply.

[4:19:19] The only one that may not be covered off as much

[4:19:24] in the infill TIG, but it would be in the DC waiver one.

[4:19:28] But the infill TIG,

[4:19:31] those are usually multiple story buildings, yeah.

[4:19:35] - Thank you, I was thinking more of the downtown

[4:19:38] specifically because it is zoned commercial.

[4:19:40] They are allowed to have vacation rental units.

[4:19:43] And that was the challenge that we saw

[4:19:45] that when they were allowed

[4:19:46] to have the vacation rental units,

[4:19:48] they evicted the long-term tenants.

[4:19:50] And I don't think it's appropriate that we'd be giving them

[4:19:54] CIP or other benefits to have a business

[4:19:58] and not go for housing.

[4:20:01] So I just want to make sure that they're signing something

[4:20:04] that it can't be vacation rental units.

[4:20:06] And then I just wanted to talk about the presentation

[4:20:09] that we saw today for the land trust.

[4:20:11] And I was looking at the effectiveness

[4:20:14] of different programs compared to the money that we put in.

[4:20:18] So for example, Welland put in $2 million and got 83 units.

[4:20:23] Do we have an idea on this one?

[4:20:25] It says that to the end of 2026, it would be 1,250,000

[4:20:31] and then look at 2027.

[4:20:33] If we compare apples to apples,

[4:20:35] I always feel that we're making decisions in silos.

[4:20:37] We don't have choices.

[4:20:39] Where do we want to spend $2 million

[4:20:41] to get certain number of units?

[4:20:44] Do we have an idea about how many units

[4:20:46] we could get for 1.25 million for 2026

[4:20:50] and then how many for 2027?

[4:20:53] - [Jim] So who would want to address that question?

[4:20:59] Ms. Dolch will start I guess, and then.

[4:21:03] - I'll start and then Ms. Hanson can jump in.

[4:21:06] Obviously an estimate is tough how many units.

[4:21:11] We've come up with the best program we think

[4:21:15] in order to just provide you with some initial numbers.

[4:21:20] We could, to incentivize.

[4:21:22] If we wanted to incentivize affordable, attainable housing,

[4:21:27] truly, this is a small, small drop in the bucket.

[4:21:31] As you know from our Park Street contributions

[4:21:33] and everything else, obviously you heard today

[4:21:35] from the Land Trust about the land contributions

[4:21:38] and the costs that were contributed to just one project.

[4:21:42] It is big.

[4:21:43] But these programs are incentivizing certain things.

[4:21:47] Obviously affordable, attainable rental is a big one

[4:21:50] in our new programs.

[4:21:52] And now this newest one downtown and in the core

[4:21:56] is trying to incentivize just some renovations

[4:21:58] in existing buildings.

[4:21:59] So I think all these things start to add up together

[4:22:03] and obviously we can only give you, you know,

[4:22:06] an estimate on what we think.

[4:22:09] - And what is the estimate?

[4:22:11] - Oh, and I'll-

[4:22:12] - Specifically for downtown,

[4:22:13] That's what I'm looking at.

[4:22:14] I'm fine with the other ones.

[4:22:15] We've already gone through those CIP,

[4:22:17] but it's specifically the downtown.

[4:22:19] Where are we spending the money

[4:22:20] and how many units are we getting?

[4:22:22] - Yeah, through Your Worship,

[4:22:24] we don't have those numbers at this point.

[4:22:26] I think the intent was to see the uptake through 2026

[4:22:32] and then go back to council at the beginning of 2027

[4:22:34] with some specific numbers and recommendations

[4:22:36] for the 2027 budget.

[4:22:39] - Okay, thank you. This is where I have the challenge.

[4:22:41] I think we should be looking at all of the options

[4:22:43] and then decide.

[4:22:44] I don't like making decisions in little silos.

[4:22:47] You know, maybe we can get more bang for our buck

[4:22:49] instead of spending it to that.

[4:22:51] Maybe we could be doing something else. So thank you.

[4:22:54] - Okay, thank you. Councillor Nieuwesteeg?

[4:22:56] - Just to Councillor Lococo's point about the downtown

[4:22:59] and Main Street having vacation rental units.

[4:23:03] I think if we put in the parking requirement

[4:23:05] of two parking spots, I think that would eliminate that

[4:23:09] issue altogether because most of those buildings

[4:23:11] don't have their own parking.

[4:23:12] They rely on street parking, so maybe that can be included.

[4:23:16] I just also want to make another comment

[4:23:17] to your point about more bang,

[4:23:19] but it's also about revitalization of those areas as well.

[4:23:23] So I don't think we can lose focus of trying to recreate

[4:23:26] those areas at the same time

[4:23:28] as looking at housing or affordable housing.

[4:23:32] - Okay. Any other questions or comments?

[4:23:34] Okay. See none.

[4:23:35] We'll call the vote. All those in favor.

[4:23:37] Okay, and that's unanimous. Thank you for that.

[4:23:40] Now we go to 9.9,

[4:23:42] the new official plan recommendation report.

[4:23:44] Councillor Strange?

[4:23:45] - Yes, thank you, Mr. Mayor.

[4:23:47] I'd like to make an amendment

[4:23:49] for the official plan recommendation report.

[4:23:52] And it came down from the last meeting.

[4:23:54] I want to correct the urban boundary line

[4:23:57] in Chippawa between Willoughby Road and Sodom Road

[4:24:00] as requested at the public meeting by Mr. Rocky Vacca,

[4:24:05] by adding the 20 meters additional depth.

[4:24:09] It's going to be more efficient.

[4:24:10] And the rationale is for the 20 meter additional depth

[4:24:14] is to increase the DC recovery by 350%,

[4:24:18] which will help pay for the construction of Willick Road

[4:24:22] and makes for more efficient and use of urban land services.

[4:24:26] It's going to go from 19 very deep lots

[4:24:29] to 91 more efficient lots.

[4:24:32] - Okay. Do you have a seconder?

[4:24:34] Second by Councillor Nieuwesteeg.

[4:24:36] Yes Councillor Pietrangelo?

[4:24:38] - Thanks, Your Worship.

[4:24:39] On this particular one that deals with extending

[4:24:43] the boundary south of Willick.

[4:24:44] I have a conflict.

[4:24:46] The landowner, sponsors,

[4:24:48] competitive curlers and my sons are recipients.

[4:24:50] So I have to declare a conflict on this one.

[4:24:53] I'll hand that in to the clerk.

[4:24:55] - [Jim] Okay.

[4:24:56] - And then if you just want to let me know when you're done,

[4:24:57] I can come back in.

[4:24:58] - Okay. Thanks.

[4:24:59] - So Mr. Clerk, I'm guessing that we would vote

[4:25:02] on the amendment first,

[4:25:04] and then it would be added to the motion if it's successful.

[4:25:09] Is that right?

[4:25:10] Then we vote as the vote. Yes?

[4:25:11] Okay.

[4:25:12] So discussion to the amendment. Councillor Lococo?

[4:25:15] - I did send an email to our staff

[4:25:19] on this specific part about the correction.

[4:25:23] On the minutes from last meeting on page three,

[4:25:27] Mr. Matson, did you receive my email about this?

[4:25:29] Do you know what I'm speaking about?

[4:25:32] So on the second paragraph specifically about this,

[4:25:35] about the Willick,

[4:25:36] it's saying that it be corrected by adjusting.

[4:25:39] That's not actually true. It's not being corrected.

[4:25:42] It was being requested.

[4:25:44] So I think the minutes should reflect that.

[4:25:46] And then the next paragraph about Jeremy Brown,

[4:25:51] again, being corrected, it's not being corrected.

[4:25:54] They were asking, they were requesting

[4:25:55] for an amendment or a change.

[4:25:57] So I would just like to make sure that those minutes

[4:26:00] get amended because those are not the right words.

[4:26:03] - Okay. Thank you.

[4:26:06] Mr. Clerk, okay.

[4:26:07] Did you want to speak? Yep.

[4:26:09] - Yeah, I don't feel that that changes the intent

[4:26:14] of the motion, but yes, we can make that grammarical change.

[4:26:18] - Okay. Are there any other.

[4:26:21] Okay, so we voted on the amendment.

[4:26:23] So now I need, unless there's any other amendments,

[4:26:26] I need the.

[4:26:28] - [Council Member] We didn't vote?

[4:26:28] - Oh, we didn't vote. Oh, I'm sorry. I'm sorry.

[4:26:31] All those in favor. Okay. Opposed? Okay. One opposed.

[4:26:35] One conflicted.

[4:26:37] You have an amendment? Okay. Councillor Patel.

[4:26:43] - The schedule of our Niagara Falls official plan

[4:26:46] to amend it include the-

[4:26:47] - [Jim] Do you want to call Vic back? I'm sorry.

[4:26:48] Settlement area boundaries,

[4:26:50] existing development pocket of land at 8278, 8328

[4:26:54] and 8356 Thorold Stone Road, west of Keller.

[4:26:59] There was the application submitted.

[4:27:01] The reason for it,

[4:27:02] because it is actually divided by Shriner's Creek.

[4:27:05] When you think there's the agricultural land,

[4:27:07] and there's a subdivision right across the street

[4:27:10] that was carved out of the...

[4:27:12] The urban boundary expansion happened a few years ago

[4:27:16] and they made a subdivision there.

[4:27:17] And this area already has homes there.

[4:27:21] There's already curbs there. There's already water there.

[4:27:24] So I don't know why we can't expand the urban boundary there

[4:27:28] because there's already everything there.

[4:27:30] We never rezoning it. We're not doing anything.

[4:27:32] It's just bringing that in.

[4:27:34] And it might be opportunity

[4:27:36] to have a more attainable housing here in the future.

[4:27:40] So I won't, I would like to put the amendment in.

[4:27:42] - [Jim] Okay. So you've got a motion.

[4:27:44] - Yes.

[4:27:45] - [Jim] And seconded by Councillor Dabrowski.

[4:27:46] Okay, do we have any?

[4:27:47] - [Council Member] I didn't even need (speaks faintly)

[4:27:50] - Oh yeah. I'm sorry. I should have waited.

[4:27:52] - So there was one application for Thorold Stone Road.

[4:27:54] There was a few parcels of housing

[4:27:56] that they want to bring an urban boundary.

[4:27:57] There's already water there. They have curbs on the road.

[4:28:00] And then I'm asking for rezoning.

[4:28:02] It's separated by the Usher's Creek right there.

[4:28:05] In the back is all green land back there.

[4:28:07] So they're not affecting any of the neighbors there either.

[4:28:10] And there's already plaza there.

[4:28:12] They have the services there.

[4:28:13] There's only matter of the expanding services.

[4:28:16] And if in the future they want to put more housing there,

[4:28:19] it's cheap ways to get more attainable housing there.

[4:28:21] That's the way I see it.

[4:28:22] Because there's not a lot we are doing there.

[4:28:24] We're not changing zoning there.

[4:28:26] That's the one thing stood out to me.

[4:28:27] So I would like to put amendment for that.

[4:28:30] - So we have the motion and before we vote on.

[4:28:35] So we got the motion on the floor.

[4:28:36] I'm going to ask staff to weigh in on it as well.

[4:28:40] And then we'll get some.

[4:28:41] I want to give you time.

[4:28:42] I'm just going to talk for a second

[4:28:43] so you got time to think.

[4:28:45] So we're going to go to staff now for a comment.

[4:28:48] Then I'm going to come to council.

[4:28:49] - [Lori] Could staff also comment on the last one too?

[4:28:52] I know we already voted for it,

[4:28:53] but I would like to hear what staff.

[4:28:55] - We could. We could.

[4:28:56] So let's start with this one,

[4:28:57] the one that we have on the floor.

[4:29:00] - Thank you, Your Worship.

[4:29:01] So in accordance with provincial policy,

[4:29:05] urban boundary expansions have certain criteria

[4:29:07] and requirements.

[4:29:09] So it does apply to both. And one of them is need.

[4:29:13] There's other tests as well.

[4:29:15] Servicing, can it be adequately serviced?

[4:29:17] None of that has been demonstrated.

[4:29:19] This exercise is part of the official plan.

[4:29:21] We did not consider any urban boundary expansions.

[4:29:23] We did get a lot of requests to consider it.

[4:29:26] But we didn't consider it for that reason

[4:29:28] and that reason alone.

[4:29:29] We did have a policy put in place through this draft

[4:29:36] on considerations for urban boundary expansions

[4:29:38] in the future.

[4:29:38] And the criteria that we would assess

[4:29:40] to look at those in the future.

[4:29:43] Once the policies are approved,

[4:29:44] that's something private applications can be made

[4:29:48] to consider those, but not something we considered.

[4:29:51] And we did not feel there was any need

[4:29:53] for any urban boundary expansions at this point in time.

[4:29:57] And I guess I'll go back to the previous one as well.

[4:30:02] I know it's a small change.

[4:30:03] Again, we tried to keep it in line originally

[4:30:05] with the existing lot lines

[4:30:07] rather than having a floating lot line

[4:30:09] in the middle of nowhere.

[4:30:11] - Okay. Thank you for that.

[4:30:13] Any discussion to the motion put forward

[4:30:16] by Councillor Patel?

[4:30:19] Yes, Councillor Pietrangelo.

[4:30:21] - Thanks, Your Worship. I guess I would say for myself

[4:30:23] that along the lines of what staff said,

[4:30:26] there's a process that people have to go through

[4:30:28] and to me it's just hard to pick and choose you know,

[4:30:31] and pull people out and say, "I'm going to not allow you

[4:30:34] to go through the process,

[4:30:35] but I'm going to make you go through the process."

[4:30:37] So I tend to agree with staff.

[4:30:41] - Any other discussion to that?

[4:30:44] Okay. Seeing none, we will call the vote.

[4:30:46] All those in favor of the motion. Okay. Opposed?

[4:30:52] Okay, so that motion does not move forward.

[4:30:55] Are there any other amendments proposed by council?

[4:31:00] Okay, seeing none, I'm looking for a motion. Yes?

[4:31:04] - [Lori] Do we have comments?

[4:31:05] Is the comments going to come after the motion?

[4:31:07] - Well, now we're going to do the motion the full report.

[4:31:11] And then there'll be comments once I get that on the floor.

[4:31:14] - [Council Member] We have speakers to it.

[4:31:15] - Oh, and we have speakers to it.

[4:31:16] Okay. So let's first get it on the floor.

[4:31:18] So the 9.9, I need a motion to move

[4:31:23] the amended official plan recommendation report

[4:31:25] moved by Councillor Strange.

[4:31:27] Second by Councillor Nieuwesteeg.

[4:31:28] Now we'll start with council.

[4:31:30] Questions, comments? Councillor Lococo?

[4:31:32] - Just a couple of questions

[4:31:33] because we've dealt with this many, many, many, many times.

[4:31:36] There were a lot of comments on here

[4:31:39] and I was wondering specifically

[4:31:40] for the larger corporations like Walker, OLEO, OPG,

[4:31:44] and CN, have we addressed those comments?

[4:31:48] - [Jim] We'll go to who? Okay.

[4:31:53] - Through the mayor.

[4:31:54] So we have gone through the comments with Walker.

[4:31:58] We did get some additional comments pretty late

[4:32:02] in this process here as a follow-up.

[4:32:05] We can share those with the province.

[4:32:07] I believe they were copied on those.

[4:32:10] The comments from CN, I believe we've seen before,

[4:32:13] and we didn't feel that that level of detail was necessary.

[4:32:17] They have jurisdiction.

[4:32:20] So we don't necessarily need to verbatim put in every policy

[4:32:24] that they have as well.

[4:32:27] And OLEO had one additional concern

[4:32:30] that was brought to our attention.

[4:32:31] We didn't realize that the railway carried on beyond

[4:32:36] the south of their property.

[4:32:38] So that has been rectified.

[4:32:39] It was rectified late yesterday in the mapping.

[4:32:42] So that has been changed.

[4:32:44] - The only other one, OPG.

[4:32:46] - OPG, yes, so again, we don't have jurisdiction

[4:32:50] over what they do with their lands.

[4:32:51] So we have identified a lot of their lands as open space.

[4:32:57] They can of course do what they need to do.

[4:33:01] They can continue on with any existing uses

[4:33:04] that they have on those lands.

[4:33:06] And if there are any challenges we can of course rectify

[4:33:11] that through a housekeeping amendment in the future.

[4:33:13] - Great, the only other comment that I had,

[4:33:16] I was speaking to Ms. Hansen earlier.

[4:33:19] We used to have VRUs in commercially designated areas.

[4:33:25] Now it's changed to mixed use to entertainment district

[4:33:28] in Queen Street downtown.

[4:33:30] So my question was, and I've brought it up

[4:33:32] a couple of times, but we've had a lot of meetings

[4:33:35] back and forth, there's a lot of stuff here to go through.

[4:33:39] I know that's not going to help now,

[4:33:40] but can we get some information later

[4:33:42] about how many other opportunities are given

[4:33:46] for VRU owners now with the three different designations

[4:33:50] compared to the commercial?

[4:33:51] That might work for some people that they want a VRU,

[4:33:54] and then other residents might be very disappointed

[4:33:57] that we're giving more opportunities

[4:33:59] because VRUs are problematic for some people.

[4:34:01] So if we can have that information later,

[4:34:03] I would appreciate that.

[4:34:05] - [Jim] Okay. - Thank you.

[4:34:06] - Okay, good. Thank you for that.

[4:34:08] Any other questions of council?

[4:34:11] Okay, so if not, Mr. Clerk, we've got some names of people

[4:34:14] that wanted to speak to this.

[4:34:17] - Yes. Thanks Your Worship.

[4:34:19] First up, we have either Rad Vachevich.

[4:34:24] No, I see he's standing. Okay.

[4:34:26] He's a senior vice president development.

[4:34:32] - [Rad] Perfect pronunciation. Thank you.

[4:34:34] - Was it good? Was he close?

[4:34:35] - [Rad] Very good.

[4:34:36] - Okay.

[4:34:37] - [Assistant] Can I ask if you can turn on

[4:34:38] your microphone, please.

[4:34:39] There's just a button there, thank you.

[4:34:41] - Thank you.

[4:34:41] I have with me Mr. Kevin Freeman,

[4:34:43] Director of Development Planning with Kaneff.

[4:34:46] Thank you for hearing us today.

[4:34:50] - [Jim] And you've got up to five minutes.

[4:34:51] We'll set that clock there too. Thank you.

[4:34:53] - Oh, I hope I'll be shorter. - [Jim] Okay.

[4:34:56] - So we acquired the property just south of the hospital

[4:35:01] and it's 2273, I think, McCredie.

[4:35:07] The main frontier's property's on Montrose.

[4:35:10] And so we didn't bring any presentation material,

[4:35:12] unfortunately, for the board.

[4:35:15] But we've actually sent in a letter requesting

[4:35:18] a portion of our properties be included

[4:35:21] in the hospital secondary plan or the hospital district

[4:35:27] which would comply with the region's plans,

[4:35:30] which have that area also as a growth center.

[4:35:34] The current plan proposes community lands,

[4:35:37] or not community lands.

[4:35:39] What is it, Kevin? Future, future, sorry?

[4:35:42] - Neighborhood.

[4:35:43] Neighborhoods, where I've got the planner here talking.

[4:35:45] So future neighborhood, which allows single family homes

[4:35:48] and so forth, which is fine on some of our lands,

[4:35:51] but because of the proximity to the hospital

[4:35:53] and having meetings with the hospital,

[4:35:55] we've actually had meetings with the hospital

[4:35:56] and they're actually very excited about things

[4:35:59] that we would be proposing on our property,

[4:36:01] which they see as a shortage for their operation,

[4:36:04] including labs, pharmacies, places to eat,

[4:36:09] maybe seniors projects and physiotherapists

[4:36:14] and all those type of things.

[4:36:15] Medical offices for the doctors.

[4:36:17] They say their spaces are too small

[4:36:19] and are quite excited in us developing our portion

[4:36:24] to satisfy and complement their uses.

[4:36:28] So because of that, we'd like this land included.

[4:36:31] I guess we're requesting that this land be included

[4:36:35] in the formal?

[4:36:39] - Hospital growth district.

[4:36:40] - Hospital growth district. Thank you.

[4:36:43] And we think it'd be good for the city.

[4:36:45] We think it'd be very good for the hospital.

[4:36:48] And the hospital's opening in two years.

[4:36:50] So right now, there are no plans before you to develop

[4:36:54] any of the things we're just talking about.

[4:36:55] And the hospital's going to be in operation in two years.

[4:36:58] And had we have a permit today,

[4:37:00] we'd be starting construction.

[4:37:01] So we're way behind the eight ball.

[4:37:04] Not just us, I mean, the whole community.

[4:37:06] And we'd very much like to satisfy that need

[4:37:13] and request that we be accepted in that growth area,

[4:37:17] the hospital growth area, expansion area, sorry.

[4:37:20] - [Jim] Okay, thank you. Did staff have any.

[4:37:23] Yes? A question.

[4:37:25] Do you have a question, Councillor Nieuwesteeg?

[4:37:27] - Thank you, Mr. Mayor. Thank you for the presentation.

[4:37:29] And over to staff.

[4:37:30] So I know we're looking at not having

[4:37:34] urban boundary expansion

[4:37:35] predominantly because of residential.

[4:37:37] However, hearing what they're asking for right now

[4:37:39] and given the new development of the hospital,

[4:37:42] is this something that has been considered

[4:37:45] and they're describing a need?

[4:37:47] I have no idea. Is this something that you can speak to?

[4:37:51] - Thank you, Your Worship, through you to the Councillor.

[4:37:53] So this area was part of the urban boundary expansion

[4:37:56] that was granted by the region in their 2022 official plan.

[4:38:00] So this area is in the urban area.

[4:38:03] It just hasn't been planned yet.

[4:38:06] So this was going to be our South Hospital secondary plan.

[4:38:09] We'll probably come up with a new name

[4:38:10] because it gets confusing, but it is planned.

[4:38:16] We were planning it in 2026 budget at the time.

[4:38:20] We did pull it off the table in the 2026 budget.

[4:38:23] And the reason being is because it is solely reliant

[4:38:27] on the wastewater treatment plant

[4:38:29] that the region is looking to do.

[4:38:33] Obviously once we get, hopefully we get some funding

[4:38:37] information for that wastewater treatment plant,

[4:38:41] but even the construction of that wastewater treatment plant

[4:38:43] will take at least three to four years to build.

[4:38:46] If we do a secondary plan even started in 2026,

[4:38:51] we would have been in a situation

[4:38:53] where that study work would have expired or been delayed,

[4:38:56] so we didn't start that work.

[4:38:58] It's not to say that obviously

[4:39:00] should we get that, we wouldn't start it.

[4:39:02] I do appreciate the request,

[4:39:04] but we do like to make sure development,

[4:39:07] it happens comprehensively.

[4:39:09] And to designate one person's property versus another

[4:39:13] in that planned area you know, I have concerns with.

[4:39:17] It should be developed holistically,

[4:39:20] but we can advance it in the 2027 budget

[4:39:25] should council wish us to do so.

[4:39:27] We're happy to do that work.

[4:39:29] We're happy to work with the landowners

[4:39:32] if they want to work and undertake their secondary plan

[4:39:35] with our guidance or doing it ourselves, hiring consultants.

[4:39:39] So we have some options,

[4:39:40] but I do think it needs to be planned holistically

[4:39:42] because again, obviously most people don't,

[4:39:45] we have to plan for stormwaters.

[4:39:47] We don't want individual stormwaters all over.

[4:39:50] We have to plan collectively to make sure schools,

[4:39:53] public service facilities, all those things and servicing

[4:39:56] is all done in a holistic manner for the new areas.

[4:40:00] - Okay. Thank you, Mr. Mayor.

[4:40:01] So what I'm understanding is we're just premature right now,

[4:40:04] but this is definitely, we have plans to address

[4:40:07] the needs in a more holistic plan.

[4:40:10] - Correct, thank you, Your Worship,

[4:40:11] through you the Councillor.

[4:40:13] Yes, and obviously hospital employment is something

[4:40:18] that will be considered through the secondary plan

[4:40:20] and very welcoming to hear

[4:40:23] because a lot of people don't just want to...

[4:40:25] Most people just want residential.

[4:40:27] So it is good to hear that we do have willing parties

[4:40:30] that want to locate some of those types of uses

[4:40:33] on their lands.

[4:40:34] - That's very good.

[4:40:35] Thank you very much for considering coming here and-

[4:40:38] - [Council Member] Also going to go to our CAO, Councillor.

[4:40:42] - Yeah. And up to council.

[4:40:45] As Ms. Dolch said, we took it off of our budget last year.

[4:40:52] You know, we are hand tied a little bit

[4:40:54] with the wastewater treatment plant.

[4:40:57] I believe there's going to be,

[4:40:59] you know, I think we're all positive

[4:41:00] that there will be a decision on that in short order.

[4:41:04] You know, but because of the break this year

[4:41:07] with the election timing.

[4:41:09] To move things more rapidly if council wanted to,

[4:41:14] outside of this motion provide a motion for staff

[4:41:20] to start the RFP process for the studies

[4:41:23] and to account for that in our budget,

[4:41:25] then we don't have to wait till January, February.

[4:41:28] We can start the RFP process and move that along

[4:41:31] a little bit quicker so that we can get these guys

[4:41:35] in the ground and everybody in that area in the ground.

[4:41:39] And as soon as the wastewater treatment plant comes on site.

[4:41:42] So that will speed it up by six to eight months

[4:41:44] on just that small motion.

[4:41:46] - Okay. I'd like to do that motion right now.

[4:41:49] - I would. Yeah, you'd have to add it to the...

[4:41:53] You'd have to add it

[4:41:53] or you could just waive procedural order

[4:41:56] and just do that.

[4:41:57] So either way you can add it so that we-

[4:41:59] - That is an amendment.

[4:42:00] We haven't.

[4:42:01] Well, actually, I've got the motion on the floor right now.

[4:42:03] - Yeah, that's why.

[4:42:04] It might be easier just to do it as a separate motion,

[4:42:07] waive the procedural order,

[4:42:08] and direct us to start that process

[4:42:11] with the budgetary funds also, so.

[4:42:14] - Do we do that now at the end of the?

[4:42:16] - I would do it subsequent to this to the approval

[4:42:18] of this OP.

[4:42:19] I don't want to confuse the OP with that.

[4:42:21] - Okay. - So we'll hold that for now.

[4:42:22] - Thank you.

[4:42:23] - Vance, thank you for that.

[4:42:24] Okay, all right. Thank you, gentlemen.

[4:42:26] - Thank you.

[4:42:27] You want to hang around maybe and you'll hear it.

[4:42:29] You'll have some news back. And Mr-

[4:42:31] - They've been loving it for the last three hours, I'm sure.

[4:42:34] - It's very exciting.

[4:42:35] Mr. Clerk, do we have someone else registered to speak?

[4:42:38] - Yes, Your Worship.

[4:42:39] We do have one other speaker attending virtually.

[4:42:43] And that is Joe Nethery, and he is online.

[4:42:46] - He is online. Okay. Yeah. Okay.

[4:42:49] (assistant speaking faintly)

[4:42:50] Mr. Nethery, can you hear us?

[4:42:54] - [Joe] Yes, I can.

[4:42:55] I'm actually part of the consulting team

[4:42:56] that was working on the plan.

[4:42:57] I'm just here to answer any questions (indistinct).

[4:43:01] - Okay. Thank you.

[4:43:03] - 4.3.2, is that who that is? Or who is that?

[4:43:07] It's someone else. Okay.

[4:43:08] Okay, so then we don't have any other speakers.

[4:43:11] So we do have the motion that's been seconded

[4:43:14] and amended and seconded.

[4:43:16] So we'll call the vote now. All those in favor. Okay.

[4:43:20] Opposed?

[4:43:21] - I'm sorry, I got lost. What motion is this for?

[4:43:24] - Well, this is for the OP.

[4:43:26] - The OP. - It's the OP.

[4:43:27] - Yes.

[4:43:28] - Now we're missing, I don't know, are our councilors,

[4:43:30] do you want to grab them and bring them in now?

[4:43:32] Because they should be here for this. It's pretty big.

[4:43:35] Do you need. Oh, she needs her pass, right? Sorry.

[4:43:37] I don't know. Their timing isn't great for leaving.

[4:43:41] Voting on the OP, first time in 30 years,

[4:43:43] we should all be in here.

[4:43:45] (council member speaking faintly)

[4:43:47] What's that?

[4:43:48] - [Council Member] 33 years. - 33 years, okay, yeah.

[4:43:56] Well, here we are.

[4:43:57] Because we're going to vote on the OP now.

[4:44:00] And then we're going to do a recess after this,

[4:44:02] so that's when we'll have a chance to have a little break

[4:44:06] and then we'll come back for planning.

[4:44:07] - The Super Bowl of planning.

[4:44:09] - Yes.

[4:44:09] - This is it right now.

[4:44:13] So what I'm going to do, folks-

[4:44:14] - It took us years and years.

[4:44:15] You got to make sure-

[4:44:16] - We actually already took the vote,

[4:44:17] so you can just tell us how you vote.

[4:44:20] (council members speaking faintly)

[4:44:23] - Welcome back, everybody.

[4:44:25] So we're going to take a recess right after this vote.

[4:44:27] We're going to go back in.

[4:44:28] So we're going to take a 15 minute break.

[4:44:30] - No, the one amendment too.

[4:44:32] - And then the amendment.

[4:44:33] Okay, so now we're calling the vote on the...

[4:44:39] We've already got the motion and the second for,

[4:44:42] is that right, Mr. Clerk? Yes, we do.

[4:44:44] For 9.9, the new official plan recommendation,

[4:44:46] first time in 33 years,

[4:44:48] that it's the amended official plan moved and seconded.

[4:44:52] We're now going to call the vote all those in favor.

[4:44:55] Okay, that is unanimous. Thank you. First time.

[4:44:58] Might not see that again, councillors.

[4:45:00] (council member speaking faintly)

[4:45:02] Yeah. Oh yeah.

[4:45:03] Now, Councillor Nieuwesteeg?

[4:45:06] You'd like to introduce an auxiliary motion to this.

[4:45:10] Do you want to help her word it, wordsmith it?

[4:45:12] - Yeah, I'm just looking at the clerk

[4:45:14] because it wasn't on the agenda.

[4:45:15] We'd have to waive the rules of procedural order

[4:45:17] and then the council would pass a motion to direct staff

[4:45:22] to start the comprehensive.

[4:45:25] I'm going to because I can't use the term secondary plan.

[4:45:28] I have to use the term.

[4:45:30] - [Kira] Comprehensive development plan.

[4:45:31] - Comprehensive development plan.

[4:45:34] And direct budget resources to this year.

[4:45:40] - [Ruth-Ann] Yes, that's the motion I wanted.

[4:45:41] - Comprehensive development plan?

[4:45:42] - [Ruth-Ann] Yes. Comprehensive. CDP.

[4:45:45] And waive (speaks faintly)

[4:45:48] - Procedural by-law.

[4:45:51] Okay. Seconded by Councillor Strange.

[4:45:53] Councillor, I know Pietrangelo has a,

[4:45:56] you want to declare a conflict because, yep.

[4:45:58] - Yeah, Your Worship, I'm going to have a conflict

[4:46:00] on this one as myself and my family own land

[4:46:03] that will be affected.

[4:46:05] - Okay. Thank you.

[4:46:06] - I'm just going to write this out and then I'll leave.

[4:46:08] - Yes. Okay. We'll give you a second. Pardon me?

[4:46:11] - I lost track (speaks faintly)

[4:46:13] - So, oh, you missed the presentation.

[4:46:15] We had the consultants do a presentation-

[4:46:17] - That's why I left because of the hospital area.

[4:46:19] That's what my spouses employment is

[4:46:21] and they're the ones in the letter.

[4:46:23] - Okay, well then-

[4:46:24] - That's why I left.

[4:46:24] - Okay, so are you-

[4:46:25] - Should I go out again?

[4:46:27] - Well, maybe.

[4:46:28] The property, it's in that general area. I don't know.

[4:46:32] - It's right on the (indistinct) in that area.

[4:46:33] - Yes.

[4:46:34] - It'll be affected by this zoning.

[4:46:35] - Okay, so you're going to do a conflict as well,

[4:46:39] Councillor Patel?

[4:46:40] - I don't think Es Fox is part of this.

[4:46:42] - ES Fox? No?

[4:46:43] - [Victor] Yeah. I don't think so.

[4:46:44] - [Council Member] Pretty sure it's North of Biggar, right?

[4:46:46] - [Ruth-Ann] Yeah, it is.

[4:46:47] - [CounciL Member] This would be South of Biggar

[4:46:49] - Okay. - I'll be in the...

[4:46:51] Just Let me know when you're done.

[4:46:53] - No, actually, we're going to come join you.

[4:46:54] So we don't have to. Yeah.

[4:46:56] Okay, we'll wait till he leaves so he's not listening.

[4:46:58] Secret stuff.

[4:47:00] All right, so you heard the motion and seconded.

[4:47:05] Any discussion to the motion?

[4:47:08] Okay. Seeing none, all those in favor?

[4:47:11] Okay. That's unanimous.

[4:47:13] Thank you for that.

[4:47:14] So ladies and gentlemen,

[4:47:15] we're now going to take a 15 minute recess

[4:47:18] and we'll come back and commence

[4:47:20] the planning matters on the agenda.

[4:47:22] Thank you.

[5:31:24] - [Assistant] Part three.

[5:31:27] - Okay, we're back at our council meeting.

[5:31:29] The mayor will be back shortly.

[5:31:30] He had some things that he had to take care of back there.

[5:31:33] We're going to move on with the consent agenda

[5:31:35] in one second, but before we do that,

[5:31:37] I just wanted to say we've been having some computer issues

[5:31:40] at City Hall all day.

[5:31:42] There's certain ones of us

[5:31:43] that just can't get onto our agenda app.

[5:31:46] And I'm wondering Ms. Dolch,

[5:31:48] I know that there was an issue with the one planning item

[5:31:51] as well, if you just want to I guess let the public know,

[5:31:56] you know, what happened.

[5:31:58] - Thank you, your acting worship.

[5:32:00] So earlier today we were kind of notified that the item

[5:32:05] sorry, and I don't have the number,

[5:32:07] but Grassy Brook secondary plan item was...

[5:32:12] The report itself wasn't able to be opened publicly.

[5:32:18] It just went to a sign-in page.

[5:32:20] So we found that out before the regular start of council.

[5:32:24] So we have concerns that the public

[5:32:27] wasn't able to see that report.

[5:32:28] The presentation, everything else was there,

[5:32:30] but the report wasn't there with the recommendations.

[5:32:33] I do understand it is live now and able to be accessed

[5:32:37] but that's what happened.

[5:32:38] We just there was some error in the system.

[5:32:42] - Okay, so instead of like going through the process now,

[5:32:45] because I'm sure that we're going to have questions

[5:32:48] because people couldn't access it

[5:32:51] the staff support a deferral of it?

[5:32:54] - Thank you, acting Worship.

[5:32:55] Yes, obviously we will have to re-advertise

[5:32:58] for a public meeting and do all those things.

[5:33:01] But that will give people a little more time next time

[5:33:05] to read the reports and be prepared.

[5:33:08] - Okay. Sounds good. Councillor Lococo?

[5:33:10] - Thank you, Acting Chair.

[5:33:11] I propose that we defer 8.4 the Grassy Brook secondary plan.

[5:33:17] - Okay, thanks. So I have a motion for deferral

[5:33:19] made by Councillor Lococo, seconded by Councillor Dabrowski.

[5:33:22] I'll call that vote, all those in favor.

[5:33:25] And that's carried unanimously. So 8.4 has been deferred.

[5:33:30] So anyone that's here for the Grassy Brook secondary plan,

[5:33:33] that has been deferred.

[5:33:34] We had some computer issues. It never went up live.

[5:33:37] So we just don't want to keep you here all day

[5:33:39] and thinking that you're going to be able to comment

[5:33:42] on the secondary plan.

[5:33:45] It'll be moved to council's next agenda,

[5:33:47] which will be back when the new council comes.

[5:33:51] Leslie, did you have something to ask? Sure. Yeah.

[5:33:54] - [Leslie] Does that include by-laws?

[5:33:56] - It does. Yes. Absolutely.

[5:33:58] (Leslie speaking faintly)

[5:34:01] Absolutely. Yes. Okay. So that item been deferred.

[5:34:04] I'll get the mayor to announce that again at three o'clock

[5:34:07] in case there's anyone that comes in the room

[5:34:09] and is here for that item.

[5:34:11] So moving on then, we'll go to the consent agenda,

[5:34:13] which is item number 10.

[5:34:15] I'll start with things to pull. Anyone have things to pull?

[5:34:19] Councillor Lococo.

[5:34:20] - Thank you, Mr. Chair.

[5:34:21] I'd like to pull 10.1, the fireworks by-law.

[5:34:24] - Okay. Go ahead.

[5:34:27] - I understand where we want to go about the amps,

[5:34:30] but after reading the by-law and having a lot of complaints

[5:34:33] about the length of some of the holidays,

[5:34:36] if it's three days before the day of,

[5:34:38] and then three days after, it's really a week

[5:34:40] that somebody could be releasing fireworks.

[5:34:43] So I wanted to put it out to council

[5:34:45] to see if we could have that discussion

[5:34:47] about maybe altering it.

[5:34:48] Does it really need to be that long?

[5:34:51] And the other one was I had a question from residents

[5:34:56] about people that are renting VRUs.

[5:35:00] Are they allowed to put the fireworks off?

[5:35:05] When I did contact the fire department before,

[5:35:08] in the by-law, it says that you need permission

[5:35:10] from the owner, but if you're a VRU,

[5:35:13] how are you getting permission?

[5:35:14] So there's a lot of people complaining

[5:35:17] in the VRU areas that fireworks are being dispersed

[5:35:20] in the middle of the night.

[5:35:22] So those were the two things

[5:35:24] that I wanted to talk about.

[5:35:26] - Okay, let's see if we can get some answers for you.

[5:35:28] So maybe I can bring this to staff.

[5:35:30] So looking to comment on the number of days

[5:35:33] that fireworks are allowed to be lit,

[5:35:35] and then whether or not VRU occupants

[5:35:39] are allowed to participate as well.

[5:35:41] - I'll start and I'll rely on staff.

[5:35:43] So the number of days has always been an issue.

[5:35:45] If Canada Day or whatever falls midweek,

[5:35:50] this council's always allowed for weekend celebrations

[5:35:55] of those holidays.

[5:35:58] So it's not intended to have fireworks go off every day.

[5:36:02] It's just if it falls on a Thursday,

[5:36:03] you may want to have a celebration on the Saturday.

[5:36:07] Or if it falls on the Monday, you might want to do it,

[5:36:09] you know, before the kids are are back to camp or whatever.

[5:36:13] So that has always been there. That is not new.

[5:36:15] That has always been there.

[5:36:17] With regards to I don't want to make it just a VRU issue.

[5:36:23] There's generally safety concerns

[5:36:24] if you're lighting off fireworks in any residential area.

[5:36:27] And I'll have the fire chief make comment on that.

[5:36:29] I'm not sure backyard fireworks is generally you know,

[5:36:33] there's a whole bunch of safety parameters on that.

[5:36:35] So I wouldn't just tag it to VRUs.

[5:36:37] It would be any residential area.

[5:36:40] You'd have to be very careful as far as the safe discharge

[5:36:43] of a firework.

[5:36:44] And I will, Mr. Gallagher's not here,

[5:36:46] but I'll see if Deputy Chief has any comment on fireworks

[5:36:50] in residential areas.

[5:36:51] - Sure. Mr. Lawson?

[5:36:55] - Through the acting mayor to council.

[5:36:58] I agree totally with the CAO.

[5:37:00] It's not something that we want to see.

[5:37:01] I mean, we do encourage residents to.

[5:37:05] I mean, there's fireworks that the city puts on

[5:37:09] and it's a great viewing area for that venue

[5:37:12] so that we really push people to those professional displays

[5:37:16] rather than doing them in your home.

[5:37:18] 95% of our complaints do come from people lighting it off

[5:37:23] and hitting their neighbor's roofs or those kind of things.

[5:37:25] So we do push you away.

[5:37:29] With that, I know by-law and fire prevention

[5:37:33] are going to be a little bit more aggressive

[5:37:34] with their public education campaigns going forward

[5:37:39] before and any major holidays.

[5:37:43] - Thank you, Mr. Chair.

[5:37:45] I wasn't really bringing it up as a residential issue.

[5:37:48] I was bringing up it as an issue that you need permission

[5:37:52] from the owner.

[5:37:53] That was the question that came to me from VRUs

[5:37:56] setting them off, that you need the permission.

[5:37:58] So the question was,

[5:37:58] are VRU guests allowed to have the fireworks?

[5:38:02] And I know the CAO just talked about the midweek

[5:38:05] and the number of days have always been in there,

[5:38:07] and that's why I'm bringing it up.

[5:38:09] Do we really want it?

[5:38:10] And the one thing I did forget,

[5:38:12] when we give AMPS to somebody who doesn't cut their grass,

[5:38:15] that's their grass, you know where the registered owner is.

[5:38:17] If somebody parks, you can give them an AMP.

[5:38:20] If someone lights off fireworks

[5:38:21] and there's four of us standing there,

[5:38:23] how do you know who to charge?

[5:38:25] Because it's very different if you're parking,

[5:38:27] if you're not cutting your grass,

[5:38:28] you know exactly who to charge.

[5:38:31] But if there's a group of people,

[5:38:32] how do you figure out who to charge?

[5:38:35] - [Acting Mayor] See if we can get some answers.

[5:38:39] - Yeah, you're almost never there when a firework's off.

[5:38:42] It's usually video evidence and other evidence that's there,

[5:38:46] and that's how they would pursue who is doing it.

[5:38:50] You know, if it happens to be that they are present

[5:38:54] to see the firework, well then they'll use their own

[5:38:57] visual evidence to charge.

[5:38:59] But in most cases the complaint happens.

[5:39:04] We dispatch by-law,

[5:39:05] but the fireworks are already been fully discharged,

[5:39:07] so we're relying on other evidence from that witness,

[5:39:10] you know, witness statements.

[5:39:13] Everyone's got Ring cameras and cell phones,

[5:39:16] recording devices.

[5:39:17] So that's, you know, generally the evidence

[5:39:19] that gets presented.

[5:39:20] And sorry, on the...

[5:39:22] Sorry if I didn't answer your question.

[5:39:23] I was looking at VRUs just as they tend to be homes

[5:39:27] and that kind of stuff and backyards,

[5:39:28] that's where they're firing them off.

[5:39:30] Again, it goes to, this isn't against the owner,

[5:39:33] it's the person who discharges the firework.

[5:39:36] So if they discharge in an unsafe manner,

[5:39:37] then that's the person who will get targeted.

[5:39:42] So yes, they can get permission from the owner.

[5:39:45] If they choose not to get permission from the owner.

[5:39:48] Well, then that would be an automatic charge

[5:39:49] at that point in time.

[5:39:50] If they're lighting off on a property that's not theirs,

[5:39:53] then that would be the automatic charge.

[5:39:54] There's no more evidence required at that point in time.

[5:39:57] - And did you want to comment again on the number of days?

[5:40:02] I don't know if she was happy with the...

[5:40:04] If it falls on a Wednesday,

[5:40:05] then we allow it on the weekends.

[5:40:07] - Yeah, the purpose of this report

[5:40:08] was just to say we're moving it to an AMPS,

[5:40:10] not, we weren't questioning the original by-law.

[5:40:12] So if council wants to change that, then I would you know,

[5:40:18] I would suggest, you know, that is something

[5:40:19] that council should bring as a review of that by-law.

[5:40:22] This is really just allowing us to enforce

[5:40:25] under the by-law that's existing.

[5:40:27] - And I do like the idea of moving it to AMPS as well.

[5:40:30] So, and I think Ms. Punyarthi wanted to comment as well.

[5:40:34] - Thank you. Through the chair, just a quick comment.

[5:40:37] Just because it has moved to AMPS does not change

[5:40:40] how the evidence is collected and acted upon.

[5:40:42] Whether it's POA or AMPS, the standards for evidence

[5:40:45] on the part of the by-law officer is the exact same.

[5:40:49] - Okay. Are there any other questions in regards to 10.1?

[5:40:56] Okay, if no one has any other item on the consent agenda

[5:40:59] to pull, then I'd look for one motion to pass everything

[5:41:02] that's on the consent agenda.

[5:41:04] I have a motion by Councillor Kerrio,

[5:41:04] seconded by Councillor Strange.

[5:41:06] All those in favor? And that's carried unanimously. Thanks.

[5:41:12] Moving on to communications and comments of the city clerk.

[5:41:17] The recommendation is that council approve item 11.1

[5:41:22] through and including item 11.10.

[5:41:27] Does anyone have any item to pull?

[5:41:30] If not, then looking for one motion to approve all.

[5:41:33] I have a motion by Councillor Kerrio,

[5:41:34] seconded by Councillor Nieuwesteeg.

[5:41:36] I'll call that vote. All those in favor.

[5:41:38] And I'll just read the items.

[5:41:39] So the first one is a proclamation request

[5:41:42] from GenWell Weekend.

[5:41:45] It's a request to proclaim the weekend of September 18th

[5:41:48] to the 20th is GenWell Weekend to raise awareness

[5:41:52] for the importance of human connection and social health.

[5:41:55] The next one is a proclamation request for Pitt Hopkins

[5:41:58] Syndrome Awareness Day.

[5:42:00] That's going to happen on September 18th.

[5:42:03] The next one is a proclamation request for World Sepsis Day.

[5:42:07] That's going to happen on September 13th.

[5:42:10] Moving on, a proclamation and flag raising request

[5:42:13] for National Polycystic Kidney Disease.

[5:42:17] And that's going to happen on September 4th.

[5:42:21] We have a flag raising request, Less We Forget Flag,

[5:42:25] and that's going to be for the Less We Forget

[5:42:27] Veterans Poppy Flag during Veterans Week.

[5:42:30] And that'll be from Friday, October 30th,

[5:42:33] until Wednesday, November 11th, which is Remembrance Day.

[5:42:37] We have a flag raising request

[5:42:39] for the 35th anniversary of Ukraine's Independence Day,

[5:42:43] and that's going to be next Friday August 21st,

[5:42:48] or the following Monday on August 24th.

[5:42:51] We have a proclamation request

[5:42:53] for Arthritis Awareness Month,

[5:42:55] and that's going to be for the month of September.

[5:42:58] We also have a proclamation request

[5:43:00] and lighting of City Hall

[5:43:01] for Fetal Alcohol Spectrum Disorder Awareness Month and Day.

[5:43:04] And that's going to take place in September.

[5:43:07] We have a noise by-law exemption

[5:43:09] for Niagara Falls Food Park, the night market.

[5:43:13] And that's going to give an exemption for the noise by-law

[5:43:16] until 11:00 PM from September 4th to September 6th.

[5:43:20] And the last one is a noise exemption by-law

[5:43:23] for Taste of Manila.

[5:43:25] That's going to happen on Friday, August 28th

[5:43:30] to Sunday, August 30th.

[5:43:32] And that's all the communications from the city clerk.

[5:43:35] Moving on then, number 12.

[5:43:38] More communications, comments of the city clerk.

[5:43:40] These ones are to receive for file.

[5:43:43] Sorry, to receive and file.

[5:43:45] So I'll ask first if anyone has any to pull.

[5:43:48] Seeing none, I'll take a motion to receive all of them

[5:43:51] for information.

[5:43:52] I have a motion by Councillor Dabrowski,

[5:43:53] seconded by Councillor Baldinelli.

[5:43:55] I'll call that vote, all those in favor.

[5:43:58] And thank you very much.

[5:44:00] So moving on, we have the ratification of in camera.

[5:44:04] We're on number 14.

[5:44:07] - Thanks, acting worship. Just one more item, number 13.

[5:44:12] There are a few more specific communications

[5:44:15] of the city clerk.

[5:44:17] And they each have their own specific recommendations.

[5:44:21] The first one being a request for food truck

[5:44:23] at the 2026 Men's and Women's Canadian

[5:44:25] Slo-Pitch Championship.

[5:44:27] This request came in after our last council meeting.

[5:44:31] And obviously you see the date there was August 8th to 15th.

[5:44:35] Staff have made sure that the rest of the requirements

[5:44:39] for obtaining the license for that food truck were obtained.

[5:44:43] This was merely to get approval from city council

[5:44:46] to allow it on city property.

[5:44:48] So to just kind of go through the rubber stamping

[5:44:52] we continue to ask that council approve that request.

[5:44:55] It's a yearly request that

[5:44:56] they be located at Patrick Cummings Sports Complex

[5:45:01] for that tournament.

[5:45:03] - Do you need a motion now?

[5:45:04] - Yeah, we'll ask for that motion.

[5:45:06] - Okay, so I have a motion made by Councillor Kerrio,

[5:45:08] seconded by Councillor Strange to support the request.

[5:45:12] If there aren't any questions, I'll call the vote.

[5:45:13] All those in favor. And that's carried unanimously.

[5:45:18] - Next is 13.2. It's special occasion permit.

[5:45:23] You can see there it's the Federal Family Farm.

[5:45:25] They've got a number of events taking place on August 29th,

[5:45:29] and then others in September listed there, September 5th,

[5:45:32] 12th, 19th, and 26th.

[5:45:35] They've applied for a special occasion permit

[5:45:37] from the Alcohol and Gaming Commission of Ontario, the AGCO.

[5:45:40] And to assist them with their permit,

[5:45:44] they just need the municipality to declare those dates

[5:45:47] and these events as being municipally significant.

[5:45:51] So we'll just ask for a motion from council.

[5:45:52] - Absolutely, I have a motion that's made

[5:45:54] by Councillor Strange and seconded by Councillor Lococo.

[5:45:57] If they aren't any comments, I'll call that vote.

[5:45:59] All those in favor. And that's carried unanimously.

[5:46:04] - Two more items.

[5:46:05] The next one being another noise by-law exemption request.

[5:46:08] This one just kind of came in late.

[5:46:10] That's why it appears on this portion of the agenda.

[5:46:13] It's for the Niagara Falls Night of Art.

[5:46:14] And the recommendation is that council would approve

[5:46:16] that noise by-law exemption until essentially midnight

[5:46:20] for the playing of music at the Niagara Falls Night of Art

[5:46:24] taking place on Thursday, September 17th.

[5:46:27] - Okay. Just looking for a motion to approve the request.

[5:46:29] I have a motion made by Councillor Baldinelli,

[5:46:31] seconded by Councillor Dabrowski.

[5:46:33] I'll call that vote. All those in favor. Thank you.

[5:46:38] And the last one.

[5:46:39] - And then the last item there this was previously on

[5:46:42] a council agenda and this is a Ontario Ombudsman report.

[5:46:45] It had just been received and filed.

[5:46:48] But the Ombudsman's office has pointed out

[5:46:51] that they need a little bit more direction from council

[5:46:54] as to what the intent of that resolution is.

[5:46:58] So the recommendation there would be, first of all,

[5:47:00] that council would approve the motion for reconsideration

[5:47:04] since we've already received that

[5:47:05] for information previously.

[5:47:07] And then also just to receive

[5:47:08] that attached ombudsman's report on the investigation

[5:47:13] that was already brought forward previously,

[5:47:15] and that council accept the recommendations of that report

[5:47:18] in order to meet the obligations of the Municipal Act.

[5:47:22] - So it's a motion to reconsider,

[5:47:24] and then a motion to accept the recommendations

[5:47:25] from the ombudsman.

[5:47:27] I have a motion by Councillor Strange,

[5:47:28] seconded by Councillor Nieuwesteeg.

[5:47:30] I'll call that vote. All those in favor.

[5:47:32] And that's carried unanimously. Thank you.

[5:47:36] Is there any in camera?

[5:47:38] - Yes. - Okay.

[5:47:46] - Okay, so next item on the agenda here is number 14,

[5:47:50] the ratification of in camera.

[5:47:52] Early this morning at 9:00 AM, council passed a resolution

[5:47:55] to go in camera to deal with a number of topics.

[5:47:58] Mostly the topics there are to receive legal advice

[5:48:03] and also for direction to staff.

[5:48:08] There is one topic to ratify though,

[5:48:11] and that is that council approved the sale of the portions

[5:48:13] of the former city laneway located east of Magdalen Street

[5:48:17] and west of Centre Street under delegated authority

[5:48:21] to staff to carry out those negotiations.

[5:48:24] - Okay, so looking for a motion

[5:48:26] to approve the recommendations made previously of a motion

[5:48:29] by Councillor Kerrio, seconded by Councillor Strange.

[5:48:31] I'll call that vote. All those in favor.

[5:48:34] And that's carried unanimously. Thank you.

[5:48:36] So moving on to number 15,

[5:48:39] we have motions for consideration or notice of motions.

[5:48:44] Does anyone have any motions for consideration?

[5:48:47] Notice of motions? I know it's the last meeting.

[5:48:50] So your motion's not actually going to get heard

[5:48:52] until a long time away.

[5:48:54] All right. Do we have new business?

[5:48:59] Councillor Strange?

[5:49:02] - Thank you. Acting chair. Acting mayor.

[5:49:06] Yeah, I just wanted to bring up,

[5:49:08] and I just because we, you know, the city residents

[5:49:12] and north end of Niagara Falls

[5:49:14] especially really got hit hard with rainfall.

[5:49:18] And there's been a lot of residents

[5:49:20] who were dealing with the flooding, garbage issues.

[5:49:23] And you realize walking the dog the other day that you just.

[5:49:27] Some of the stuff is, you know, I saw kids' suitcases

[5:49:30] and even children's books and stuff getting soaked

[5:49:32] and nothing you can do because the mold issues

[5:49:35] and stuff like that.

[5:49:36] I'm just looking at our WRAP program

[5:49:39] that we have to install sump pumps and overflow valves

[5:49:43] and stuff like that.

[5:49:45] Do we know where we are as far as...

[5:49:48] And maybe getting the word out to residents

[5:49:49] that they can get this put into to their house.

[5:49:55] I guess they you have to get a...

[5:49:59] I don't know if it's a permit or get inspected to do that.

[5:50:02] But a way of that they can get rid of this flooding

[5:50:04] if ever happens again.

[5:50:07] And what is our our top up of it and how much.

[5:50:12] I think it's $4,000, I believe.

[5:50:15] But we do have James here

[5:50:16] that can kind of assist us in that.

[5:50:19] Just wondering if we do need, in previous years,

[5:50:23] did we use all the money that we were topping up on it?

[5:50:27] And if not this year,

[5:50:29] and we do have a lot of people maybe signed up

[5:50:32] that maybe we can top up through reserves if we have to.

[5:50:36] - [Victor] Sure. Mr. Sticca?

[5:50:38] - Through you acting mayor to the Councillor.

[5:50:40] So the WRAP program is still eligible. It's still active.

[5:50:44] I can tell you that over the years,

[5:50:45] it kind of ebbs and flows in participation.

[5:50:48] We likely will expect to see some more applications

[5:50:51] after the rain event that just took place

[5:50:53] over the last couple weeks.

[5:50:55] In terms of funding, I don't. I can pull up.

[5:50:58] It's about $4,000 still.

[5:51:01] So $4,000 for the sump pump

[5:51:02] and then $1,200 for the backwater valve.

[5:51:04] All the information's available on the city website.

[5:51:07] Part of our investigations process

[5:51:09] over the last couple weeks

[5:51:10] and heading into the next few weeks as well

[5:51:12] is to look at properties.

[5:51:14] Did they have backwater valves?

[5:51:15] Didn't they have backwater valves?

[5:51:16] We do have records of those.

[5:51:18] There was a previous version of this program

[5:51:21] in the late '90s before my time here

[5:51:24] that we don't have great records of.

[5:51:26] But anything, you know, in the last 20 years,

[5:51:28] we have some pretty good records

[5:51:29] on where those valves are what properties have participated

[5:51:33] in the past.

[5:51:35] Like I said, with the ebbs and flows in participation,

[5:51:38] I expect we'll probably see us hitting our budget this year.

[5:51:41] So something the '27 will look at

[5:51:44] depending on the participation and who hasn't participated.

[5:51:47] If it's something we need to top up

[5:51:48] or we're just able to kind of maintain

[5:51:50] our annual budget request.

[5:51:51] - Yeah, and that's what I'm looking at,

[5:51:53] because I know, you know,

[5:51:54] we've never seen rain like this ever before.

[5:51:57] And I know a lot of residents will probably,

[5:51:59] if they don't know about putting these sump pumps

[5:52:03] or whatever and overflow valves,

[5:52:05] is it possible to get the information out?

[5:52:07] And then, you know I don't know if that would be

[5:52:10] to the new council or maybe direction the staff

[5:52:12] to have a look at it and find out if we can top this up.

[5:52:17] Because I know a lot of people are in desperate need

[5:52:20] of this getting that water out

[5:52:21] and I already know that they're talking about

[5:52:23] some more storms coming in.

[5:52:25] So I'm just thinking of different ways.

[5:52:27] I don't know if we can get input from our CAO

[5:52:29] or anything to what we could do as a city

[5:52:32] to help some of these residents get these sump-pumps

[5:52:35] in and get the water out of their basement

[5:52:37] and coal cellars and whatever it may be.

[5:52:41] - Well, the program's important and it's effective as well.

[5:52:43] - Exactly, so if we can top it up this year

[5:52:45] and if there's a need for it Mr. CAO.

[5:52:50] - I'll just start and Ms. Clark can augment it.

[5:52:55] I would say also that, you know,

[5:52:58] the city puts its money on the table.

[5:53:00] Insurance companies are the one exposed to these losses,

[5:53:02] and the insurance company should also be putting money

[5:53:04] on the table to do this.

[5:53:05] It shouldn't always fall to the taxpayer,

[5:53:08] you know, to help out.

[5:53:09] And I think, you know, that is something that, you know,

[5:53:13] that there should be some pressure

[5:53:15] put on the insurance companies

[5:53:16] to support residents in converting that to avoid

[5:53:19] ultimate losses you know, on their books because again,

[5:53:24] the city wouldn't incur any losses.

[5:53:27] And then I'll pass it over to Ms. Clark

[5:53:28] on where we are reserve-wise.

[5:53:30] - Yeah, thank you, through the mayor.

[5:53:32] So we do budget for the program in the wastewater budget,

[5:53:35] and we also hold a reserve that's about 200,000 right now.

[5:53:38] So even if we were going to exceed the budget

[5:53:41] in the wastewater budget, we do allow that to happen

[5:53:43] and we'll pull in the additional money from the reserves.

[5:53:45] So we're okay this year.

[5:53:47] - So if we need some additional reserve,

[5:53:49] we can go there?

[5:53:50] - Yes, exactly.

[5:53:51] And then in the future budgets,

[5:53:52] if that reserve is getting low,

[5:53:54] then we'll talk about increasing a top up to that program.

[5:53:56] Okay. But we're good right now.

[5:53:58] - Okay. Thank you.

[5:54:01] Does anyone else have any other new business?

[5:54:03] Councillor Baldinelli?

[5:54:04] - Not new business, just some old business.

[5:54:06] I'd like to. Pardon?

[5:54:10] - [Council Member] Councillor Belichick.

[5:54:12] - Sorry, it was cold in here (laughs).

[5:54:15] Just bringing up the motion that we had made

[5:54:19] for the MAT tax and Councillor Nieuwesteeg's addition

[5:54:25] or amendment to it.

[5:54:27] To create the committee, which I haven't...

[5:54:29] I'm not going to know who's responsible

[5:54:30] for ensuring that the motion that was passed

[5:54:34] has actually gone through completely.

[5:54:37] That's number one.

[5:54:37] And just to make sure that we understand

[5:54:40] that the city's portion of it is going to be used

[5:54:43] and allowed to through the committee to ensure

[5:54:45] that services that support tourism,

[5:54:49] roads, infrastructure, all stated within the MAT tax by-law

[5:54:54] will help offset the costs incurred by the municipality

[5:54:59] and all the taxpayers.

[5:55:00] So I'd like to, you know, for the allocation

[5:55:06] to move forward.

[5:55:07] The committee was never formed,

[5:55:09] and I'm not sure how the money

[5:55:11] besides us voting on different things

[5:55:13] is going to be allotted and pushed to the proper areas.

[5:55:17] If somebody can answer that for me. Thank you.

[5:55:22] - Through the chair to the Councillor.

[5:55:26] Almost all the allocations have been approved by council

[5:55:30] at this point in time.

[5:55:32] Council gave Mr. Adames you know,

[5:55:36] approximated to the end of the year

[5:55:37] to come back with a governance structure for that.

[5:55:40] Staff are also working on best practice review

[5:55:46] of the structure for the governance of it,

[5:55:48] looking at what other municipalities are doing.

[5:55:52] And so as far as what's been spent,

[5:55:55] it's substantially been all the items that council

[5:55:59] had approved during the budget process

[5:56:00] with the funding source of the mat.

[5:56:02] Plus we had to pick up one contract

[5:56:04] that was previously approved by Niagara Falls Tourism

[5:56:07] because we are going to be the executor of that contract.

[5:56:11] So those are really the only items spent from the mats

[5:56:15] at this point in time.

[5:56:16] And we'll wait for the report back from Mr. Adames.

[5:56:20] Mr. Adames was given the authority to set the budget

[5:56:23] and do the approval for MAT expenditures.

[5:56:26] So on the governance with the recommended committee

[5:56:30] from council, that will be part of his report going forward

[5:56:34] for it to set up the new governance structure for that.

[5:56:37] So we're not...

[5:56:41] Most of the monetary spend was for.

[5:56:43] I'm looking at Ms. Clark.

[5:56:46] It was the rapid response crews, the by-law and.

[5:56:52] - [Tiffany] It's 550,000 combined for those two crews

[5:56:55] that you talked about.

[5:56:56] I think it's 80,000 by-law and 470 for the rapid response.

[5:57:01] All the other budget areas of MAT tax only come into play

[5:57:06] if we've spent money on special events

[5:57:08] or the other sport tourism rebate, I think.

[5:57:11] - Yeah, so as far as the specific item with the committee

[5:57:17] that was a direction of council

[5:57:19] and it'd been fed to Mr. Adames for him to come back

[5:57:23] with the governance on the spending

[5:57:25] on both the industry side and on the city portion side.

[5:57:29] - I'm a little confused on that governance side.

[5:57:35] The portions, obviously, I went through the by-laws

[5:57:39] and there's no specific splitting of the money out.

[5:57:43] Although one says one's going to be more than the other.

[5:57:47] Specifically, the city's part of it.

[5:57:49] Like I though we'd be off and running this spring

[5:57:52] with beautification, many areas of the tourist area

[5:57:56] that wouldn't have cost the taxpayers any money,

[5:57:58] but that hasn't.

[5:57:59] - Beautification, sorry, that was $60,000 was approved by.

[5:58:03] So whatever council approved to spend on the mat,

[5:58:05] that's been approved and is being executed.

[5:58:08] - I expected to have like a plan.

[5:58:10] Let's go and let's do it

[5:58:12] because we finally got something to do it with.

[5:58:14] And I haven't really.

[5:58:16] The governance part of it, I'm not sure.

[5:58:20] Was I misled or something?

[5:58:21] The governance part that David would be governance

[5:58:26] over the entire MAT tax?

[5:58:29] When that's part of the.

[5:58:32] - Yeah, so sorry for the confusion.

[5:58:33] Based upon what council had approved

[5:58:35] and based upon the one contract that we were required

[5:58:38] to pick up we didn't really...

[5:58:41] We were concerned that that would have spent

[5:58:43] our full allocation.

[5:58:44] So we weren't looking at spending any more

[5:58:46] additional money at that point in time.

[5:58:50] And so that's why we've kind of,

[5:58:51] from the city's portion, we've...

[5:58:54] Whatever council approved it,

[5:58:55] also I remember a few other things.

[5:58:57] There was the fees for the lighting

[5:59:01] that got moved on the budget.

[5:59:03] So we just took whatever council approved,

[5:59:05] and that's what we're spending the money on.

[5:59:07] We don't have a strategic plan.

[5:59:09] That is part of the thing that staff is working on,

[5:59:11] is a strategic plan for their portion of the plan.

[5:59:16] The assignment that council gave to Mr. Adames

[5:59:19] was to develop a budget for this year and next year,

[5:59:23] and to develop governance recommendations

[5:59:26] for council to review over the MAT spending.

[5:59:32] - I'm not sure council was aware

[5:59:34] that that was actually happening from that portion of it.

[5:59:38] I though there was a POTS

[5:59:40] and we would govern the city's portion.

[5:59:43] A non-tourist profit tourist entity would be governing

[5:59:46] their portion, and David would be governing their portion.

[5:59:51] So we had a three-way split.

[5:59:53] A 40, 30, 30, or whatever it would be.

[5:59:56] There's no number set out and there's absolutely no idea

[5:59:59] how much money has actually been brought in.

[6:00:02] - There is no percentage on that.

[6:00:05] The first priority bucket

[6:00:07] was called the destination priority bucket.

[6:00:09] There has to be alignment between the city and the industry

[6:00:13] of what those priority bucket items are.

[6:00:15] So that fits into the overall strategic plan.

[6:00:18] After that priority bucket is dealt with,

[6:00:22] which should be aligned with both the city's strategic plan

[6:00:24] and the industry's strategic plan,

[6:00:26] the two other buckets get split 50/50

[6:00:28] with the remaining money.

[6:00:30] That first bucket should be greater than 50% or 50% or more.

[6:00:35] And then it gets split between the two.

[6:00:37] So it'd be, call it 25% for each of the city

[6:00:42] and the industry to spend.

[6:00:46] As, you know, I think we've allocated more than $500,000

[6:00:50] in spending in our bucket that council already approved.

[6:00:53] I don't think we are going to be that much more

[6:00:55] than the $500,000, so we weren't spending anything more

[6:00:59] than what council already approved to spend.

[6:01:01] So we're spending the $500,000.

[6:01:05] We moved from a dollar amount to a percentage amount.

[6:01:09] We're just now in the first few months

[6:01:11] of the percentage amount.

[6:01:12] And we get all our information 60 days after things happen

[6:01:15] because they have to go through the month of...

[6:01:19] The month of June is reported to us

[6:01:21] by the end of July, right?

[6:01:24] - I just want to make sure that City of Niagara Falls-

[6:01:28] - I think Councillor Baldinelli wants to see a report really

[6:01:30] that's written to council, whether it's a quarterly report

[6:01:33] or whether, you know, it's a bi-annual report,

[6:01:36] whatever it is.

[6:01:36] - I also want to understand it.

[6:01:37] - Now, once we have something in front of us,

[6:01:39] then we can ask questions

[6:01:41] and sort of tweak it to what we want.

[6:01:43] - Yes, so at the end of the year,

[6:01:44] we should have a strategic plan.

[6:01:48] A strategic plan from the industry,

[6:01:49] a strategic plan for the city,

[6:01:51] a governance recommendation on how to administer the dollars

[6:01:54] so that they're administered in an effective manner.

[6:01:58] And an actual report on how much money was collected

[6:02:01] in the first year.

[6:02:04] Under the new percentage.

[6:02:05] - Okay, I understand that,

[6:02:06] but I'm just saying in the by-law,

[6:02:08] the portion of Niagara Falls, City of Niagara Falls portion,

[6:02:12] specifically to benefit the residents of Niagara Falls.

[6:02:17] It helps tourism, but it benefits the city.

[6:02:21] The residents and the PAS, the sporting venues

[6:02:27] anything that allocated towards tourism

[6:02:29] would now not be paid by the city residents,

[6:02:32] which benefits their lifestyles, which is in the by-law.

[6:02:35] I just want to make sure that we're focused on someone else

[6:02:38] not telling the city council

[6:02:41] how it'll be best performed on the city side.

[6:02:44] I mean, they'll have large portion of the designated funds

[6:02:47] for themselves to decide on how to best promote

[6:02:51] City of Niagara Falls in two different pots.

[6:02:54] But this portion of the city in Niagara Falls

[6:02:56] must be for the residents. Thank you.

[6:03:01] - Okay. So staff will come back with a report though. Okay.

[6:03:04] All right, Councillor Dabrowski,

[6:03:05] did you have something to add on that?

[6:03:06] No? Okay. Yeah, go ahead.

[6:03:07] (council member speaking faintly)

[6:03:10] Well, yeah. I think he already put a motion on the floor.

[6:03:12] - Well, and that's the challenge.

[6:03:13] - That council receive a report.

[6:03:15] - I think the third time you've got up and spoke to it,

[6:03:17] and we still don't...

[6:03:19] I'm surprised that we don't have a document

[6:03:21] that says here's what we brought in,

[6:03:23] here's what we've spent on,

[6:03:24] and here's what we're speaking on.

[6:03:25] The CAO's talked about this, I think three or four times now

[6:03:28] over the past six months,

[6:03:29] and we've still yet to see something on paper that said,

[6:03:33] here's what we brought in.

[6:03:34] So I think a couple of simple questions

[6:03:36] that Councillor Baldinelli asking,

[6:03:38] how much have we brought in?

[6:03:39] What have we spent it on? And what's left?

[6:03:41] And we just want that.

[6:03:42] It doesn't have to be a fulsome staff report,

[6:03:44] that's an 18 page document.

[6:03:46] We're looking for a one page quick cheat sheet that says,

[6:03:49] "Here's what we brought in, here's what we spent."

[6:03:51] And we've heard it three or four times now,

[6:03:53] but we've yet to see an email that's gone out

[6:03:55] to council even, not even a report that's outlined it.

[6:03:58] So I think it's not even a fulsome report.

[6:04:00] It's a simple email that could go around to council saying,

[6:04:03] "Here's what we've done so far, but we've heard it."

[6:04:06] - Staff will send an email prior to the report coming out.

[6:04:09] - [Jason] Yeah.

[6:04:10] - Okay. All right. Councillor Kerrio.

[6:04:13] - Just a quick comment, Your Worship, on this topic.

[6:04:16] I'm assuming that when that comes through,

[6:04:18] you're also going to have a report that tells the council

[6:04:22] what you got out of the money you spent.

[6:04:24] An analysis on, you know, here's where we spent the money.

[6:04:28] Here's what we got for it to see if it was, you know,

[6:04:30] if it makes sense to do it again.

[6:04:32] So even if it's money that we're not in control of,

[6:04:35] I think it would be nice for the staff to comment

[6:04:39] to the council on what they think about

[6:04:42] how the money was spent.

[6:04:43] Considering that that's who's going to be looking at it,

[6:04:46] council and staff.

[6:04:47] But I think that that's very important.

[6:04:49] Not just to see where the money went,

[6:04:51] but to see what the money got you.

[6:04:53] As if you don't know what the money got you,

[6:04:55] you're going to fly blind.

[6:04:57] So you need to know what works and what doesn't work.

[6:05:00] And I'd be concerned about having the staff

[6:05:02] have a good look at, you know, where the money was spent

[6:05:05] and what you got for your money.

[6:05:07] Thank you.

[6:05:09] - Is there any other new business of council?

[6:05:12] Okay if not, then we have to go back to the planning items.

[6:05:14] We'll leave the by-laws now until the end of the meeting

[6:05:16] and then they can be approved then.

[6:05:18] So we're going back to 8.1.

[6:05:21] Right now we have three planning items left.

[6:05:23] I should announce to the public that 8.4 has been deferred.

[6:05:27] We've been having some computer issues at the city.

[6:05:30] We understand that the information for that one

[6:05:33] wasn't uploaded or wasn't actually available

[6:05:35] on the website until this morning.

[6:05:37] So that item's already been deferred.

[6:05:39] So anyone that's here for the Grassy Brook secondary plan,

[6:05:43] that'll be back at the next council.

[6:05:45] So the very next council meeting, which I'm not sure,

[6:05:48] is it in October, November, somewhere around there?

[6:05:51] - November 24th.

[6:05:53] - November 24th.

[6:05:54] So November 24th, the Grassy Brook secondary plan

[6:05:57] will come back.

[6:05:59] Okay. So moving on to 8.1.

[6:06:02] I'll ask the city clerk to introduce the next item

[6:06:05] on the agenda.

[6:06:08] - A public meeting is now being convened

[6:06:10] to consider a proposed amendment to the city's official plan

[6:06:12] and zoning by-law to permit 1,782 rental dwelling units

[6:06:17] across two mixed use buildings

[6:06:19] and four apartment dwellings at 5259 Dorchester Road.

[6:06:24] Notice was given by first class mail

[6:06:26] in accordance with the Planning Act on July 22nd, 2026,

[6:06:29] and by posting a sign on the property in question.

[6:06:32] In accordance with Bill 185, the minister, the applicant,

[6:06:36] or specified person, public body,

[6:06:38] or registered owner of any land

[6:06:40] to which the official plan amendment and by-law will apply,

[6:06:43] who made oral submissions at a public meeting

[6:06:45] or written submissions to city council prior to the adoption

[6:06:48] of the official plan amendment and/or passage of the by-law

[6:06:52] may appeal the official plan amendment

[6:06:54] and/or the by-law to the Ontario Land Tribunal.

[6:06:56] Third party appeals are no longer permitted.

[6:07:00] - Okay, thank you, Mr. Clerk.

[6:07:02] I would now ask for someone from the planning department.

[6:07:05] Hello, Ms. Ceci, to explain the purpose

[6:07:08] and the reason for the proposed amendment.

[6:07:19] - Good afternoon, Chair

[6:07:20] Welcome. - Sorry about that.

[6:07:21] Good afternoon, Chair, Mayor, Council,

[6:07:24] Staff and Area Residents.

[6:07:26] Thank you for joining the public meeting

[6:07:27] for the official plan amendment and zoning by-law amendment

[6:07:29] located at 5259 Dorchester Road.

[6:07:35] The subject lands are approximately 7.154 hectares in size

[6:07:38] and are located on the west side of Dorchester Road,

[6:07:40] south of Montrose Road.

[6:07:42] Sorry, Morrison Street.

[6:07:43] The lands are currently vacant,

[6:07:45] however, they have historically been used for residential,

[6:07:47] commercial and industrial purposes.

[6:07:49] Surrounding land uses include Arterra Wines Canada

[6:07:52] to the north along with Canadian National Railway line

[6:07:54] and commercial uses.

[6:07:56] To the south is the Queen Elizabeth Way

[6:07:58] and Highway 420 on-ramps.

[6:08:00] To the east is Dorchester Road,

[6:08:02] an eight-storey apartment dwelling and townhouse

[6:08:04] and detached dwellings.

[6:08:05] And to the west are lands owned

[6:08:07] by the Ministry of Transportation

[6:08:08] and the Queen Elizabeth Way.

[6:08:11] The subject lands are designated major commercial

[6:08:13] in the city's official plan and are located

[6:08:15] within the Morrison Dorchester node.

[6:08:18] Standalone residential and mixed use buildings

[6:08:20] are currently permitted subject to the policies

[6:08:22] of the official plan, which currently permit

[6:08:24] a height of between four and 10 stories

[6:08:26] and a maximum density of 150 units per hectare.

[6:08:29] An official plan amendment is proposed to redesignate

[6:08:31] the subject lands to a special policy area

[6:08:35] with a residential land use designation

[6:08:37] that would permit a maximum building height of 25 stories,

[6:08:40] a minimum net density of 100 units per hectare,

[6:08:43] a maximum net density of 240 units per hectare,

[6:08:46] neighborhood commercial uses located within 500 meters

[6:08:49] of existing commercial uses

[6:08:51] and not exceeding a gross leasable floor area

[6:08:53] of 7,500 square meters, a maintenance building,

[6:08:56] and mini storage buildings.

[6:08:59] The subject lands are zoned site-specific planned

[6:09:01] shopping commercial zone,

[6:09:03] and a zoning by-law amendment is also proposed

[6:09:05] to rezone the subject lands

[6:09:06] to site specific Residential Apartment 5F Density Zone

[6:09:09] and open space zone to permit the uses in the R5F zone,

[6:09:13] which includes apartment dwellings

[6:09:15] and stacked townhouse dwellings, various commercial uses,

[6:09:18] a maintenance building, and mini storage buildings.

[6:09:20] Site-specific zoning relief is also requested

[6:09:23] to permit a reduction

[6:09:24] to the minimum lot area per dwelling unit,

[6:09:26] minimum interior side yard width, minimum rear yard depth,

[6:09:29] and minimum number of parking spaces for dwelling units

[6:09:31] and retail and office uses.

[6:09:34] An increase to the maximum building height is also requested

[6:09:37] as well as the number of apartment dwellings on one lot

[6:09:40] and the projection of balconies and unsupported canopies,

[6:09:42] eaves, or gutters.

[6:09:45] So this slide shows the previous site plan

[6:09:48] that was originally submitted

[6:09:49] with the development application.

[6:09:51] This shows three mixed use buildings

[6:09:53] and five apartment dwellings

[6:09:54] with building heights ranging from five to 20 stories

[6:09:56] and containing a total of 1,782 purpose-built

[6:10:00] rental dwelling units, along with mini storage buildings

[6:10:04] and a mini storage and maintenance building.

[6:10:06] The proposal provided a 70 meter setback

[6:10:08] between the north property line, which is shared

[6:10:10] with Arterra Wines Canada,

[6:10:12] which is a class two industrial facility,

[6:10:14] and the proposed mixed use buildings

[6:10:15] and apartment dwellings save and except building one

[6:10:19] also achieved this 70 meter setback.

[6:10:22] Written comments in opposition to the proposed development

[6:10:25] were received from Arterra Wines Canada,

[6:10:27] citing concerns regarding the potential for noise

[6:10:29] and odor impacts and the impact on the viability

[6:10:32] of their facility in future expansions.

[6:10:36] Following a meeting with Arterra Wines Canada

[6:10:37] in June of 2026, the applicant revised

[6:10:40] the development concept and a memorandum of understanding

[6:10:42] dated July 6th, 2026,

[6:10:44] was executed between Arterra Wines Canada and the applicant.

[6:10:48] The terms of the memorandum are being implemented

[6:10:50] through the revised concept and will continue

[6:10:52] to guide the coordination and cooperation

[6:10:54] during the future site plan approval process

[6:10:56] and construction activities

[6:10:58] including the inclusion of warning clauses.

[6:11:01] The revised submission concept proposes

[6:11:03] the same number of purpose-built rental units, so 1,782.

[6:11:07] However, the layout has been redesigned

[6:11:09] to push the buildings to the periphery of the site

[6:11:11] adjacent to the south lot line

[6:11:12] and is now accommodating a 100 meter setback

[6:11:15] save and except building two,

[6:11:17] which is at approximately 91 meters

[6:11:19] from the shared property line.

[6:11:22] The revised submission consists of two mixed use buildings,

[6:11:25] one commercial building, and four apartment dwellings

[6:11:27] with building heights that range from five stories

[6:11:29] to 25 stories, along with mini storage

[6:11:32] and maintenance buildings.

[6:11:35] This slide shows a conceptual rendering

[6:11:37] of the proposed development.

[6:11:39] This perspective is from Dorchester Road

[6:11:40] opposite of the subject lands

[6:11:42] and the applicant's presentation will include more visuals

[6:11:45] of this nature.

[6:11:47] Moving on to neighborhood comments,

[6:11:49] a neighborhood meeting was held on October 1st, 2025

[6:11:51] and attended by approximately 75 members of the public.

[6:11:54] And a second neighborhood meeting

[6:11:56] was held on December 3rd, 2025,

[6:11:58] and was attended by 31 members of the public.

[6:12:01] 35 written comments submissions have been received to date,

[6:12:03] and the following slides identify and address the concerns

[6:12:06] that were raised by members of the public.

[6:12:08] With respect to parking availability,

[6:12:10] the proposed parking rate of one to one parking spaces

[6:12:13] per dwelling unit is consistent

[6:12:14] with the city's recent initiated parking study,

[6:12:18] and the modified retail and office parking rate

[6:12:20] of one parking space for every 27 square meters

[6:12:23] is supported recognizing the mixed use nature

[6:12:25] of the development

[6:12:26] and the opportunity for shared parking arrangements.

[6:12:29] From a wind and shadow impact perspective,

[6:12:31] the shadow study indicates that adjacent residential

[6:12:33] amenity areas will meet or exceed

[6:12:35] the six hour of sunlight minimum requirement,

[6:12:38] and public outdoor amenity areas will not be impacted.

[6:12:41] And the pedestrian wind study identifies localized areas

[6:12:43] of uncomfortable and unsafe wind conditions

[6:12:46] during the month on the subject lands.

[6:12:48] However, we are recommending a holding provision requiring

[6:12:51] the submission of an updated quantitative wind study

[6:12:54] but they are confident that through the implementation

[6:12:56] and mitigation measure that they'll be able to address

[6:13:00] the wind concerns that were brought up.

[6:13:03] Regarding the appropriateness

[6:13:04] of the proposed building height and density,

[6:13:06] staff note that the proposed buildings are arranged

[6:13:08] with the greatest building heights at the periphery

[6:13:10] of the site away from the adjacent and nearby residential

[6:13:13] and industrial land uses.

[6:13:15] And building heights step down to between five

[6:13:18] and 14 stories adjacent to Dorchester Road.

[6:13:21] And it's noted that across the street is an eight story

[6:13:23] apartment dwelling, and so this is bringing online

[6:13:26] a similar scale of development adjacent to Dorchester Road.

[6:13:29] Further, the technical study work completed to date

[6:13:31] demonstrates that the proposed development and density

[6:13:33] can be supported by the existing transportation

[6:13:35] and servicing infrastructure subject to the removal

[6:13:39] of the recommended holding provision,

[6:13:40] which I'll discuss in more detail.

[6:13:44] With respect to traffic volumes,

[6:13:45] a traffic impact study identified that the intersection

[6:13:49] of Dorchester and Dawson Street operates adequately now

[6:13:52] with minimal delays and is expected to continue

[6:13:54] to operate adequately in the future

[6:13:56] with the proposed development.

[6:13:58] The study identified that some movements at the intersection

[6:14:01] of Dorchester Road and Morrison Street operate

[6:14:03] with poorer levels of service under existing conditions

[6:14:06] and that the addition of site generated traffic

[6:14:08] is expected to further degrade operations

[6:14:11] for some movements resulting in increased vehicle queues

[6:14:14] and delays at the intersection.

[6:14:16] While these operational deficiencies exist

[6:14:19] under existing conditions,

[6:14:21] the proposed development is expected to contribute

[6:14:23] in part to the increased delays in queuing.

[6:14:25] A holding provision is recommended to require the submission

[6:14:29] and approval of an updated traffic impact study

[6:14:32] to confirm whether conclusions from the original study

[6:14:34] remain valid, as well as to require the removal

[6:14:38] of that holding provision on a phase by phase basis

[6:14:41] rather than for the entirety of the development,

[6:14:43] recognizing that it will be developed

[6:14:45] on a potentially 10 year or longer basis.

[6:14:49] And that will allow staff to assess traffic conditions

[6:14:51] as they come online.

[6:14:58] And with respect to the number of site accesses,

[6:15:01] a vehicular access to the subject lands

[6:15:03] is provided from Dawson Street.

[6:15:04] In response to the public comments,

[6:15:06] an emergency access to Dorchester Road

[6:15:08] was also incorporated into the site design

[6:15:10] and will be subject

[6:15:11] to the Ministry of Transportation's approval.

[6:15:13] And regarding traffic behavior associated

[6:15:15] with the existing train crossing,

[6:15:17] the development is not anticipated to result

[6:15:19] in a significant increase

[6:15:20] in neighborhood cut through traffic.

[6:15:25] From an affordability perspective,

[6:15:27] the proposed development will provide 1,782 purpose-built

[6:15:31] rental dwelling units consisting of a mix of bachelor,

[6:15:33] one, two, and three bedroom units.

[6:15:36] Rents are expected to be attainable

[6:15:37] for moderate and high income households.

[6:15:40] And while the proposed development does not include

[6:15:42] affordable housing units,

[6:15:43] it will contribute to the city's rental housing supply.

[6:15:46] With respect to construction timing and impacts,

[6:15:48] build out of the proposed development

[6:15:50] is anticipated to occur over a 10 year period

[6:15:52] and is expected to proceed in phases.

[6:15:55] No blasting activities are proposed

[6:15:57] and dust generated during construction activities

[6:16:00] will be managed through the implementation

[6:16:01] of industry standard best practice management,

[6:16:05] as well as construction management plans

[6:16:07] at the future site plan control stage.

[6:16:09] And lastly, with respect to amenity space,

[6:16:12] a total of 27.45 square meters is proposed

[6:16:15] for each dwelling unit some of which is to occur outdoor

[6:16:19] or at grade, and each dwelling unit will have direct access

[6:16:22] to a private terrace or balcony.

[6:16:24] This exceeds the city's minimum requirement.

[6:16:27] And it's also noted

[6:16:28] that the subject lands are located in walking

[6:16:31] and cycling distance to several trails and parks.

[6:16:34] I did want to also address comments that were recently

[6:16:38] provided by Amrise, which is an adjacent

[6:16:42] nearby industrial facility that's located approximately

[6:16:45] 350 meters away.

[6:16:47] So they did provide some comments stating

[6:16:49] that they didn't agree with the land use classification

[6:16:53] that was assigned to them, and were interested in

[6:16:56] having a warning clause included in the agreements

[6:16:59] of purchase and sale relative to their facility.

[6:17:02] We actually spoke with the MHBC today

[6:17:06] who is representing Amrise.

[6:17:08] And we noted that the applicant is undergoing

[6:17:12] a peer review process right now.

[6:17:14] There is still work to be done in that regard,

[6:17:16] and so we have told them that we'll provide their comments

[6:17:19] to the peer reviewer

[6:17:21] so that they can take them under advisement

[6:17:23] and work with Amrise to ensure

[6:17:24] that their interests are addressed.

[6:17:26] So I just wanted to raise that as well.

[6:17:36] So staff recommend approval of the official plan

[6:17:38] and zoning by-law amendment subject to the regulations,

[6:17:40] modifications, and holding provision detailed

[6:17:42] in this report for the following reasons.

[6:17:44] The proposed development satisfies matters

[6:17:46] of provincial interest as outlined

[6:17:48] in Section 2 of the Planning Act.

[6:17:50] The proposed development will conform to provincial,

[6:17:52] regional and city policies with respect

[6:17:54] to land use compatibility, public health and safety,

[6:17:56] archeology, infrastructure, and site condition.

[6:17:59] Subject to the recommended holding provision

[6:18:01] and the implementation of noise control measures

[6:18:03] and warning clauses.

[6:18:04] The applicant has worked collaboratively

[6:18:06] with Arterra Wines Canada to develop a proposal

[6:18:08] that addresses the interests of both parties.

[6:18:10] As a result, the proposed development will be compatible

[6:18:12] with adjacent land uses,

[6:18:13] including Arterra Wines Canada,

[6:18:15] from air quality, odor, noise, and vibration perspectives.

[6:18:19] Subject to the recommended holding provisions

[6:18:21] requiring completion of the peer review process

[6:18:23] and the implementation of noise control measures

[6:18:25] and warning clauses.

[6:18:27] The proposed development will not result

[6:18:28] in any adverse sun and wind impacts following the removal

[6:18:31] of the required quantitative wind study.

[6:18:36] The proposed development represents an efficient use

[6:18:38] of underutilized land and will support the creation

[6:18:41] of a complete community and a vibrant public realm

[6:18:45] by accommodating a mix of land uses,

[6:18:46] including ground floor commercial along Dorchester Road.

[6:18:49] The proposed development will help address the rental

[6:18:51] housing supply shortage by increasing the availability

[6:18:54] of long-term rental housing in the city.

[6:18:57] The supporting studies and materials

[6:18:59] submitted with the application demonstrate

[6:19:01] that the proposed scale and form of development

[6:19:03] are appropriate for this location

[6:19:05] and can be supported by the existing transportation

[6:19:07] and infrastructure subject to the recommended

[6:19:10] holding provision requiring the submission

[6:19:11] of an updated traffic impact study,

[6:19:13] which is to be removed on a phase by phase basis.

[6:19:16] The proposed zoning and site specific amendments

[6:19:18] are appropriate for the area and will facilitate

[6:19:20] an efficient use of land in a compact built form.

[6:19:23] And the proposed development will address the concerns

[6:19:25] raised by members of the public.

[6:19:29] In summary, staff recommend approval of the official plan

[6:19:31] and zoning by-law amendment subject to the regulations

[6:19:33] and modifications detailed in the staff report.

[6:19:35] It's also recommended that council include

[6:19:37] a holding provision in the amending by-law

[6:19:39] to require the submission

[6:19:40] of an updated quantitative wind study,

[6:19:42] an updated traffic impact study,

[6:19:43] and the completion of the peer review process

[6:19:45] associated with the land use compatibility study,

[6:19:48] screening-level odour assessment and noise

[6:19:50] and vibration impact study.

[6:19:53] Staff also recommend that council authorizes the inclusion

[6:19:55] of a sunset clause in the amending by-law

[6:19:57] to require the execution of a site plan agreement

[6:20:00] or receipt of draft plan and condominium approval

[6:20:03] for the first phase of the development

[6:20:04] within three years of the amending by-law coming into effect

[6:20:08] with the possibility of a one year extension.

[6:20:10] Again, that's recognizing that it's a multi-phase,

[6:20:12] multi-year build out.

[6:20:14] So we're tying that to the first phase of development.

[6:20:16] And lastly, staff recommend that council delegates authority

[6:20:18] to the general manager of planning, building and development

[6:20:21] to approve the implementing by-laws

[6:20:22] at a future delegated meeting.

[6:20:24] Thank you.

[6:20:25] - Thank you, Mackenzie.

[6:20:26] Does any member of council have any questions for Ms. Ceci?

[6:20:29] I have Councillor Lococo and Councillor Nieuwesteeg, please.

[6:20:33] - Thank you, Mr. Chair.

[6:20:34] I guess my first set of questions through the chair

[6:20:36] to Ms. Ceci is regarding the industrial.

[6:20:39] I know that there's a support letter from Arterra.

[6:20:42] What will happen if a resident,

[6:20:45] even though they sign their offer to purchase

[6:20:48] and it's on title, what if a resident does complain

[6:20:51] about noise or odor or something else to the MOE?

[6:20:56] Does the MOE still have to follow up?

[6:20:58] Because we've had a lot of discussions around this table

[6:21:00] with industrial and noise.

[6:21:02] And once it goes to the MOE,

[6:21:04] the MOE have to follow up with it.

[6:21:06] So I'm wondering in this case, what will happen?

[6:21:09] - Through to the Councillor.

[6:21:10] So that is something that the MOE

[6:21:11] would still have to follow up on regardless of anything

[6:21:14] that would be registered on title for the subject lands.

[6:21:18] I know that's something that's been raised in the past

[6:21:19] and is part of some ongoing discussions with the ministry,

[6:21:22] but at this point they would still have to take action

[6:21:26] on a complaint.

[6:21:27] - Thank you, so we're in the same position as a council

[6:21:31] who approves a development close to an industry,

[6:21:34] even though having all of the support from Arterra,

[6:21:37] it on title, then signed agreement.

[6:21:40] If there's still complaints,

[6:21:41] we're still in the same process.

[6:21:43] The MOE could go to Arterra and ask for remediation,

[6:21:46] mitigation, and they would have to spend money

[6:21:50] to address that?

[6:21:53] - Through you to the Councillor.

[6:21:54] They do have their environmental compliance approval,

[6:21:58] so potentially that could be something that occurs

[6:22:02] from the result of that complaint.

[6:22:08] I'm not sure if the general manager has something to add.

[6:22:10] - Thank you. Your acting worship to the Councillor.

[6:22:12] So we do our best in accordance with the D-6.

[6:22:17] That's really all we can do.

[6:22:20] And we do try to listen to obviously the industry

[6:22:23] and provide comments as you've heard Ms. Ceci's

[6:22:28] been contacted by another industry.

[6:22:30] So we're trying to do our best to ensure

[6:22:32] the separation is there.

[6:22:33] In this case, given that Arterra is a class two facility,

[6:22:37] that minimum separation distance is 70 meters.

[6:22:39] We're now at 100.

[6:22:41] So, you know, we could have this debate over and over.

[6:22:44] We could provide a 1,000 meters.

[6:22:45] They could still complain.

[6:22:47] So we do have to kind of balance that with,

[6:22:51] you know, how do we proceed with development

[6:22:53] while still making sure that based on the best information

[6:22:56] we have at the time while you're making the decision,

[6:22:59] that we know the answers.

[6:23:01] And we have experts that reviewed it.

[6:23:02] It's been peer reviewed.

[6:23:04] We have holding provisions to make sure.

[6:23:06] We're doing everything we can.

[6:23:07] But in the end, as Ms. Ceci said,

[6:23:09] if they go above their noise limits in the ECA

[6:23:12] that they're given and a complaint's registered,

[6:23:16] it will be on the industry to correct that.

[6:23:18] - Thank you.

[6:23:19] I just don't want to be in the position as a council member

[6:23:22] to choose between industry and residents.

[6:23:24] If we put everything in place and residents still complain,

[6:23:28] and what happens to the secondary purchaser?

[6:23:30] Yes, it's in the agreement or a secondary rental person,

[6:23:35] what happens to them?

[6:23:36] So I still have concerns.

[6:23:38] And then the other part about industrial in there,

[6:23:40] I was concerned about the comments

[6:23:41] that there's 19 industrial facilities with the current uses

[6:23:44] and there was discrepancy about classes.

[6:23:47] We've talked about industry classes

[6:23:48] over and over and over again.

[6:23:50] And I think it was very apparent in here

[6:23:53] that there's a lot of discrepancy about which classes.

[6:23:55] So I think we need to fix that.

[6:23:59] The other thing in there, it talks about the noise

[6:24:03] in the one section on page 14.

[6:24:06] It says it does, it's not expected to impact the operation

[6:24:10] of Arterra with the environmental noise compliance,

[6:24:13] but it doesn't talk about odor.

[6:24:15] And I know the report did talk about odor,

[6:24:17] especially during harvest and the fermentation,

[6:24:20] but I'm just concerned that that clause

[6:24:22] did not talk about odor.

[6:24:24] Is there going to be a problem with that?

[6:24:27] - Through to the Councillor,

[6:24:28] that's something that's still ongoing.

[6:24:29] They've done a preliminary screening odor assessment

[6:24:32] of the odor impacts.

[6:24:34] They've looked at the wind patterns.

[6:24:36] They're pretty confident based on the primary wind patterns

[6:24:41] in the area that there won't be odor impacts.

[6:24:45] We are working with Arterra to get their dispersion modeling

[6:24:48] so that they could do more accurate modeling of that.

[6:24:52] And that's what they're working

[6:24:53] through with the peer reviewers.

[6:24:53] So they are confident that the odor impacts

[6:24:56] would be minimal, and we would work with them

[6:24:58] to include warning clauses to that effect.

[6:25:02] - Okay, thank you.

[6:25:02] The second topic I had was traffic.

[6:25:05] I know you talked about traffic in there.

[6:25:07] 1,782 units plus mixed commercial.

[6:25:12] We already have complaints about congestion

[6:25:14] at Morrison Street, and I know their current conditions.

[6:25:17] We have the train that blocks it off

[6:25:18] and there's huge backup.

[6:25:21] What kind of measures can be put in place

[6:25:24] after with the holding clause?

[6:25:25] What can we do to minimize those traffic impacts?

[6:25:31] - Through you to the councillors.

[6:25:32] So we've been advised by the transportation services staff

[6:25:35] that Morrison Street is at its ultimate right of way

[6:25:40] in terms of the lanes that are there.

[6:25:42] There could be some minor modifications

[6:25:44] to some of the lanes.

[6:25:45] I understand some of signal optimization there

[6:25:48] that could improve it.

[6:25:50] So that's why we're proposing that phase by phase removal

[6:25:53] of the holding provision to ensure that every time

[6:25:56] that they're advancing a new phase, that we're looking at,

[6:25:59] you know, what are those current conditions,

[6:26:00] whether that be five years from now for a second phase.

[6:26:04] You know, how is that intersection

[6:26:06] and how's that road operating now?

[6:26:07] And then what could be done at that time to address those?

[6:26:10] So we recognize that there's those concerns

[6:26:13] that were raised with that intersection.

[6:26:14] And that's why we have that kind of monitoring approach

[6:26:17] implemented into the holding provision

[6:26:19] so that there's that updated assessment happening.

[6:26:22] - Thank you. Things like signals, turning lanes.

[6:26:26] What else can be done to help the traffic flow?

[6:26:30] - Through to the Councillor.

[6:26:32] I believe the applicant

[6:26:33] has their transportation consultant here

[6:26:36] so they can speak a little bit more,

[6:26:37] but the range of what was addressed

[6:26:40] is mostly signal optimization and turning lanes.

[6:26:43] There's no opportunity to expand the number of lanes

[6:26:46] within the right of way.

[6:26:47] It's at its ultimate right of way.

[6:26:49] - Okay, next set of questions regards

[6:26:52] the region's comment about significant wet weather flows.

[6:26:56] And I didn't see that in the holding.

[6:26:59] It talks about that there's any additional flows

[6:27:01] would have negative impact and increase overflows.

[6:27:04] That the city and the region are going to review it.

[6:27:07] Who's paying for that cost to review it

[6:27:10] and to implement whatever?

[6:27:12] What will the developer pay for that?

[6:27:14] - Through to the Councillor.

[6:27:15] So what the regional comments have come for are saying

[6:27:19] that there's capacity for dry weather flows.

[6:27:22] So there's no concern within the existing system.

[6:27:24] The issues are with respect to wet weather flows.

[6:27:27] And so that's an ongoing issue that the city is aware of

[6:27:29] and is working with the region for I&I infiltration

[6:27:33] and inflow reduction programs,

[6:27:35] other programs of that nature.

[6:27:36] So it wouldn't necessarily be the responsibility

[6:27:39] of the developer as it's already an ongoing issue,

[6:27:42] but there is capacity from a dry weather perspective.

[6:27:46] - Okay, through the chair, if it's not the responsibility

[6:27:49] of the developer and we have to increase the flows

[6:27:54] and the mitigation there, how much will that cost the city?

[6:27:57] How much could it cost the city

[6:27:58] because we're having another development

[6:28:00] now we have to fix an issue that was already there?

[6:28:04] - I would pass it over to Mr. Sticca,

[6:28:07] but he's not here right now.

[6:28:08] So I expect maybe we can circle back to that

[6:28:11] if we can do that when he returns.

[6:28:13] - [Victor] Perhaps Mr. Burgess can answer it.

[6:28:15] I don't know if you got the full gist of the question.

[6:28:18] It was more in regards to nothing-

[6:28:20] - There's pre-construction, post-construction.

[6:28:22] And if it can't handle it, is the city responsible?

[6:28:25] And what kind of funding is that,

[6:28:27] that the city would have to put out to fix that?

[6:28:30] - Yeah, I'm not an engineer.

[6:28:31] I don't play one on TV.

[6:28:31] So as far as the capacity thing, I will pass that off.

[6:28:34] But like any development,

[6:28:37] you have DC revenue, so incremental.

[6:28:40] In a lot of these cases though,

[6:28:43] there's a lot of existing to benefit.

[6:28:45] So people always point to, well, you know the,

[6:28:49] you know, there's a new development

[6:28:51] and therefore there, you know, everything,

[6:28:53] that whole new intersection should be charged to the DC.

[6:28:56] That's not how it works because there's benefit to existing,

[6:28:59] which takes up a lot of it.

[6:29:00] So the improvement in those intersections,

[6:29:02] a lot of times when we redo a road, for example,

[6:29:05] we might add a bike lane and that kind of stuff.

[6:29:06] So the cost is there.

[6:29:08] But as far as funding sources,

[6:29:10] that's always part of our capital plan

[6:29:11] with the development charges that gets created

[6:29:14] from the development itself.

[6:29:15] So it's designed in a way that, you know,

[6:29:19] the new incremental growth costs

[6:29:21] would come from the development charge.

[6:29:23] And anything that's you know, benefit to existing

[6:29:26] comes from the tax levy.

[6:29:29] - Okay, thank you. Two more questions.

[6:29:31] At one point, we were talking about extending

[6:29:33] Morrison Street straight through.

[6:29:36] Would that help in this instance with all of the traffic

[6:29:39] for this specific development?

[6:29:41] Is that still on the table? Are we not looking at that?

[6:29:46] Yeah, going over the highway straight across.

[6:29:48] - I think it was an issue with the MTO.

[6:29:49] I don't know that they would give us-

[6:29:51] - So that's not a us thing.

[6:29:52] - Yeah, that's not in the near term, 10-year forecast.

[6:29:55] We still have the road right away, but there is no plans

[6:29:59] and crossing an MTO is a 400 series highway

[6:30:03] is an expensive process.

[6:30:04] - Okay, thank you. And my last-

[6:30:06] - The roads don't line up either.

[6:30:07] - Oh, okay, I've just heard that we were considering it,

[6:30:11] so I wanted to think about it.

[6:30:13] The last one, I know there's no affordable units

[6:30:15] in this development.

[6:30:17] I was wondering our target is 40% throughout the year.

[6:30:21] Does anyone know where we are in that 40%?

[6:30:24] Have we reached it?

[6:30:24] Because technically there might be a couple more meetings

[6:30:28] by the end of the year.

[6:30:29] Where are we on that target?

[6:30:31] - Sure. Ms. Dolch?

[6:30:34] - Thank you, acting worship.

[6:30:35] I'd have to look back in the last quarterly report.

[6:30:37] We do report on it, but I don't know the exact number today.

[6:30:40] (council member speaking faintly)

[6:30:44] Yeah, and I don't, again, yeah,

[6:30:45] but I am not sure where we are exactly.

[6:30:48] - Okay, thank you, those are my questions.

[6:30:49] I'll have some comments later.

[6:30:50] Thank you.

[6:30:52] - Okay, thanks Councillor Lococo.

[6:30:53] I have Councillor Nieuwesteeg next.

[6:30:55] And I'll try to get (indistinct)

[6:30:56] with when he comes back in the room

[6:30:57] to answer that one question.

[6:30:59] - Thank you. Thank you for your presentation.

[6:31:02] A lot of my questions were already asked

[6:31:03] through Councillor Lococo.

[6:31:06] And one of them goes back to the industrial piece.

[6:31:09] This one's a little bit different

[6:31:10] than the other industrial ones that we've looked at,

[6:31:12] and I'm very appreciative that Arterra sat down

[6:31:14] and they looked at having a memorandum of understanding.

[6:31:17] I think that's a really good factor.

[6:31:19] But one piece that's unique here

[6:31:20] is that we have a highway right there.

[6:31:22] The highway presents a lot of the same factors

[6:31:24] that industry does in terms of noise, vibration, odor.

[6:31:30] Is that given some consideration as well?

[6:31:32] Because we're focused on all these different industrial,

[6:31:35] the 19, but there's a highway that sits right there.

[6:31:38] How does that factor into this?

[6:31:40] - Through the chair to the Councillor.

[6:31:42] So the MTO has been circulated on the application.

[6:31:45] But in particular with respect to noise,

[6:31:47] so that was actually the driving factor,

[6:31:50] the highway noise for some of the elevated noise levels.

[6:31:53] It actually wasn't Arterra.

[6:31:56] But in our experience

[6:31:57] and from what their acoustical engineer has stated

[6:32:01] is that they're satisfied that through building components.

[6:32:04] So that might be triple pane windows you know,

[6:32:07] different building facade types, as well as through the use

[6:32:10] of air conditioners that they'd be able to mitigate

[6:32:15] those noise levels.

[6:32:15] So from a noise perspective,

[6:32:17] we're confident that that's been covered off.

[6:32:19] One of the items that's being addressed

[6:32:20] through the holding provision still is the quantification

[6:32:24] of transportation related air pollutants.

[6:32:28] And that's what the peer reviewer had brought up

[6:32:29] is that that hasn't really been done yet.

[6:32:32] And so that's something that we're going to have them

[6:32:34] look into in more detail.

[6:32:37] and we'll work through that with the peer reviewer

[6:32:40] as well as the applicant.

[6:32:42] - Through you, a second question.

[6:32:44] And I'm moving over to traffic.

[6:32:46] You said the holding, the H will be removed phase by phase.

[6:32:50] So as they're doing a,

[6:32:51] they're phase by phase, you will start to remove it.

[6:32:53] This is a major investment from the developer.

[6:32:55] So I'm not quite sure that they would start developing

[6:32:58] and we're going to hold in H as they keep developing.

[6:33:00] And then what if they get to phase one

[6:33:02] and then we don't lift the other H.

[6:33:05] What would that look like?

[6:33:08] - Through to the Councillor.

[6:33:09] So that might be something that the developer

[6:33:11] can comment on in terms of that, but you know,

[6:33:15] it's a potential reality that might happen.

[6:33:18] They might modify their the phases

[6:33:20] in terms of how many units they're bringing online

[6:33:23] based on what can be accommodated in the interim.

[6:33:26] So we've done that.

[6:33:28] We've seen that with the region in other developments,

[6:33:31] for example, in Riverfront where, you know,

[6:33:33] there's a threshold of where maybe a traffic signal

[6:33:37] would be required, et cetera.

[6:33:39] So it's a little bit different context,

[6:33:40] but they would be aware and be able to model

[6:33:43] kind of what those thresholds would look like.

[6:33:45] And then that's something

[6:33:46] that they might be able to comment on

[6:33:47] in terms of their receptiveness to that.

[6:33:50] - Another question on the traffic.

[6:33:51] You said something about there's like a standard of traffic,

[6:33:54] like we're not operating at the ideal.

[6:33:56] What is, like, do we have a,

[6:33:58] is there a standard out there in terms of what an ideal

[6:34:01] traffic system should look like?

[6:34:03] So our residents have the right expectation

[6:34:05] of what that should look like and things aren't being held?

[6:34:08] - So I can give a brief overview

[6:34:10] and I might ask for the developer's consultant

[6:34:13] to weigh in, but I believe in the region's guidelines

[6:34:16] for the traffic impact studies,

[6:34:18] they look at a a level of service E,

[6:34:21] and I believe that that's pretty much at capacity.

[6:34:24] So when you start going into an F, then that would be,

[6:34:29] you know, an alarming kind of component.

[6:34:32] But so that you're kind of in the range

[6:34:34] from like an A to an E, and those would have varying levels

[6:34:37] of capacity still left.

[6:34:38] You might have some delays, some acceptable delays.

[6:34:41] That's about the range

[6:34:42] of what I'd be able to kind of stay on that.

[6:34:45] - So where are we right now?

[6:34:46] Because you're saying we're not operating at.

[6:34:49] - It's probably more at a level E.

[6:34:52] And that's what they're arguing is to say

[6:34:56] that that will exist regardless of the development

[6:35:00] coming online in the future

[6:35:01] when they're looking at the future total conditions

[6:35:03] and that there are some expected additional delays

[6:35:07] as a result of that.

[6:35:09] And I'll leave it to their traffic consultant

[6:35:11] to comment on that, in addition.

[6:35:14] - And another question, what is the current tax?

[6:35:16] I'm not sure if you can answer that.

[6:35:18] The tax levy that we're receiving

[6:35:20] on that vacant piece of property right now.

[6:35:21] I know we had their presentation in terms of what

[6:35:26] the projected tax revenue is, but what is it currently?

[6:35:30] - [Jim] Do we have that staff? I don't know, Ms. Clark?

[6:35:33] Who would know that? Current levy?

[6:35:36] - I apologize. Your worship, I don't have that figure.

[6:35:40] I'd have to look it up.

[6:35:42] Or if the finance director would look it up.

[6:35:44] - Yes, the acre site.

[6:35:48] (staff member speaking faintly)

[6:35:49] Okay. They don't have that at their fingertips.

[6:35:51] - Okay. No, just curiosity. Okay.

[6:35:54] I think I've asked all my questions. Thank you very much.

[6:35:57] - Okay. Any other questions of council for staff?

[6:36:02] Okay. All right. So we're good. Thank you very much.

[6:36:11] So members of the public are advised that failure

[6:36:14] to make an oral or written submission

[6:36:16] at this public meeting could result.

[6:36:18] (council member speaking faintly)

[6:36:20] Yeah, I will. Okay.

[6:36:22] Actually, just before I do this,

[6:36:24] for anybody that may be here,

[6:36:25] we've already announced it twice.

[6:36:27] I'll announce it again.

[6:36:28] For anyone here for the Grassy Brook secondary plan,

[6:36:32] it's been deferred.

[6:36:34] It's not going to be dealt with until November.

[6:36:38] So if there's anybody here for that,

[6:36:39] I don't want you having to stick around all night

[6:36:41] waiting for it.

[6:36:43] We've had technical difficulties with our computer system,

[6:36:46] and it wasn't available with ample time.

[6:36:50] So it will be dealt with in November.

[6:36:53] So if anybody's here for that, I apologize.

[6:36:56] So now, back to this meeting,

[6:36:59] members of the public are advised that failure

[6:37:01] to make an oral or written submission at this public meeting

[6:37:03] could result in the Ontario Land Tribunal

[6:37:05] dismissing any referral that it receives.

[6:37:09] Council will now hear from anyone other than the applicant

[6:37:13] who wishes to speak to the proposed amendments.

[6:37:16] Mr. Clerk, do we have anybody registered?

[6:37:19] - Yes, Your Worship.

[6:37:21] Glenny and Anthony Hines had registered.

[6:37:27] - If you could just state your name and your address,

[6:37:29] and then you've got up to five minutes, welcome.

[6:37:32] - Thanks Mr. Mayor. My name's Glenn Hines

[6:37:36] and I'm a owner resident at 5100 Dorchester Road.

[6:37:40] Mr. Mayor, Councillors ladies and gentlemen, good afternoon.

[6:37:43] Thanks for the opportunity to speak this afternoon.

[6:37:47] My wife and I are owners of a condo at 5100 Dorchester Road,

[6:37:53] the eight story building across the road, across Dorchester,

[6:37:58] from the proposed development.

[6:38:00] Between the railway crossing and the QEW on-ramp.

[6:38:03] I speak today not as a representative of any formal group

[6:38:07] but as a concerned property owner and on behalf of neighbors

[6:38:10] who've asked me to share their views.

[6:38:13] We made representation in writing

[6:38:15] during last year's consultation that Ms. Ceci spoke of,

[6:38:19] and I trust that those comments are on the official record.

[6:38:22] Five minutes allows me just enough time

[6:38:23] to address at a high level the concerns

[6:38:25] that have not been adequately addressed

[6:38:28] in the amended proposal and the city staff report.

[6:38:33] As we're aware, the developer at 5259 Dorchester

[6:38:36] proposed a significant high-rise complex

[6:38:39] that necessitates a large number of amendments

[6:38:42] and variances.

[6:38:43] The applicant seeks an official plan

[6:38:46] and zoning by-law amendment

[6:38:47] to change the designation from major commercial

[6:38:50] to residential and to rezone the land

[6:38:53] from shopping center commercial to a site-specific

[6:38:56] residential 5F zone permitting buildings

[6:39:00] of up to 25 stories high, 1782 units, commercial space,

[6:39:05] and maintenance buildings, 240 units per hectare,

[6:39:10] which is well beyond the city's official

[6:39:12] current maximum density of 150 units per hectare.

[6:39:16] We first learned of this proposal last August

[6:39:19] after a fellow resident contacted planning staff

[6:39:21] and after noticing survey activities on the grounds.

[6:39:24] Adjacent industry, Arterra, as we've already heard,

[6:39:27] had been consulted.

[6:39:29] However, nearby residents had not at that time.

[6:39:32] Public meetings followed in October and December,

[6:39:35] but many questions remain unanswered at this time.

[6:39:40] The 45-page staff report was only made available

[6:39:43] to the public a little over 24 hours ago.

[6:39:47] Our concerns fall into several clear categories.

[6:39:50] First, traffic, the recently released traffic study proposes

[6:39:55] mitigation measures to manage the significant increase

[6:39:58] in the traffic along Dorchester-Morrison Corridor,

[6:40:01] but it does not adequately address the increased volume

[6:40:04] of traffic along the entirety of Dorchester Road,

[6:40:08] predominantly a two-lane thoroughfare

[6:40:10] through residential and school areas.

[6:40:12] At the Dorchester-Dawson intersection,

[6:40:14] there's three southbound and a turn lane

[6:40:17] and two northbound and a turn lane.

[6:40:19] However, this wide piece of sectional corridor only exists

[6:40:24] between Morrison and Frederica Royal Manor.

[6:40:27] The rest of Dorchester is a two-lane

[6:40:30] residential thoroughfare.

[6:40:33] It does not appear that traffic studies

[6:40:35] account for the rest of Morrison

[6:40:37] and all of the other traffic in the neighborhood

[6:40:39] that is generated.

[6:40:41] Residential density along Dorchester has increased

[6:40:43] over the past few years with the addition of apartments,

[6:40:46] townhouses, and garden homes without any noticeable measures

[6:40:49] to improve traffic flow.

[6:40:51] The staff recommended the removal of the holding provision

[6:40:54] required an updated traffic impact study

[6:40:57] on a phase by phase basis.

[6:40:59] It may be supportable if the phases are adequately defined,

[6:41:03] but we don't know what phases are.

[6:41:05] And if the city commits to acceptable incremental

[6:41:07] traffic mitigation measures in a timely manner.

[6:41:11] No phase should be allowed to progress

[6:41:13] without mitigation measures underway

[6:41:15] addressing the previous phase's impact.

[6:41:19] As identified in last year's consultation,

[6:41:21] there's only a single entry and exit point on Dawson.

[6:41:24] The proposed emergency access that was brought out

[6:41:28] in the amendment is acknowledged and appreciated.

[6:41:30] However, as noted, it's contingent on the MOT approving

[6:41:35] the access point that close to the on-ramp.

[6:41:38] For obvious reasons, it's highly recommended

[6:41:41] that no residential development of the site be approved

[6:41:44] until the MTO has granted this approval

[6:41:47] or a second means of entry and egress is identified.

[6:41:51] We've already heard about noise and quality of life.

[6:41:54] Residents already experience significant noise

[6:41:56] from the QEW Highway 420 and Dorchester Road,

[6:41:59] particularly on summer weekends.

[6:42:02] Adding more than a thousand vehicles to this

[6:42:04] will intensify the impact on existing homes.

[6:42:09] One thing that doesn't show up

[6:42:11] in the developer's proposal is utilities.

[6:42:19] When it comes to hydro and communications,

[6:42:24] the area already experiences frequent hydro interruptions.

[6:42:27] Any approval should require clear commitments

[6:42:30] from the relevant utilities that capacity exists

[6:42:35] to serve the additional load without degrading service

[6:42:38] for current residents.

[6:42:41] Construction impacts.

[6:42:43] Two levels of underground parking have been proposed.

[6:42:47] They may require substantial excavation

[6:42:49] and possibly even blasting.

[6:42:52] And we ask for specific assurances

[6:42:53] that neighboring foundations and underground structures,

[6:42:56] including those at 5100 Dorchester,

[6:42:59] will be protected and that monitoring

[6:43:01] and mitigation measures will be put in place.

[6:43:05] Snow management and wind.

[6:43:07] We've heard a little bit about the wind.

[6:43:09] The snow clearance from the site

[6:43:11] and the Dawson Street extension

[6:43:12] must not spill into the municipal rights of way.

[6:43:15] Wind effects on drifting and the accumulation

[6:43:18] around the site also need to be considered properly.

[6:43:21] They were treated very lightly in the supporting studies

[6:43:23] and in the staff report.

[6:43:26] That brings me to project delivery and risk.

[6:43:29] Developments of this size carry a real risk

[6:43:32] of delay or abandonment.

[6:43:34] The request to suspend the normal sunset clause

[6:43:37] is concerning.

[6:43:38] And if the proponent is confident in the proposal,

[6:43:41] a clear and enforceable completion timeline

[6:43:44] should be put in place.

[6:43:46] Incomplete or stalled projects become long-term blights

[6:43:49] on a community.

[6:43:50] We've seen it elsewhere in the city,

[6:43:52] particularly Stanley Avenue and in Chippawa.

[6:43:55] One only has to look at 6705 Cropp Street,

[6:43:59] right on our back door to see what happens

[6:44:02] when a site is not completed in a timely manner.

[6:44:06] The staff recommendation to invoke a phase sunset clause

[6:44:09] is noted with phase one being subject to a three year

[6:44:12] execution timeframe with a possible one year extension.

[6:44:16] However, nowhere in the report are phases defined.

[6:44:21] In fact, the word phase is used 19 times

[6:44:23] in the staff report,

[6:44:24] 17 of which pertain to construction phases.

[6:44:28] Given the variety of activities,

[6:44:30] including traffic improvements and other approvals

[6:44:32] that depend on phases, as we've heard today,

[6:44:35] it's requested that these be spelled out

[6:44:37] and the developer be required to perform within them

[6:44:40] inside that 10 year forecast construction timeline.

[6:44:45] Beyond these site specific issues,

[6:44:47] locating a high density residential complex

[6:44:49] at the intersection of two major highways

[6:44:51] raises legitimate questions about air quality,

[6:44:54] noise exposure for future residents.

[6:44:58] The application itself notes that mitigation measures

[6:45:01] will be required.

[6:45:03] These factors deserve thorough assessment

[6:45:05] and a commitment by the developer

[6:45:07] before any decision is made.

[6:45:09] I want to be clear.

[6:45:10] Most of us are not opposed to the redevelopment of the site.

[6:45:14] We support efforts to increase and improve

[6:45:17] the housing supply in Niagara Falls.

[6:45:20] What we ask is that the legitimate concerns

[6:45:22] of existing residents and owners be given proper weight

[6:45:25] and that any approval be conditional on clear

[6:45:28] and forcible solutions to the issues

[6:45:30] that have been raised in earlier consultations

[6:45:33] and again today.

[6:45:34] A more modest proposal that respects the scale

[6:45:37] of the surrounding area and addresses

[6:45:39] these practical concerns would be most welcome.

[6:45:42] Mr. Mayor, Councillors, thank you very much for your time.

[6:45:44] - Thank you, just before you leave,

[6:45:45] any questions for Mr. Hines?

[6:45:48] Okay. No, we're good. Thank you very much.

[6:45:50] - Thank you.

[6:45:51] - Is there anyone else other than the applicant

[6:45:52] who wishes to address council on this matter?

[6:45:57] Okay, seeing none,

[6:45:59] Councillor Nieuwesteeg we did get an answer from Ms. Clark

[6:46:03] on the property taxes,

[6:46:04] on that property currently as it sits vacant.

[6:46:08] - Yeah, sorry through Mr. Mayor when I walked in,

[6:46:10] I wasn't sure what property we were talking about,

[6:46:12] but at 5259 Dorchester,

[6:46:14] they're currently 220,000 for total taxes.

[6:46:17] So region, city and province.

[6:46:20] - [Ruth-Ann] And our city then is what, 37% of that?

[6:46:24] - Yeah, our city portion would be about 37% of that,

[6:46:27] which is about 81,000.

[6:46:30] - Thank you.

[6:46:32] - Okay, thank you. Did you want to speak to this proposal?

[6:46:35] Okay, yeah, if you'd want to come forward,

[6:46:36] state your name address, and up to five minutes.

[6:46:41] - Aras Raci, resident of Niagara Falls.

[6:46:43] As you know, I come to all the council meetings,

[6:46:45] so I have a benefit of seeing a lot of conversations,

[6:46:48] and I actively lobby on behalf of millennials and Gen Z.

[6:46:52] Housing affordable, it is significantly,

[6:46:54] it's a big issue in this city.

[6:46:56] And as you know, 20 years ago, if you want to buy a house,

[6:46:58] you could work for a year or two and save money

[6:47:00] and have that down payment.

[6:47:01] But right now, you need to save work

[6:47:04] and save for multiple, multiple years,

[6:47:06] and at the end you have to go to Bank of Mom and Dad

[6:47:08] to be able to help you to put the down payment.

[6:47:11] What I like about this particular proposal project

[6:47:13] is that it's a purposeful rental.

[6:47:16] I mean, we all hope for ownership,

[6:47:19] but unfortunately, I think if we don't have it.

[6:47:22] The next best thing will be residential rental.

[6:47:26] And this proposal technically

[6:47:30] could be a commercial property,

[6:47:31] so they could create significantly more noise and hassle

[6:47:34] for the neighborhood.

[6:47:35] So at least it will be residential.

[6:47:38] But also, just want to briefly mention something

[6:47:41] that this morning we had a conversation

[6:47:43] about housing affordability.

[6:47:44] We had that city gives away the land.

[6:47:46] So some organization comes build 80 houses

[6:47:50] for some one who lives out in the bright side.

[6:47:52] But if this proposal goes on multiple phases, you know,

[6:47:56] first one's hundred, 200, 300, 400,

[6:47:58] each tower basically built, I think significant number

[6:48:01] of housing will be supplied to our city,

[6:48:03] and it's not going to cost taxpayers.

[6:48:05] The burden is not on a taxpayers

[6:48:07] and city's not giving away the land that it has,

[6:48:09] to some organization with the promise

[6:48:11] of I'm going to build something.

[6:48:13] And finally, I wanted to say that I have my tax bill

[6:48:16] with me, and here it shows that 50% of the taxes

[6:48:20] that we are paying, because people see

[6:48:22] the City of Niagara Falls as invoice comes

[6:48:24] as City of Niagara Falls.

[6:48:26] And even my neighbors go, "I'm paying the taxes."

[6:48:28] But the reality is 54% is regional taxes.

[6:48:33] 9% are education, only 37% is the City of Niagara Falls.

[6:48:38] Only 37% are decided in this room.

[6:48:42] And out of that 37%,

[6:48:43] significant portion of it is fixed costs.

[6:48:46] So we can't change it.

[6:48:47] And I've seen all these council meetings.

[6:48:49] Everybody comes here. My taxes is too much.

[6:48:52] Services that I want to use,

[6:48:53] you don't want to spend enough money in it.

[6:48:54] And the services that I don't use cut them out.

[6:48:58] So I don't envy the position of the council to saying that,

[6:49:01] you know, it's not an easy decision to make.

[6:49:04] But I wanted to bring this up

[6:49:06] because as our CAO this morning mentioned,

[6:49:08] you either had to cut your cost or increase your revenues.

[6:49:11] And just imagine if you have these thousand rental incomes,

[6:49:14] the property tax on top of that will be significant.

[6:49:18] And I know I'm interested about housing

[6:49:20] for younger millennials and Gen Z,

[6:49:22] but intensification.

[6:49:24] I understand make local neighbor

[6:49:25] who's maybe not have a concern about it.

[6:49:27] I totally get it.

[6:49:28] But I've been come to all council meeting

[6:49:30] and see that houses being built at places

[6:49:32] right next to residential, right next to single stories.

[6:49:36] But as part of the official new plan, when these rapid buses

[6:49:39] that are going on that street, this is going to be great

[6:49:42] for millennial and Gen Z.

[6:49:44] This is going to be great in terms of income for our city.

[6:49:47] Because again, either we have to expand our urban boundary,

[6:49:52] which is significantly cost, or right next to highway.

[6:49:55] Again, I understand the traffic issues.

[6:49:57] I live around that neighborhood. I know it.

[6:50:00] But the people who are buying these kind of properties,

[6:50:02] they have access to transport

[6:50:04] so they can get into the highway and go to the jobs.

[6:50:07] So that just sums up my interest in this projects

[6:50:11] in behalf of younger people who definitely need rental.

[6:50:17] And I will wish all the best for the proposal for developers

[6:50:20] because again, a lot of projects,

[6:50:22] they do their best and they never get off the ground.

[6:50:24] But nonetheless, I wanted to mention that I think

[6:50:27] this is a great rental project for younger generation.

[6:50:30] Thank you very much.

[6:50:32] - Thank you. Thank you very much.

[6:50:34] Is there anyone else other than the applicant

[6:50:36] who wishes to address council?

[6:50:39] Okay, yep, if you'd like to come forward

[6:50:42] and state your name and your address,

[6:50:44] and up to five minutes.

[6:50:46] - Good afternoon. Thank you, Mr. Worship.

[6:50:47] My name's Roderick McCray. I live at 6822 Keefer Street.

[6:50:51] I did email some comments to Ms. Ceci last week,

[6:50:54] but I just wanted to comment on a couple things

[6:50:57] that were brought up.

[6:50:58] Specifically water, stormwater drainage.

[6:51:02] I know that it was mentioned that the area

[6:51:04] is operating at capacity,

[6:51:06] but I want to point out the north end of Niagara Falls

[6:51:08] and Niagara region is operating within capacity.

[6:51:11] And look what happened a couple weeks ago.

[6:51:13] Climate change is real. It's happening.

[6:51:16] Storms like that are going to happen more often

[6:51:18] and with more intensity.

[6:51:20] And I feel like any new projects

[6:51:23] should have an increase in capacity to plan ahead.

[6:51:26] And another question, concern that I have

[6:51:30] that I didn't see addressed was no matter what happens

[6:51:33] with the site, what will be put in place for the rodents

[6:51:37] that live in that field.

[6:51:39] I walk my dog along Dorchester Road quite often,

[6:51:43] and I see rats going in and out of that field all the time.

[6:51:46] As soon as construction starts,

[6:51:47] they're going to start migrating into the neighborhood.

[6:51:50] And I would like to know

[6:51:51] if there's going to be a plan for that.

[6:51:54] - [Jim] Okay, when we get the applicant,

[6:51:56] we can ask that question.

[6:51:57] - Okay. - [Jim] Thank you.

[6:51:58] - Thank you.

[6:51:59] - Thank you. Did I see another hand?

[6:52:02] Yeah, if you'd like to come forward. Just state your name.

[6:52:08] Just state your name and your address,

[6:52:09] and up to five minutes.

[6:52:12] - It's Joan McDougall. I live at 5100 Dorchester Road.

[6:52:15] - [Jim] What was the last name? I'm sorry.

[6:52:17] - McDougall.

[6:52:18] - [Jim] Okay. McDougall. Thank you.

[6:52:19] - I just wanted to address what he had to say

[6:52:21] about the rentals being for the younger people,

[6:52:24] millennials and such.

[6:52:25] And when it had said that the rentals

[6:52:27] would be for high income,

[6:52:29] I don't believe that the people that would be living there

[6:52:32] would be of younger generation given our employment

[6:52:36] and what people make in this area.

[6:52:39] I'm 58 years old and I don't have a job.

[6:52:43] And given that the income for here

[6:52:46] is generally minimal wage, minimum wage,

[6:52:49] I don't think that's the people

[6:52:50] that would be living in those rentals.

[6:52:52] So I don't think you're correct in that assumption.

[6:52:56] - [Jim] Well, if you just direct your comments this way.

[6:52:58] - I just wanted to, in regarding that.

[6:53:00] And I'm just very disappointed in the extent

[6:53:04] of what those buildings are going to be at that height.

[6:53:08] I just worry about that I don't think the city's equipped

[6:53:12] to maintain for fire departments at that.

[6:53:16] And I hope that this council will address

[6:53:18] additional fire departments given,

[6:53:20] I know this isn't what we're discussing at this point,

[6:53:23] but given all the building that is being maintained

[6:53:25] in this city, thank you.

[6:53:26] - [Jim] Okay. Thank you very much.

[6:53:28] (object crashes)

[6:53:29] - [Joan] Sorry.

[6:53:30] - Is there anybody else other than that?

[6:53:32] Yeah, if you'd like to come forward.

[6:53:37] Again, just state your, your name, your address.

[6:53:40] Up to five minutes.

[6:53:41] - [Audience Member] Good that you have built that building.

[6:53:43] - Yeah, I know. My name's Mark Primorano.

[6:53:46] I own the plaza right across the street

[6:53:48] from the development, 6843 Dawson Street.

[6:53:52] I have three tenants in the building.

[6:53:54] I have a restaurant, a hair salon,

[6:53:55] and actually a cash money store where you go to an office

[6:54:00] to talk about lending money.

[6:54:03] I think this is going to help tremendously my tenants.

[6:54:07] As you know, the economy's not great

[6:54:09] and a lot of people aren't going out that much for dinners

[6:54:11] and different things, but you know, for my tenant situation

[6:54:16] I think they'll be really happy once the building is built.

[6:54:20] And I support the development.

[6:54:23] I think it'll help Niagara a lot

[6:54:26] to have this type of style and look.

[6:54:29] I'm also a realtor,

[6:54:30] so I know a lot about different developments.

[6:54:33] I think it's going to enhance the city,

[6:54:34] but good question about how much is paying now

[6:54:37] on vacant land tax versus when this is done.

[6:54:41] I'd like to hear that answer tonight.

[6:54:42] If you can bring that up, that would be awesome

[6:54:44] because I think this will help the city

[6:54:46] a lot financially too.

[6:54:49] That's it.

[6:54:50] - Thank you. Yeah, maybe staff can work on that number.

[6:54:52] I don't know what the property taxes may be

[6:54:54] once it's developed out.

[6:54:56] - [Staff Member] A range. It's in there.

[6:54:57] - It's in there. What was the number?

[6:55:00] - So through you Mr. Mayor, in the applicant's presentation,

[6:55:02] I noticed in slide 15 the estimated taxes

[6:55:06] said they would be 5.5 million.

[6:55:07] I'm not sure how they calculate that,

[6:55:09] but I'm assuming that's total taxes.

[6:55:11] So the city's portion would be approximately two million.

[6:55:14] - Okay. Factor of 10. Okay, thank you for that.

[6:55:17] Is there anyone else who wished to address council?

[6:55:21] Okay, seeing none, we'll now hear from the applicant

[6:55:25] or his or her representative.

[6:55:48] - Good afternoon, Your Worship members of council.

[6:55:51] My name's Rocky Vacca, for the record,

[6:55:53] partner at Sullivan Mahoney, appearing on behalf

[6:55:56] of the applicant and its principal, Angelo Butera Sr.

[6:56:00] With me, I have Michael Allen,

[6:56:02] project architect from ACK Architects,

[6:56:05] Nicholas Godfrey and Barb Weens,

[6:56:07] from Upper Canada Consultants.

[6:56:09] They are the planning consultants.

[6:56:11] And Greg Louie from Paradigm, who is the traffic consultant

[6:56:15] who is available to address any questions.

[6:56:18] Just to give you a roadmap of our presentation,

[6:56:20] I will be providing some preliminary remarks

[6:56:23] followed by Nicholas and Barb,

[6:56:25] who will review the planning merits of the application

[6:56:28] and address the comments in opposition.

[6:56:31] Then followed by Michael, who will provide an overview

[6:56:33] of the architectural design of the project.

[6:56:36] And then I'll be back to review the financial implications

[6:56:38] of the development.

[6:56:42] Sorry.

[6:56:43] - [Jim] Rocky smile.

[6:56:47] (audience chuckles)

[6:56:50] - Got it?

[6:56:52] (audience chuckles)

[6:56:55] - [Jim] It's only Rocky, you guys don't have to worry.

[6:56:56] It's only Rocky.

[6:56:58] (audience chuckles)

[6:57:00] - Finally, I'll be available to answer any questions

[6:57:02] arising from the presentation.

[6:57:04] To begin, the applicant

[6:57:05] is part of the Panoramic Properties Group of Companies,

[6:57:08] led by Angelo Butera Sr.

[6:57:11] Panoramic Properties is a privately owned Canadian

[6:57:13] real estate and property management company.

[6:57:16] Specializing in residential housing

[6:57:18] with a significant presence in Ontario,

[6:57:21] Quebec, and Nova Scotia.

[6:57:23] Founded in 1985 by Angelo Butera Sr.

[6:57:26] it has grown into one of the larger private

[6:57:29] residential landlords in all of Canada.

[6:57:31] With over 13,500 purpose-built residential rental units.

[6:57:38] Currently, it is in the process of constructing

[6:57:40] five towers in Sudbury, totaling 1,100 units,

[6:57:44] a six-story tower in Elmira with 76 units.

[6:57:48] And it's ready to begin construction

[6:57:50] on two 14-story towers at Kalar and McLeod Road,

[6:57:54] which this council approved, consisting of 450 units.

[6:57:58] The company's head office is in Niagara Falls

[6:58:01] in the Montrose Business Park,

[6:58:03] and it currently employs over 700 people.

[6:58:06] I'm giving you this background because often I hear

[6:58:09] that developers get approvals but don't build.

[6:58:12] Mr. Butera is not one of those developers.

[6:58:15] He gets approvals and he builds.

[6:58:18] His track record speaks for itself.

[6:58:21] The proposed development of nine buildings

[6:58:23] totaling 1,782 units will be the largest project

[6:58:28] Panoramic has ever done.

[6:58:30] It has extra meaning to the Butera family

[6:58:32] to complete this project in their hometown.

[6:58:36] Now, this project has gone through a long and winding road

[6:58:38] over the past two years.

[6:58:40] I would be remiss if I didn't thank city staff

[6:58:43] and the public for traveling with us along that road

[6:58:47] and challenging us to address

[6:58:49] all public comments and concerns.

[6:58:51] I sincerely believe we have done so.

[6:58:55] I'd like to give special thanks to Mayor Diodati,

[6:58:58] for helping us to facilitate discussions

[6:59:00] with our neighbors at Arterra Wines.

[6:59:03] Those discussions led to substantial changes to the project

[6:59:06] over the past couple of months to address Arterra's concerns

[6:59:11] and receive Arterra's blessing.

[6:59:13] And I know there was some comments about what impact

[6:59:16] this will have on Arterra if the MOE receives complaints.

[6:59:22] I believe Arterra is, they're sophisticated.

[6:59:24] They're an international company. They're big boys.

[6:59:27] They're confident that what's being put in place

[6:59:31] and what we've agreed to in the memorandum of understanding

[6:59:34] will work and will result in no complaints.

[6:59:38] Arterra recently celebrated their 150th anniversary.

[6:59:42] They're not going anywhere.

[6:59:44] And Panoramic is looking forward to working with Arterra

[6:59:47] in the development of this project in a safe, efficient,

[6:59:50] and mutually beneficial manner.

[6:59:53] I confirm that we have reviewed

[6:59:54] the staff recommendation report

[6:59:56] and accept the recommendations but,

[6:59:59] are seeking confirmation that the time period

[7:00:01] for the sunset clause does not begin to run

[7:00:04] until the H on the zoning is lifted.

[7:00:07] Recommendation three states within three years

[7:00:09] of the amending by-law coming into effect,

[7:00:13] which suggests that the time period begins to run

[7:00:15] as soon as the by-laws passed.

[7:00:17] But legally, no development can proceed

[7:00:19] until the H is lifted.

[7:00:21] No developer is going to go down the road

[7:00:23] of a site plan agreement until the H is lifted.

[7:00:26] So that could be a year, it could be two years, who knows?

[7:00:30] So I'd like for it to read within three years

[7:00:33] of the H being lifted from the amending by-law.

[7:00:36] That's the only amendment we're seeking.

[7:00:39] I will now pass it on to Michael, Nicholas, and Barb,

[7:00:41] to continue the presentation,

[7:00:42] and I'll be back at the end.

[7:00:49] - Good afternoon, mayor, council, staff,

[7:00:51] and members of the public.

[7:00:53] I'm Nicholas Godfrey,

[7:00:53] Senior Planner with Upper Canada Consultants.

[7:00:56] And I'll give you a quick overview

[7:00:57] in addition to what Mackenzie said.

[7:00:59] Just provide some additional context

[7:01:01] and purpose behind the development.

[7:01:03] So as mentioned, the subject site

[7:01:04] is at 5259 Dorchester Road,

[7:01:07] and it occupies a strategic transition point

[7:01:09] within the urban area.

[7:01:12] It's bounded by major infrastructure corridors,

[7:01:14] commercial areas, industrial uses,

[7:01:16] and established residential areas.

[7:01:19] The subject lands are to the west

[7:01:20] of the Burdette Dawson neighborhood

[7:01:22] and are within proximity to key transportation routes,

[7:01:26] including the QEW, Highway 420,

[7:01:28] and are also serviced by regional transit bus stops

[7:01:31] on both sides of Dorchester Road.

[7:01:33] Dorchester Road is also an arterial road.

[7:01:36] They're accessible by automobile,

[7:01:37] active transportation with sidewalks

[7:01:39] on both sides of Dorchester Road

[7:01:41] and on one side of Dawson Street,

[7:01:43] and it's also in proximity

[7:01:44] to the Millennium Recreational Trail.

[7:01:46] They're within a five-minute drive

[7:01:48] or a 15-minute walk of commercial and lifestyle amenities

[7:01:51] along Dorchester Road,

[7:01:52] and at the intersection of Dorchester Road

[7:01:54] and Morrison Street.

[7:01:56] These areas cater to daily needs

[7:01:58] with numerous retail stores, restaurants, grocery stores,

[7:02:02] medical offices, and employment opportunities.

[7:02:05] There's also a mix of residential uses,

[7:02:06] including apartments, townhouses, stacked townhouses,

[7:02:09] and single detached dwellings.

[7:02:13] So the previous concept featured a minimum setback

[7:02:15] of 70 meters from the property line shared with Arterra.

[7:02:20] And this was supported by the submitted land use analyses

[7:02:23] that we submitted during our original application.

[7:02:25] This proposal included a total of 1,782 units

[7:02:28] and had the following site features:

[7:02:30] five residential buildings,

[7:02:32] three mixed use commercial residential buildings,

[7:02:35] and two storage buildings.

[7:02:36] It also included significant outdoor amenity spaces,

[7:02:39] rooftop amenities, and balcony areas.

[7:02:41] It also includes two levels of underground parking

[7:02:44] and surface parking.

[7:02:52] The revised concept features a minimum 100 meter setback

[7:02:56] for most buildings with some positioned upwards

[7:02:58] of 160 meters away.

[7:03:00] The updated development features nine buildings

[7:03:02] and 1,782 units.

[7:03:04] There's four residential buildings,

[7:03:06] two of which feature a shared podium,

[7:03:07] so these present as six buildings in total.

[7:03:10] Two mixed use commercial residential buildings,

[7:03:12] one standalone commercial building, two storage buildings,

[7:03:16] and as well, we've increased the outdoor amenity area

[7:03:19] to provide that additional buffer to our Arterra's lands.

[7:03:21] And we're still providing the same amount of amenity area

[7:03:24] in the building and including rooftop balcony

[7:03:28] and interior amenity spaces.

[7:03:30] As well, it still continues to feature two levels

[7:03:32] of underground parking and surface parking.

[7:03:36] So what we heard during the original design

[7:03:38] is several issues of concern that were raised.

[7:03:42] One of which was traffic and circulation,

[7:03:44] which you've heard about tonight.

[7:03:45] So potential traffic increases

[7:03:47] and the risk of cut-through traffic

[7:03:48] utilizing existing residential streets.

[7:03:51] We heard about the emergency access

[7:03:52] and lack of emergency options to the site.

[7:03:55] We heard about construction impacts

[7:03:57] regarding timing and duration of construction activities.

[7:04:00] We heard about potential shadowing impacts

[7:04:01] on surrounding properties.

[7:04:03] We heard about strains on existing sanitary sewer capacity

[7:04:06] and infrastructure capacity.

[7:04:08] We heard about scale and density issues

[7:04:10] and the overall density of the proposed development

[7:04:12] on the surrounding neighborhood.

[7:04:14] And we heard about the industrial compatibility issues

[7:04:16] with Arterra's property.

[7:04:20] So to address these issues,

[7:04:21] some of the changes we've made to the plan

[7:04:23] under traffic and circulation include a recommended redesign

[7:04:27] of Dorchester Road and Dawson Street

[7:04:30] to deter cut through movements onto Dawson Street.

[7:04:33] We've also recommended potential traffic calming measures

[7:04:35] for the city to consider in the existing neighborhood

[7:04:39] should the city wish to do so.

[7:04:41] And we've also recommended dedicated travel lanes

[7:04:44] for the Arterra to access their property on Dawson Street.

[7:04:50] Regarding emergency access,

[7:04:51] we have provided emergency access as has been noted

[7:04:55] regarding construction impacts.

[7:04:56] As discussed, we will be phasing the site

[7:04:59] to minimize construction impacts,

[7:05:00] and it will be phased as well

[7:05:03] as part of the holding provisions

[7:05:05] under the traffic impact study.

[7:05:06] We will be undertaking a phasing strategy.

[7:05:09] Regarding shadowing, the majority of shadow impact

[7:05:11] are actually internal to the site.

[7:05:13] And the remainder of the shadow impacts

[7:05:15] are reduced from the original design

[7:05:18] and are primarily late in the day and later in the season

[7:05:20] in the winter months.

[7:05:23] And regarding infrastructure,

[7:05:25] the FSR, which was reviewed by staff,

[7:05:27] has determined that there is sanitary capacity available.

[7:05:30] And with the enhanced amenity area,

[7:05:32] we also have additional stormwater management strategies

[7:05:35] that we can incorporate on the site.

[7:05:38] Regarding scale and density,

[7:05:39] so we consider this a key locational node

[7:05:42] that can support increased density.

[7:05:44] It's walkable to existing shopping

[7:05:45] and employment opportunities.

[7:05:47] It's on a transit route.

[7:05:48] There's active transportation available.

[7:05:50] It's on an interior roadway. There's good highway access.

[7:05:53] And we're providing open space and amenities on site

[7:05:56] to provide additional lifestyle quality of life

[7:06:00] for the people moving into this property.

[7:06:03] And then regarding industrial compatibility.

[7:06:06] So we've increased residential setback

[7:06:08] to Arterra Wines' property.

[7:06:10] We are proposing a dedicated travel lane to Arterra Wines

[7:06:13] to maintain traffic flow.

[7:06:16] The land use compatibility study has recommended

[7:06:18] mitigation measures that will be implemented

[7:06:19] as part of the detailed site plan stage.

[7:06:21] And we also have demonstrated

[7:06:23] commitment to work with Arterra as demonstrated

[7:06:25] through the executed memorandum of understanding

[7:06:29] that Butera have agreed to with Arterra.

[7:06:32] So I will hand it off to Michael now

[7:06:34] to speak more clearly about the design intent.

[7:06:41] - Good afternoon, Your Worship,

[7:06:42] members of council and staff.

[7:06:46] I'm going to be as quick as I can,

[7:06:47] because I know, you've probably heard a lot of this.

[7:06:50] But going through the concept

[7:06:51] and the design of it,

[7:06:52] obviously, Dawson Creek is the principal access point

[7:06:56] into the development, and as noted,

[7:06:58] is going to be redesigned to accommodate

[7:07:00] the industrial building with it.

[7:07:02] But the concept itself was starting at the Dawson Creek

[7:07:05] where we're proposing a four-story commercial building

[7:07:08] with enhanced landscaping terraces and so forth.

[7:07:11] The objective there is to create the definition

[7:07:13] at that intersection starting along the Dorchester Road.

[7:07:19] Moving to the south of it,

[7:07:20] we're proposing the two mixed use buildings

[7:07:22] that'll be the podium design with commercial on grade

[7:07:26] with, again, pedestrian access, pedestrian terraces

[7:07:30] and so forth connecting to Dorchester helping us to create

[7:07:34] that definition and articulate the street facade

[7:07:37] at Dorchester Road.

[7:07:38] The remainder of the residential buildings

[7:07:41] are along the southern portion of the property,

[7:07:43] stepping towards the westerly, done intentionally

[7:07:47] so that we step the buildings from the 14 stories

[7:07:50] to the 24, 25 stories

[7:07:52] as we move west away from the existing residential fabric

[7:07:57] along Dorchester Road.

[7:07:58] And as you can see from the original proposal

[7:08:01] to what we're at to today, there is excessive greenery space

[7:08:05] left in the core of the property, done intentionally

[7:08:08] so that we can integrate an enhanced landscaping plan,

[7:08:12] amenity space, gardens and so forth

[7:08:16] for the property residents.

[7:08:18] But it's also as we get into the site plan agreement,

[7:08:20] we've got excessive space to incorporate

[7:08:22] and work with the stormwater management

[7:08:25] as we're going through that design.

[7:08:28] Notably as well, the buildings are being designed

[7:08:31] and strategically positioned on the site

[7:08:34] so that we take into consideration the viewpoints

[7:08:37] and the privacy of not only within our property,

[7:08:40] but from the surrounding properties as well.

[7:08:42] And I'll explain that to you

[7:08:43] in a little more detail shortly.

[7:08:48] As noted, there will be two levels of underground parking

[7:08:51] that will accommodate 1,754 vehicles underground.

[7:08:56] We will also be accommodating 375 surface parking spaces

[7:08:59] that will be strategically laid out throughout the site

[7:09:02] with the landscaping plan as well,

[7:09:04] so we're not looking at just a sea of asphalt.

[7:09:06] Total spaces of 2,129 spaces.

[7:09:12] So as I noted the buildings that are being designed

[7:09:15] and strategically positioned

[7:09:17] to consider the privacy vantage points,

[7:09:21] and illustrated here, it's more so with the angular plane.

[7:09:25] The angular plane is never impeded at any portion

[7:09:28] of our property boundary

[7:09:30] as it's adjacent to a neighboring property.

[7:09:34] As you can see in the illustration, the first one

[7:09:36] is a section along Dorchester looking westerly.

[7:09:40] Primarily, it gives you a viewpoint

[7:09:41] of the angular plane from the Arterra property,

[7:09:44] and you can see the development is well within

[7:09:47] the angular plane boundaries.

[7:09:50] I took a section further into the site

[7:09:52] as the buildings get taller.

[7:09:54] That's where we're at, the 24, 25 stories.

[7:09:57] And again, that's where we've increased the setback

[7:09:59] of 160 to 161 meters to the industrial property.

[7:10:03] Again, you can also see that we're well within

[7:10:05] the angular plane boundaries.

[7:10:09] Now in consideration of the taller buildings

[7:10:12] looking northerly, it's more so to show a a cut section

[7:10:16] through Dorchester at the very far right.

[7:10:18] Again, you can see from Dorchester Road

[7:10:21] and the properties across the street,

[7:10:23] the buildings are within the angular plain boundary.

[7:10:27] And then as we cut it closer to the existing

[7:10:30] residential tower,

[7:10:32] again, you'll see the angular plane is well respected

[7:10:35] with the core of the property being left

[7:10:38] for the landscaping enhancements within the property.

[7:10:45] So as the designs of the buildings

[7:10:47] in the site go into further detail and development,

[7:10:51] the main objective of our proposal is to create and define

[7:10:55] a pedestrian scale along Dorchester.

[7:10:58] This will be achieved with the commercial podiums

[7:11:01] that we're proposing for the mixed use buildings

[7:11:03] and the commercial buildings.

[7:11:05] It will also be done through the combined landscaping,

[7:11:09] the pedestrian accesses, and the pedestrian terraces.

[7:11:11] The development then as noted, will step inwards

[7:11:15] away from the existing residential fabric that exists.

[7:11:21] So notably, and no one will argue the fact

[7:11:24] that Dorchester is a busy street,

[7:11:26] but the design standpoint, it is very important

[7:11:28] that the development enhances the pedestrian interaction

[7:11:32] along the street edge within the property

[7:11:35] and within the existing community.

[7:11:39] So the development, as everyone is aware, is being built,

[7:11:43] operated, and maintained by Panoramic Properties

[7:11:45] as a rental community.

[7:11:47] Notably, all of Panoramic's developments are built,

[7:11:51] run, and maintained at a level of condominium status.

[7:11:56] And so what I mean by this is the amenities, the services,

[7:12:00] the features that are within the site

[7:12:03] and within the buildings are what you would actually expect

[7:12:05] to see in condominiums, but this is for a rental complex.

[7:12:11] So you'll see such things as lounges, party rooms,

[7:12:14] theater rooms, fitness facilities, rooftop terraces,

[7:12:19] gardens and so forth, and self-storage on the property,

[7:12:23] and as well, its own maintenance facility

[7:12:26] on this property to service it.

[7:12:28] And that is for not only for us,

[7:12:30] but for the property owner is very important

[7:12:32] because maintaining it to a higher standard

[7:12:34] will allow this community to thrive and grow.

[7:12:37] So with that, I'm going to hand it back to Mr. Vodka

[7:12:40] to conclude the presentation,

[7:12:41] then we'll answer any questions after that. Thank you.

[7:12:44] - [Audience Member] You said vodka.

[7:12:46] Mr. Vodka, you called him Mr. Vodka.

[7:12:50] (audience chuckles)

[7:12:55] - The only thing with clarification

[7:12:56] we wanted was on Dawson's Creek.

[7:12:58] We weren't sure exactly where that was.

[7:13:00] Maybe you can help us.

[7:13:01] Okay, thank you.

[7:13:05] - [Audience Member] Is it Mr. Vodka, tell us.

[7:13:09] - Thank you, Michael.

[7:13:11] So I am now in my 30th year of practice,

[7:13:14] and from my experience,

[7:13:15] I believe this is one of the largest,

[7:13:17] if not the largest mixed use project ever brought forward

[7:13:20] in the City of Niagara Falls, if not in the region.

[7:13:24] It is truly a legacy project

[7:13:26] for the Butera family in their hometown.

[7:13:30] Now, dealing with the financial impacts schedule

[7:13:33] that's before you, so just some stats and figures.

[7:13:40] The total project cost is estimated at $757,350,000.

[7:13:53] The soft costs, sorry,

[7:13:55] development charges are going to be just under 67 million.

[7:14:00] Building permit fees, 11,355,000.

[7:14:05] And the property tax figure, that's incorrect,

[7:14:08] the 5,500,000.

[7:14:12] At 1,782 units, if we assess it at four to 5,000

[7:14:18] taxes per unit, which is quite easily

[7:14:21] going to be the number, plus the commercial component of it.

[7:14:26] I believe around 5,000 is the city's portion

[7:14:30] of the total property taxes.

[7:14:31] $5 million would be the city's portion

[7:14:34] of the property taxes.

[7:14:37] Dealing with employment,

[7:14:40] the project will have 3,000 total construction,

[7:14:44] sorry, three million total construction hours.

[7:14:47] I feel like I've been drinking vodka.

[7:14:49] (audience chuckles)

[7:14:50] Three million total construction hours.

[7:14:53] And the generated employment income throughout the project

[7:14:56] would be $165 million.

[7:15:04] And in terms of total employment income for the employees

[7:15:12] who will remain on the site ongoing for maintenance

[7:15:15] and for the commercial component of the site,

[7:15:18] we're looking at $13 million in income for the employees.

[7:15:24] So those are the financial figures.

[7:15:26] You heard that roughly right now you're getting

[7:15:28] about $81,000 in property taxes for this vacant parcel

[7:15:33] that's been vacant for quite a while.

[7:15:35] The Loblaw's Group owned it for decades.

[7:15:38] They had planned a shopping mall on that property,

[7:15:42] gave up on that idea.

[7:15:44] The Butera Group bought the property.

[7:15:47] And I know there's worries about impact,

[7:15:50] but the studies that remain to be done

[7:15:52] will deal with whatever I's need to be dotted

[7:15:58] or Ts need to be crossed.

[7:15:59] So just for the benefit of the neighbors,

[7:16:03] please feel confident that this project will not proceed

[7:16:07] until your staff is confident that we have

[7:16:10] crossed all the T's and dotted all the I's.

[7:16:13] And that's going to take time.

[7:16:14] And that's why, again, we're requesting

[7:16:17] that the sunset clause be worded

[7:16:19] so that it doesn't start ticking until the H is lifted.

[7:16:23] It's going to take us a while to lift that H.

[7:16:29] And those are my comments.

[7:16:30] Subject to any questions you may have,

[7:16:32] we have our traffic consultant here as well.

[7:16:35] - Okay, thank you.

[7:16:36] So I've got Councillor Nieuwesteeg, Dabrowski,

[7:16:38] Patel, Lococo.

[7:16:40] - Thank you, Mr. Mayor.

[7:16:41] And thank you to all for the presentation

[7:16:44] and to the developers.

[7:16:46] What a way to end our council term

[7:16:48] with an absolutely fabulous project ahead of us.

[7:16:51] I mean, I say that because we looking at a possibility

[7:16:54] of 3,000 new residents.

[7:16:56] I particularly see a lot of seniors.

[7:16:58] I know Aras was talking about youth,

[7:17:00] but I see seniors and this being a great place for seniors

[7:17:04] because of the location.

[7:17:06] So easy to walk to all the amenities.

[7:17:08] I know this is the second project this year

[7:17:10] that Mr. Butera brought to us.

[7:17:11] And it's location, location, location.

[7:17:14] And absolutely, I was writing down all the things

[7:17:16] that you can get to very easily.

[7:17:19] Now, when we're talking about traffic,

[7:17:21] so I envisioned if I was living there and I had a car,

[7:17:24] if I had to go anywhere other than the Dorchester,

[7:17:26] so this can help.

[7:17:27] We talk about mitigating traffic.

[7:17:29] I would jump on the highway because the highway

[7:17:31] where we are right there can get you across

[7:17:33] the city very easy.

[7:17:34] Where I could see it being a bit of an issue

[7:17:36] is if I'm trying to go over to Zehrs,

[7:17:37] if I wanted to go get pet food, if I want to go to Staples

[7:17:41] or the Dollar Store or the accountants or the lawyers

[7:17:44] or everything else that's over there,

[7:17:46] that's where the traffic would be.

[7:17:47] Now, if we go back to that first slide that Mr. Allen

[7:17:50] had at the beginning where you showed us that nice

[7:17:54] one more, back a few more.

[7:17:58] Back, back. When you had the green space there, there.

[7:18:01] So why, and you're paying,

[7:18:03] well, if you're giving us $5.5 million in taxes,

[7:18:06] I'm sure you're giving the region a far more than that.

[7:18:09] Why could you not deal with the region

[7:18:11] and have a bus system come in and loop around?

[7:18:15] Are the roads in there large enough

[7:18:17] to have a city bus come in?

[7:18:20] Because if they go over to the Zehrs Plaza,

[7:18:22] they have a bus depot there.

[7:18:23] That way people, especially seniors making it attainable,

[7:18:25] they may not even have to have a car then.

[7:18:28] They could hop on the bus there, go pick up their...

[7:18:31] Which might be too heavy for them to carry it back,

[7:18:32] and get on the bus there because it loops right back in.

[7:18:35] It's not like they have to walk from Dorchester Road

[7:18:37] into the complex.

[7:18:39] Is that a possibility?

[7:18:43] - Through Your Worship I think that's a great suggestion.

[7:18:46] So to answer your initial question is,

[7:18:48] yes, a bus can travel through that site

[7:18:50] because we've got it to accommodate the fire route.

[7:18:53] So I think that's something we would definitely look at,

[7:18:55] something we'd be considering at the site plan agreement

[7:18:58] to integrate those kind of things with it,

[7:18:59] but I think it's a great suggestion.

[7:19:01] - All right. And continuing on from there.

[7:19:04] And I do want to go on about the fact

[7:19:07] that you've worked with and that's been a big pet peeve

[7:19:10] of ours on council, this industrial versus residential.

[7:19:13] However, and a lot of times what we find

[7:19:15] is the residential people end up there

[7:19:17] and they're not aware of these other industries.

[7:19:20] But in this case, there is a highway right there.

[7:19:23] So if nothing else tells you,

[7:19:24] and it's right in your face, there's going to be noise,

[7:19:27] there's going to be odor, there's going to be vibration.

[7:19:28] That's going to tell you right there.

[7:19:30] If I'm choosing to live there,

[7:19:31] I've got to be expected to deal with some of those things.

[7:19:35] I want to talk about the, you know,

[7:19:37] the taxes we've talked about

[7:19:37] going from 81,000 to a $5 million.

[7:19:40] And that for all of us means a lot of less taxes.

[7:19:43] So when we're looking at what we increased just last year,

[7:19:45] basically that would have covered our increase

[7:19:48] last year in our own tax dollars, so.

[7:19:50] And that equals almost 25% of our OLG funding.

[7:19:53] So this is a significant infusion of tax dollars

[7:19:56] or tax dollars as well as infusion to dollars,

[7:19:59] which Mr. Primorano talked about.

[7:20:02] Having said that though, we do have the residents,

[7:20:04] and I want to speak to Mr. Hines' questions.

[7:20:06] I thought you made a great presentation.

[7:20:08] You do have some questions that I think need to be addressed

[7:20:11] and they haven't all been talked about.

[7:20:14] So when we talking about the phases, and we heard phases,

[7:20:17] I think you quoted 19 times,

[7:20:19] is it possible that those phases can be explained

[7:20:22] for the residents so that they understand what that means?

[7:20:26] - Through Your Worship. So absolutely it can.

[7:20:28] Usually we get into more detail

[7:20:30] when we get into the site plan agreement,

[7:20:31] and I appreciate everyone's concern at the zoning stages.

[7:20:37] Appreciate from our standpoint that the concept design,

[7:20:40] and that's what it is.

[7:20:42] This is real. We know we can do it.

[7:20:44] We get into the detailed design of it

[7:20:45] and we can start integrating the phases

[7:20:48] as we're looking at it.

[7:20:48] We have to sit down with the developer.

[7:20:51] And for us, it's very strategic

[7:20:53] where we either start at Dorchester,

[7:20:55] work our way through the site and back out,

[7:20:58] or we start at the back and work our way out to Dorchester.

[7:21:01] It's a financial thing that we got to look at

[7:21:03] and see what's the most expedient way to do it.

[7:21:06] Regardless, the one comment that was brought up,

[7:21:08] in a development of this magnitude,

[7:21:10] you have to do pre and post construction surveys.

[7:21:14] So we would be analyzing, monitoring all the way around

[7:21:18] the areas for the people that would be impacted

[7:21:20] by this type of development.

[7:21:22] Putting in the dust control measures,

[7:21:24] the construction measures schedules,

[7:21:27] because it has to be done

[7:21:28] so you just can't drive trucks in and out of the site.

[7:21:30] As you see at the hospital, for example,

[7:21:32] they've got construction gates

[7:21:34] scheduled for coming and goings.

[7:21:38] The rodent issue was brought up.

[7:21:40] So for example, that also would have to be dealt with

[7:21:43] at site plan agreement,

[7:21:44] but in larger developments of this scale,

[7:21:46] a rodent control plan has to be put in place.

[7:21:50] Something we don't deal with at zoning

[7:21:52] because we're dealing with zoning matters with it,

[7:21:54] the more critical things with respect to servicing

[7:21:57] and things of that nature.

[7:21:59] And part of the work through the city with the neighbors,

[7:22:02] why we've done a change,

[7:22:04] a fairly significant change in the design,

[7:22:07] literally a month or so before we had to come to council.

[7:22:10] So you can only imagine the hurrying behind the scenes

[7:22:15] trying to get things back to you guys.

[7:22:17] So that's part and parcel why we're even requesting

[7:22:20] the hold zone on some of these studies

[7:22:22] so that we can get into the detailed aspect of mitigating

[7:22:25] the winds and things of that nature.

[7:22:28] - And you'll be dealing with residents how long?

[7:22:30] It's just, it's a great. We don't want it to go back.

[7:22:33] - It's a must.

[7:22:34] - And so I'm just hoping that Mr. Hines

[7:22:36] and the residents will feel comfortable

[7:22:38] that they're not going to be ignored through this.

[7:22:41] Because the city's going to benefit immensely from this.

[7:22:45] And I appreciate the fact that they don't want to stop it.

[7:22:47] They're just asking for consideration.

[7:22:49] And you know, like for blasting, here it said in your report

[7:22:52] that blasting wasn't going to be an issue,

[7:22:54] but they're a little concerned.

[7:22:56] So as long as we can make sure they're accommodated

[7:22:59] through this whole process.

[7:23:00] - And rightfully so.

[7:23:03] The geotechnical, we don't have stone

[7:23:05] and not to be blasting through.

[7:23:06] We have enough dirt to dig down with

[7:23:08] with the geotechnical aspect.

[7:23:10] But again, as we're moving forward

[7:23:11] and a construction schedule is put in place

[7:23:15] the construction management aspect of it

[7:23:17] would notify the neighbors and the surrounding

[7:23:19] as to what's going, and the schedule of constructions.

[7:23:22] And I think we've kind of proved

[7:23:23] that we are willing to work with the neighbors.

[7:23:25] And what I mean by that is,

[7:23:27] we actually had three information meetings on this project.

[7:23:30] The very first one we had

[7:23:32] was actually two and a half years ago.

[7:23:34] We actually had nobody show up to the site.

[7:23:37] And that's not,

[7:23:37] I don't want to get into the ins and outs about it.

[7:23:40] And we found out that there was a mix up

[7:23:41] with the control board or the condo board.

[7:23:44] So my client obliged to have another one at his expense.

[7:23:49] That one was on us because we decided to do a format

[7:23:51] that we thought was going to be a little more informal

[7:23:53] to have a discussion.

[7:23:55] And as I recall, Councillor Lococo was at it.

[7:23:59] And we really didn't get a chance to discuss and engage

[7:24:03] with the residents.

[7:24:05] So at their request and at my client's cost,

[7:24:08] we had another one.

[7:24:09] So we've had three information meetings.

[7:24:13] And then extensive meetings with your staff and the mayor.

[7:24:17] So we're proven that we want to work with the city

[7:24:21] and the neighbors to make this a success.

[7:24:23] - There was another comment Mr. Hines made about utilities,

[7:24:26] the hydro communication.

[7:24:28] Will that be dealt with as well

[7:24:30] so there is no interruption or disruption today?

[7:24:35] - Absolutely, so at site plan, again, when we get into it,

[7:24:37] we've got to start engaging with hydro and so forth.

[7:24:40] We're actually doing a project right now

[7:24:41] in St. Catharines where we're having to bring in more power

[7:24:43] into the site.

[7:24:44] This is not a cost to the residents.

[7:24:46] This is not a cost to the city.

[7:24:48] If by chance they've got to get power to the site

[7:24:50] for different transformers and so forth,

[7:24:52] that's at the development cost.

[7:24:53] The objective is that there is no interruption

[7:24:55] to the services to the residents.

[7:24:57] And that's part of the memorandum with Arterra

[7:25:00] is they cannot have any interruption with regards to water,

[7:25:04] drainage, or power.

[7:25:05] That industry must keep operating twenty four seven.

[7:25:08] So it's prudent upon us to make sure that it works.

[7:25:12] That's also when we get into the phasing of the development,

[7:25:15] we have to make sure that we just don't do a little phase

[7:25:17] and then find out, oops, we've got to make sure

[7:25:19] that we have everything there

[7:25:20] so that as we phase it through, it's a plug and play.

[7:25:24] - Okay, and the final comment that Mr. Hines made

[7:25:26] was about having a hole in the ground.

[7:25:28] This is one development I don't fear

[7:25:31] that we're going to have that issue.

[7:25:32] So I feel confident in that.

[7:25:35] And I thank you for all your answers

[7:25:36] and I hope that the residents are satisfied with the answers

[7:25:41] that they've been given so far.

[7:25:43] Thank you, Mr. Mayor.

[7:25:44] - Thank you. Councillor Dabrowski, Patel, and Lococo.

[7:25:47] - Thank you. Through you. Thanks for the presentation.

[7:25:49] Exciting development.

[7:25:50] I've driven past that parcel of land for over 40 years,

[7:25:53] and I always feel like it's the last piece of the puzzle

[7:25:55] for the north central part of the city.

[7:25:57] And to make sure we get that

[7:25:59] last piece of the puzzle correct,

[7:26:00] I'm still unsure after the presentation

[7:26:03] I heard from a couple of residents,

[7:26:05] which demographic you're actually targeting,

[7:26:07] whether it be seniors or Gen X or young families.

[7:26:11] Regardless, the open space, the green space

[7:26:14] is part of the site plan.

[7:26:15] Do you envision a parkland?

[7:26:17] Because if it is seniors, a lot of seniors babysit

[7:26:19] their young grandchildren.

[7:26:21] If it's young families, they'll utilize that park space.

[7:26:24] But when I look at that area,

[7:26:25] the closest park I think is Cherry Hill.

[7:26:27] But you're essentially building a mini city within a city.

[7:26:30] So I'm just wondering what the plans are

[7:26:31] for that green space and have you thought of that?

[7:26:34] And what demographic are you actually targeting

[7:26:36] for this development?

[7:26:39] - Yeah, I don't think there's a specific demographic

[7:26:41] we're targeting.

[7:26:42] I mean, I can tell you our discussions with Arterra,

[7:26:45] they were very interested in the fact

[7:26:47] that they're expanding their operations

[7:26:50] and they could have their employees live next door.

[7:26:54] They were very excited with that fact.

[7:26:56] So, you know, that demographic would be younger you know,

[7:27:00] maybe a bit older, but not seniors.

[7:27:04] My understanding of the projects that Butera family

[7:27:06] have done elsewhere, there really is a mix of demographics.

[7:27:11] Mr. Allen would know better than I would.

[7:27:12] He's been involved in most of them,

[7:27:14] but there really is a mix.

[7:27:15] In terms of the open space,

[7:27:18] that's going to be during site plan stage.

[7:27:22] It's up to you whether you want park

[7:27:25] or do you want cash in lieu.

[7:27:26] We'd prefer to have a park there.

[7:27:29] But that's something that you're going to have a big say in.

[7:27:32] And I can tell you our preference

[7:27:34] would be to have a park there.

[7:27:35] It only improves the entire site,

[7:27:37] makes it more beneficial for the residents.

[7:27:41] And so that's about all I can say at this point.

[7:27:47] (council members speaking faintly)

[7:27:50] - It's growing.

[7:27:51] And this feels like it's the last piece of the puzzle.

[7:27:53] So I'm in support of it, and thanks for being here today.

[7:27:55] - Thank you.

[7:27:56] - Thank you. Councillor Patel.

[7:27:58] - Thank you, Mr. Mayor.

[7:27:59] To add to what Councillor Dabrowski said, you know,

[7:28:02] years ago there was the Acres building sitting

[7:28:03] there empty and it was abandoned.

[7:28:05] And finally they took it down

[7:28:06] and now something is going in that area.

[7:28:08] So actually it's great

[7:28:09] that something's going into that area.

[7:28:11] My question for you, Mr. Vacca,

[7:28:12] is this application has clearly evolved

[7:28:14] through consultation.

[7:28:16] What would you identify as the most significant changes

[7:28:19] made in response to concerns raised

[7:28:21] by Arterra residents and/or staff?

[7:28:23] What was the major improvement?

[7:28:25] - Well, the major change vis-a-vis Arterra

[7:28:28] was to give greater separation from their operation.

[7:28:32] So the original plan had it at 70 meters

[7:28:38] which is the minimum distance separation for class two.

[7:28:42] And we've now increased it so that

[7:28:45] all the buildings are at least a hundred meters away

[7:28:48] and some are as far as 171, I believe, 161.

[7:28:51] 161, so that was a major part of what came out

[7:28:55] of our discussions with Arterra.

[7:28:56] They wanted more separation

[7:28:59] and we were able to give them more separation.

[7:29:02] In fact, I think a benefit of that discussion

[7:29:05] was you now have the majority of the buildings

[7:29:10] basically backing onto the highway

[7:29:12] as opposed to in the middle of the site.

[7:29:14] And I think that helps the neighborhood as well.

[7:29:17] You now have an eight and 14 story building

[7:29:22] on Dorchester across from the existing

[7:29:25] eight story condo building.

[7:29:27] And you have the greater height along the perimeter

[7:29:29] backing onto the highway.

[7:29:31] Now further away from those neighbors

[7:29:33] because it's no longer in the middle of the site,

[7:29:36] it's on the perimeter.

[7:29:37] So I think that was a big improvement

[7:29:40] to the project.

[7:29:42] - Thank you, and I love the green space

[7:29:44] between all the buildings and parking.

[7:29:47] Will the neighborhood, like can neighbors will be able

[7:29:51] to use the park if they want to come from across the street?

[7:29:53] - Absolutely,

[7:29:54] yeah it's not going to be a private condominium.

[7:29:56] It'll be open to the public

[7:29:59] and you're going to have a say

[7:30:00] in terms of what you want to see there.

[7:30:02] If you want to see a parquette, cash in lieu,

[7:30:05] or if you want to see a large park,

[7:30:07] you're going to have that say.

[7:30:09] - Perfect, thank you, and one last question is,

[7:30:12] it is the one of the biggest development in our city,

[7:30:15] in this site.

[7:30:16] What makes this site perfect?

[7:30:18] You think you can build this development somewhere else?

[7:30:20] Is it possible to move this development somewhere else

[7:30:23] or this site is what makes this development?

[7:30:25] - If you look at a map of the City of Niagara Falls,

[7:30:28] it's almost dead center in the city.

[7:30:31] You have commercial around it.

[7:30:34] You have easy access to the highway

[7:30:36] if you want to go towards Toronto,

[7:30:39] or if you want to go towards Fort Erie,

[7:30:41] or if you want to go towards the Tourist Centre.

[7:30:45] Everything's right there.

[7:30:46] So I think we'd be hard pressed to find a better location

[7:30:51] for this type of development in the City of Niagara Falls,

[7:30:54] maybe even in the region, quite frankly.

[7:30:56] I just think it's a great site.

[7:30:58] I'm really happy Loblaws didn't proceed

[7:31:00] with their development because it would have been another

[7:31:02] large shopping center at that location.

[7:31:07] Asphalt, as Councillor Kerrio said,

[7:31:10] as opposed to having 1,782 families

[7:31:14] living in purpose-built rentals in a great location.

[7:31:18] - Thank you, and as we know that there's a holding

[7:31:21] on the zoning application,

[7:31:24] especially for the traffic mitigation.

[7:31:26] So what happens if this traffic mitigation

[7:31:30] doesn't go the way we want it to go?

[7:31:33] - Well, we're going to have to comply

[7:31:35] with whatever comes out of that report.

[7:31:38] So if there's mitigation we need to put in place,

[7:31:41] then we're going to have to do it.

[7:31:42] Otherwise, this development doesn't proceed.

[7:31:45] We're confident that the Hs will all be lifted.

[7:31:49] Our consultants are all confident

[7:31:51] that the reports they're going to provide

[7:31:54] will be satisfactory.

[7:31:56] So we have no concern with that.

[7:31:57] The problem, Councillor Patel, is time.

[7:32:01] And that's why a sunset clause starting three years

[7:32:03] from when this by-law is approved,

[7:32:05] quite frankly, is not fair for this development.

[7:32:07] Not at all.

[7:32:08] You have commercial developments

[7:32:10] that are not nearly as large as this,

[7:32:13] and you give them four years plus two year extensions.

[7:32:18] And here, you know, we're stuck with three years

[7:32:21] plus one year at the discretion of the planning director

[7:32:25] in a situation where we have an H on our zoning

[7:32:29] until we complete at least three studies.

[7:32:32] So that's the reason why I'm requesting either, you know,

[7:32:35] don't start the clock until the Hs are all lifted,

[7:32:39] because we're not going to start designing the buildings

[7:32:41] and going through site plan until the Hs are lifted.

[7:32:44] So that's dead time.

[7:32:46] So again, we're asking that the three years

[7:32:49] start from when the Hs are lifted.

[7:32:52] - That kind of makes sense to me, but thank you very much.

[7:32:54] - Thank you.

[7:32:55] - Thank you. Councillor Lococo.

[7:32:57] - Thank you, Mr. Mayor. I had a few questions.

[7:32:59] We've talked about numerous times

[7:33:01] that it's purpose-built rental, but yet in the report

[7:33:05] it talks about offers to purchase and any of the purchasers.

[7:33:08] Through the mayor to Mr. Vacca.

[7:33:10] Can we just clarify that?

[7:33:13] - I think staff requires that

[7:33:15] because you could start as purpose built rentals

[7:33:19] and then over time you could convert the buildings

[7:33:21] into condominiums and then sell the units.

[7:33:25] So that's a further safeguard

[7:33:27] that in the development agreement,

[7:33:30] it will cover off warning clauses in leases

[7:33:33] and warning clauses in any future agreements

[7:33:35] of purchase and sale.

[7:33:37] - Okay, great. Thank you.

[7:33:38] - And that's also something that quite frankly,

[7:33:40] Arterra requested as well, that it be dealt with in leases

[7:33:43] and any future agreements of purchase and sale.

[7:33:47] The Butera family has no interest in converting these units

[7:33:51] and selling units.

[7:33:52] That's not the business they're in.

[7:33:54] They do purpose built rentals.

[7:33:56] They manage their properties.

[7:33:58] So I think there's no risk of that happening, quite frankly.

[7:34:01] - Thank you.

[7:34:02] I want to go back to the three years

[7:34:07] starting it when the H is lifted.

[7:34:09] Maybe through the mayor to Ms. Dolch

[7:34:11] or other planning staff.

[7:34:13] What is your recommendation?

[7:34:15] Are you okay with that?

[7:34:15] They're asking, but we haven't really talked to you yet.

[7:34:19] - Thank you, Your Worship, through you to the Councillor.

[7:34:21] So I do have concerns with it

[7:34:23] and I know they did ask us earlier today.

[7:34:28] And my concern is just that there's no time limit

[7:34:31] on the removal of the holding.

[7:34:33] So they could take four years, five years, six years.

[7:34:36] I don't know.

[7:34:38] Obviously we do know that the builder is an active builder,

[7:34:41] but I just caution on that fact.

[7:34:45] I think with the three plus one years I'm happy to amend

[7:34:48] the sunset policy that we have,

[7:34:51] a planning policy that we have to include study work

[7:34:54] should that they need the additional year extension,

[7:34:57] that study work would be a factor.

[7:34:59] Happy to amend that internal policy for that

[7:35:02] so that they would qualify for that additional extension

[7:35:05] should the study work take longer than anticipated.

[7:35:07] But most of the study work is an addendum

[7:35:09] to the original work just based on the updated concept.

[7:35:13] So the only other option would be to set a time limit

[7:35:19] on the holding provisions,

[7:35:20] but I don't think Mr. Vacca would be overly agreeable

[7:35:23] to that either.

[7:35:25] - Okay. Thank you.

[7:35:25] Through the mayor, I was going to ask Mr. Vacca

[7:35:27] if you were agreeable to that.

[7:35:28] - You know what, Councillor Lococo,

[7:35:31] I'm willing to negotiate that on the spot

[7:35:33] given that the scale of the development is larger

[7:35:37] than any commercial development you've approved.

[7:35:40] And I was here to get two 60-storey towers

[7:35:43] approved a couple years ago in Fallsview.

[7:35:47] We'd be willing to accept.

[7:35:49] Forget about the H and when the clock starts.

[7:35:52] Once the amending by-law's approved,

[7:35:54] we'd be willing to accept what you give

[7:35:56] the commercial developers.

[7:35:57] Four years plus an extension of two years,

[7:36:01] given the scale of the project.

[7:36:03] - Okay, thank you.

[7:36:04] Based on what you just said about commercial developers,

[7:36:06] I guess through the mayor, maybe to Ms. Dolch again,

[7:36:09] I know it's been stated that we have

[7:36:11] a lot of residential property

[7:36:12] and this was commercially zoned.

[7:36:15] Why are we changing commercially zoned to residential

[7:36:18] at this stage if we have enough land?

[7:36:22] - [Jim] Ms. Dolch?

[7:36:23] - Thank you, Your Worship.

[7:36:24] Through you to the Councillor.

[7:36:25] So obviously this is a request that they have put forward.

[7:36:29] We assess it based on the merits of the application.

[7:36:32] We do have a lot of residentially designated land.

[7:36:35] This is a unique site.

[7:36:37] Obviously, we did have concerns

[7:36:39] with some of the industry surrounding it.

[7:36:42] But there is a larger commercial shopping mall to the north,

[7:36:46] obviously with a number of providers in that facility.

[7:36:51] So it may be over.

[7:36:54] There may be too much commercial in this area,

[7:36:56] and that's why this site has sat for some time.

[7:36:58] So we understand why they have proposed it.

[7:37:01] They are proposing additional commercial,

[7:37:03] so they're just making a mixed use.

[7:37:06] So we do support that mixed use.

[7:37:09] Our concern was more the concern with the industry

[7:37:12] and the compatibility of it,

[7:37:14] whether or not commercial was more appropriate.

[7:37:17] But we've been working through that

[7:37:19] and have that holding provision

[7:37:20] to make sure we're satisfied in the end.

[7:37:22] - Okay, thank you.

[7:37:23] I want to talk about taxes, through the mayor,

[7:37:25] Councillor Nieuwesteeg was talking about taxes

[7:37:27] about where we are now, 81,000 to get the 5.5 million

[7:37:30] and that would be less taxes.

[7:37:33] I just want to clarify and verify if we get 5.5 million,

[7:37:38] it's not going to be reducing our taxes the way we are now.

[7:37:40] We're going to spend that 5.5 million on other things.

[7:37:44] It's not reducing the taxes that we currently have.

[7:37:46] Can somebody, because I know what I-

[7:37:49] - That's up to this council what we do.

[7:37:51] So maybe we'll go to Ms. Clark.

[7:37:53] Or maybe we'll go to our CAO.

[7:37:55] Another $5 million of property taxes.

[7:38:00] - Yeah, and I caution everyone

[7:38:01] with the $5 million of the property taxes.

[7:38:03] We don't verify if it's based upon market value,

[7:38:05] that's not how MPAC assess it.

[7:38:08] You know, in comparison, the Hilton is 1.3 million.

[7:38:13] - [Tiffany] The Hilton pays property tax of 5.5 million.

[7:38:15] I also want to clarify that I believe Mr. Vacca misspoke.

[7:38:18] That is not the city portion, that is total taxes.

[7:38:22] - [Rocky] I think if you do the math,

[7:38:23] the assessment's going to be.

[7:38:25] - [Tiffany] We did do the math.

[7:38:27] - So just be careful with the 5.5 on it,

[7:38:28] but whatever is the incremental amount,

[7:38:30] it would be a significant incremental amount.

[7:38:33] Each year in the budget process, we always add on growth

[7:38:36] and we disclose to council

[7:38:37] what the growth is on the budget increase.

[7:38:41] We have certain policies in there where we take the growth

[7:38:45] and offset it to OLG, the subsidy on the OLG revenue

[7:38:49] and/or as the mayor says, council can direct that

[7:38:53] to either offset taxes

[7:38:55] or to invest into capital or reserves.

[7:38:59] So this is just like any other development that comes online

[7:39:03] to the city.

[7:39:06] That feeds into the revenue and council can decide

[7:39:08] how to spend that budget.

[7:39:11] Just be careful with the 5.5 million is all I would say.

[7:39:14] - Thank you. Completely understand.

[7:39:15] It's just when I heard less taxes,

[7:39:17] residents are going to think, oh, if we approve this,

[7:39:19] they're going to have less taxes to pay.

[7:39:21] So I just wanted to be careful there.

[7:39:23] The money does go for other things. I do get that.

[7:39:26] Those are all my questions for now. Thanks.

[7:39:27] - Thank you. Councillor Pietrangelo, then Baldinelli.

[7:39:32] - Yeah, thanks, Your Worship.

[7:39:34] I know Councillor Lococo just talked about

[7:39:35] the sunset clause.

[7:39:36] I was going to make some comments on that as well.

[7:39:39] I heard Ms. Dolch speak.

[7:39:41] I mean, I'm in support of the project.

[7:39:43] I wouldn't want to do anything to handcuff the developer

[7:39:47] from, you know, missing the timeframe.

[7:39:49] I think Mr. Vacca is correct when he says that, you know,

[7:39:52] we give larger commercial buildings a longer time span.

[7:39:57] So I would definitely be in favor of extending that

[7:40:00] or even starting the clock once the H symbol comes off.

[7:40:05] I'm amenable to any of those

[7:40:06] in regards to the sunset clause.

[7:40:08] In regards to the taxes, Your Worship, I know,

[7:40:11] you know, there's been some talk back and forth

[7:40:13] about how the city's going to benefit.

[7:40:16] I kind of think at it at a different angle really.

[7:40:19] And to me, it's all about infrastructure renewal.

[7:40:22] I mean, if we're going to put 1,782 units here

[7:40:26] or families here,

[7:40:27] you know, Niagara Falls is predominantly

[7:40:29] single family homes.

[7:40:30] To get 1,800 homes, you're talking about

[7:40:33] multiple subdivisions.

[7:40:34] And when I equate that in my head right away,

[7:40:37] to me, that's like kilometers and kilometers of roads

[7:40:40] and sidewalks and street lights and water pipes

[7:40:43] and sewer pipes.

[7:40:43] And if you look at this development here,

[7:40:45] you don't even have like one kilometer in total of road

[7:40:49] or one kilometer in total of sidewalks.

[7:40:51] So it's infrastructure renewal as well.

[7:40:54] And in the future, that's really where we benefit

[7:40:56] because we don't have to spend as much money

[7:40:58] of people's taxes.

[7:41:00] Don't end up going towards infrastructure renewal.

[7:41:02] So Your Worship, I'm in full support of the project.

[7:41:06] I have no other comments.

[7:41:07] I'll definitely vote in favor of it

[7:41:08] when you close the meeting.

[7:41:10] - Thank you. Councillor Baldinelli.

[7:41:12] - Thank you, through your mayor,

[7:41:13] thank you very much for the presentation, it's very good.

[7:41:16] I'm also in support of the clock starting

[7:41:20] as well after the H has been removed.

[7:41:23] I really look at, and it's my old stomping grounds

[7:41:26] for soccer, Acres.

[7:41:27] That's where I started playing soccer

[7:41:29] and I still remember that grounds.

[7:41:30] And I've always wondered why it never really took off

[7:41:33] and anything was built there.

[7:41:35] But anyways mitigation efforts for even when

[7:41:39] the Chef Boyardee property was built.

[7:41:42] We had a big problem with rats spreading.

[7:41:46] So once you start, just spreads.

[7:41:48] Will you be performing any kind of mitigation efforts

[7:41:51] to remove that problem before you begin?

[7:41:54] So you have all these years before you remove the H

[7:41:58] to possibly get rid of it

[7:41:59] because all you're going to do is push it everywhere else.

[7:42:03] And I think the citizens around the area

[7:42:05] that it's being built would be really happy

[7:42:07] if you can get rid of that problem first and then build.

[7:42:11] - Okay, I'm going to ask the Project Pied Piper,

[7:42:14] Mike Allen to address that.

[7:42:16] (audience laughs)

[7:42:19] - Through Your Worship.

[7:42:20] As I said earlier,

[7:42:21] as we get into the site plan agreement,

[7:42:24] we need to have certain plans and schedules put in place.

[7:42:28] So the rat mitigation control plan

[7:42:31] is one that's going to have to be established

[7:42:33] before we even commence.

[7:42:35] Same as post and pre-construction surveys

[7:42:37] of the surrounding areas.

[7:42:39] So to answer your question, yes, it'll be dealt with.

[7:42:41] - Thank you, I'm looking forward to the project

[7:42:44] and I hope everybody else is around the city, thank you.

[7:42:47] - Thank you, Councillor.

[7:42:48] Any other questions, oh, Councillor Kerrio.

[7:42:51] - Thank you, Your Worship.

[7:42:52] I'd just like to congratulate the team.

[7:42:54] This is a fantastic proposal.

[7:42:57] You know, for those of us that were around

[7:42:58] when Acres was here and when Acres closed,

[7:43:02] it made a lot of us sad.

[7:43:03] It was a great industry to have. It was quiet.

[7:43:08] Provided jobs. But this ticks all the boxes.

[7:43:11] I can't believe we're not just over the top excited

[7:43:14] about this.

[7:43:15] Housing, we need housing.

[7:43:16] They're bringing the biggest housing project

[7:43:18] that the city's ever seen.

[7:43:20] Jobs, we need jobs. They're bringing jobs. Great jobs.

[7:43:23] Construction jobs, jobs that's going to work

[7:43:25] on the project after it's completed.

[7:43:27] We need tax revenue.

[7:43:28] Now I'm not sure how much revenue this council

[7:43:31] would ever have to have where it could reduce taxes,

[7:43:34] but at least this is a start.

[7:43:36] And the, you know, the development charges

[7:43:40] that we're going to get in,

[7:43:41] it's up to this council to decide if we're going to,

[7:43:43] you know, save some money and not spend it.

[7:43:46] They're bringing in the most money that I could imagine

[7:43:49] that they could bring in on this site.

[7:43:50] The green space. If I was a neighbor, I'd be ecstatic

[7:43:55] to live across the street from this.

[7:43:56] Take a piece of land that's weeds

[7:44:00] and some of the neighbors said has rats,

[7:44:02] and they're going to look outside and see this green space,

[7:44:04] these beautiful buildings.

[7:44:06] They're going to address the problems,

[7:44:07] the concerns that the neighbors have.

[7:44:09] This is just an exciting proposal.

[7:44:11] I'm very proud to know the owners and the developers.

[7:44:16] And I feel bad that they've had to go through

[7:44:19] what they've had to go through

[7:44:21] to get this thing off the ground.

[7:44:22] I can't imagine that the winery gave them any grief at all.

[7:44:26] You know, I'd love to have 2,000 or 2,500 people

[7:44:31] that probably most of them drink wine put in my backyard.

[7:44:35] I can't imagine.

[7:44:36] Anyway, they came to an agreement, which is great.

[7:44:39] I think this is great for everyone.

[7:44:40] Absolutely fantastic for the city.

[7:44:42] You know, we're going to be the envy of many cities

[7:44:45] that would love to have this project.

[7:44:47] I'm certainly proud to get this project in our community.

[7:44:49] And congratulations to everyone concerned,

[7:44:51] including our staff that's helped put it together.

[7:44:54] - Thank you, Councillor Kerrio.

[7:44:55] And I'll just close off with a couple other comments.

[7:44:58] And I do want to compliment Arterra. They came to the table.

[7:45:02] They've been there 150 years. They've got hundreds of jobs.

[7:45:05] And the president of the company himself

[7:45:08] virtually attended the meeting and worked through

[7:45:11] all of the things they had concerns with

[7:45:12] and credit to the group, the Butera Group.

[7:45:16] They dealt with every one of their concerns

[7:45:18] to their satisfaction.

[7:45:19] So that was win-win. And as you say, good opportunity.

[7:45:23] There'll be all these people living there

[7:45:24] that'll probably shop at their store

[7:45:26] and also work potentially at Arterra.

[7:45:28] So it was a nice meeting of the minds

[7:45:31] and coming up with what was best and also to our staff.

[7:45:34] You know, they had a juggle.

[7:45:35] This was a big project, as you say,

[7:45:37] probably the biggest in the history of the region

[7:45:40] to have something like this come together

[7:45:43] and to be accepted the way that it was.

[7:45:44] And we're grateful that everybody came together.

[7:45:46] So it wasn't easy, but they definitely came together.

[7:45:49] We're grateful. We need houses. We need jobs.

[7:45:51] We need revenue. It's exactly the kind of thing

[7:45:53] that we need in a hometown boy

[7:45:56] that's decided to do this here.

[7:45:59] I mean, we're lucky.

[7:45:59] You know, people are trying to get Mr. Butera

[7:46:01] to build these all across Canada and he's here.

[7:46:04] So it's a nice way to have a signature building.

[7:46:07] So with these public comments and the input

[7:46:10] and the questions and everything else,

[7:46:12] the official, the public meeting

[7:46:14] with respect to the proposed official plan

[7:46:15] and zoning by-law amendment is now concluded.

[7:46:19] We go to Councillor Kerrio and I'm going to go.

[7:46:22] Okay, and did you want to make the amendment

[7:46:24] on the sunset clause with the removal of the H programs?

[7:46:29] Yes?

[7:46:30] (council member speaking faintly)

[7:46:31] Until after the H is lifted.

[7:46:32] And I'm going to go to Councillor Pietrangelo

[7:46:35] for the second on that.

[7:46:37] And if there's no further discussion to that,

[7:46:39] we'll call the vote.

[7:46:40] All those in favor. Okay. Opposed?

[7:46:43] Okay, with one opposed.

[7:46:45] Congratulations. We look forward to your development.

[7:46:47] Thank you very much.

[7:46:48] - [Rocky] Thank you very much. - Thank you.

[7:46:51] (audience chattering)

[7:47:05] - [Council Member] Now do we get a break? Direct time out.

[7:47:07] - Yeah, we'll just take a couple minutes.

[7:47:08] Just don't leave though. Don't leave.

[7:47:11] Oh yeah, go, go, go. Go pee.

[7:47:14] Okay. We'll just take five minute recess, folks.

[7:47:17] Five minutes, and we'll come right back.

[8:02:54] - All right, thank you all. We just had a short recess.

[8:02:57] (Jim speaking faintly)

[8:02:58] All right all, we just are going to start again

[8:03:00] after a short recess.

[8:03:01] We're going to move to item 8.2

[8:03:04] for anyone following along on the agenda.

[8:03:06] So I'll now go to our clerk

[8:03:07] and ask him to introduce the item.

[8:03:13] - A public meeting is now being convened

[8:03:15] to consider a draft plan of subdivision

[8:03:17] and to consider a proposed amendment

[8:03:18] to the city's zoning by-law to permit the development

[8:03:21] of between 244 and 296 dwelling units

[8:03:25] on the vacant parcel of land south of McLeod Road,

[8:03:28] fronting onto both Kalar Road and Pin Oak Drive.

[8:03:31] Notice was given by first class mail

[8:03:33] in accordance with the Planning Act on July 22nd, 2026

[8:03:37] and by posting a sign on the property in question.

[8:03:40] Anyone who wants notice the passing of the draft plan

[8:03:42] of subdivision and the zoning by-law amendment

[8:03:44] or preserve their opportunity to appeal

[8:03:46] to the Ontario Land Tribunal

[8:03:48] with regards to the zoning by-law amendment,

[8:03:50] shall give notice to the city clerk

[8:03:52] immediately after today's public meeting

[8:03:54] or by signing the sign-in sheets

[8:03:55] located just outside council chamber.

[8:03:58] - Thank you Mr. Clerk.

[8:03:59] And just before we do proceed just as another reminder,

[8:04:03] we've announced it several times tonight.

[8:04:05] Anyone here for the Grassy Brook secondary plan

[8:04:08] that has been deferred until November.

[8:04:11] We had a technical issue and council voted

[8:04:14] much earlier in the meeting to defer it to November.

[8:04:17] So if anyone's here for that,

[8:04:20] please receive that as your notice.

[8:04:22] So I will now go to Mackenzie Ceci, senior planner,

[8:04:26] current development, to provide and explain the purpose

[8:04:30] and reason for the proposed draft plan and by-law amendment.

[8:04:37] - Thank you.

[8:04:38] Good afternoon, Mayor, council, staff and area residents.

[8:04:41] Thank you for joining the public meeting

[8:04:42] for the zoning by-law amendment and draft plan

[8:04:44] and subdivision applications for the vacant land

[8:04:46] situated between Kalar Road and Pin Oak Drive.

[8:04:54] The subject lands which are currently vacant

[8:04:56] are approximately 13.51 hectares in size

[8:04:59] and are located on the south of McLeod Road

[8:05:01] having frontage on both Kalar Road and Pin Oak Drive.

[8:05:04] Surrounding land uses include to the north

[8:05:06] Niagara Peninsula Energy Inc.

[8:05:08] Coach Canada, commercial uses,

[8:05:10] existing and proposed residential uses

[8:05:14] provincially significant wetlands,

[8:05:16] and vacant lands zoned for residential

[8:05:18] and light industrial uses.

[8:05:19] To the south are provincially significant wetlands,

[8:05:22] vacant land zoned light industrial,

[8:05:26] and lands approved for the development

[8:05:28] of 84 back to back townhouse dwellings

[8:05:30] and 29 block townhouse dwellings.

[8:05:32] To the east is Pin Oak Drive, Costco,

[8:05:35] and commercial uses in the Niagara Square Retail District.

[8:05:38] And to the west is Kalar Road,

[8:05:40] residential uses including detached dwellings

[8:05:42] and two four-storey apartment dwellings

[8:05:44] and vacant institutional lands at 7425 Kalar Road,

[8:05:47] which are intended for a new elementary school

[8:05:51] by Niagara Catholic District School Board.

[8:05:55] An environmental impact study and addendum

[8:05:57] were submitted with the applications

[8:05:58] and identified the presence of significant woodlands,

[8:06:00] significant wetlands, significant wildlife habitat

[8:06:03] and fish habitat on the subject lands.

[8:06:06] A realignment of the tributary of Warren Creek

[8:06:09] is proposed to facilitate the development.

[8:06:11] The environmental impact study conclude

[8:06:13] that no negative impacts are anticipated

[8:06:15] once the wetland compensation is complete.

[8:06:17] And it is further noted that the main channel

[8:06:19] of Warren Creek on the west side of Kalar Road

[8:06:21] has been realigned in the past to facilitate

[8:06:24] the phases of Warren Woods subdivision.

[8:06:26] The proposed channel corridor realignment

[8:06:28] is consistent with this established approach.

[8:06:31] And you'll notice that the watercourse

[8:06:34] that I am mentioning is located

[8:06:36] across the northwest corner of the site.

[8:06:43] The subject lands are designated residential medium density

[8:06:46] and environmental protection area

[8:06:47] in accordance with the Garner South secondary plan.

[8:06:50] The residential medium density designation

[8:06:52] is reserved for development of a mix of housing types

[8:06:55] and a minimum density of 50 units per hectare

[8:06:58] and a maximum density of 75 units per hectare

[8:07:01] with building heights not exceeding four storeys.

[8:07:04] The lands are impacted by Warren Creek

[8:07:05] and its 100 year floodplain as well as areas

[8:07:08] of provincially significant wetlands

[8:07:10] associated with Warren Creek wetland complex

[8:07:13] and their 30 meter buffers.

[8:07:14] An official plan amendment is not requested

[8:07:17] or required to facilitate the proposed development

[8:07:20] provided that the minimum density target

[8:07:21] of 50 units per hectare is achieved.

[8:07:26] The subject lands are zoned light industrial zone currently

[8:07:28] and a zoning by-law amendment application is proposed

[8:07:31] to rezone the subject lands

[8:07:32] to a site specific residential mix zone,

[8:07:34] which is shown in yellow,

[8:07:35] which would be for on-street townhouse dwellings.

[8:07:39] Site specific residential low density,

[8:07:41] which would be for block townhouse dwellings

[8:07:43] and is shown in orange on the slide.

[8:07:45] Site specific residential apartment 5C density zone,

[8:07:48] which is shown in red, which would likely be in the form

[8:07:51] of apartment dwellings.

[8:07:52] Site specific open space zone,

[8:07:54] which is shown as the bright green.

[8:07:57] And in the dark green

[8:07:58] is the environmental protection area zones.

[8:08:02] The draft plan of subdivision.

[8:08:04] Application proposes to subdivide the subject lands

[8:08:07] into 38 blocks.

[8:08:08] So 25 blocks for 139 on-street townhouse dwellings,

[8:08:12] two blocks for medium density residential units,

[8:08:15] two blocks to accommodate a watercourse realignment

[8:08:17] as I mentioned.

[8:08:18] So that's blocks 31 and 32 along the west lot line.

[8:08:24] One block to accommodate a stormwater management pond.

[8:08:27] Five blocks for environmental protection purposes.

[8:08:29] So that's for the wetlands and their buffers.

[8:08:33] Three blocks for open space purposes and two public streets.

[8:08:38] An open house was held on July 7th, 2026.

[8:08:41] No members of the public were in attendance.

[8:08:44] Written comments were submitted by one member of the public

[8:08:46] concerning traffic conflicts on McLeod Road

[8:08:48] at the Petro Canada driveway.

[8:08:50] Transportation services staff have been in contact

[8:08:53] with the resident and will review to determine

[8:08:55] if additional measures or modifications to the median

[8:08:57] are warranted at a future date.

[8:08:59] However, it's noted that this is an existing issue

[8:09:02] and is outside of the scope of the development application.

[8:09:05] Niagara Peninsula Energy Inc. also submitted

[8:09:08] written comments on August 5th,

[8:09:09] and these comments will be addressed through conditions

[8:09:12] of draft plan approval requiring warning clauses

[8:09:14] with respect to lighting and noise.

[8:09:16] It is also noted that a class four area noise classification

[8:09:19] is recommended to address sound level exceedances

[8:09:22] resulting from Niagara Peninsula Energy Inc. and Costco.

[8:09:25] By recognizing the continued operation

[8:09:27] of existing noise generating facilities,

[8:09:30] the class four area classification helps reduce potential

[8:09:32] operational constraints on these facilities

[8:09:35] while supporting compatible redevelopment

[8:09:37] and intensification objectives.

[8:09:39] This approach is consistent

[8:09:40] with other recent development approvals in the area,

[8:09:43] specifically 7302 Kalar Road and 7449 Montrose Road.

[8:09:52] Subject to the fulfillment of the conditions contained

[8:09:54] in Schedule A and the modifications detailed

[8:09:56] in the staff report,

[8:09:57] the following zoning by-law amendment and draft plan

[8:09:59] and subdivision applications are recommended

[8:10:01] for the reasons listed below.

[8:10:04] So the proposed development satisfies matters

[8:10:05] of provincial interest as outlined

[8:10:07] in Section 2 of the Planning Act.

[8:10:08] The proposed development will conform to provincial,

[8:10:10] regional and city policies.

[8:10:12] The proposed development is anticipated to be compatible

[8:10:14] with surrounding land uses subject to the classification

[8:10:17] of the subject lands as a class four noise area.

[8:10:20] And the implementation of the recommended

[8:10:21] noise control measures and warning clauses.

[8:10:24] The proposed development will exceed

[8:10:25] the minimum density target of 50 residents and jobs

[8:10:28] per hectare for the designated greenfield area.

[8:10:31] No adverse effects on the natural heritage features

[8:10:34] and their associated functions are expected

[8:10:36] as a result of the proposed development.

[8:10:38] And in some cases, positive outcomes are predicted.

[8:10:41] The proposed development will maintain the hydrology

[8:10:44] of wetlands at a quantity and quality

[8:10:45] that will ensure the long-term preservation of the wetland.

[8:10:48] And again there are conditions of draft plan approval

[8:10:51] to address that.

[8:10:52] The existing transportation infrastructure

[8:10:54] and municipal services can accommodate

[8:10:55] the proposed development.

[8:10:57] The proposed site specific zoning amendments are appropriate

[8:11:00] for the area and will facilitate an efficient use of land

[8:11:03] in a compact built form.

[8:11:04] And the proposed development will address the concerns

[8:11:06] that were raised by Niagara Peninsula Energy Inc.

[8:11:10] In summary, staff recommend that council approve

[8:11:12] the zoning by-law amendment

[8:11:13] subject to the regulations and modifications

[8:11:15] detailed in the staff report.

[8:11:17] It's recommended that council approve

[8:11:18] the draft plan of subdivision subject to the conditions

[8:11:21] contained in Schedule A of the report.

[8:11:23] That council grant draft plan subdivision approval

[8:11:26] for three years.

[8:11:27] That council authorize the mayor or designate

[8:11:29] to sign the draft plan of subdivision

[8:11:30] and execute the subdivision agreement.

[8:11:33] That council approve the classification of the subject lands

[8:11:35] as a class four noise area

[8:11:37] pursuant to the Ministry of the Environment,

[8:11:39] noise guidelines NPC-300.

[8:11:43] And that council delegate authority to the general manager

[8:11:46] of planning, building and development to approve

[8:11:48] the implementing by-laws at a future delegated meeting.

[8:11:50] Thank you.

[8:11:51] - Okay. Thank you very much. Any questions for Ms. Ceci?

[8:11:54] We've got Councillor Lococo.

[8:11:56] - Thank you, Mr. Mayor.

[8:11:57] If we could go to page 39 and 40 of the report.

[8:12:05] I had a question regarding appendix three, the map.

[8:12:08] I noticed on there that Warren Creek is not on there.

[8:12:13] A resident brought that to my attention

[8:12:15] and stated that it should be on there.

[8:12:18] - [Jim] Okay.

[8:12:19] - So so on page 39 and 40, it's not there.

[8:12:22] And then when you get to page 40,

[8:12:26] when changing Warren Creek from where it was

[8:12:29] to where you want to move it, is that the squiggly line

[8:12:32] that goes all the way around and then down?

[8:12:35] Is that the new Warren Creek?

[8:12:37] - That's correct.

[8:12:38] So on page 40, block 32 and 31,

[8:12:43] so 31's on the south side of street A.

[8:12:45] 32 is on the north side.

[8:12:47] Yeah, that would be the two blocks accommodating the creek.

[8:12:50] And the zoning schedule, that L-shaped kind of in the top

[8:12:56] and the northwest corner would be representative

[8:12:59] of the 30 meter wide channel

[8:13:01] that would accommodate the creek and its floodplain.

[8:13:04] Thank you.

[8:13:05] - I've never seen a creek go like that.

[8:13:08] I don't understand that.

[8:13:09] I'm not a geologist or I don't get that, but anyway.

[8:13:14] Am I understanding this class four noise area?

[8:13:17] We've been talking about industrial, a lot of noise.

[8:13:19] So this is not a class four building.

[8:13:22] This is a class four area. And if we designate.

[8:13:25] Right now, they wouldn't be able to build this

[8:13:28] because there not a level of noise.

[8:13:31] But if we designate a class four noise area,

[8:13:35] then the development can happen,

[8:13:36] through the mayor to Ms. Ceci. Is that correct?

[8:13:38] - Through to the Councillor.

[8:13:39] So they could proceed with the development

[8:13:42] if they were to explore other mitigation measures.

[8:13:45] So one of them was a 4.4 meter high barrier

[8:13:49] along the rear yards of any of the units

[8:13:51] that would be backing onto Niagara Peninsula Energy Inc.

[8:13:54] But thinking from a livability perspective,

[8:13:58] that would be quite you know, onerous for a landowner

[8:14:01] to have that in their backyard.

[8:14:03] And also recognizing that this provides some flexibility

[8:14:06] to Niagara Peninsula Energy Inc.

[8:14:08] Should their operations expand.

[8:14:10] In terms of Costco, because that's another one

[8:14:12] of the stationary sources that are impacting the site.

[8:14:15] They could design that those couple of end units

[8:14:18] with appropriate noise barriers

[8:14:19] for their outdoor living areas

[8:14:21] and use upgraded building components and treatments

[8:14:24] to mitigate the noise.

[8:14:26] But again, the class four designation

[8:14:28] allows for that flexibility for the noise.

[8:14:31] So there's a few areas where it would help address

[8:14:34] Costco and then particularly the noise

[8:14:37] that's being generated by Niagara Peninsula Energy.

[8:14:39] - Okay. Thank you.

[8:14:40] I'm just concerned and I've had a couple of comments

[8:14:42] that we're now naming it a new noise area

[8:14:46] because there's going to be noise and now that's acceptable.

[8:14:50] That's where I'm going, from industry.

[8:14:54] - Through you to the Councillor.

[8:14:55] So NPC-300 does allow for the noise classifications

[8:15:01] to be elevated to the class four area if it's demonstrated

[8:15:05] that it's appropriate.

[8:15:06] And in this case, staff are of the opinion

[8:15:08] that it is given the scale and nature of those facilities.

[8:15:12] And also recognizing that in one of the comments

[8:15:14] we heard from Niagara Peninsula Energy Inc.

[8:15:16] Was that they do have emergency operations at times.

[8:15:19] And those aren't captured under NPC-300,

[8:15:22] but this again you know, brings that to the attention

[8:15:25] of residents in terms of those elevated noise exceedances

[8:15:29] due to their operations.

[8:15:30] So we feel that there's the provincial guidance

[8:15:34] that allows for it.

[8:15:35] Like I mentioned, there are other properties in the area

[8:15:37] where this has been the route,

[8:15:39] specifically 7302 Kalar Road, which is just directly north

[8:15:42] of Niagara Peninsula Energy Inc.

[8:15:44] I believe that was approved by council last year

[8:15:47] as a class four noise area.

[8:15:49] So this is mirroring that approach.

[8:15:51] And again, then is also addressing

[8:15:54] some of the stationary noise sources from Costco as well.

[8:15:56] - Okay, regarding the parkland dedication,

[8:16:00] there's all of those blocks,

[8:16:02] but then municipal work says

[8:16:04] that there will be additional operational needs.

[8:16:07] So are we taking the park or are we not taking the park?

[8:16:10] - Through you to the Councillor.

[8:16:11] So the operational needs was with respect

[8:16:13] to taking the EPA lands, the environmental protection areas.

[8:16:18] We are not taking physical parkland through this.

[8:16:22] There was a small parquette on the south side of street A

[8:16:25] towards Pin Oak that was proposed at one point.

[8:16:28] And that's through the description described

[8:16:30] that we want just essentially a block connection

[8:16:33] to the EPA lands there.

[8:16:36] But that the rest of that be reserved for residential use,

[8:16:40] just because functionally that small parquette

[8:16:42] wouldn't serve you know, a purpose

[8:16:48] from a parkland standpoint.

[8:16:49] And there are a lot of parks in this area

[8:16:51] as was mentioned in the report.

[8:16:53] So that they feel that parkland dedication

[8:16:55] isn't required here.

[8:16:58] And so we're re-lotting some of the subdivision

[8:17:00] in that respect.

[8:17:02] - Okay, regarding the hydrological contribution

[8:17:07] to the southern wetlands, what's going to happen

[8:17:09] to the wetland if it's minimizing the split drainage?

[8:17:16] Are we sure that this is going to work?

[8:17:19] - Through you to the Councillor.

[8:17:20] So there is additional study work

[8:17:22] that the Conservation Authority has acknowledged

[8:17:25] that needs to be completed.

[8:17:26] And that's in their conditions of draft plan approval,

[8:17:28] that the applicant's going to do this updated study work

[8:17:32] to make sure that the hydrology is maintained

[8:17:36] and that those wetlands are being fed appropriately

[8:17:38] from those hydrologic sources.

[8:17:40] So that's something that's still being assessed

[8:17:43] and we're accepting that in the conditions

[8:17:45] of draft plan approval.

[8:17:47] - Okay. Thank you.

[8:17:48] I have a ton of environmental questions

[8:17:50] and I'm already over five minutes,

[8:17:51] so I'm going to have to sit down.

[8:17:53] - Okay, sometimes good to send them in advance

[8:17:55] and then you get your answers ahead of time.

[8:17:58] - We had a 2,500 page agenda

[8:18:01] and I was reading up until late last night.

[8:18:03] So it's really hard to get in contact

[8:18:05] with staff over the weekend.

[8:18:06] - I always suggest if you do that,

[8:18:08] write them out, put them in an email.

[8:18:09] You have a better chance of getting response.

[8:18:12] - Well, usually I do, Mr. Mayor.

[8:18:14] Usually I do and staff can attest to that,

[8:18:16] but there was just so much and some of the stuff

[8:18:18] didn't get put on till Friday night after five o'clock.

[8:18:21] Some things didn't get put on until today or yesterday.

[8:18:23] It's really hard as a councillor to stay on top of this.

[8:18:26] - I know. It is. Any other questions of other Councillors?

[8:18:31] Yes, Councillor Nieuwesteeg.

[8:18:33] - I have one.

[8:18:34] However, my computer's not working,

[8:18:36] so I'm going back on notes.

[8:18:38] In it, it had made a comment that the region and the city

[8:18:40] would be working together for servicing structure

[8:18:44] in place to accommodate the development in the interim

[8:18:46] before the new Niagara South wastewater plant is in service.

[8:18:50] What guarantee do we have that this will be in place?

[8:18:55] - Through you to the Councillor.

[8:18:56] So typical conditions from the region

[8:18:59] are about servicing allocation.

[8:19:00] So they want to make sure they're not making a commitment

[8:19:02] for servicing room until a draft plan,

[8:19:05] a subdivision is actually registered.

[8:19:07] So those are the conditions that you're seeing

[8:19:09] in terms of the timing and the infrastructure upgrades

[8:19:14] that are eventually going to be proposed.

[8:19:16] - So we don't have to worry about this as. Okay. Thank you.

[8:19:20] - Okay, if there's no other questions,

[8:19:23] members of the public are advised that failure

[8:19:25] to make an oral or written submission at this public meeting

[8:19:29] will result in the Ontario Land Tribunal

[8:19:32] dismissing any referrals that it receives.

[8:19:33] Failure to make a notification of the city clerk

[8:19:37] to preserve their opportunity to an appeal

[8:19:38] will result in staff rejecting an appeal

[8:19:40] as for section 3419 of the Planning Act.

[8:19:44] Council will now hear from anyone other than the applicant

[8:19:46] who wishes to speak to the proposed plan

[8:19:49] and by-law amendment.

[8:19:51] Mr. Clerk, do we have anyone pre-registered for this?

[8:19:53] We do not. Okay. So now we go to the gallery.

[8:19:55] So if you'd like to step forward,

[8:19:57] anyone that would like to speak to this matter,

[8:19:59] you can come forward.

[8:20:00] And is there anyone else that wants to speak to this matter?

[8:20:05] Okay. So you've got up to five minutes.

[8:20:07] And if you can just state your name and your address,

[8:20:09] and then you can ask your questions.

[8:20:10] - My name's Brad Pine, 4900 St. Clair Avenue.

[8:20:15] This might be extraordinary,

[8:20:17] but may I proxy my five minutes

[8:20:20] as I have environmental concerns?

[8:20:22] May I proxy my five minutes to Mrs. Lococo?

[8:20:26] - [Jim] I go to our clerk for a ruling.

[8:20:29] - I have environmental concerns, so I am requesting it.

[8:20:33] - That does not exist within the city's

[8:20:36] or within council's procedural by-law.

[8:20:38] - So we can do it? - So it's the will of council.

[8:20:41] - Okay.

[8:20:42] - Just doesn't currently exist

[8:20:43] as part of our procedural by-laws.

[8:20:45] - Mrs. Lococo could you pass me

[8:20:46] your environmental things to, no?

[8:20:50] (Lori speaking faintly)

[8:20:51] Okay.

[8:20:52] - Appreciate the effort on the gesture.

[8:20:54] - May the luck of the Irish be with you.

[8:20:56] - Thank you. And with you as well.

[8:20:58] - [Brad] Thank you.

[8:21:00] - Slantia.

[8:21:01] Is there anyone else who wishes to address council

[8:21:03] on this matter?

[8:21:05] Okay, seeing none, council will now hear from the applicant

[8:21:08] or his or her representative.

[8:21:16] - Mr. Mayor, members of council, staff, public,

[8:21:19] my name is Peter Diulio.

[8:21:21] I'm a registered professional planner

[8:21:23] with Metropolitan Consulting, Inc.

[8:21:25] Representing Alinea Land Corporation.

[8:21:27] I'm just here to say we concur with staff's report

[8:21:29] and recommendations and wish to move forward

[8:21:32] with this project.

[8:21:34] - Any questions for Mr. Diulio?

[8:21:37] - Diulio, yes.

[8:21:38] - Diulio, of council?

[8:21:40] Did you have any questions, Councillor Lococo? Yes?

[8:21:44] You can backdoor the questions.

[8:21:46] - I was thinking of that one.

[8:21:49] Staff said that it can't be supported some of the requests

[8:21:54] that you have because of elimination in the minimum

[8:21:56] landscape open space area when coupled with the elimination

[8:21:59] of the maximum lot coverage.

[8:22:01] Where do we stand on the proposal then

[8:22:03] if they can't support that?

[8:22:05] - [Jim] Are you asking them? - Yes.

[8:22:07] - Sorry. Through you, Mr. Mayor.

[8:22:09] We're supporting all of staff's recommendations.

[8:22:12] So when the draft by-law comes forward,

[8:22:14] that request of ours will not be there

[8:22:16] and it'll just go with the regular by-law provision.

[8:22:19] - Okay, it also talked about

[8:22:21] that there's a zero meter buffer in one location

[8:22:24] and the average minimum buffer is 10 meters throughout.

[8:22:27] If the EPA blocks is not large enough

[8:22:31] to accommodate the 100 year floodplain,

[8:22:33] which we keep on hearing about rain,

[8:22:35] or the wetland buffers,

[8:22:37] the draft sub plan subdivision will need to be redlined.

[8:22:40] Can that please be explained to me about redlining

[8:22:42] and what that means in the development process?

[8:22:47] - Well, I don't know who would answer that question.

[8:22:49] Redlining, I don't know if that Ms. Ceci or Ms. Dolch,

[8:22:52] or Mr. Diulio.

[8:22:56] - Through you to the Councillor.

[8:22:57] So as they're working to clear their conditions

[8:23:00] of draft plan approval, which would include the additional

[8:23:02] study work to demonstrate the appropriateness of the buffers

[8:23:05] if it's identified that that buffer isn't appropriate there

[8:23:09] or in other locations,

[8:23:11] then they'll be able to work with staff to identify

[8:23:14] the appropriate location and essentially

[8:23:16] make that block smaller in terms of the residential ones,

[8:23:19] making the EPA block larger.

[8:23:21] So that's something we're looking for

[8:23:23] as part of that recommendation

[8:23:25] is that we'd have that flexibility

[8:23:26] to work with the applicant to make that modification.

[8:23:29] And that's something similar to what was done in Riverfront

[8:23:32] as well in terms of modifying those buffers to become larger

[8:23:35] if the study work demonstrates that that's necessary.

[8:23:39] - Thank you.

[8:23:40] Going back to the industrial, the noise level,

[8:23:43] the class four, what is going to happen about a complaint

[8:23:47] to the MOE again?

[8:23:48] We're back to the industrial

[8:23:50] and we have different industrial around there.

[8:23:57] They're working with staff,

[8:23:58] but again, if there's a complaint made to the MOE,

[8:24:01] where does that leave the residents?

[8:24:04] - Sorry, through you Mr. Mayor,

[8:24:05] similar to what Mackenzie said

[8:24:07] with the previous application.

[8:24:09] I mean, the MOE processes are still in play.

[8:24:12] We're hoping, given the nature of the operation

[8:24:15] of Niagara Peninsula, it's not like a standard industry.

[8:24:18] I mean, they're not manufacturing anything there.

[8:24:21] Yes, they are on call for 24 hours

[8:24:23] and may have to go on an emergency

[8:24:25] in the middle of the night.

[8:24:26] But I mean, they have trucks, they have equipment out there

[8:24:29] and it's really a storage yard.

[8:24:32] I mean, they have buildings for maintenance

[8:24:33] and what have you.

[8:24:34] So I'm assuming that the normal process would be in place

[8:24:38] for complaints to the Ministry of Environment.

[8:24:42] - Okay, same concerns again about secondary owners,

[8:24:45] even if there was on the clauses.

[8:24:48] Let me see if I can get a couple other in here.

[8:24:59] How is Warren Creek going to be monitored?

[8:25:02] Who's responsible to monitor it after it's been changed

[8:25:05] to the little squiggly all going all across?

[8:25:08] How long and how often is it going to be monitored

[8:25:10] to see that it's actually running the way

[8:25:14] it's supposed to be.

[8:25:15] - Sorry, I just want through Mr. Mayor,

[8:25:17] In terms of the squiggly lines,

[8:25:18] that's just representational.

[8:25:21] Typically, it's a meander. I mean, it's not that tight.

[8:25:24] We didn't just want to just show a straight line.

[8:25:25] Oh, here's the water.

[8:25:26] But typically you design it so it meanders.

[8:25:29] And now mind you, the parks, people have asked

[8:25:32] for a path on one side.

[8:25:33] So, you know, it might stay more to the north

[8:25:36] and the west side and the path would be on the inside.

[8:25:39] So yeah, that's just

[8:25:41] - Okay, well, we will replace squiggly with meander.

[8:25:44] I've just never seen something like that and.

[8:25:46] - [Jim] You want to add to that Ms. Ceci?

[8:25:48] - Yeah, just to address the Councillor's comment

[8:25:50] about the monitoring.

[8:25:51] So part of the condition from the conservation authority

[8:25:54] is submission of a monitoring plan.

[8:25:56] So what they'll be requesting is securities

[8:25:59] and this plan essentially outlining you know,

[8:26:03] to the satisfaction of their staff,

[8:26:06] how the wetland compensation will be monitored

[8:26:09] and in terms of that channel realignment

[8:26:12] and the success of that.

[8:26:13] So they'll have that monitoring plan

[8:26:15] and those securities in place for,

[8:26:17] they said a minimum of five years.

[8:26:19] - Five years. Okay. Thank you.

[8:26:19] And last question I'll squeeze in.

[8:26:23] Oh, I just lost it.

[8:26:29] I'll think about it. I have one more quick question.

[8:26:31] I can't remember.

[8:26:34] - [Jim] Okay. We still have 15 seconds if you can find it.

[8:26:37] - My brain's not working that fast right now.

[8:26:41] Oh, yes, with all of these amendments and adjustments,

[8:26:46] is this application maybe too premature at this point

[8:26:49] because we're adjusting this, adjusting that,

[8:26:51] putting hold clauses?

[8:26:53] Is this too premature?

[8:26:55] - [Jim] Well, we'll go to our staff.

[8:26:56] The recommendations to approve.

[8:26:58] So I don't know who would address that.

[8:27:00] Ms. Ceci or Ms. Dolch?

[8:27:01] Whoever wants to, don't rush to the mic.

[8:27:05] - So I'll start and if Ms. Ceci wants to add in.

[8:27:09] They've done all their due diligence

[8:27:11] in terms of all the environmental work.

[8:27:16] Obviously, if we had maybe another council meeting,

[8:27:18] we may have held it a little bit,

[8:27:20] but in this case we felt satisfied

[8:27:23] that the environmental work was done.

[8:27:25] We met with the NPCA.

[8:27:27] The NPCA had a number of conditions as well

[8:27:30] and felt it could go forward

[8:27:31] because they felt generally satisfied

[8:27:33] with what they were proposing.

[8:27:34] There's a lot of information just more double checking

[8:27:39] than anything left at this point.

[8:27:41] So we have it detailed in conditions as Ms. Ceci said.

[8:27:44] - Thank you very much.

[8:27:46] - Okay, great. Any other questions?

[8:27:49] I think we're good. Thank you, sir.

[8:27:52] The public meeting with respect to the proposed draft plan

[8:27:55] of subdivision and zoning by-law amendment is now concluded.

[8:27:59] What's the will? Councillor Kerrio moves it. Second?

[8:28:03] Seconds it by Councillor Strange.

[8:28:05] If there's no further discussion, we'll call that vote.

[8:28:07] All those in favor. Okay. And that's unanimous.

[8:28:10] Thank you very much. Thank you, gentlemen.

[8:28:24] All right, Mr. Clerk, if you'd please introduce

[8:28:26] the next item on the agenda.

[8:28:34] - A public meeting is now being convened

[8:28:35] to consider a proposed official plan

[8:28:38] and zoning by-law amendments

[8:28:39] for the Northwest Secondary Plan.

[8:28:42] In accordance with Bill 185, the minister or the applicant

[8:28:46] or a specified person, public body,

[8:28:47] or registered owner of any land

[8:28:49] to which the official plan amendment by-law will apply,

[8:28:52] who made oral submissions at a public meeting

[8:28:54] or written submissions at city council prior to the adoption

[8:28:57] of the official plan amendment and/or passage

[8:28:59] of the by-law may appeal the EOP

[8:29:02] or the by-law to the Ontario Land Tribunal.

[8:29:04] Third party appeals are no longer permitted.

[8:29:08] And anyone who wants further notice shall leave their name

[8:29:10] on the sign-in sheets located just outside council chamber.

[8:29:14] - Thank you, Mr. Clerk.

[8:29:15] And I'll call on Chris Millar,

[8:29:16] Senior Project Manager Secondary Plans

[8:29:19] to explain the purpose and the reason

[8:29:21] for the proposed amendments.

[8:29:23] - Hello, good afternoon Mayor, council,

[8:29:26] members of the public and anyone watching at home.

[8:29:30] I know you have a big agenda,

[8:29:32] so I'm going to try and get swiftly through this.

[8:29:36] So yes Northwest secondary plan.

[8:29:41] Where is it? Let me do this one.

[8:29:46] Okay, so the subject lands,

[8:29:47] I'm sure everybody in this room is aware of what this is.

[8:29:49] This is Mountain Road, Kalar Road,

[8:29:52] south end of the Hydro Corridor over the QEW

[8:29:53] in the Montrose Road area.

[8:29:55] It's both just under 100 hectares,

[8:29:57] 95 and change 236 acres,

[8:30:00] there's 13 parcels in there of 10 different owners.

[8:30:04] The secondary plan, you know, what it is,

[8:30:07] is intends to...

[8:30:08] It's really a long-term plan.

[8:30:10] You know, it's meant to guide development

[8:30:12] for the next few decades.

[8:30:13] It proactively addresses the need.

[8:30:15] So, you know, the need was established when these lands

[8:30:18] were brought in by the region in 2022

[8:30:20] because you needed more greenfield

[8:30:22] for your future development in 2051.

[8:30:24] So land use you know, it's arranged in a manner

[8:30:28] as complete community principles and it helps

[8:30:34] with having something like this in place

[8:30:36] that helps with the capital planning,

[8:30:37] so we know what we have to do,

[8:30:38] and it also helps with the financial planning, so.

[8:30:41] And it's delivered in the form

[8:30:42] of an official plan amendment and inserted into,

[8:30:46] in this case here,

[8:30:47] we're amending the existing official plan,

[8:30:48] so it's going to be an amendment

[8:30:49] to the existing official plan.

[8:30:51] So when we started all of this,

[8:30:52] we had a community focus group established.

[8:30:55] The community focus group had developed this

[8:30:58] we'll call it the aspirational vision statement.

[8:31:01] The Northwest community accommodates people of all ages,

[8:31:03] abilities, and through a mix of land use and housing.

[8:31:07] It has a connected and convenient system

[8:31:09] of complete streets, pathways, access to natural areas

[8:31:13] and recreational areas within and outside of the community.

[8:31:16] Is planned and designed to anticipate the evolving needs

[8:31:19] of those who live, work and play within the neighborhood.

[8:31:23] You know, the principles of this plan is a compact,

[8:31:26] this is going to be a compact community.

[8:31:28] It's a compact built form with principled urban design.

[8:31:32] Protect the critical pieces of the environment there

[8:31:35] with protection for the woodlot, to Ten-Mile-Creek

[8:31:38] in key locations for the amenities of the community.

[8:31:42] So you know, centralized in my view.

[8:31:46] A wide range of housing choices and densities

[8:31:48] that progress from the mixed use areas

[8:31:50] up at the northwest corner and along Mountain Road

[8:31:52] as it progresses down through the medium and down to the low

[8:31:55] as it gets towards the Hydro Corridor and then Mount Carmel.

[8:31:59] A strong collector road network and a strong AT network.

[8:32:03] I'm going to try and slip through this one here.

[8:32:06] It was brought in the urban areas I said, 2022.

[8:32:09] Both the region and the city required secondary plans

[8:32:12] to be done, so they were started.

[8:32:15] This took a three phase approach,

[8:32:17] existing conditions, some option development,

[8:32:20] and then of course the policy plan,

[8:32:21] which you're going to be asked to recommendation

[8:32:25] for approval.

[8:32:27] So the engagement, like I mentioned,

[8:32:29] we had a community focus group out of the gate.

[8:32:31] We had three meetings with that focus group.

[8:32:32] We did a visioning some charrette work,

[8:32:34] and they digested and sent feedback on the two option plans

[8:32:39] that the council looked at back in September of last year.

[8:32:42] And so we met with the public.

[8:32:46] I have a public open door.

[8:32:47] You call me, I'm going to call you.

[8:32:49] You email me, I'm going to email you.

[8:32:50] So I've been wide open to the public the whole way.

[8:32:53] You know, the owners of the plan, they're all aware.

[8:32:57] Some have been active, some have not.

[8:32:59] But I've always been responsive to them

[8:33:02] in whenever they've called or wanted to meet.

[8:33:05] Key agencies in, you know, that I've had consultation with

[8:33:08] or communicated with over the course of this

[8:33:11] include the Niagara region and NPCA, Niagara Parks,

[8:33:14] or the Niagara Escarpment Commission, sorry.

[8:33:16] MTO, Hydro One, Mississaugas of the Credit

[8:33:18] to the First Nation, Six Nations, and the two boards.

[8:33:24] And municipal works have been key in this and helping with,

[8:33:28] you know, commenting on some of the study work

[8:33:31] that's come back from the consultants

[8:33:33] and worked with park staff on making sure that were

[8:33:36] or keeping our eye on what they were after.

[8:33:40] You know, the background studies,

[8:33:41] we had a TIA done, transportation impact study

[8:33:45] and basically that's taking a benchmark

[8:33:48] of what's happening out and around these roads right now.

[8:33:49] And after development's happening,

[8:33:51] when you need to do improvements, you know,

[8:33:53] how much of these things are going to cost

[8:33:55] and ultimately at 2051 or when this thing builds out,

[8:33:58] what's this going to look like?

[8:34:00] You know, how many lanes, where the intersections,

[8:34:01] those types of things.

[8:34:04] Functional servicing, similar approach.

[8:34:05] What's out there today? Nothing obviously as far as service.

[8:34:08] Well, I shouldn't say that there's water mains.

[8:34:10] But the you know, where they need to connect

[8:34:12] or where they're going to service this.

[8:34:14] The most feasible way to make this community come online

[8:34:16] with the core service of water sanitary and storm sewers.

[8:34:25] Looping the water mains is important.

[8:34:27] This will need a pumping station and a force main.

[8:34:31] Those are probably the big pieces of this

[8:34:33] as a community to service these lands.

[8:34:37] So subwatershed study,

[8:34:40] obviously taking stock of the environment,

[8:34:41] what's out there, all the botany, the ecological,

[8:34:46] the botanical inventories, the hydrological function,

[8:34:50] even the hydro G,

[8:34:51] like the water, groundwaters.

[8:34:54] You know, that stuff was all documented and continues to be,

[8:34:59] I'm going to say core pieces.

[8:35:01] And that's reflected in the designations

[8:35:04] that I put forward in the plan.

[8:35:06] It's basically done in similar,

[8:35:08] but it didn't keep pace with the other studies

[8:35:10] because the subwatershed studies, they take seasons.

[8:35:14] Like we have to get through the spring, summer, winter.

[8:35:17] They get out there to do their inventories

[8:35:19] and looking at things at the different points

[8:35:20] of the various seasons.

[8:35:23] Andy comes across and makes some recommendations.

[8:35:26] During the draft, delivery of that draft you know,

[8:35:29] staff had some questions and concerns, I guess,

[8:35:33] and we felt that we needed some additional eyes on this.

[8:35:37] So we did do a peer review and the peer review did come back

[8:35:40] with an alternate sort of approach

[8:35:42] of what really was like identified as wetland

[8:35:48] or some woodlands or any other type of things.

[8:35:51] There was one professional opinion

[8:35:53] and a second professional opinion that was varied.

[8:35:55] So that kind of led us to putting in place a screening.

[8:35:59] So on the second schedule

[8:36:01] of the official plan amendment here,

[8:36:02] or the secondary plan amendment AA, A, I think it is.

[8:36:07] There's some screening below the central wood lot

[8:36:09] and there's some screening on the north of Montrose

[8:36:13] along the east side of Regency's property.

[8:36:17] Those are identifying that you guys

[8:36:20] are going to have to do some very detailed work

[8:36:22] and come up with the answers of where or if

[8:36:25] any environmental that would be added

[8:36:28] to the ECA designation.

[8:36:31] So that's where we're at with that one.

[8:36:35] Land use compatibility.

[8:36:36] I'm happy to tell council that there really, you know,

[8:36:38] isn't any industrial that's going to be affected

[8:36:42] by this community coming online.

[8:36:44] We have two class two facilities

[8:36:48] that were identified within even a thousand meters of this.

[8:36:52] One 700 meters away, Guald, the nursery.

[8:36:55] Not an issue when you're dealing with class twos.

[8:36:58] 300 is the minimum distance,

[8:36:59] usually 70 meters of minimum separation.

[8:37:02] So that was one.

[8:37:03] And the other one is Commercial plaza down

[8:37:04] at Thorold Stone Road, Montrose.

[8:37:05] As you can tell, not an issue.

[8:37:07] It's completely built up there with houses.

[8:37:09] So why would it even be an impact here?

[8:37:13] They did have some recommendations for.

[8:37:15] Later on in the studies of the kind of things

[8:37:17] you were dealing with tonight when you get the applications

[8:37:19] in, you know, noise and things like that

[8:37:22] of the actual applications themselves.

[8:37:24] They have to wait for them to come in

[8:37:25] to see what you're actually dealing with.

[8:37:27] As far as fiscal impact, which was another study

[8:37:29] that was done.

[8:37:30] At the end of all of this,

[8:37:32] at the end, everything's built.

[8:37:33] You're looking at about six million,

[8:37:36] 6.8 million dollars in assessment.

[8:37:38] It worked out to be about like 805 per person

[8:37:42] in the six or 7,000 people that are going to,

[8:37:45] 8,000 people that are going to be jobs and people

[8:37:46] in this community.

[8:37:51] It was almost the wash.

[8:37:51] I think the term in the fiscal impact study

[8:37:54] was that this is generally revenue neutral.

[8:37:57] So that's a good thing.

[8:37:59] So just a quick, now we get into some imagery

[8:38:01] and stuff like that, but just quickly,

[8:38:04] those two options were what I came out with last year.

[8:38:08] And we took those to the public, heard comments.

[8:38:12] I took them and I distilled them into one of the,

[8:38:15] calling the preferred land use option

[8:38:18] or the preferred land use plan.

[8:38:19] That was brought to council back in September of last year.

[8:38:22] Council endorsed that.

[8:38:23] And the reason they did that was that I needed a plan

[8:38:25] to put to our consultants to say,

[8:38:27] okay guys, this is what you need to study

[8:38:29] and come back with all your numbers and all your,

[8:38:31] you know, what are we going to need for servicing and pipes

[8:38:33] and things like that.

[8:38:35] So that was the basis of the,

[8:38:39] I'll call it all the study work, phase three study work.

[8:38:43] Then we had drafted the draft,

[8:38:45] we put a draft secondary plan together,

[8:38:47] draft zoning together,

[8:38:48] and we took that to the public on April 1st.

[8:38:50] And that was at Gale Centre,

[8:38:52] and I would say that was very well attended.

[8:38:55] You know, that we had probably 100, 110 people out there.

[8:38:59] So, you know, after that meeting, we received comments

[8:39:02] from a number of submissions.

[8:39:04] They're all documented in appendix five to the report.

[8:39:06] And then there were some modifications that I was asked

[8:39:11] to look at and, you know, I did make some changes.

[8:39:14] They're minor changes. I feel they're minor changes.

[8:39:17] But you know, a lot of them were from actually people

[8:39:21] I'm expecting you'll hear from here tonight

[8:39:23] after I finished.

[8:39:25] But I felt that they were accommodated.

[8:39:28] And these arrows here are just meant to illustrate

[8:39:30] what things kind of changed.

[8:39:32] So I'm not sure.

[8:39:33] I think you can get the picture of the areas of change.

[8:39:36] If there's any questions after this please feel free to ask.

[8:39:41] You know, the amendment itself, the official plan amendment

[8:39:44] requires a little bit more than just,

[8:39:46] here's a plan, put it in.

[8:39:47] Our existing official plan has a bunch of maps in it.

[8:39:50] Those maps are outdated. I'll call that.

[8:39:52] They need to be updated because they didn't show

[8:39:55] the urban area boundary even being in.

[8:39:58] So these are referred to as, I'll call these housekeeping.

[8:40:01] This is just some of the maps in the existing official plan

[8:40:04] that have to be updated because we're doing this

[8:40:05] and these lands are brought into the urban area.

[8:40:08] And Schedule A has got to change, A1, A2, B, D,

[8:40:12] and the two appendices, C and D.

[8:40:17] So this is the land use plan that's Schedule A

[8:40:20] for the secondary plan that I'm asking council

[8:40:22] to consider approval.

[8:40:26] And with that, the next one would be the environmental,

[8:40:29] which showing these lands here.

[8:40:32] I think we have a silver maple mineral marsh

[8:40:37] and the hickory oak on the top right.

[8:40:41] There's some species of special concern.

[8:40:44] The avian peewee and there's some black gum tree,

[8:40:49] provincially rare and there's some buttonbush in there, so.

[8:40:52] But this schedule here is where you see the screening.

[8:40:55] So there's a screening up at the top.

[8:40:56] It's a little bit difficult to see here,

[8:40:58] but those areas will be studied further.

[8:41:00] And if there's anything there, if there is anything there

[8:41:02] that needs to be saved, then it will get added to the ECA.

[8:41:06] This is transportation plan.

[8:41:08] Shows the network of the collector roads,

[8:41:10] but active transportation.

[8:41:12] And you remember from, you know,

[8:41:13] the transportation master plan a few months back

[8:41:16] that the council approved that looking at having more

[8:41:19] active transportation in these roadways

[8:41:21] in boulevard trails were something

[8:41:23] that we want to do because we're hearing from the people

[8:41:24] that they don't want to be on the road

[8:41:26] with their bikes or anything like that.

[8:41:27] They want to be off the road.

[8:41:28] So if it's just off the road on the curb,

[8:41:31] getting a lot more use.

[8:41:35] So just visually here, just the yellow, the low density.

[8:41:38] This is the kind of thing that you might find

[8:41:39] in the low density is subdivisions.

[8:41:42] Townhouse, semis, singles.

[8:41:46] And the one on the left there really is a representation

[8:41:48] of what we're looking at maybe along the face

[8:41:50] of the QEW at Montrose Road.

[8:41:52] Instead of a noise wall,

[8:41:54] this is something that I would like to see.

[8:41:56] Is an urban design face put to that

[8:41:58] because the wall of these buildings here

[8:42:00] act as the noise wall.

[8:42:01] Why not put a face to the community?

[8:42:05] Here we have the medium density.

[8:42:07] That's where you're going to find stacked

[8:42:09] back-to-back town homes, maybe some block town homes

[8:42:12] or a four to six storey apartment buildings.

[8:42:15] This would be the purple area here is the mixed use.

[8:42:18] This is where you're going to find the highest densities,

[8:42:20] the highest heights, and ground floor commercial,

[8:42:22] second floor office type uses.

[8:42:24] So you know, that's sort of representative.

[8:42:27] So I've just tried to use these images

[8:42:30] as the kind of massing and things that you'd see.

[8:42:34] The park, the community park in the center of this plan

[8:42:37] you know, parks staff have maintained the need

[8:42:40] for this community park over the course of my work.

[8:42:43] Making sure that I'm staying tuned to it.

[8:42:46] It's centrally located there.

[8:42:49] They're looking for four hectares of usable park space.

[8:42:53] So that's represented in the plan. Sorry.

[8:42:58] And then we have the stormwater management.

[8:43:01] There's three ponds.

[8:43:02] There's going to be three catchment areas

[8:43:03] in a post development situation or scenario.

[8:43:05] And each are going to need a pond.

[8:43:07] They're down close to where the Ten,

[8:43:09] where they're going to settle.

[8:43:10] These are going to be wet ponds or plan to be wet ponds.

[8:43:13] So we'll have a permanent pool.

[8:43:14] So you're going to have like this nice aesthetic

[8:43:17] where you're going to have, you know, water,

[8:43:19] trees those types of things.

[8:43:21] And really controlling the water and the discharge

[8:43:25] will be into the Ten.

[8:43:27] The hydro corridor, speaking with them,

[8:43:30] they're on board for allowing us to do trails

[8:43:34] along the hydro corridor, which is great.

[8:43:36] Connect the community, get people around that whole cycle.

[8:43:38] Connect the southern community for that matter.

[8:43:42] But we of course need their approval, so

[8:43:43] But they've been good.

[8:43:46] The woodlots like I said, it's going to be designated ECA

[8:43:49] and zone DP, currently zoned agricultural in the case.

[8:43:53] So we're putting it into that protection.

[8:43:56] And this is just a schedule of the zoning by-law map.

[8:44:00] When we did the change from what you guys saw September

[8:44:04] of last year till the modifications that I did make

[8:44:07] to the plan to bring in here for you,

[8:44:10] one of the things that I did was try and make sure

[8:44:12] that I was balancing the population,

[8:44:14] unit yields and employment.

[8:44:17] I'm close. I'm only minus. There's difference of 37 units.

[8:44:22] A difference of 490 population and 190 more jobs,

[8:44:27] but jobs population.

[8:44:29] So 350 people really and 37 units. So it's pretty balanced.

[8:44:34] I wasn't just doing that on a whim.

[8:44:37] I did that work, calculated that work,

[8:44:39] but I wanted to be sure that it wasn't going to impact

[8:44:43] the transportation study work, the technical studies,

[8:44:46] and the servicing.

[8:44:50] So the pumping station, force mains

[8:44:52] and things of that nature.

[8:44:54] I wanted to make sure that these numbers

[8:44:56] were coming back balanced, but I put it to my engineers

[8:44:58] and said, "Hey, have I done a good job?

[8:45:00] Does this balance? Does this work?"

[8:45:02] And they put the...

[8:45:03] You see the addendums in the reports.

[8:45:06] Yes, you know, they can support that.

[8:45:08] And it's inconsequential.

[8:45:10] So just getting to the end here, folks,

[8:45:13] secondary plans a long-term plan.

[8:45:15] The plan is a step in the process.

[8:45:18] It provides next level planning to assist

[8:45:20] with capital and financial.

[8:45:22] It protects the natural features that we have identified.

[8:45:26] It has a broad mix of units.

[8:45:28] Community amenities and assets are optimally local,

[8:45:33] complementing one another in the central part of the plan.

[8:45:38] Core servicing, transportation, schematics

[8:45:41] have been modeled and demonstrated feasible.

[8:45:43] Additional studies will be required

[8:45:44] because we are dealing with the MTO and the region

[8:45:47] have a lot of stuff here.

[8:45:48] They have obviously the highway corridor

[8:45:49] and the on-ramp is a big concern for them for traffic.

[8:45:53] But the region actually owns a lot of the roads

[8:45:54] that are around this.

[8:45:55] I mean, the only thing the city owns is Kalar from Mountain

[8:45:57] down to the...

[8:45:59] When I say own, control is Kalar from Mountain

[8:46:03] down to the Hydro Corridor.

[8:46:07] And it gives the residents in the area

[8:46:10] an idea of what they should expect

[8:46:12] when things start to be built.

[8:46:14] So I'm looking for council's approval on that.

[8:46:16] So I can just leave this slide up,

[8:46:18] but I can start taking questions from council if you'd like.

[8:46:22] - [Jim] Okay, do you have any questions for Mr. Millar,

[8:46:24] from council.

[8:46:26] Sorry, okay, do we have any questions of Mr. Millar?

[8:46:31] Okay. Seeing none. Thank you, sir.

[8:46:35] Members of the public are advised that failure

[8:46:39] to make an oral or written submission at this public meeting

[8:46:43] could result in the Ontario Land Tribunal

[8:46:45] dismissing any referral that it receives.

[8:46:48] Council will hear from anyone other than the applicant

[8:46:51] who wishes to speak to the proposed amendments.

[8:46:54] Mr. Clerk, do we have anyone pre-registered?

[8:46:58] - Yes, Your Worship. There were a couple.

[8:47:00] Cheryl Sprung and Robert Loeffler.

[8:47:13] - Turn any of this on.

[8:47:14] - You can lower that whole podium if you like.

[8:47:16] The whole podium.

[8:47:17] There's a little button on the front there.

[8:47:18] - Is it on? - The other way.

[8:47:20] - Oh, okay.

[8:47:21] - And just state again, if you could,

[8:47:22] your name, your address,

[8:47:23] and then you'll have up to five minutes once you start.

[8:47:25] - Okay, Cheryl Sprung, 2600 Montrose Road, Unit three,

[8:47:30] Shady Oaks Park.

[8:47:32] - Oh yeah. Yep.

[8:47:32] - Okay. We purchased a home, moved it there in 2019.

[8:47:38] Didn't hear anything about this until?

[8:47:41] - 27th.

[8:47:42] - 27th of July.

[8:47:44] And we are shocked. Our house is currently up for sale.

[8:47:49] Pretty sure that it's not going to sell

[8:47:51] with this proposed plan,

[8:47:52] because obviously the land that we live on is leased land,

[8:47:58] and it's going to be taken in as part of the plan.

[8:48:02] We're kind of concerned that we're not going to sell

[8:48:06] because of what's coming down the pipe sometime

[8:48:09] in the near future or long-term future.

[8:48:11] - Who's responsible for compensation?

[8:48:14] - We want to know if there's going to be

[8:48:16] any kind of compensation made to us.

[8:48:18] Our house is on the market right now for 179,000.

[8:48:22] Our realtor has been advised now of the plan,

[8:48:25] and it's making it very difficult for him to sell our home.

[8:48:29] - And I'm sorry, how long ago did you say you moved in?

[8:48:31] - We moved there in 2019. - '19.

[8:48:34] - We brought the home there.

[8:48:35] It's a 2006 model.

[8:48:39] It has been all completely upgraded, refurbished inside.

[8:48:44] My husband's a general contractor.

[8:48:46] That's what he's done to the inside of the home.

[8:48:48] Some of the other places that are in there

[8:48:51] have mortgages on them.

[8:48:53] Some of them are worth probably $5,000.

[8:48:56] We cannot be put in the same category as everybody there.

[8:49:00] And we're hoping that we won't be.

[8:49:02] - Okay. And can it be moved? Can it be-

[8:49:04] - It could be,

[8:49:05] but there's a very difficult situation with that.

[8:49:07] Most parks where you can move them to,

[8:49:10] have a 20 year expiration date on the age of the home.

[8:49:14] - So it's 20 years old.

[8:49:15] - So if moving it, it's 20 years old now.

[8:49:17] It's a 2006 model.

[8:49:20] So moving it to somewhere else would be a very.

[8:49:23] It would be very difficult.

[8:49:24] - Okay, got it. - And it's also very difficult

[8:49:27] to find those places available nowadays

[8:49:30] - Any questions of our speakers from councillors?

[8:49:34] Sorry, I was kind of hogging the questions.

[8:49:36] Yep. Councillor Strange.

[8:49:37] - [Mike] Yeah. I'm just, so you live in like a mobile home?

[8:49:41] - It's a mobile home. - [Mike] A mobile home. Okay.

[8:49:43] - Correct. - [Mike] There's a bunch.

[8:49:46] - Yeah, there's 15 - Or 16.

[8:49:47] - 16 units there. - 16.

[8:49:49] - Plus a rental house.

[8:49:50] - And we've heard no discussion on what's to become

[8:49:53] of this park and the residents that live there.

[8:49:56] It's never been brought up.

[8:49:58] - The owner of the?

[8:49:59] - The owner of the property was supposedly,

[8:50:01] according to Mr. Millar's information that I read online,

[8:50:05] was supposed to make notice to anybody

[8:50:09] that's renting to more than seven or more people,

[8:50:12] which there's plenty more than seven living there.

[8:50:14] We were supposed to get information on this meeting today,

[8:50:18] by July 11th.

[8:50:20] - So the owner never got any information

[8:50:22] or never gave it to you?

[8:50:23] - We did receive information.

[8:50:24] However, we did not receive it by mail until July 26th.

[8:50:29] - What's the name of the?

[8:50:32] - Stanford Realty.

[8:50:33] - Shady Oaks. - Shady Oaks.

[8:50:34] - Park. - Mobile.

[8:50:35] - Mobile Home Park. Yeah. - Okay.

[8:50:37] - Yeah.

[8:50:38] - It's owned by Stanford Realty?

[8:50:40] - We don't know who owns them.

[8:50:41] - Managed by them.

[8:50:42] - It's property management.

[8:50:44] And I'm pretty sure that it's an Ontario limited corporation

[8:50:47] that owns the property that we live on.

[8:50:49] - We can find that information out.

[8:50:50] - Okay. That would be greatly appreciated.

[8:50:52] - That's great. Okay. Thank you. Appreciate.

[8:50:54] Is there any other questions or comments

[8:50:56] by staff or anyone else?

[8:50:57] No? Okay. Thank you very much.

[8:50:59] - Okay, thank you.

[8:51:02] - Mr. Clerk, do we have anyone else registered?

[8:51:07] - Next we have Italia Gilberti.

[8:51:09] speaking on behalf of Club Italia.

[8:51:12] - Oh, there's Italia. It's here. Hello, come forward.

[8:51:16] You can adjust the podium, Italia.

[8:51:20] - Can I defer my comments till after my partner,

[8:51:23] Rocky Vacca speaks?

[8:51:25] Because I'm just going to reiterate what he says.

[8:51:28] I act for Club Italia.

[8:51:30] I have three of the board members here with me,

[8:51:33] and we fully support the comments that Mr. Vacca has made

[8:51:38] to staff and to council through some correspondence

[8:51:41] that was sent in on Friday.

[8:51:43] I don't want to take away his thunder.

[8:51:45] So we're here to support Mountain View and their comments

[8:51:50] and specifically their plan.

[8:51:53] - Okay. Yeah, that's great.

[8:51:54] - Thank you.

[8:51:55] - Oh, thank you. Okay.

[8:51:57] Mr. Clerk, do we have anyone else registered?

[8:51:59] - And well, just before we go to Mr. Vacca,

[8:52:01] you could go to the gallery

[8:52:02] and see if there's anyone else here.

[8:52:03] - Sure, is there anyone here other than the presenter?

[8:52:06] Yes, come forward. Yep. Well, one at a time.

[8:52:08] And then Mr. Bacher, if you want to introduce yourself

[8:52:12] and your address and then you have up to five-

[8:52:13] - Bacher, thank you.

[8:52:16] Yes, I'm pleased to speak in support of the secondary plan.

[8:52:23] We understand that the Niagara Falls Planning Department

[8:52:29] for the past five years has taken a very good approach

[8:52:34] to these lands.

[8:52:37] The planning department, I believe five years ago,

[8:52:41] they made very clear that they were opposed

[8:52:45] to the urban expansion of this area.

[8:52:51] Gave very good reasons for that it was not...

[8:52:55] It would actually exacerbate the planning problems

[8:52:58] of addressing the real core housing needs

[8:53:03] of the City of Niagara Falls.

[8:53:06] The region wrongly did not follow their advice

[8:53:10] and the expansion in effect was imposed on the city.

[8:53:17] But after that, the city council did the right thing

[8:53:25] and did damage control through this secondary plan process.

[8:53:33] Which was quite elaborate and had very good input,

[8:53:40] especially the ecological studies by Aquafor Beech.

[8:53:47] I would like to stress

[8:53:50] that the good result because of really heroic work

[8:53:58] by someone in the gallery and Jean Grandoni.

[8:54:03] There's also expert Dr. Mike Dickman,

[8:54:13] who gave excellent testimony to the Ontario Municipal Board

[8:54:20] about the problems of the original concept plan

[8:54:24] by Club Italia,

[8:54:28] which fortunately has not been followed

[8:54:31] in the secondary plan.

[8:54:34] The original concept plan,

[8:54:37] contrary to the guidelines for stormwater management,

[8:54:44] called for a stormwater management pond

[8:54:48] in the middle of the large forest

[8:54:53] that's a large block in green.

[8:54:58] And the work by the secondary plan

[8:55:00] indicated that this is an old growth forest

[8:55:03] of more than hundred years of age.

[8:55:09] And as a result of the secondary plan

[8:55:14] contrary to what was originally proposed by Club Italia,

[8:55:20] there is not going to be any stormwater management pond

[8:55:25] in this old growth forest.

[8:55:28] The stormwater management ponds

[8:55:35] will be adjacent to the forest and essentially buffer it

[8:55:40] and protect the wildlife in there

[8:55:44] that are quite significant.

[8:55:47] In addition to the species mentioned by Mr. Millar,

[8:55:53] they're two significant amphibians, the western chorus frog,

[8:56:00] which is federally endangered and the spring peeper.

[8:56:07] And also the community park south of this old growth forest

[8:56:14] will, you know, buffer and protect the wildlife

[8:56:17] which need, you know, additional range

[8:56:19] beyond the core woodland area.

[8:56:27] So I'm quite pleased at the outcome

[8:56:32] and that speaks volume for the good work

[8:56:37] of citizens such as Jean Grandoni and Mike Dickman

[8:56:42] getting involved in the process

[8:56:45] for a very long time and having a positive impact

[8:56:50] in the land use planning project process

[8:56:54] to protect the environment.

[8:56:59] So that's my.

[8:57:00] - All right, thank you.

[8:57:01] Thank you. Any questions for Mr. Bacher? No, we're good.

[8:57:04] That's great. Thank you very much.

[8:57:06] - Thank you.

[8:57:09] - Ms. Grandoni, did you want to come forward?

[8:57:14] Yeah, well, the only thing is we need the microphone

[8:57:16] because we won't be able to hear you, especially at home.

[8:57:20] Oh, well, she's almost there now, but thanks. Thanks, Logan.

[8:57:24] Appreciate that.

[8:57:30] - I'm not as complimentary as my friend,

[8:57:33] Mr. Bacher I'm afraid.

[8:57:36] I don't agree with this, never will.

[8:57:39] There was no agricultural representatives

[8:57:42] on your focus group, and we haven't heard

[8:57:45] how you're going to service this.

[8:57:47] I assume it's going into the Kalar Road pumping station,

[8:57:51] which is nothing but a ticking time bomb.

[8:57:54] It's had all kinds of backups in recent storms.

[8:57:58] So I'd like some answers

[8:58:00] as to how you're going to service it,

[8:58:02] where the sewage is going to end up.

[8:58:05] And you should be asked,

[8:58:15] council should be asking questions like

[8:58:18] how often does the alarm go off?

[8:58:21] When was the last pumping station flood?

[8:58:26] And how it fared in the recent storms. Thank you.

[8:58:34] - Okay. Thank you, Ms. Grandoni.

[8:58:36] Maybe I don't know if we can go to Mr. Sticca,

[8:58:40] who can help us out on the municipal works.

[8:58:42] And then Mr. Millar.

[8:58:44] I don't, Mr. Millar, did you want to jump in?

[8:58:46] Okay. Yeah, that'd be great.

[8:58:54] - Thank you.

[8:58:55] Let me just say that the agricultural representatives,

[8:58:59] these lands aren't...

[8:59:03] Coming out of agricultural happened back in 2022 when-

[8:59:06] - [Audience Member] The whole area is like this.

[8:59:09] All rented. That's how badly you looked after our farms.

[8:59:13] - Yeah, but I'm just talking about

[8:59:14] the secondary plan itself.

[8:59:16] That actually happened back in 2022

[8:59:18] when the region brought these lands in.

[8:59:20] It's brought in for urban development.

[8:59:23] You know, the agricultural study work was done

[8:59:26] at that time at the region.

[8:59:28] You know, so the whole selection process

[8:59:30] of the boundaries of which sites were the most appropriate

[8:59:34] to bring in.

[8:59:34] All that work happened back in 2020, 2022,

[8:59:38] that period of time.

[8:59:39] So they are called agricultural impact study

[8:59:42] was prepared by the region to bring these in.

[8:59:44] So I'm just dealing with the lands inside,

[8:59:46] which are, here's your community development land

[8:59:51] and go plan your community.

[8:59:53] They're making us do that. So that's fine.

[8:59:56] Kalar Road, that is the most...

[9:00:00] That is the destination for the effluent

[9:00:02] from all of this community.

[9:00:04] There will be a pumping station built somewhere, you know,

[9:00:07] in the lower area down south of the Club Italia.

[9:00:14] And a pumping station in a force main that will take

[9:00:18] the collection of this community's effluent all the way down

[9:00:21] south of Thorold Stone Road

[9:00:23] to the Kalar Road pumping station

[9:00:26] As far as capacities and things of that nature go,

[9:00:29] that's all engineering stuff.

[9:00:31] I do know that the region has capacity right now

[9:00:34] in that plant.

[9:00:35] I do know it will need upgrading by 2051,

[9:00:37] but everything we do here, this whole pumping station,

[9:00:40] the force mains, we have to get, you know,

[9:00:44] that there will be a need for the ministry approvals,

[9:00:47] regional approvals.

[9:00:49] It's not something that we're, you know, doing in isolation.

[9:00:51] We need to gain the people who control those services

[9:00:57] regionally right now have to gain their approval

[9:01:00] and they're well aware of this.

[9:01:02] They brought the lands into the community for development.

[9:01:05] So it's not as though it's something new to them.

[9:01:09] Thank you. Sorry your Honor.

[9:01:10] - Thank you

[9:01:12] Anything to add? No? Okay.

[9:01:14] I think that answers that for now.

[9:01:16] Is there anyone else here other than the applicant

[9:01:18] who wishes to address council?

[9:01:19] Yes, please come forward.

[9:01:22] You can state your name and address

[9:01:23] and then up to five minutes.

[9:01:29] - I live at 2600 Montrose Road, unit two.

[9:01:31] Bob and Cheryl, my neighbors. I bought the place in 2020.

[9:01:37] Me and my wife though we were going to retire there.

[9:01:39] Nobody let us know that all this was going to happen.

[9:01:41] So we don't know.

[9:01:43] Like what about the 15, 20 people that live in there?

[9:01:45] - [Jim] You're talking about Shady Oaks?

[9:01:47] - What happens to us? Yeah. - [Jim] Shady Oaks.

[9:01:48] - That's what I want to know.

[9:01:49] - [Jim] Were you not notified either?

[9:01:51] - Not at all.

[9:01:52] - [Jim] Nobody was notified. - Not at all by anybody.

[9:01:54] - [Jim] We'll have to follow up on it. Pardon me?

[9:01:57] - Not by anybody.

[9:01:58] - [Jim] Okay. Well, we'll follow up.

[9:01:59] This is good information.

[9:02:01] - We'd just like to know what's going to happen to us people

[9:02:03] that live there.

[9:02:04] - Yeah.

[9:02:05] - You know, like she said, some are worth 5,000.

[9:02:07] We paid a little over 100,000 for ours.

[9:02:09] I mean, we thought we were going to retire there.

[9:02:12] And come to find out that it's not a thing.

[9:02:15] So I just want to be on the record.

[9:02:18] - Just before you run away, I think Councillor Nieuwesteeg

[9:02:20] would like to ask you a question.

[9:02:21] - Actually, I'm not sure who I'm directing it to.

[9:02:23] So my understanding is we sent a notice

[9:02:27] to the owner of that land area.

[9:02:31] What happens in a case like,

[9:02:32] there's somebody has to hold some responsibility here.

[9:02:34] This is unfair.

[9:02:36] It does not make us feel very good

[9:02:37] that you're here in this situation

[9:02:39] because we know that there's a process in place.

[9:02:42] We are confident that the process is in place

[9:02:45] to get to this point right now when we've been doing this

[9:02:48] for two years and to find out that you've not been notified

[9:02:52] and can be technically out of your homes.

[9:02:56] - [Audience Member] Be homeless.

[9:02:57] - Homeless. This is something that disturbs me.

[9:03:01] So I want to put some...

[9:03:03] I think we have to take some action here

[9:03:06] and figure out who is responsible.

[9:03:07] - Well, there's about 15, 20 people that live there.

[9:03:10] You know, I'm not the only one.

[9:03:11] - It's just wrong.

[9:03:12] - The only ones that's just, you know.

[9:03:13] - I don't know if Mr. Millar, can you speak to that?

[9:03:15] Maybe Mr. Millar can address this because,

[9:03:18] just so you know, we hear you and we're concerned.

[9:03:21] This is not a good situation.

[9:03:24] - Yeah, Mr. Millar, what can you tell us

[9:03:26] about the Shady Oaks area,

[9:03:29] the mobile homes and the status of that

[9:03:32] and notification and it's obviously concerning.

[9:03:35] We don't want people to end up homeless

[9:03:36] because the landlord didn't share the information.

[9:03:39] - Well, that's correct.

[9:03:41] So let me give you an overview of, you know,

[9:03:44] making this whole situation happen.

[9:03:46] First of all, the very first thing was these lands

[9:03:49] coming into the urban area, 2022, the region.

[9:03:52] I mean these lands are brought in for urban development.

[9:03:55] That should have been sort of like the first signal

[9:03:57] that something's going to happen or change is on the way.

[9:04:01] As far as we're concerned city wise,

[9:04:04] when this was initiated, every property owner.

[9:04:07] I sent letter to every property owner saying,

[9:04:10] "Listen, we're going to start a secondary plan.

[9:04:11] Give me all your contact information

[9:04:12] so that if I need to reach you, I can." Okay?

[9:04:15] So I had established all of that.

[9:04:17] I had all the landowners, except one didn't want to sign,

[9:04:21] but I had all the landowners sign an access agreement

[9:04:24] so that the consultants could go on site

[9:04:26] to do their study work.

[9:04:28] So, you know, that was happening.

[9:04:29] And every time they went on the site,

[9:04:32] I would send emails to all the owners saying,

[9:04:35] "Listen, we have consultants.

[9:04:37] They're going to be out on the site.

[9:04:39] Can you please let anybody who's renting or, you know,

[9:04:42] is using the land know that there's going to be people

[9:04:44] on the property?" I can't speak for, you know,

[9:04:47] the owners getting that email.

[9:04:49] I can't, you know, say, "Hey, did you tell everybody?"

[9:04:53] I just sent them the email.

[9:04:55] But certainly all of the public information meetings

[9:04:57] were in the paper, they were on Facebook.

[9:04:59] They were broadcast you know, with all our sources.

[9:05:03] Like that stuff there we had in the paper, on the websites.

[9:05:06] We've gone beyond with a notice. Well beyond.

[9:05:10] And then but you know,

[9:05:12] our consultant teams were on the site plenty of times

[9:05:15] and I would have contacted and asked that they be done.

[9:05:18] I can show you emails because I have the emails.

[9:05:20] So in that respect, the you know,

[9:05:24] the circulated notice for the statutory portion,

[9:05:27] so the open house, you know all of the owners got the letter

[9:05:31] that we're having the open house

[9:05:32] and the notice on the open house

[9:05:35] and that statutory meeting would be happening.

[9:05:38] And 120 meters were circulated as well,

[9:05:40] but these people are landowners.

[9:05:42] So I've had notices going to the ownership.

[9:05:45] I can't let you know why, you know,

[9:05:48] the owners here were not.

[9:05:50] - Yeah. Oh, no. I don't think anyone's faulting you.

[9:05:52] We need to get to the bottom of this

[9:05:54] and find out why it wasn't disseminated amongst

[9:05:56] all the residents there.

[9:05:58] So we'll get to the.

[9:05:59] So, but you notified the owner and it's incumbent upon them

[9:06:03] to share with the rest of the people.

[9:06:04] - Asked to share with any tenants.

[9:06:05] - Yeah, they must. Yeah, exactly.

[9:06:08] - So nevertheless, that's the situation,

[9:06:10] but I just would also like to know that, you know,

[9:06:12] that some of the things that are occurring

[9:06:14] or some of the things you might hear

[9:06:16] really are not in the city's purview.

[9:06:18] There are tenants, landlord issues

[9:06:23] that are Residential Tenancy Act or civil matters

[9:06:26] that we shouldn't maybe be delving into.

[9:06:29] So I just want to make sure that that's clear,

[9:06:32] that, you know.

[9:06:33] - No, I appreciate that.

[9:06:34] Just the fact that they're residents of the city, right?

[9:06:36] We need to take care of them.

[9:06:38] Appreciate that. Thank you, Mr. Millar.

[9:06:40] Is there anyone else here other than the applicant

[9:06:42] who wishes to address council on this matter?

[9:06:47] Okay. Look. Oh, okay. So we're ready to move forward now.

[9:06:50] Council will now hear from the applicant

[9:06:53] or his or her representative.

[9:07:01] - Mr. Mayor, before we start the clock,

[9:07:03] if we can just get Schedule A-8 in the clean by-law

[9:07:08] I sent on Friday on the screen,

[9:07:10] I'll be referring to that schedule.

[9:07:17] - [Jim] Whoops.

[9:07:28] - It was by-law 2026-078, that one, not the 791.

[9:07:34] - [Council Member] 078, yeah.

[9:07:35] - I believe it was 78, the clean one.

[9:07:40] Yeah, I don't think.

[9:07:41] I don't know if that's the one I sent you.

[9:07:42] If you go to. Is that the clean one?

[9:07:45] - [Council member] This is 078.

[9:07:47] - Is it the clean one I sent on Friday or is this the one.

[9:07:49] Okay, perfect. Yeah, if you can go to schedule A8, please.

[9:08:04] - [Assistant] Looks terrible, hey?

[9:08:17] - You're getting close. Yeah. Keep going.

[9:08:19] - [Assistant] That's four.

[9:08:21] - That's the one right there. Okay. Thank you.

[9:08:25] Mr. Mayor, members of council,

[9:08:27] again, I'm a partner at the law firm Sullivan Mahoney LLP,

[9:08:29] Rocky Vacca, appearing on behalf

[9:08:31] of MVORA Developments, Inc.

[9:08:33] And its principal, Mark Basciano.

[9:08:37] So posted on the agenda is a clean revised copy

[9:08:40] of by-laws 2026-078 and by-laws 2026-079,

[9:08:45] which we sent through on Friday, I believe.

[9:08:48] Which I will be asking that you approve this evening.

[9:08:51] Also posted on the agenda is a letter from Club Italia

[9:08:54] which supports MVORA's position

[9:08:57] and approves of the revised by-laws for passage by council.

[9:09:01] From the perspective of my client,

[9:09:03] and I believe also from the perspective of Club Italia,

[9:09:06] since they approved the revised by-laws

[9:09:10] that were sent through.

[9:09:11] It is imperative that these by-laws get passed this evening,

[9:09:15] given the continued cost of any delays

[9:09:17] to both of my client and Club Italia.

[9:09:22] MVORA is the largest landowner within the plan area,

[9:09:25] and together with Club Italia own the majority of the lands

[9:09:28] within the plan area.

[9:09:30] The only outstanding issues with the plan and by-laws

[9:09:33] relate to the location

[9:09:34] and size of the proposed park within the plan,

[9:09:38] the location of the future school site within the plan,

[9:09:41] and the inclusion of townhouses in the proposed by-laws

[9:09:44] within the medium and low density designations.

[9:09:47] The inclusion of townhouses is a permitted use,

[9:09:51] speaks for itself and is quite common throughout the city

[9:09:53] and other subdivisions.

[9:09:56] Now looking at Schedule A-8 that we provided,

[9:10:00] if you look at the location of the park CP.

[9:10:05] So in what staff has provided.

[9:10:08] Staff wants the park to front on two roads for visibility

[9:10:11] and for on-street parking.

[9:10:14] We disagree.

[9:10:17] The park and the location proposed by staff,

[9:10:20] eliminates 500 feet of developable frontage

[9:10:23] and construction of 15 homes and will cost the city 555,000

[9:10:29] in development charges and annual property taxes

[9:10:32] of $100,000.

[9:10:35] We also disagree with staff

[9:10:37] as there is more than enough space within the park

[9:10:39] to develop a parking lot, even within a five-acre-park,

[9:10:43] as we are suggesting.

[9:10:45] This is safer than having the parks along the streets.

[9:10:51] Finally, we disagree with staff as there is ample visibility

[9:10:54] from the more than 550 feet of frontage

[9:10:57] on the one street in addition to the low density uses

[9:11:00] surrounding the park.

[9:11:02] The park, as we've shown on schedule A8,

[9:11:04] is where we are requesting the park to be located

[9:11:07] for the reasons I've just given.

[9:11:09] Now, dealing with the size of the park,

[9:11:11] staff wants a 10 acre park.

[9:11:14] There is currently no park within a subdivision

[9:11:18] that is 10 acres in the City of Niagara Falls.

[9:11:21] Parks and subdivisions that already exist

[9:11:24] in this area of the city include Deerfield, five acres.

[9:11:28] Robert F. Keighan, 2.3 acres, Mulhern, four acres,

[9:11:32] Alpine, three acres, Valor, three acres,

[9:11:34] Mount Forest, two acres, Preakness, six acres.

[9:11:37] And the only one that comes close

[9:11:38] is Mount Carmel at nine acres.

[9:11:41] Staff's justification for a 10 acre park as set out

[9:11:44] in the matrix and staff's report

[9:11:47] is because the Niagara Escarpment Commission

[9:11:49] is not as permissive with introducing facilities

[9:11:53] that otherwise would be found in the planned park space.

[9:11:57] No description is given as to what is proposed

[9:12:00] in the planned parks space.

[9:12:03] In any event, as many of you may be aware,

[9:12:06] I just happen to be chair

[9:12:07] of the Niagara Escarpment Commission.

[9:12:10] I very much disagree with the assertion

[9:12:12] that the NEC is not permissive

[9:12:14] when it comes to park uses within the escarpment plan area.

[9:12:19] Section 1.5.3, sub 13 of the Niagara Escarpment Plan,

[9:12:23] expressly states that uses in the parks and open space

[9:12:27] within the escarpment are permitted.

[9:12:29] One example is Olympic Park in Dundas,

[9:12:32] which has recreational facilities such as sports fields,

[9:12:35] a community centre, and other amenities,

[9:12:37] which were all approved by the NEC.

[9:12:41] Mayor Diodati and Eric Nichol can both confirm that the NEC

[9:12:44] has been nothing but permissive and cooperative

[9:12:48] in allowing works in Fireman's Park

[9:12:50] currently underway, including cement abutments,

[9:12:53] floating docks, a pavilion, and other improvements.

[9:12:57] Our position is that a five-acre-park is more than enough

[9:13:01] and that the city can now proceed to collect cash in lieu

[9:13:05] for the remaining five acres

[9:13:07] and apply that money to the millions of dollars

[9:13:10] in improvements you have planned at Fireman's Park

[9:13:13] and at the former landfill site,

[9:13:14] both a very short walk from this plan area.

[9:13:17] Finally, location of the school.

[9:13:20] Staff's matrix references the requirements of the DSBN

[9:13:24] and justifying locating the school in the middle

[9:13:27] of the subdivision and at collector road intersections.

[9:13:32] We're suggesting that the school front on Montrose Road

[9:13:35] next to the Redeemer Bible Church,

[9:13:37] as you'll see on Schedule A-8.

[9:13:40] Putting it in the middle of the subdivision results

[9:13:42] in buses and hundreds of cars

[9:13:44] traveling through the subdivision

[9:13:46] during busy drop off and pickup times.

[9:13:50] We are proposing that the school front onto Montrose Road,

[9:13:52] which is an arterial road at the corner

[9:13:55] of one of the collector roads into the subdivision.

[9:13:58] We happen to speak to the DSBN on Friday and yesterday,

[9:14:02] and they have confirmed the following,

[9:14:04] that they are flexible regarding the ultimate location

[9:14:08] and size of the school site

[9:14:09] and will be actively engaged throughout the draft plan

[9:14:12] of subdivision stage to select their future location.

[9:14:17] In other words, the DSBN does not object

[9:14:20] to our proposed location for the school site

[9:14:22] as shown on Schedule A-8 at this time.

[9:14:26] We believe the location fronting onto Montrose Road

[9:14:29] meets the desired criteria of DSBN

[9:14:31] and is consistent with other schools

[9:14:33] that have recently been developed along arterial roads

[9:14:36] such as McLeod Road, Kalar Road, and Niagara Street

[9:14:40] in Welland at the former fairground site.

[9:14:44] Finally, locating the school as we propose

[9:14:46] fairly allocates community uses between landowners,

[9:14:50] which if you accept staff's recommendation

[9:14:53] would result in Club Italia and my client

[9:14:56] having virtually all the community uses within their lands

[9:15:00] while the other landowners in the plan do not.

[9:15:04] Quite frankly, that's unfair.

[9:15:06] Everyone should carry some burden in providing

[9:15:10] community uses within their lands in a secondary plan.

[9:15:14] In conclusion, we are requesting that council approve

[9:15:18] by-law 2026-078 and by-law 2026-079 as revised

[9:15:25] and as I have provided to council

[9:15:27] in a clean format on Friday.

[9:15:30] Mr. Mayor, I'm also suggesting if it's possible,

[9:15:33] I think just about everyone left in the room is here

[9:15:37] for the secondary plan, except maybe two or three people.

[9:15:40] I'm suggesting if it's possible to move up and lift

[9:15:43] these by-laws from agenda item number 18

[9:15:47] so that my client and the representatives of Club Italia

[9:15:50] and those others in the room do not have to wait

[9:15:53] until the end of the meeting for approval

[9:15:55] of the revised by-laws.

[9:15:57] - This is the end of the meeting.

[9:15:59] - Oh yep, you're done. Perfect.

[9:16:01] - We're going straight to by-laws from here.

[9:16:02] - Excellent. Okay. I retract the request then.

[9:16:05] - Okay. - I'd be happy to answer-

[9:16:06] - Is that your thunder, according to Ms. Gilberti?

[9:16:08] What we just heard? Was that your thunder?

[9:16:10] - I guess that's it.

[9:16:11] That's all I got. I'd be happy to answer any questions.

[9:16:14] - We got to get your picture.

[9:16:16] All right. One last one.

[9:16:22] - [Council Member] Sorry, I'm nervous.

[9:16:23] - You're nervous. I'm nervous.

[9:16:26] - [Council Member] I'm in front of royalty.

[9:16:31] Did you want to do a selfie?

[9:16:32] - No, not this time. I'm good. I'm good.

[9:16:36] Thank you, Mr. Mayor.

[9:16:38] - Okay, thank you, before you run away, Mr. Vacca.

[9:16:40] Do we have some questions for Mr. Vacca?

[9:16:43] To start we got Councillor Nieuwesteeg,

[9:16:45] and then Councillor Strange.

[9:16:48] - Thank you, Mr. Mayor.

[9:16:49] And I'm not quite sure if it's to Mr. Vacca,

[9:16:51] but I want to pick up on your park.

[9:16:53] So you're having it five acres.

[9:16:58] I'm going back a couple months ago.

[9:16:59] The council toured, I call it the Mini Central Park,

[9:17:03] the Firemen's Park over to Mewburn.

[9:17:05] And when we were standing up there,

[9:17:07] Actually, I was looking at the Regency.

[9:17:08] I thought, oh my goodness,

[9:17:09] because we were talking about fields.

[9:17:10] I thought, what a great location, how the view was,

[9:17:14] you could see this connection.

[9:17:16] We were talking about as councillors,

[9:17:17] like that whole area can connect so well there.

[9:17:20] However, we don't have that connection.

[9:17:22] So perhaps I don't know, maybe it's back to Ms. Dolch.

[9:17:26] Could we look at taking money in lieu of parkland

[9:17:31] and figuring out how to connect that whole area?

[9:17:34] I know we're dealing with secondary plan over here

[9:17:36] right now, but, and bring them over to that area

[9:17:39] because if we have a mini central park in proximity

[9:17:42] to this whole area, instead of putting all that money

[9:17:45] into that park area, use that money to connect people

[9:17:50] over to this other area.

[9:17:53] Just as a suggestion.

[9:17:54] - [Jim] Ms. Dolch?

[9:17:56] - Thank you, Your Worship, through you to the Councillor.

[9:17:59] And I will have Mr. Millar stand up as well.

[9:18:02] The parkland that's proposed here was required

[9:18:05] through the master plan that was done.

[9:18:07] So it requires, a municipal works did the master planning

[9:18:11] and advised that they needed a four-hectare park

[9:18:14] in this area.

[9:18:15] This was even before the settlement area

[9:18:17] boundary expansion occurred.

[9:18:18] So they were looking for a park to serve the neighborhood

[9:18:21] to the south in this area and they needed a community park.

[9:18:25] So to relocate it to a different location

[9:18:30] I would be concerned with at this point.

[9:18:33] Especially without further consultation

[9:18:36] with municipal works because they did advise us

[9:18:38] that they wanted the four-hectare park in this location.

[9:18:41] I don't know if Mr. Millar wants to add anything else

[9:18:44] 'cause he's been constant contact with them on this.

[9:18:46] - What would be the rationale for a four-hectare park?

[9:18:52] - Through the mayor to the Councillor.

[9:18:54] So what would be the reason is that as Ms. Dolch

[9:18:59] was alluding to there, even prior to these lands

[9:19:02] having been added to the urban area boundary,

[9:19:04] so before 2022, 2021, the parks plan was saying

[9:19:10] that the Northwest needed a community park.

[9:19:13] And a community park is a larger park.

[9:19:14] It's not a neighborhood park like the, you know,

[9:19:17] the five acre ones that you, Mr. Vacca was referring to.

[9:19:21] A community park of a larger scale

[9:19:22] that would have facilities.

[9:19:23] So you'd have the ball diamond.

[9:19:25] You might have the splash pad, the playground,

[9:19:28] those types of things, not just an open field.

[9:19:30] And yes, it would have a parking lot as well.

[9:19:33] But you could make use of the on-street parking for events.

[9:19:37] So if you had a, you know, soccer weekend

[9:19:39] or something like that happening

[9:19:40] and the parking lot was full,

[9:19:42] you had the room on the curbside.

[9:19:44] But it also doing that puts the boulevard space

[9:19:48] so you still have the active transportation.

[9:19:49] So having these benefits of the community uses

[9:19:52] on the arterial roads is really actually quite good.

[9:19:55] But as getting back to that question,

[9:19:57] the need for the park was established in 2021

[9:20:01] for that community.

[9:20:03] And then we've got this urban area coming in

[9:20:05] and we're putting 6,000 more people,

[9:20:07] 7,000 more people to that area that to me would underscore.

[9:20:11] Yeah, we're definitely going to need it now

[9:20:13] because you got six or 7,000 more people on a spot.

[9:20:15] They were already calling for one, so.

[9:20:17] And I think that if you were to speak

[9:20:20] with the municipal staff, parks department,

[9:20:23] they do not view the east side of the highway

[9:20:25] the same as the west side of the highway.

[9:20:26] They feel the west side of the highway

[9:20:28] is needing its own community park.

[9:20:30] So that's-

[9:20:31] - And to you, Mr. Millar, back in 2021, we didn't have this,

[9:20:34] I call it the mini central park.

[9:20:35] Like it is absolutely phenomenal up there.

[9:20:38] And to be able to put our resources in there

[9:20:41] and make that one spectacular park,

[9:20:43] it was just amazing to see what we could have there.

[9:20:46] We could have everything you've said

[9:20:48] and more just investing in one thing

[9:20:51] as opposed to money spread over and then we run out of money

[9:20:54] and don't have money to put it into something like that.

[9:20:58] I'm just thinking because timing it like from 2021 till now

[9:21:01] when we have this other massive piece

[9:21:03] maybe there should be other consideration

[9:21:06] and then a connection to that.

[9:21:08] So there's more and more people could actually enjoy it.

[9:21:10] - One of the things I had thought about,

[9:21:12] was hopefully one day in the future we can run a trail

[9:21:15] up to the Bruce and get across the bridge there

[9:21:18] as an alternate to get into-

[9:21:20] - Yeah, that would be great.

[9:21:22] But it's not in my purview, so.

[9:21:26] - Thank you.

[9:21:28] - Our GM of planning is going,

[9:21:31] our acting CAO is going to speak up.

[9:21:33] - Yeah. I was going to say no, I don't want that job.

[9:21:35] (council members chuckle)

[9:21:37] No, just one other thing I wanted to add.

[9:21:40] Obviously if the park is reduced in size,

[9:21:42] I don't know if I would absolutely move the park.

[9:21:45] There's still obviously neighborhood children

[9:21:47] trying to walk to parks and things like that

[9:21:49] rather than we don't want children crossing highways

[9:21:52] to get to Fireman's Park.

[9:21:54] But you are going to reduce the size of the park,

[9:21:56] I would suggest at least have some level of park

[9:21:59] in this neighborhood on this side of the road

[9:22:00] because right now they have to cross the street

[9:22:04] at this point, so.

[9:22:07] - Councillor Nieuwesteeg, if I can just address

[9:22:09] some of your comments.

[9:22:12] We're not saying don't have a park.

[9:22:13] We're saying five acres is a very large park

[9:22:17] by any equation, especially when you have Fireman's Park

[9:22:20] within walking distance.

[9:22:21] And if you run like Mike Strange,

[9:22:23] you're there in two minutes.

[9:22:25] But with all due respect,

[9:22:27] and I was part of a group 20 years ago

[9:22:29] that looked at your lands on Mewburn next to the landfill.

[9:22:33] And there was a whole master plan designed

[9:22:36] with ball diamonds, soccer fields.

[9:22:40] I think cricket pitch wasn't in mind at that time,

[9:22:42] but clearly should be in mind right now.

[9:22:45] There's lots of opportunity for a central park

[9:22:49] and you already have a central park.

[9:22:52] You have money that you can get through cash in lieu

[9:22:54] on this development

[9:22:56] and use it to do that at Fireman's Park.

[9:22:59] There's lots of areas of Fireman's Park you can use,

[9:23:01] or you can use the lands at Mewburn

[9:23:03] to do exactly what we just heard.

[9:23:05] Ball diamonds, soccer fields, cricket pitch,

[9:23:08] whatever you want to do.

[9:23:10] And these developers will give you the money to do that.

[9:23:14] Having a ball diamond or soccer field in a subdivision,

[9:23:20] I don't know how that's going to work,

[9:23:21] to be totally honest with you.

[9:23:23] And I played soccer all my life.

[9:23:25] And I played in some tournaments in Toronto

[9:23:27] where that occurred.

[9:23:29] Balls were hitting houses. Balls were going across streets.

[9:23:33] You had cars all around the neighborhood.

[9:23:35] It's not something I like.

[9:23:37] And again, the Niagara Escarpment Commission

[9:23:39] is very permissive when it comes to park uses like that.

[9:23:43] Very permissive. So.

[9:23:45] - And when you, through Mr. Mayor,

[9:23:46] when you talk, you reference the only park

[9:23:49] that's closest to that size would be the Mount Carmel Park.

[9:23:51] I lived there for years and I know Joe's there.

[9:23:55] How many times did we see people actually using

[9:23:58] that entire park?

[9:24:00] I saw green space most of the time.

[9:24:01] So I'd rather be able to use money

[9:24:04] that it's really a fulsome

[9:24:06] and that everyone can be enjoying

[9:24:07] than just having green space called a park.

[9:24:10] - Yeah, and that's the position we're taking

[9:24:12] and that's what resulted in the revised Schedule A-8

[9:24:16] in front of you.

[9:24:18] - Thank you.

[9:24:20] - Yes. Okay. All right. Thank you for that.

[9:24:23] Do we have some other questions of council.

[9:24:24] Oh, Councillor Strange.

[9:24:25] - I just wanted to make a comment.

[9:24:26] I just totally agree with the presenter

[9:24:29] just because especially along the main road,

[9:24:33] you want a school, you don't want a school

[9:24:35] in the middle of a subdivision.

[9:24:37] We have that problem with Princess Margaret, you know,

[9:24:41] and then you see around there you got St. Vincent De Paul,

[9:24:43] you go in, you go out along Dorchester Road.

[9:24:46] You know, you have Orchard Park, Mary Ward.

[9:24:49] You know, you just go in, it's such an easy,

[9:24:53] you don't want them crammed,

[9:24:54] buses coming in the middle of an intersection.

[9:24:55] I just want to say.

[9:24:58] - And just one final comment about the school.

[9:25:01] Actually being in a subdivision,

[9:25:03] we've been talking all night about noise

[9:25:05] and residence noise.

[9:25:06] If it's in the middle of a subdivision, you know,

[9:25:08] we have school buses going in.

[9:25:09] We've got the recess bell going and the kids outside.

[9:25:12] So if a neighbor next door that's on shift work,

[9:25:15] that would be very disturbing if, you know,

[9:25:18] that bell goes off and the kids are screaming

[9:25:19] and you're trying to sleep.

[9:25:20] So I think you make a good point

[9:25:23] about having it on a collector road.

[9:25:28] - Yes, Councillor Baldinelli. - Rocky, sorry.

[9:25:30] Can you please go over why you don't want park

[9:25:35] in that location?

[9:25:36] - [Rocky] No, we're fine with the park in that location.

[9:25:39] - Like, I mean at 10 acres.

[9:25:40] - But five acres instead of 10.

[9:25:42] Your staff is requesting 10.

[9:25:45] And what I've shown there is five acres,

[9:25:47] which still abuts the environmental protection area,

[9:25:51] which as you heard is important from Dr. Bacher

[9:25:53] and Ms. Grandoni.

[9:25:55] We're just making the park smaller rather than 10 acres.

[9:25:59] We're saying five acres because just across the way

[9:26:03] you have Fireman's Park.

[9:26:05] And you have a lot of plans at Fireman's Park

[9:26:08] that you're currently working on, so.

[9:26:10] - I think it's a completely different park,

[9:26:11] but is that the old Club Italia soccer field area?

[9:26:17] - Part of it is MVORA's lands

[9:26:19] and part of it would be Club Italia's lands, correct.

[9:26:22] - Is Club Italia still going to exist?

[9:26:27] - [Audience Member] Absolutely.

[9:26:28] - I don't think Club Italia's going anywhere. No.

[9:26:31] - No? - No.

[9:26:32] - So do they have a pitch still?

[9:26:34] - Will they continue to have a pitch?

[9:26:36] - Yes, yeah, my understanding is Club Italia

[9:26:39] plans on selling a portion of their lands.

[9:26:43] And that will give them the money

[9:26:46] they need to continue to thrive.

[9:26:48] That's my understanding.

[9:26:49] Being a member who went to a meeting

[9:26:51] where that discussion took place

[9:26:52] and that resolution was passed, that's my understanding.

[9:26:56] - Thank you.

[9:26:58] - So maybe do me a favor one more time.

[9:27:01] Just summarize the two pieces. The park.

[9:27:05] You're saying going from 10 acre to five acre.

[9:27:08] You're suggesting the extra money is for extra lots.

[9:27:10] Take the money in lieu and put it into Firemen's,

[9:27:14] or into that park for amenities.

[9:27:16] And then the school, the rationale,

[9:27:18] explain that again for us.

[9:27:20] The school rationale.

[9:27:21] - So right now on the plan prepared by staff,

[9:27:26] you have the school site within the plan of subdivision.

[9:27:30] It's not fronting on Montrose.

[9:27:33] So where you have that road coming in from Montrose,

[9:27:36] which doesn't appear there, I believe.

[9:27:41] Or it does.

[9:27:41] Yeah, where you have the road coming in,

[9:27:43] it's basically abutting the park area

[9:27:46] is where you have a school right now.

[9:27:48] So it's in the middle of a subdivision.

[9:27:51] And the rationale given by staff was that DSBN

[9:27:57] wanted it at that location or to meet certain criteria.

[9:28:01] We've spoken at DSBN.

[9:28:03] They said, "No, we can deal with the location later."

[9:28:06] And we asked them if they object to having it on Montrose

[9:28:09] and they said, "We don't object at this time."

[9:28:11] So they're leaving their options open.

[9:28:14] But they didn't say we object to Montrose,

[9:28:17] and they didn't say we must have it

[9:28:18] in the middle of the subdivision the way staff put it.

[9:28:23] - So maybe can we just get staff?

[9:28:26] I don't know, if we can get to our planning staff.

[9:28:30] Yeah, Mr. Millar did you want to weigh in on this?

[9:28:33] Because council, we're going to have to make a decision now.

[9:28:35] And was there any strong planning rationale

[9:28:39] for moving the school inside of the development

[9:28:43] rather than on the arterial connection of the development?

[9:28:47] Is there any?

[9:28:48] - Proximity, walkability, puts it right in the middle.

[9:28:51] Everybody can get out of the same row.

[9:28:52] There's a ton of development on the Kalar Road.

[9:28:56] There's going to be kids in that school

[9:28:57] or in that medium density area.

[9:29:00] They'll have a much shorter walk to get to the park

[9:29:02] and the school.

[9:29:04] I talked to the school board also on Friday and Monday.

[9:29:06] So, you know, I'm getting,

[9:29:08] maybe we're getting mixed signals here,

[9:29:10] but their criteria that they use,

[9:29:12] I was checking a lot of boxes on that

[9:29:14] and my discussions with Michelle was saying that, you know,

[9:29:16] that it is a good location.

[9:29:18] Collector Road is not a stranger to buses.

[9:29:21] And the bus activity would happen.

[9:29:23] And, you know, yes, buses and people drop off,

[9:29:26] but it's only for a very short period

[9:29:28] at the end of the day, like every other community.

[9:29:30] And I think if you looked at a map of the city,

[9:29:32] you look at the old traditional neighborhoods,

[9:29:35] you're going to see a bunch of schools

[9:29:37] in the middle of the community.

[9:29:38] Walkability, you know, back then in the '30's, '40's,

[9:29:41] and '50's when they were siting these up, it was,

[9:29:44] you didn't find them on the outskirts.

[9:29:46] And those schools that are being built these days

[9:29:50] are happening under, you know, a period of time where,

[9:29:54] you know, the draft plans are coming in

[9:29:56] and the school boards would say, "We need a school."

[9:29:58] And then the development applications would come in

[9:30:00] with a block out at the arterial road, that's your block.

[9:30:05] The ministry's taken more oversight over the school boards.

[9:30:08] And as part of that, they're also giving the school boards

[9:30:11] more say in safety matters.

[9:30:13] So I think at the end of the day, yes, you know,

[9:30:16] the school boards hasn't committed either way to,

[9:30:19] you know, one way or another.

[9:30:21] My view was that centralizing this

[9:30:23] was going to put it closer to kids.

[9:30:25] My view was going to be also helping

[9:30:28] to have that established boulevard

[9:30:31] for active transportation.

[9:30:33] You know, separating the bike lanes from that,

[9:30:35] but all that curb space, you know,

[9:30:37] for events or whatever, is going to be beneficial.

[9:30:40] You don't necessarily need you know,

[9:30:45] to have a giant parking lot for, you know,

[9:30:48] neighborhood uses, but when you have a soccer game

[9:30:50] or whatever, I do think that there's probably soccer fields

[9:30:53] internal in some of these parks

[9:30:54] and some of these internal areas.

[9:30:58] Otherwise, you know, rationale for that,

[9:31:00] that was my rationale.

[9:31:01] Puts it at the corner, checks a lot of their boxes,

[9:31:03] makes it closer to everybody

[9:31:04] in particular the higher densities on the west.

[9:31:08] - Okay, I can tell you, I'm of two schools of thought

[9:31:11] because I know when I go down Dorchester Road,

[9:31:13] I pass a bunch of schools

[9:31:15] that are right on major arterial roads.

[9:31:16] And the newest DSBN school opened up on McLeod Road.

[9:31:20] And so is the NCDSB as well as on McLeod Road.

[9:31:23] And I know other communities,

[9:31:25] every school I've been a part of,

[9:31:26] lately they've been on arterial roads

[9:31:28] more than they used to be neighborhood schools,

[9:31:30] but our general manager of planning wants to talk.

[9:31:34] She's got her head going.

[9:31:36] Yeah. Thank you, Your Worship.

[9:31:37] just quickly, and one of the criteria

[9:31:39] that the DSBN advises of is that they didn't want to be

[9:31:42] close to a highway, that's another reason why.

[9:31:45] I do know that a lot of them, like you said,

[9:31:47] are on Ontario roads.

[9:31:48] I don't know if their mindset's changing.

[9:31:51] I appreciate Mr. Vacca may have talked to them as well.

[9:31:53] So obviously Mr. Millar talked to them as well on Friday.

[9:31:57] But I do know they had concerns being close to the highway.

[9:31:59] That's why that was one of the reasons

[9:32:01] we obviously didn't choose there as well.

[9:32:05] You know, and should council go down this path of changing,

[9:32:08] I would ask that we take a five minute recess.

[9:32:12] We do have revised recommendations we can work on,

[9:32:16] so that depending on what direction you're heading

[9:32:19] just let us know and we can work through that.

[9:32:22] Obviously there's other locations perhaps for the school.

[9:32:24] And one other thing I did want to mention

[9:32:26] is that the school is actually a permitted use

[9:32:30] in the residential area.

[9:32:32] So even though it's shown schematically,

[9:32:35] that Chris has it there shown that doesn't mean

[9:32:38] that that's going to be the final location

[9:32:40] or the size or anything.

[9:32:42] It's more of a schematic on, you know,

[9:32:45] where we think good land use planning should occur.

[9:32:48] - Mr. Mayor, if I can just make one final comment.

[9:32:51] Yes, I agree with Mr. Millar.

[9:32:54] The DSBN has not committed to my site or the city's site.

[9:33:00] They say we'll deal with it later. Okay?

[9:33:03] - [Chris] $200 mouse.

[9:33:04] - Sorry. Still works.

[9:33:06] - [Chris] Very expensive.

[9:33:09] - But the point I keep coming back to Your Worship

[9:33:13] and members of council is, you know,

[9:33:16] there are four landowners within that property

[9:33:18] bound by Kalar, Montrose,

[9:33:22] and then swinging around Montrose and the Hydro Corridor.

[9:33:25] There are four owners.

[9:33:27] If you put the park, sorry, if you put the school

[9:33:31] as proposed by staff in the middle of the subdivision, okay?

[9:33:36] the brunt of the community uses go to my client.

[9:33:39] He's going to have the whole school site on his lands.

[9:33:42] So he can't develop it. He's got to sell it.

[9:33:46] And a good chunk of the park is on my client's lands.

[9:33:50] And the other chunk of the park is on Club Italia's lands.

[9:33:53] The other two landowners get off scot-free.

[9:33:56] And that's not fair.

[9:33:58] I'm sorry, that's not fair when there's valid arguments

[9:34:00] for having a school on an arterial road,

[9:34:03] because that's where they normally are.

[9:34:05] And when there's valid reasons for having a park,

[9:34:08] which should be five acres, not 10 acres.

[9:34:11] And if you go to 10 acres in that site, again,

[9:34:14] it's Club Italia and my client that suffer.

[9:34:17] They get all the community uses.

[9:34:18] They lose all the developable acreage

[9:34:20] and only recover what they sell the land for,

[9:34:23] or dedicate it to the city for parks.

[9:34:27] Sorry, that's not fair in this circumstance.

[9:34:31] - Okay. All right. So yes, Councillor Kerrio.

[9:34:35] - Quick question.

[9:34:36] Who pays for the land that we give to the school board

[9:34:39] for the school board?

[9:34:41] Who covers the cost of that land?

[9:34:43] - [Jim] Does the school board pay?

[9:34:44] - [Rocky] School board pays.

[9:34:45] - The school board pays?

[9:34:46] - Appraised value, which-

[9:34:47] - They pay the appraised value for that, okay.

[9:34:50] - Yeah, land's a lot more valuable as developable,

[9:34:54] as opposed to lands you sell

[9:34:56] to the school for appraised value.

[9:34:58] - So if I can ask another question,

[9:35:00] so I know it suggested that the school in the park be along,

[9:35:06] in this case, the highway.

[9:35:09] - The park remains- - Or where is it?

[9:35:11] - The park is the CP, - Oh, church, I'm sorry.

[9:35:13] - Yeah, the church. - Okay.

[9:35:14] - Yeah, we're talking about institutional corridor,

[9:35:16] having the church and school together.

[9:35:19] - And the school, it's funny,

[9:35:20] the church just had a big blow up

[9:35:22] castle thing the other day.

[9:35:24] I noticed that a big barbecue out there

[9:35:25] on the lawn and whatnot.

[9:35:27] The other thing I noticed too,

[9:35:28] with schools I could see in the past,

[9:35:29] not want to have the noise of a highway.

[9:35:32] But today they're all air conditioned.

[9:35:33] All the new schools with triple-pane.

[9:35:35] Like, I mean, it's not like it used to be.

[9:35:37] I've been in a number of new businesses along the highway.

[9:35:39] You can't even hear the highway going by.

[9:35:41] You can't hear the transport trucks.

[9:35:42] So staff have asked us if we could take a short recess

[9:35:46] where they can maybe, based on the input

[9:35:48] and they've gauged the input from council,

[9:35:50] maybe they can come back with some revised

[9:35:54] worded recommendations.

[9:35:56] So if council's good with that, maybe we can take a five,

[9:36:01] 10 minute recess till staff come back.

[9:36:03] And then you'll have a chance to address

[9:36:05] those updated comments.

[9:36:07] Yes, Councillor Kerrio?

[9:36:08] - Another thing I was going to say,

[9:36:09] we've had both sides given to us.

[9:36:11] Really it's going to be a council decision.

[9:36:12] - It is, I think staff just wanted.

[9:36:15] Go ahead. Go ahead. Yeah.

[9:36:18] - And perhaps I can just elaborate.

[9:36:19] Our recommendations technically won't change,

[9:36:21] but we want to make sure those recommendations

[9:36:24] that you pass cover all the boxes.

[9:36:27] But if you let us know which direction you want to head,

[9:36:29] if you're agreeing with Mr. Vacca's direction collectively,

[9:36:33] then if we can take a five minute recess

[9:36:34] before you make the final decision

[9:36:36] with those recommendations that you would put forward then.

[9:36:40] That's all, just to make sure that we cover all the.

[9:36:42] - Yeah, Mr. Mayor, before you recess, again,

[9:36:44] all we're asking is that the two by-laws on your agenda

[9:36:49] be passed in the form and content I sent on Friday,

[9:36:53] the clean versions.

[9:36:55] The only difference between those versions and the ones

[9:36:57] that staff has prepared is Schedule 8,

[9:37:01] and some language within the by-laws that deal with the park

[9:37:06] because your language said had to be four hectares.

[9:37:09] We removed that so there's no mandatory 10 acres.

[9:37:13] So very minor changes.

[9:37:15] But quite frankly, if council is prepared to do so,

[9:37:19] all you need to do is to approve the clean amended by-laws

[9:37:23] I sent through on Friday, which has revised Schedule A-8,

[9:37:27] a revised schedule on the zoning by-law,

[9:37:30] and some minor word changes to reflect those changes

[9:37:33] in the by-laws, that's all it is.

[9:37:35] - Okay. Well, why don't we do this then?

[9:37:37] Then we'll take a brief recess.

[9:37:39] Give staff a chance to put this together

[9:37:41] and we'll bring everybody back.

[9:37:42] So why don't we say we'll come back in 10 minutes.

[9:37:45] Pee break time.

[10:07:21] - [Assistant] Part three.

[10:07:23] All right everyone, welcome back.

[10:07:24] We just had a recess just to discuss some of the matters

[10:07:28] that we were just discussing and allow staff

[10:07:31] some time to put together an actual recommendation.

[10:07:35] So I guess our next step, I'm going to go back to our staff

[10:07:39] and see if we can't have them present

[10:07:41] what you've put together for us to consider.

[10:07:47] - Thank you, Your Worship.

[10:07:49] So obviously our recommendation as planning staff stands.

[10:07:53] We've done a lot of analysis on our planning recommendation,

[10:07:57] so it does stand.

[10:07:58] But should council wish to modify based on Schedule A-8

[10:08:02] that was presented by Mr. Vacca this evening,

[10:08:05] I can read out a revised recommendation if you do that.

[10:08:11] And like I said, I just want to be clear

[10:08:13] to our planning staff because we have no planning rationale

[10:08:16] for A-8 that's been presented here tonight.

[10:08:18] So just so you're aware,

[10:08:21] but that we have this recommendation.

[10:08:25] So should council choose to follow Schedule A-8

[10:08:28] as presented by Mr. Vacca,

[10:08:30] the recommendation would read as follows:

[10:08:33] that council directs staff to make modifications, sorry,

[10:08:36] to the proposed official plan amendment

[10:08:38] for Northwest secondary plan policies

[10:08:41] and schedules to incorporate the relocation of the school

[10:08:44] and reduction of the parkland pursuant to Schedule A-8

[10:08:47] presented in the verbal presentation of Rocky Vacca,

[10:08:51] Sullivan Mahoney on behalf of MVORA Developments, Inc.

[10:08:56] Dated August 11th, 2026.

[10:08:59] And further, that council direct staff

[10:09:01] to make the modification of the proposed

[10:09:02] zoning by-law amendment

[10:09:03] for the Northwest Secondary Plan policies and schedules

[10:09:09] to incorporate the relocation of the school

[10:09:11] and reduction of the parkland pursuant to Schedule A-8

[10:09:14] presented in the verbal presentation of Rocky Vacca,

[10:09:17] Sullivan Mahoney on behalf of MVORA Developments Inc.

[10:09:20] Dated August 11th, 2026.

[10:09:23] And further, the council directs staff to bring forward

[10:09:25] the implementing by-laws for the Northwest Secondary Plan

[10:09:28] at a further delegated meeting as modified and approved

[10:09:31] by council at its August 11th meeting

[10:09:34] with notice of decision issued immediately thereafter.

[10:09:38] - Yep. So are we comfortable with this?

[10:09:41] Did we have any just before we...

[10:09:43] So in fairness to the applicant,

[10:09:45] you heard our general manager of planning.

[10:09:50] And any comment or any insight before we move forward?

[10:09:59] - [Rocky] Well, the only concern I have is.

[10:10:02] - [Council Member] Turn on the microphone, please.

[10:10:04] - Mr. Mayor, the only concern I have is I heard

[10:10:09] revising Schedule A-8 as presented,

[10:10:12] revising the two by-laws as presented.

[10:10:16] I just want to be sure that the text in the by-laws

[10:10:19] as presented in those clean by-laws.

[10:10:20] - It's not going to be that.

[10:10:22] It's going to be staff written by-laws.

[10:10:24] So the main things that we're addressing,

[10:10:25] we're not addressing the density and the other matters.

[10:10:28] - No, no.

[10:10:28] - It's going to be around the park.

[10:10:30] We're going to go to half.

[10:10:31] - Okay.

[10:10:32] - And the school, we're going to go to the arterial roadway.

[10:10:34] - Okay.

[10:10:35] - So that's the main things, right?

[10:10:36] And then we're going to let staff work on the, you know,

[10:10:39] the exact particulars and of the actual by-law itself

[10:10:42] for our next meeting, okaY?

[10:10:43] But that's we've come to.

[10:10:45] Is that right Ms. Dolch?

[10:10:47] - That's correct, but it will be at a delegated meeting,

[10:10:50] which would be convened internally,

[10:10:54] just because you don't have a subsequent meeting.

[10:10:57] - Council meeting.

[10:10:58] - [Rocky] Yeah. That was my next question.

[10:10:58] When do we expect that delegated meeting and approval?

[10:11:04] - She just flew home this morning.

[10:11:05] - [Rocky] Oh, I get it.

[10:11:06] - She doesn't know where she is.

[10:11:07] - [Rocky] I'm not saying tomorrow,

[10:11:08] but I just don't want it to be December, that's all.

[10:11:10] - I'll have to get back to you on that.

[10:11:13] I have to see when we get those by-laws modified.

[10:11:17] But obviously as soon as possible,

[10:11:18] we will get them on the next delegated meeting

[10:11:20] or the next or subsequent delegated meeting agenda

[10:11:24] once Mr. Millar has a chance to modify the by-laws.

[10:11:26] - [Rocky] Okay.

[10:11:28] - Okay. Ms. Gilberti, would you like to?

[10:11:30] - I know we're law partners.

[10:11:32] - Yes. Well, he's the-

[10:11:33] - And we see everything eye to eye

[10:11:36] as what was presented by Mr. Vacca, absolutely.

[10:11:42] Club Italia needs to be part of whatever

[10:11:44] continued delegated discussions and meetings are held

[10:11:48] and has to be satisfactory also to the club.

[10:11:52] For example, I don't want to see five acres

[10:11:55] of parkland on club property.

[10:11:58] - Yeah, well, we wouldn't want to do that either,

[10:12:00] but they'll be part of those delegated meetings.

[10:12:03] - Thank you, Your Worship.

[10:12:04] So the delegated meetings would just be to pass the by-laws

[10:12:07] in accordance with the decisions you make this evening.

[10:12:09] So we're not, you know, in terms of the parkland here

[10:12:13] and the school, those are the changes we'll make

[10:12:15] to the by-law and that is it.

[10:12:17] And so it's based on your direction here this evening

[10:12:20] and we will modify the by-laws in that way

[10:12:23] and pass based on your recommendations because again,

[10:12:26] we would have no authority to pass a by-law otherwise.

[10:12:31] - Good? - Good.

[10:12:33] - Okay. So you're moving it? Okay.

[10:12:35] Moved by Councillor Strange, seconded by Councillor Kerrio.

[10:12:38] Is there any further discussion?

[10:12:40] Okay, seeing none, we'll call the vote. All those in favor.

[10:12:43] Okay. So that is approved.

[10:12:45] Thank you everybody for your time.

[10:12:47] And we're not finished working on our Shady Oaks bits

[10:12:51] there either, but we're just going to bring

[10:12:52] the rest of the council back in

[10:12:54] and then we're going to do our by-laws.

[10:12:58] And then we're concluded. This meeting's almost concluded.

[10:13:01] It'll be done in about a minute.

[10:13:05] (council members chattering)

[10:13:08] Okay, yeah, sure.

[10:13:10] (council members chattering)

[10:13:17] - Terry, did you get that mail? Did you get your mail?

[10:13:20] Your package?

[10:13:22] (Jim laughs)

[10:13:23] - [Audience Member] How are you?

[10:13:24] - [Council Member] Good, good to see You.

[10:13:27] (council members chattering)

[10:13:29] - [Council Member] Thank you guys.

[10:13:31] Thanks, Bency. Good night.

[10:13:32] - Why is Joe so tanned, Andrew?

[10:13:35] - Buonasera

[10:13:36] - Why is he so tanned? Bonasera, huh?

[10:13:39] (audience member speaks faintly)

[10:13:40] Exactly. You know the guys who work.

[10:13:42] They don't have a tan.

[10:13:44] (council members chattering)

[10:13:48] All right, thanks, Natalia. Thanks, Felix. Ciao.

[10:13:53] Thanks, Rox. See you, Mark. See you, Fred.

[10:14:05] Is he good with that? Good. Okay, great. Great.

[10:14:12] All right. So we've got everybody gathered again.

[10:14:16] So for the rest of council,

[10:14:18] we approved modified recommendations

[10:14:21] that staff helped us put together.

[10:14:23] And we're now at the by-laws.

[10:14:26] Also, we do have some concerns

[10:14:28] that we're going to follow up on with Shady Oaks,

[10:14:30] but you guys weren't here, but these residents,

[10:14:33] they're residents of Shady Oaks who were not notified

[10:14:37] what was happening by the landlord.

[10:14:40] So somebody dropped the ball and we're going to follow up

[10:14:42] and find out what's going on there for these folks.

[10:14:45] So we are now at the by-laws, Mr. Clerk.

[10:14:49] - Yeah, so just so everyone's aware

[10:14:51] the by-laws will now read 2026-070 through to 2026-076.

[10:15:01] There are four by-laws now that will come off the agenda,

[10:15:04] and then we'll also approve 82 through to 99.

[10:15:08] So it's just 70 to 76 and then 82 through to 99.

[10:15:15] - Okay.

[10:15:17] - Your worship, I would move first, second, and third,

[10:15:19] but I wanted to add to the original conflict

[10:15:22] on Northwest secondary plan.

[10:15:24] There's two by-laws as well.

[10:15:26] Did those ones come off or do I add them on?

[10:15:29] - They came off.

[10:15:30] - They came off. Okay. Then I'll leave it alone.

[10:15:32] - You're moving the by-laws?

[10:15:33] - First, second and third reading Your Worship.

[10:15:37] - Okay, thank you. Motion by Councillor Pietrangelo,

[10:15:38] seconded by Councillor Kerrio

[10:15:41] that the by-laws be given a first, second,

[10:15:42] and third reading, Councillor Lococo.

[10:15:45] - Thank you, Mr. Mayor. Conflict on 078 and 079.

[10:15:50] That's this one, the northwest.

[10:15:52] And then 082 and 083, Kitchener Street.

[10:15:56] I was opposed to the development.

[10:15:58] - But I think those ones got removed.

[10:16:00] - Yeah, they were removed.

[10:16:01] - That's what he just said.

[10:16:01] - Otherwise, I was going to declare the same conflict.

[10:16:02] - Yeah, but that's okay.

[10:16:04] - They got removed.

[10:16:05] - Okay, we'll call the vote.

[10:16:06] All those in favor. Motion for adjournment.

[10:16:08] Councillor Kerrio. Councillors. Pietrangelo.

[10:16:14] - And they change, is there's still a chance?

[10:16:16] - What? No, give it a second.

[10:16:19] You're going to second motion for adjournment?

[10:16:20] - Sure.

[10:16:21] - Okay. All those in favor?

[10:16:23] All right, we're adjourned, everybody. Thank you.

[10:16:24] It's been a great term. Thank you, everybody.

[10:16:27] You're welcome, yeah.

[10:16:28] Thank you.

[10:16:29] (council members applaud)

[10:16:30] And thank you to our loyal gallery. Thank you.

City Council - 11 Aug 2026

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