Developer grants debate returns to St. Catharines council; Welland approves 50-room emergency shelter; No interest yet in West Lincoln by-election
Niagara Democracy Watch is The Pointer’s weekly feature aimed at increasing the public’s awareness and political involvement in the Niagara Region by highlighting key agenda items, motions and decisions
Niagara municipalities push for local investments during annual AMO conference
Last week marked the 125th anniversary of the annual meeting for the Association of Municipalities of Ontario (AMO). The gathering, which brings together local, provincial and federal officials from across the province, was held in Ottawa and ran from Sunday, August 18th until Wednesday, August 21st. All the provincial party leaders addressed the delegates, as did Sean Fraser, the federal Minister of Housing, Infrastructure and Communities; and provincial ministers Sylvia Jones (Health), Paul Calandra (Municipal Affairs & Housing) and Kinga Surma (Infrastructure).
For municipal councillors, in addition to networking, information gathering and education sessions, the conference provides an opportunity for face-to-face meetings with various provincial ministers and parliamentary assistants (though such meetings are usually limited to 15 minutes).
Nonetheless, the City of Welland noted productive meetings with various ministries (Infrastructure; Sport; Education; Children, Community and Social Services; Economic Development, Job Creation and Trade; Health; and Labour, Immigration, Training, and Skills Development). The City of St. Catharines touted discussions on provincial support for the Minto Cup and upcoming sporting events; future property assessments; encampments; and development permissions within the Niagara Escarpment. The Town of Lincoln released details of a meeting alongside their municipal colleagues from St. Catharines and Niagara-on-the-Lake, with the Ministry of Agriculture, Food and Agribusiness to request funding for a “Niagara Irrigation Project”. The project would help mitigate the ongoing impacts of climate change, which “have resulted in more frequent cycles of drought-like conditions, posing a direct threat to food and economic security”, impacting the Region’s agricultural sector, a press release states.
St. Catharines Mayor Mat Siscoe was also part of an initiative by the Ontario Big City Mayors calling on the Province to address the homelessness and mental health crisis by appointing “a single ministry and minister to lead the province’s response and create a municipal-provincial task force to direct resources and supports to our cities immediately.” In the week prior to AMO, the collective of mayors launched the Solve the Crisis campaign calling on residents to write to their provincial representative. Siscoe noted after the conference that “the government committed to working with us on more options for treatment and enforcement.”
Whether any of the discussions at AMO will have an immediate impact for local municipalities remains to be seen.
“The annual AMO conference allows us to champion our strategic priorities and collaborate with provincial ministries on critical issues,” Town of Lincoln Mayor Sandra Easton stated. “We continue to look for ways to meet the needs of the community while meeting the needs and seizing the opportunities available by our partners at upper levels of government.”
The Solve the Crisis website can be found here.
Past reporting:
Special Council Meeting
Date: August 26 - 6:00 p.m. | Delegate | Full agenda | Watch live
Following delays, City to host public meetings on CIP and Accessory Dwelling Unit amendments
On August 26th, St. Catharines Council will be proceeding with two public meetings that were originally planned for two weeks ago. The Special Council meeting on Monday will deal with amendments to the Community Improvement Plan (CIP) and Accessory Dwelling Unit (ADU) Program.
The proposed amendments to the CIP will allow for extensions of completion deadlines for projects approved under the municipality’s 2015 CIP and 2020 CIP. Mayor Mat Siscoe described the need for the amendments as “housekeeping” in nature. The changes would provide developers more time to complete projects that have been granted taxpayer dollars to help see the development through to completion.
Unlike federal and provincial levels of government, municipalities have limited tools to incentivize development. A CIP allows municipalities to “directly incentivize redevelopment”; to preserve heritage elements; rehabilitate the built environment; often through facade improvements, and remediate brownfields that have often remained fallow.
St. Catharines has had a CIP, in one iteration or another, in place since 2004. A presentation to council in April 2023 claimed that between inception to 2020, the CIP accounted for 76 construction or redevelopment projects, 43 facade improvements, 2,761 dwelling units, 500 permanent jobs and a $569 million assessment increase.
Critics of the program have claimed that it has benefitted wealthy developers, whose projects would have proceeded regardless of the incentives, and has had little to no impact in developing affordable housing (one of the goals of 2020 CIP). Councillor Bruce Williamson (Ward 6 - Port Dalhousie) described the program as “the luxury condo incentive model.”
Mayor Siscoe previously rationalized the need for the project extensions because “development project timelines over the last several years have been significantly impacted by housing market fluctuations, rising interest rates and construction costs and pandemic related restrictions.” The staff report on Monday states the amendments will “allow for the CIP to better meet its intended purpose”, especially for infill developments.
Depending on which grant program the developer applies for, the project must be completed within 3 or 5 years from the date of execution of the CIP Agreement for them to receive any of the approved benefits.
The proposed amendments will allow the Director of Planning and Building Services to grant extensions up to a year. To qualify for consideration of an extension, the applicant must demonstrate “substantial progress” in the form of commenced construction or a building permit application for works above grade. In addition, the applicant will have to submit a Revised Project Timeline that sets out project milestones and a prospective date of completion. The annual tax rebates under the CIP do not commence until the project has been completed to the satisfaction of the municipality.
Projects requesting long-term extensions of more than a year, would require council approval, though the staff report states that delayed projects “waiting for improved market conditions”, will not qualify.
While the staff report notes the status of approved projects “varies from completed, under construction, not under agreement, or revoked”, it does not provide an indication of how many projects fall under each category. (When the Council of the day approved the 2020 CIP, it also passed an amendment for an annual report. A review of Council Agendas shows evidence of the 2021 annual report but no subsequent reports.)
Staff are unable to indicate the “exact” financial implications of the amendments, not knowing how many extensions will be sought or how many approvals will be rescinded, though they promise to monitor the impacts of the proposed extensions. The report indicates that “funding allocation to support deadline extensions will not be required in the City’s current operating budget.”
The City solicited public comment on the proposed amendments. The report summarizes the feedback which mostly focused on questions of why the extensions were necessary; the related time limits and property specific inquiries.
The second public meeting on Monday night is to consider a proposed increase to the grant amount for the Accessory Dwelling Unit (ADU) program, currently offered as part of the CIP.
The ADU program provides a one-time grant to help offset project costs for the construction of an (interior) accessory apartment dwelling unit within an existing principal dwelling or an external apartment dwelling unit. The goal of the program is to support a greater mix and size of housing types in the city, and the increased availability of affordable rental housing accommodation.
Currently, the value of the grant is up to 70 percent of eligible project costs incurred, to a maximum of $20,000. The proposed amendments will increase the grant value to $40,000 for internal apartment dwellings and $80,000 for exterior apartment dwellings. The increased grant is anticipated to alleviate the “financial burden (that) often hinders homeowners and developers.”
The increase in the grant amount for ADU’s was part of the municipality’s application under the Housing Accelerator Fund (HAF), the $4 billion federal program to help alleviate the current housing supply shortage. In January 2024, it was announced that St. Catharines had secured $25.7 million under the fund.
Under the City’s HAF Action Plan – Missing Middle Initiatives – it is proposed that by integrating financial support, the municipality will be able to respond to community needs by enhancing housing diversity and providing affordable rental units. With four units permitted, as of right, on appropriately sized residential lots, it is hoped that ADU’s will provide aging in place units for seniors and independent housing for extended families on the same property. Staff forecasts that initiatives under this section of the Action Plan will realize 360 additional housing units.
If approved, the enhanced program will be available to both residents and developers. To be eligible, the principal dwelling unit must be at least five years old. Eligible costs must address construction and rehabilitation works, such as building materials, labour costs, new or upgraded HVAC systems and plumbing. Ineligible costs include appliances, decorative amenities, and fees related to financing, consulting and preparation of building plans. The increased grant program is also not retroactive.
While the City is hopeful the ADU program will provide more affordable units, there is no proposed maximum rent restriction for the created units.
The proposed program will take the place of the existing ADU program under the 2020 CIP and will be funded entirely through the municipality’s HAF monies. As a result, according to staff, the estimated Operating Budget savings for 2024-2026 will be $80,000 annually.
The staff report on the Amendments to the Community Improvement Plans can be read here.
The staff report on the Accessory Dwelling Unit Grant Amendment can be read here.
Past reporting:
Welland approves lease with Region for a 50 bed emergency shelter
At its August 13th meeting, Welland City Council approved a lease agreement with Niagara Regional Housing to use City-owned land at 851 Ontario Road for a temporary emergency shelter facility.
While the matter of social housing is under the Regional municipality’s jurisdiction, in February of this year, understanding a need in the community and concerns of the homeless braving the elements, Welland Council unanimously approved $52,150 to offset costs incurred by Holy Trinity Anglican Church for an emergency overnight shelter during the winter months. It was considered a stop gap measure while the Region considered a purpose-built facility for South Niagara.
A 50-room shelter is contemplated at the Ontario Road site and is expected to be constructed using modular units like those at the 29 Riordon Street shelter in St. Catharines. The site will be securely fenced and have 24/7 supervision. The Region is anticipated to cover all costs associated with the construction and operation, while the City is able expedite approvals, especially in relation to servicing of the property.
While all the Welland Council members agreed on the need for an emergency shelter, the choice of 851 Ontario Road met with consternation from some elected officials, especially the Ward 5 councillors, where the facility will be located.
In May, Council had received a report of four potential sites: 851 Ontario Road; the Welland Hospital property; the Hope Centre Food Bank property; and Transport Canada lands (located between King Street and Plymouth Road). However, the August 13th update report concluded that the City-owned lands at 851 Ontario Road were the only viable option, especially to ensure the shelter’s operation in 2025.
Councillor Graham Speck (Ward 5) bemoaned that Council’s “only input” was on the lease approval and not regarding site selection. He reminded council that the May report had noted the hospital lands were the preferred option and that 851 Ontario Road had been described as more suitable for long term affordable housing. His Ward 5 colleague Councillor Claudette Richard noted that parents in the area were “furious” about the possibility of the shelter and noted a letter of objection from Royal Canadian Legion Branch 4. (The City’s Affordable Housing Committee endorsed the location and lease agreement.)
When councillors questioned whether City Council could choose one of the other locations, Chief Administrative Officer Rob Axiak explained that the Ontario Road location was chosen by the Region. He also clarified that the hospital site was no longer preferred due to future construction planned by the Niagara Health System. The City site was preferred because there would be “less hoops to jump through.”
At the meeting, staff indicated there will be future neighbourhood open houses regarding the emergency shelter with Regional officials, the City, service providers and the police. Councillor Richard was frustrated that such meetings would occur “after the lease is signed”, describing the process as putting the “cart before the horse.”
In April, Niagara Falls City Council saw a packed gallery questioning the lack of public consultation and the neglect from officials in providing information on how a shelter facility on Summer Street in the municipality came to be.
In light of the concerns expressed, a subsequent media release from the City of Welland noted:
“The siting of this shelter is compliant with local zoning and bylaws and does not require an additional public meeting for approval. It is important to understand that seeking further community approval for the siting of a shelter, which is otherwise already permitted under existing zoning rules, has been found to be contrary to the Ontario Human Rights Code, which seeks to prevent discrimination as to where people can live."
Councillor Bonnie Fokkens (Ward 6) questioned the urgency of a decision that evening, proposing a deferral to allow further comments from the Region. CAO Axiak stressed that time was of the essence, with infrastructure needing to be put in place and the modular units ordered. He concluded that any delay would effectively eliminate the possibility of the emergency shelter opening in 2025. The deferral motion was defeated and council approved the lease, with Councillors Speck, Richard and Tony DiMarco opposed.
At the conclusion of the discussion, Mayor Frank Campion commended staff: “We tasked staff to work with the Region to make something happen, and they did.”
“Our community is stronger when everyone has a safe place to call home. This temporary facility is a critical step in providing shelter and support to find permanent housing for those in need. We are committed to working with our partners to ensure everyone in Welland has the opportunity to thrive,” the mayor stated in the subsequent media release.
The related report at the August 29th Regional Council meeting on the South Niagara shelter can be read here.
Past reporting:
No candidates yet in West Lincoln by-election
As expected, West Lincoln Council formally adopted a bylaw at its August 12th meeting to conduct a by-election to fill the vacancy left by Councillor Terry Bell (Ward 3 - Smithville).
Bell had been absent from meetings of council for three successive months without authorization, effectively vacating his seat as per the Municipal Act. He last attended Council on February 26th, but health issues have led to his extended absence.
Nominations opened the day after the Council meeting but, to date, no potential candidates have come forward to run.
The by-election is scheduled for November 4th. Nominations close at 2:00 p.m. on September 20, 2024.
The Town of West Lincoln’s By-Election page can be found here.
Email: [email protected]
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