Niagara-on-the-Lake is betting on parking at the former hospital site on Wellington Street.
It’s studying a project to add 150 parking spaces to the spot, which could bring in up to $1.9 million a year, instead of opening the land to outside ideas — for now.
Staff are looking at the possibility of a two-storey building with parking and some flexible space for community or municipal use, which could generate between $1.1 million and $1.9 million annually, but cost roughly $9 million to $18 million to build.
Councillors debated four options from staff for 176 Wellington St. Tuesday night, ultimately voting 6-3 to move forward with staff’s recommendation — the first option out of four possibilities — to direct staff to continue developing the town-led concept and spend up to $200,000 on detailed design work.
Option 2 would have stopped the work and maintained the site as-is; option 3 would have shifted to exploring third-party options through a request for proposals; and option 4 would have done both — continuing staff work while also exploring outside proposals.
The James A. Burton & Family Foundation pushed council to choose the fourth option, arguing it would bring forward more ideas and lead to a better-informed decision.
Coun. Maria Mavridis said that position was echoed in “dozens” of emails from residents that day “pressing for option 4.”
“Regardless of it being an election year — decisions need to be made that may not be popular with some, but in the best interest of all,” Mavridis said at the meeting.
Lord Mayor Gary Zalepa said the divide at council over the matter is largely about timing.
“I really believe we’re all trying to get to the same place,” he said.
On considering a request for proposals now, Zalepa said “I will — that’s where I’m going. But I’m not ready to do it, for all the reasons mentioned so far.”
Council also approved a separate report allowing Royal Oak Community School to stay at 176 Wellington St. until June 2027 under a lease extension, but the town can end the lease early with six months’ notice as it decides the site’s future.
Parking and revenue driving the plan
Mavridis called NOTL a town “in the parking business,” arguing parking reserves have helped fund projects and avoid tax increases.
“Why are we continuing making decisions for just today instead of planning for the future?” she said.
Coun. Erwin Wiens said he frequently hears from residents about “the parking issues that we have” so he was confused by “some negativity” he’s heard around parking at the site.
Although he said he wants clear and concise information before going to market, Wiens ultimately supported giving staff more time to explore the options and “nail it down.”
“In the long run, it will be a quicker process that will be more effective and get the goals we want,” he said.
The building, now home to Royal Oak, costs about $181,000 a year to operate while bringing in about $107,000 in rent and parking revenue.
“So we’re upside down,” said Wiens, raising concerns about the building’s condition and what plans the school has after the lease is up.
Staff said though most services work, the building “is not in great condition” and the school is exploring its other “opportunities,” in recognition that their situation involves “a temporary kind of lease agreement.”
Councillors acknowledged the school’s long-term future at the site is uncertain, but stressed there are no immediate plans to displace it.
“We’re not gonna kick kids out,” Wiens said.
Coun. Wendy Cheropita said the school fills an important gap in the community.
Split over when to open the process
Not all councillors agreed.
Coun. Sandra O’Connor said although she appreciated the architecture, she had expected a request for proposals to come forward at this point.
“I think that there’s too much focus on parking — particularly when 39 per cent of the responses said that parking should not occur there,” she said. “That shouldn’t be the main focus.”
Coun. Gary Burroughs and Coun. Wendy Cheropita also pushed for that direction. Cheropita said the process should stay open to different ideas and opportunities since council may not yet have considered everything the site could become.
Before council approved staff’s recommendation as presented, an amendment was moved to shift toward option 4 and failed in a 6-3 vote.
Chief administrative officer Nick Ruller said before staff can seek outside proposals, it needs more time and resources to gather additional information and provide clearer direction.
He said his “biggest apprehension” with requests for proposals right now, is “we still need the clarity as to what the deliverables are.”
“There’s a lot of moving parts here.”
Ruller said those parts include how many parking spaces and how much building space the site could support, what revenue a gateway component might generate and whether partnerships could be secured for any community use.
Push to ‘build on’ staff work, open proposals now
The James A. Burton & Family Foundation — which has proposed a multi-use community hub focused on arts, culture and education, with space for performances, events, classes and local organizations, alongside parking — spoke in front of council to urge option 4.
To the foundation, the original purpose of the site — serving the community — remains.
“A most constructive next step is to build on this work by inviting alternative, feasible solutions,” foundation chairman Jim Burton.
“What do we have to lose by welcoming other proposals?”
Burton said the foundation has “no commercial interests” and is “not seeking ownership,” instead offering to act as a “catalyst” for the project.
“An open process simply ensures that a decision is made with the best available information,” Burton said, adding that it would help the town see “philanthropic, institutional and partnership models not currently reflected in the report.”
The foundation released a video on its website at 176wellington.ca featuring 14 voices from across the community describing the site as an opportunity to reimagine a defining community landmark.
“This was a community initiative — a small, little, quiet, sleepy, agricultural town that put its collective forces together to build a state of the art hospital,” said Laurie Harley, one of the founders and leaders of the NOTL Ambassadors.
“To me, it would be a perfect location to be able to have that focal point to welcome people. Not just to get the information, but to get a feel for the spirit of the town.”
The video ends with a message casting the site as a “rare opportunity” and a “shared responsibility.”
“Some buildings close. Their purpose does not,” the video said. “The time to act is now.”
Other 13 community voices in Burton video:
- James Hall, secretary of Music Niagara,
- Melissa Novecosky associate executive director at the Shaw Festival,
- Tim Johnson, president of the Niagara Academy of Indigenous Relations,
- Royal Oak head of school Julia Murray,
- artist and father Brendan McLeod,
- founder of Treadwell Cuisine James Treadwell,
- Royal Oak parent Patricia Brick,
- Niagara Geopark chair Perry Hartwick,
- tourism and economic development expert Robin Garrett,
- Andorlie Hillstrom, founder of the Yellow Door Theatre Project,
- Alexis Spieldenner, co-founder and executive director of Bravo Niagara!,
- performing artist Travis Seetoo,
- founder of Bélisle Pottery Valérie Bélisle,
Susan St Amand, president and chief executive officer of the foundation also spoke.
