A proposed condominium development on Mary Street will help close Niagara-on-the-Lake’s housing gap, says the town’s lord mayor.
The condo was on the agenda of Tuesday evening’s committee of the whole planning meeting, specifically a zoning bylaw amendment that would allow for the development of a four-storey apartment building with 41 units at 223 and 227 Mary St.
Lord Mayor Gary Zalepa and Couns. Erwin Wiens, Maria Mavridis, Adriana Vizzari and Wendy Cheropita voted to approve the amendment.
Couns. Sandra O’Connor, Gary Burroughs and Tim Balasiuk voted against the amendment..
The proposal was originally brought to a public meeting in February 2023 and was re-reviewed, with changes made as per suggestions from the urban design committee and public comments.
Richard Ellis, who lives at 216 William St., said the proposed condominium will be right in his backyard.
He is not against development on the Mary Street lands, but is against changing the town’s official plan and established zoning bylaws to build the structure, he said.
Ellis described his own experience completing renovations on his home in 2022.
“The process of getting all the required approvals and variances for our improvements was daunting to say the least,” he said during his delegation.
The renovations wound up costing thousands of dollars.
“But we did it because it’s how the rule book works,” Ellis said.
He shared his story because of a growing concern in town that there are two sets of rules, Ellis said.
“One for individual tax-paying and voting residents like us and a completely different set of rules for developers and builders,” he said.
Ellis continued, saying nobody changed the official plan or zoning bylaw for his additions, so developers should have to adhere to the same standards.
Wiens requested the town’s director of planning, Kirsten McCauley, address the claims that developers follow separate rules.
“There are no two sets of rules: we follow the process consistently,” McCauley said.
“It does depend on the application, the context, the location, the proposal even.”
She added this property was the subject of an archeological assessment as well, a process mentioned in Ellis’ presentation.
“They did have to go through the same process for archaeology on this site as well,” McCauley said.
In response to the official plan being changed, there is a process under the provincial Planning Act that allows for changes to the official plan and zoning bylaw.
Applicants or land owners are permitted to make applications to make changes, McCauley said.
Before voting, Cheropita cited survey findings from NOTL-based researchers Michael Ennamorato and Stephen Ferley, which found many residents wish to stay in town.
This development will address these wishes, Zalepa said.
“I believe that we need this kind of housing to allow people that live in this town to be able to remain and stay in this town and live where they want to live,” he said.
While it may be uncomfortable for some residents, NOTL has a significant housing gap and this will help fix it, Zalepa said.
Cheropita agreed.
“This is a difficult decision to make when there is pushback against it,” she said.
She empathizes with residents who dislike the development, but is ultimately in favour, Cheropita said.
“It’s the right kind of development for the greater community,” she said.
O’Connor said that with the building’s current height, she could not vote in favour.
