Councillors flip-flop, approve new housing development

Some Niagara-on-the-Lake councillors have changed their tune on a project previously denied.

At a Nov. 12 committee-of-the-whole planning meeting, councillors voted against a staff recommendation to allow Official Plan and zoning bylaw amendments that would allow 42 townhouse units on land east and south of 419 Line 1 Rd., east of Concession 6 Road. 

The minutes from that meeting were on Tuesday's regular council agenda to be approved, as were delegations from Jesse Auspitz from NPG Planning Solutions and lawyer Tom Richardson from Sullivan Mahoney. 

They requested that the minutes not be approved and the proposed development be given the green light to move ahead, which is what occurred when a vote was taken at the end of the discussion. 

In the plea to council, Auspitz said the province is mandating that 1.5 million new homes be built by 2031, and addressing housing needs are part of town, regional, and provincial priorities. 

The proposed development, known as The Haven, offers a diversity of housing types. 

“This proposal does achieve that objective,” said Auspitz, also noting that the units will include three bedrooms. “The intent of this is really to welcome young families to this development.”

Density has been a concern for nearby residents, but Auspitz said the lot coverage involved with the project is “slightly less” than other nearby developments. Three-metre setbacks were part of the initial plans, but they have now been expanded to five metres, he added. 

Auspitz said the project is in line with policies of municipal, regional, and provincial governments. “It contributes to the diversification of housing options in town, which is very much needed at this time.”

Richardson said even though the proposed homes “can’t be classified as affordable in the present-day terminology,” the project has received heavy scrutiny and analysis from town staff. He also noted that the height will be no taller than the 10-metre maximum allowed. 

Coun. Wendy Cheropita said she has learned “new information” about the development since the Nov. 12 meeting, including that the units will have three bedrooms, and will be priced under $1 million. 

She also said complaints heard previously by nearby residents are no longer a concern for them. 

“With that knowledge, I would like to change my vote,” said Cheropita. “I think this is an acceptable development.”

It was a tie vote that resulted in the project being turned down at the Nov. 12 committee-of-the-whole planning meeting. Voting against the project at that time were Couns. Burroughs, O'Connor, Cheropita, and Tim Balasiuk. 

In favour at that meeting were Wiens, Zalepa, Mavridis, and Coun. Andrew Niven. Coun. Adrana Vizzari was not present, but she did vote in favour of the development on Tuesday. 

O'Connor and Burroughs were the only two members of council who voted against the project at Tuesday's meeting, in which all members of council were present. O’Connor raised a concern about current zoning allowing 30 units per hectare, and this project proposing 44.5 units per hectare. 

“That’s almost a 50-per-cent increase,” said O’Connor. 

Planning director Kirsten McCauley admitted “the density is a bit higher” than what’s in the town’s Official Plan, but added that staff have conducted a detailed analysis and are of the stance that this is a “compatible development.” 

Coun. Erwin Wiens shared his support for allowing the project to move forward, citing the need for housing. 

“We have an obligation to get this moving,” said Wiens, adding that residential developments such as this are part of the puzzle when it comes to attracting new jobs and younger generations in town. “This is what we need.”