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Proposed Zoning By-law Amendment The Town of Fort Erie and The Molinaro Group

Proposed Zoning By-law Amendment The Town of Fort Erie and The Molinaro Group 4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROAD File No. 350309-0328 – March 1, 2010.

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Proposed Zoning By-law Amendment The Town of Fort Erie and The Molinaro Group

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  1. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group 4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328– March 1, 2010

  2. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328 Summary of Recommendations Report CDS-08-10 • Amend the Zoning By-law be to permit the development of a 12-storey, residential building with ground floor commercial and public assembly space on the subject lands; • The Zoning By-law Amendment will contain site specific regulations and a Holding provision requiring a Site Plan Agreement and a Development Agreement to the satisfaction of the Town and the NPCA; • The Site Plan Agreement will address the requirements of the "Overall Benefit Permit" and provide appropriate screening measures for the abutting properties; • Council receives Mr. Ron Palmer planning opinion and that supplemental Recommendation Nos. 3 to 5 be included in future work plans.

  3. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328 Neighbourhood Location Map

  4. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328 Site Location Map

  5. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  6. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328 Proposed Ownership Plan

  7. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  8. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  9. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  10. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  11. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  12. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  13. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  14. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  15. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  16. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  17. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  18. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  19. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  20. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  21. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  22. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  23. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328

  24. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328 Westerly Side Yard - context Apartment buildings are permitted as-of-right in the RM2 zone – the setback requirement is is half of the building height. The proposed building is approx. 39 m high, which would require a setback of 19.5 m. This generally meets the intent of the by-law by providing an setback within 2 m of the standard setback requirement for an apartment building in the Zoning By-law. The letter from the solicitor on behalf of the abutting owners suggests that there is a 10 m setback from the 12 storey building to the west property line. In fact, the closest the building comes to the property line is 11.28 m for the 1 storey portion and an average 18.66 m for the remaining 12 storey structure. The setback for floors 2 to 11is approximately 17 m and the setback for floor 12 is 25 m. - therefore substantially achieving compliance.

  25. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328 Economic Impact Study RCI Cons./ Regional Analytics Inc. conducted an Economic Impact Study. Data fed into a model for Niagara to estimate the economic impacts. The results show a very significant positive effect on the local economy. The total benefit to the local economy is estimated to be in the order of $85.8 M in direct, indirect and induced economic output. It would also generate approx. $20 M in labour income and create 387 jobs in the local economy during the construction phase. There would be an increase in assessment value resulting in an local property tax revenue of approx. $190,000 annually – noted that the property currently generates no property taxes. The local economic impacts are substantial for a single construction project.

  26. Proposed Zoning By-law AmendmentThe Town of Fort Erie and The Molinaro Group 4155 ERIE ROAD, SOUTH SIDE OF ERIE ROAD, WEST OF SCHOOLEY ROADFile No. 350309-0328– January 25, 2010

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