Niagara Falls council has approved an official plan and zoning bylaw amendment to facilitate the development of two large apartment towers in the city’s north end. The proposed 295-unit project by Legion Heights Niagara Inc. at 2430 St.
Paul Ave., at Mountain Road, will feature two towers, one 15 storeys and one 19 storeys tall. The vacant 1.
4-hectare parcel of land had previously been designated residential in accordance with the city’s official plan, which permits a maximum building height and density of 10 storeys. At council Tuesday, the applicant requested to place the lands under a new special policy area to increase the maximum building height. In a report from staff, council was told the proposed height increase was “appropriate and supportable” and is compatible with surrounding land uses.
As well, the development conforms to provincial, regional, and city policies and would utilize existing municipal infrastructure and services. “I believe this is a really good development,” Coun. Mona Patel said.
“It’s beautiful. It fits into the surroundings.” Council heard from several residents concerned about the project, most notably about an increase in traffic volumes.
Coun. Victor Pietrangelo agreed the issue regarding an increase in traffic is concerning. “There is going to be more traffic on the road, there’s no doubt,” he said, adding Mountain Road is “really becoming a thoroughfare,” particularly with large trucks.
“There’s no reason why they can’t be using the existing highway system that’s there,” he added. “I don’t like the fact they’re going through the residential areas.” St.
Paul Avenue and Mountain Road fall under the jurisdiction of Niagara Region. According to the report to council, regional staff reviewed a submitted Traffic Impact and Parking Study and raised no objections to the proposal. The region said the intersection is expected to operate at acceptable volume capacities.
However, the region could approve the implementation of red light cameras if speeding became an issue. Several residents also expressed concerns regarding a loss of privacy due to height of the towers. Staff noted the proposed development will have a 45-degree angular plane from the property line of the detached dwellings to the west of the property.
That plane will assist with providing a transition in scale between buildings of different intensity and limit shadow and overlook on neighbouring properties from the upper storeys..
