‘Tallest residential condo building in Canada’ approved for Niagara Falls

Niagara Falls city council has approved amendments to its official plan and zoning bylaw to permit the development of what's being described as the tallest residential condo building in Canada."

At 77 storeys, the project, proposed by Fudzi International Group (Pawel Fugiel), calls for 962 residential dwelling units and 516 square metres of commercial floor at the corner of Robinson Street and Allendale Avenue.

Based on my client's research, at 77 storeys, this will be the tallest residential condo building in Canada. Not commercial building, not mixed-use hotel/condo, but purely residential condo building," said Rocky Vacca, the lawyer representing the applicant, during Tuesday night's council meeting.

My client has a foreign investor who wants to build an iconic residential building in an iconic city. The investor agrees that Niagara Falls is an iconic location. The investor deems an iconic building to be the highest residential building in Canada."

City staff recommended council not support the development as presented, due to several issues, including that the building is well above the 30-storey maximum permitted for that area within the municipality's official plan, as well as wind, shadow and parking-related concerns.

Council, however, approved the application as submitted by the developer, but on several conditions, such as that 20 of the units are set aside as attainable" geared to incomes of $80,000 per year, that the building include green initiatives such as having high-efficiency systems, green-building materials and a stormwater-management plan, and that applicant provide an extra 50 trees.

A holding provision will remain in place until the developer can meet various requirements, including updated pedestrian wind assessments and shadow studies.

While the proposal calls for 713 parking spaces on site, which translates to 0.74 spaces per unit, Vacca said his client has also secured the right to lease land from Hydro One, which would result in an additional 300 parking spots and more than one space per unit. He said there will also be electric charging stations, bicycle and car-sharing spaces, along with transit passes for unit owners.

Vacca said his client's planning team's opinion differs, with all due respect," from city staff's, adding the property is within the central tourist district, where the highest buildings are supposed to be located."

Please keep in mind that council did previously approve a 72-storey in height building at Stanley Avenue and Dunn Street on the west side of Stanley Avenue. This property is, likewise, on the west side of Stanley Avenue," he said. With all due respect, there's truly no difference between the two in terms of location within the central tourist district."

Vacca said although it's going to be a five-star" building, his client is prepared to include 20 attainable units after Coun. Mike Strange asked whether the developer can set aside part of the building so the average person can afford something like this."

The reason why I suggested 20 is I know Habitat for Humanity - I read somewhere that in the past 30 years, they've created, I think 25 (affordable) units in the city of Niagara Falls ... so it's not something easy to do and in one shot here we're going to create what Habitat for Humanity, which is a great outfit, has taken them quite longer to do," he said.

When asked by Coun. Lori Lococo whether approving such massive high rises will set a precedent for the area, Kira Dolch, the city's manager of planning, building and development, said it will.

You will see additional heights, I'm sure, come in as we go. Our concern is trying to mitigate the negative impacts that will occur," said Dolch. Those recommendations that were put in the alternatives were provided to council to give some comfort to staff that some of the issues will be mitigated, should a 77-storey tower be approved."

Meanwhile, Vacca said his client looks forward to making this exciting project" a reality.

The word that's going to be thrown around is iconic. It truly is going to be an iconic building."

Ray Spiteri is a St. Catharines-based reporter for the Niagara Falls Review. Reach him via email: raymond.spiteri@niagaradailies.com

By the numbers

77: Storeys

962: Units

235: One bedroom

309: One bedrom and den

305: Two bedroom

103: Two bedroom and den

3: Penthouse suites

7: Townhouses