Conditions of the consent may also address heritage matters such as long-term protection of the existing buildings as well as structural assessment and stabilization or the barrel roof building, which is currently in poor condition.

Restriction of Application(s) for Minor Variance

A recent amendment to Section 45(1.3) of the Planning Act restricts any person from applying for a minor variance for a period of two years following a zoning by-law amendment. Section 45(1.4) provides an exemption from this restriction if Council has declared by resolution that such an application is permitted for a specific application, a class of applications, or in respect of such applications generally.

Based on discussions with the applicant and given the complex nature of this mixed-use redevelopment project — an application for minor variance is anticipated within the two-year restriction period. Accordingly, it is recommended that Council declare Section 45(1.3) of the Planning Act does not apply to an application for a minor variance on the subject property.

Planning Justification Report

The applicant submitted a Planning Justification Report prepared by Dillon Consulting and dated April 2020 (an excerpt of report attached as Appendix A). A memo was submitted on October 19, 2020 highlighting changes to the amended application and Planning Justification Report. Staff have reviewed, and concur with the conclusions of, the Planning Justification Report.

Risk Analysis:

N/A

Financial Matters:

The proposed redevelopment plan is estimated to increase the property value assessment by approximately $22M. This would translate into an annual municipal tax levy increase of nearly $400,000. Approved Brownfield CIP grants would offset an estimated $3M in eligible remediation, servicing, and development fee costs over an 11-year grant period. The City would collect the full annual increase in municipal tax levy in perpetuity following the expiry of the brownfield grant period.

Consultations:

Comments received from municipal departments and external agencies are attached as Appendix G. The only objection received is from the Detroit River Tunnel Partnership (DRTP), which is generally not in favor of residential uses adjacent to its right-of-way. The DRTP’s comments , dated June 29, 2020 request that if approved, a warning clause be included in all offers to purchase, agreements of purchase and sale or lease and in the title deed or lease of each dwelling unit. The DRTP also request that proposed