Town council debate on boutique hotel issue lasts longer than three hours

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“We’re always for development, we want our plan to thrive,” she said.

Allaire told the Peddies they have supported the town a lot and the compost idea is great, but “I just don’t like the zero setback. That is what we are voting on and that’s the decision that I am making.”

Courtney said his colleagues made “great points” but believed the situation happened because “someone didn’t do their homework” on what the lot could handle. He called it “ a complete annihilation of the setback to zero” and said there were no impacts from the zero setbacks at Queen Charlotte.

“Not one councillor is saying no to a hotel,” said Courtney, saying the issue was the setback.

Courtney thanked the Peddies for “everything they are doing” but called for mediation to find a middle ground.

“It sounds like there’s ways to mitigate,” he said.

Courtney said it is a very small lot and safety and garbage are issues he is not convinced are resolved. He emphasized he is not opposed to a hotel, but to the setback request.

Fire safety was debated extensively during the meeting. Former firefighter Dave Wharram said he had serious concerns with the proposed hotel, noting there were seven bedroom windows on the south side of the Salmoni Condominiums. Wharram said he respectfully disagreed with some of fire chief Bruce Montone’s report, believing having all four sides available for potential rescue is preferable.

“Present day Salmoni has been designed way over minimum standards,” said Wharram. “Why take any of that away?”

Wharram said he was often first on scene during his time on the fire department, and that his action plan would include laddering off the south side rather than attempting an escape off the balconies off the west side. He believed Montone’s numbers “were a little off” and wouldn’t be able to perform a ladder rescue with a hotel on site.

Wharram said he didn’t dispute most of Montone’s report except with issues over the south wall.

“Profit over safety or safety over profit. It’s your call,” Wharram told town council, adding he didn’t oppose a hotel but that location was the issue.

Montone - along with assistant deputy chief Dan Monk and chief building official Angelo Avolio –made a lengthy presentation to town council. It was interrupted on occasion by remarks from the audience but it addressed issues that council had asked for. Montone said the Salmoni Condominiums started construction in 2006 and pointed out the heat activated roll-down shutters on the south side.

Montone told town council ladder rescues above the second floor are “extremely risky even in the best of conditions” and said there is no ground ladder that could reach the fourth floor. He also cast doubt on the ability of the 75’ ladder truck to reach all windows on the south side.

In the case of the Salmoni Condos, the fire chief stated they would use a fast-attack command position. His report told council that multi-unit buildings, as per the Ontario Building Code, don’t have to provide access to all four sides of the building. He added many of Amherstburg’s larger buildings offer only one to two sides for the fire department to utilize.

“Bedrooms in larger buildings are not required to have egress windows, but instead occupants are provided with multiple protected means of egress through the interior of the building and monitored fire alarm systems to ensure occupants are notified of a fire as quickly as possible so that they may use those exits,” Montone’s report stated. “Balconies which are included in several of the suites are an additional added area of refuge which is not required however are provided in this building.”

Montone told council the construction of the hotel at 256 Dalhousie St. would not have any additional impact for the south wall of the Salmoni Condos at 252 Dalhousie St. and stated “the two properties are independent from each other and any design and construction of a new building would have to comply with the Ontario Building Code and, following occupancy, the Ontario Fire Code.”

Pouget asked if he wouldn’t prefer to fight a fire from all four sides of the building but Montone replied he would rather fight it from the inside.

“It is a very, very safe building,” Montone said of the Salmoni Condominiums.

Don Parks, a resident of the Salmoni Condominiums, believed “there is more than one place to park that (fire) truck” and said he measured the area and came away with the belief the ladder truck could reach the windows on the south side.

“If there is any way that needs to be accessible, it’s the south wall,” said Parks.

There was a concern over “death by entrapment,” believing access would be blocked off to rescue. He asked council if they could live with themselves if something were to happen.

Parks also disputed the traffic study, stating it was done in early May with rain. He said the wall blocks the views of people crossing the road and feared someone was going to get hit and injured.

“I don’t want anyone to get hurt,” he said. “I don’t know why (the traffic study) was put into the report. It was done to get the results you wanted.”

Laws that come into place in 2025 weren’t discussed enough and there had to be room for loading and unloading. Parks also voiced issues with the garbage and grease concerns from the restaurant.

Believing there are too many “red flags,” he called for a further study of the proposal. Parks also suggested trading a piece of the Duffy’s site for the 256 Dalhousie St. to act as a compromise.

Robert Brown, a planner retained by condo owners, said there has been talk about how much the hotel is needed but questioned whether it was appropriate for the impact on neighbours for 15 hotel rooms. Light and airflow caused by a reduced setback was brought up as was whether a shadow study was addressed. He didn’t believe the applicant did not provide planning justification for a 100 per cent rear yard setback.

Brown acknowledges it complies with the Provincial Policy Statement and Official Plan but the issue was the setbacks. Citing an example of using a neighbouring property for garbage, he questioned why the request should be granted if all that is needed to operate can’t be done on the property itself.

The proponents had a presentation of their own, which included Colleen Peddie, planning representative Moira Davidson, traffic engineer Arash Mithoseini and architect Jerry Kavanaugh. Davidson told town council the requested setback is to construct the lands to achieve the intended planned function and to realize a mixed-use building to maximize the use of the site. Davidson outlined properties she said function with zero metre setback. She added parking is not required for non-residential land uses on CG-4 zoning, which the property has.

Mithoseini said there is already an issue regarding view including vehicles that park at the rear of the Salmoni Condos impacting the sightline. His report stated rear laneway peak hour traffic volumes “are very low” and there are also walls, fences and pillars already there.

Davidson said Black Dog Entertainment invested in an on-source commercial composter that will reduce waste by 90 per cent. A garbage room was added to the ground floor, she added, and a grease pump was added under a waste disposal room. She added the restaurant plans to use locally-sourced food to result in limited waste. Garbage bins would be placed Davidson acknowledged there the loss of view from the southern-facing units at the Salmoni Condominiums but alternate views are still maintained “and the proposed development provides opportunity to benefit more than just one public interest.”

Peddie noted comments that the hotel would negatively impact property values, but she said “just the opposite” would occur. She said an MLS listing for a condo in the Salmoni Condos include photos of buildings the Peddies have already built.

Council members have said Amherstburg needs a hotel, said Peddie, and she argued the town needs more than one. Other municipalities in the area are moving forward with hotels, and Peddie believes a downtown hotel is the best option as it is close to attractions and services.

“Heathy investment is more than just manufacturing plants,” said Peddie. “It’s hotels too.”

Peddie believes their track record is proven and includes working with local museums. She estimated 21,024 meals will be needed annually for guests, over 60 jobs will be created, there would be increased property taxes and the hotel would help to attract other businesses. She said they were accused of making threats to council, with Peddie stating they “would never conduct ourselves in that manner.” She said their project is $1 million past its “no-go” number “but Richard and I are committed to this town. We are passionate about this project.”

“We are hopeful you are going to listen to the many and not just the few,” Peddie added, stating they have received a lot of support for their proposal.