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Municipal Development Corporation

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The City of St. Catharines is looking for resident feedback on incorporating a Municipal Development Corporation (MDC) to help advance and unlock additional value to the community from its surplus real estate assets.

The MDC would serve as a strategic tool in delivering and implementing funding secured by the City from the Canada Mortgage and Housing Corporation’s Housing Accelerator Fund. The City was awarded $25.7 million in January 2024 to implement initiatives and projects to boost the housing supply in St. Catharines. One of the initiatives identified within this funding was the establishment of an MDC.

The Municipal Development Corporation will be fully funded from this federal grant through to the end of 2027. There will be no impact to the City of St. Catharines levy for operational or staffing costs incurred by the Municipal Development Corporation during this period. At the conclusion of the Housing Accelerator Funding period, Council will determine whether the MDC is an initiative that should continue and if so, any funding required at the time would be allocated through the municipal budget approval process.

To oversee the use of these and other potential public funds, the MDC would be managed under the direction of dedicated staff and guided by a Board of Directors chaired by the Mayor, augmented by the support of a senior leadership team.

What is a Municipal Development Corporation?

The Municipal Development Corporation is a separate corporation wholly owned by the City of St. Catharines that can negotiate and partner with the private sector to maximize the value of the City’s property assets and enhance marketability and demand.

The mandate of the MDC would be to deliver projects that foster community renewal efforts by enabling the marketing and enhancement of surplus land assets within the City and or strategically acquiring properties poised for redevelopment.

Serving as the lead developer, the MDC will allow for more nimble public-private partnerships and the potential for improved negotiations with the private sector. This would increase the pace of discussions to address the urgency of local housing needs and support greater alignment with everyday business dealings, enhancing the marketability and demand for City-owned lands.

This investment in housing in St. Catharines and the creation of the MDC represent the opportunity for a bold municipal response to open the door to a more active position on development projects.

How will the MDC strengthen the role of the City?

The strategic mandate of the development corporation separates the roles of City staff as part of the MDC from their typical responsibilities. This split reduces any potential conflict between the statutory responsibility as the development approval authority and its role in proposing new developments.

This separation of applicant and approval authority is increasingly recognized as a best practice in municipal governance. It allows Council members to put their democratic mandate from their constituents first and hold applications put forward by the MDC to the same standard as those put forward by any other entity. It also allows the same review process for applications by relevant City staff.

At the same time, the MDC’s actions are determined by the priorities of Council and staff, increasing alignment between the applicant and approval body by increasing alignment in the interpretation of land use and zoning policies. Thus, the MDC's process of submitting applications and working through approvals with the City can be collaborative and efficient while retaining the democratic elements of consultation and the due diligence of the review process.

Fundamentally, creating the MDC acknowledges the untapped value within the scope of traditional municipal responsibilities and operations. Record high land and housing valuations in southern Ontario have allowed municipalities to unlock this value in various ways. Faced with challenges on multiple fronts, Ontario municipalities must be innovative in applying various potential solutions.

By strategically leveraging underutilized municipal assets, MDCs can catalyze sustainable urban growth and contribute to the community's well-being.

How can you participate?

Public Information Session

A public information session will be held where you can learn about the mandate of the Municipal Development Corporation, understand the goals of the City of St. Catharines, ask questions and share your thoughts. This is an open house-style event, please drop in.

Location: City Hall, 50 Church Street, 3rd Floor, Atrium Room

Date: Monday, May 6, 2024

Time: 3 p.m. to 6 p.m.


Comments and Questions

Staff welcome all comments and questions. Please use the question-and-answer tool found below to share any input or ask questions and a City staff member will respond.

Written Feedback

Comments can also be dropped off or mailed to City Hall:

Municipal Development Corporation Liaison, Economic Development

50 Church Street, PO Box 3012

St. Catharines, ON L2R 7C2

The City of St. Catharines is looking for resident feedback on incorporating a Municipal Development Corporation (MDC) to help advance and unlock additional value to the community from its surplus real estate assets.

The MDC would serve as a strategic tool in delivering and implementing funding secured by the City from the Canada Mortgage and Housing Corporation’s Housing Accelerator Fund. The City was awarded $25.7 million in January 2024 to implement initiatives and projects to boost the housing supply in St. Catharines. One of the initiatives identified within this funding was the establishment of an MDC.

The Municipal Development Corporation will be fully funded from this federal grant through to the end of 2027. There will be no impact to the City of St. Catharines levy for operational or staffing costs incurred by the Municipal Development Corporation during this period. At the conclusion of the Housing Accelerator Funding period, Council will determine whether the MDC is an initiative that should continue and if so, any funding required at the time would be allocated through the municipal budget approval process.

To oversee the use of these and other potential public funds, the MDC would be managed under the direction of dedicated staff and guided by a Board of Directors chaired by the Mayor, augmented by the support of a senior leadership team.

What is a Municipal Development Corporation?

The Municipal Development Corporation is a separate corporation wholly owned by the City of St. Catharines that can negotiate and partner with the private sector to maximize the value of the City’s property assets and enhance marketability and demand.

The mandate of the MDC would be to deliver projects that foster community renewal efforts by enabling the marketing and enhancement of surplus land assets within the City and or strategically acquiring properties poised for redevelopment.

Serving as the lead developer, the MDC will allow for more nimble public-private partnerships and the potential for improved negotiations with the private sector. This would increase the pace of discussions to address the urgency of local housing needs and support greater alignment with everyday business dealings, enhancing the marketability and demand for City-owned lands.

This investment in housing in St. Catharines and the creation of the MDC represent the opportunity for a bold municipal response to open the door to a more active position on development projects.

How will the MDC strengthen the role of the City?

The strategic mandate of the development corporation separates the roles of City staff as part of the MDC from their typical responsibilities. This split reduces any potential conflict between the statutory responsibility as the development approval authority and its role in proposing new developments.

This separation of applicant and approval authority is increasingly recognized as a best practice in municipal governance. It allows Council members to put their democratic mandate from their constituents first and hold applications put forward by the MDC to the same standard as those put forward by any other entity. It also allows the same review process for applications by relevant City staff.

At the same time, the MDC’s actions are determined by the priorities of Council and staff, increasing alignment between the applicant and approval body by increasing alignment in the interpretation of land use and zoning policies. Thus, the MDC's process of submitting applications and working through approvals with the City can be collaborative and efficient while retaining the democratic elements of consultation and the due diligence of the review process.

Fundamentally, creating the MDC acknowledges the untapped value within the scope of traditional municipal responsibilities and operations. Record high land and housing valuations in southern Ontario have allowed municipalities to unlock this value in various ways. Faced with challenges on multiple fronts, Ontario municipalities must be innovative in applying various potential solutions.

By strategically leveraging underutilized municipal assets, MDCs can catalyze sustainable urban growth and contribute to the community's well-being.

How can you participate?

Public Information Session

A public information session will be held where you can learn about the mandate of the Municipal Development Corporation, understand the goals of the City of St. Catharines, ask questions and share your thoughts. This is an open house-style event, please drop in.

Location: City Hall, 50 Church Street, 3rd Floor, Atrium Room

Date: Monday, May 6, 2024

Time: 3 p.m. to 6 p.m.


Comments and Questions

Staff welcome all comments and questions. Please use the question-and-answer tool found below to share any input or ask questions and a City staff member will respond.

Written Feedback

Comments can also be dropped off or mailed to City Hall:

Municipal Development Corporation Liaison, Economic Development

50 Church Street, PO Box 3012

St. Catharines, ON L2R 7C2

Comments and Questions

The City of St. Catharines is looking for feedback on establishing a Municipal Development Corporation. Please leave your comments and questions here and a City staff member will contact you. 

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  • Share I think an MDC is a great idea. I'd like to see the city leverage more of its properties towards mixed-used development and think an MDC could help coordinate that effort, whether through the redevelopment of vacant properties or the addition of residential units to existing buildings (similar to the federal government's new plan for Post Offices). I think an MDC is also a great way to begin coordinating residential development with public transit, and would like to see an MDC working closely with Regional Transit to ensure that the viability of rapid transit in Niagara is improved. on Facebook Share I think an MDC is a great idea. I'd like to see the city leverage more of its properties towards mixed-used development and think an MDC could help coordinate that effort, whether through the redevelopment of vacant properties or the addition of residential units to existing buildings (similar to the federal government's new plan for Post Offices). I think an MDC is also a great way to begin coordinating residential development with public transit, and would like to see an MDC working closely with Regional Transit to ensure that the viability of rapid transit in Niagara is improved. on Twitter Share I think an MDC is a great idea. I'd like to see the city leverage more of its properties towards mixed-used development and think an MDC could help coordinate that effort, whether through the redevelopment of vacant properties or the addition of residential units to existing buildings (similar to the federal government's new plan for Post Offices). I think an MDC is also a great way to begin coordinating residential development with public transit, and would like to see an MDC working closely with Regional Transit to ensure that the viability of rapid transit in Niagara is improved. on Linkedin Email I think an MDC is a great idea. I'd like to see the city leverage more of its properties towards mixed-used development and think an MDC could help coordinate that effort, whether through the redevelopment of vacant properties or the addition of residential units to existing buildings (similar to the federal government's new plan for Post Offices). I think an MDC is also a great way to begin coordinating residential development with public transit, and would like to see an MDC working closely with Regional Transit to ensure that the viability of rapid transit in Niagara is improved. link

    I think an MDC is a great idea. I'd like to see the city leverage more of its properties towards mixed-used development and think an MDC could help coordinate that effort, whether through the redevelopment of vacant properties or the addition of residential units to existing buildings (similar to the federal government's new plan for Post Offices). I think an MDC is also a great way to begin coordinating residential development with public transit, and would like to see an MDC working closely with Regional Transit to ensure that the viability of rapid transit in Niagara is improved.

    NOlmstead asked 18 days ago

     

  • Share The MDC concept has worked exceptionally well in other jurisdictions! Thank you for bringing this timely alternative to our City. Mayor Siscoe, David Oakes and team want solutions for all residents and future residents. The MDC structure ensures the process of meeting the objective is achievable. Well done! on Facebook Share The MDC concept has worked exceptionally well in other jurisdictions! Thank you for bringing this timely alternative to our City. Mayor Siscoe, David Oakes and team want solutions for all residents and future residents. The MDC structure ensures the process of meeting the objective is achievable. Well done! on Twitter Share The MDC concept has worked exceptionally well in other jurisdictions! Thank you for bringing this timely alternative to our City. Mayor Siscoe, David Oakes and team want solutions for all residents and future residents. The MDC structure ensures the process of meeting the objective is achievable. Well done! on Linkedin Email The MDC concept has worked exceptionally well in other jurisdictions! Thank you for bringing this timely alternative to our City. Mayor Siscoe, David Oakes and team want solutions for all residents and future residents. The MDC structure ensures the process of meeting the objective is achievable. Well done! link

    The MDC concept has worked exceptionally well in other jurisdictions! Thank you for bringing this timely alternative to our City. Mayor Siscoe, David Oakes and team want solutions for all residents and future residents. The MDC structure ensures the process of meeting the objective is achievable. Well done!

    Tim H asked 24 days ago

     

  • Share I'm glad that the city is pursuing the establishment of an MDC to unlock under-utilized city land to get affordable housing built. I'm curious about how the city (or the MDC acting independently, if that is how it is meant to exist) will interact with other levels of government and/or third party organizations to ensure that there is a best-use strategy for density, as well as associated services. Being able to get the most out of a property (either by acquiring neighboring property for more density, getting adding community services and/or retail at ground level, etc) is crucial in a city like St. Catharines, especially in the downtown core. on Facebook Share I'm glad that the city is pursuing the establishment of an MDC to unlock under-utilized city land to get affordable housing built. I'm curious about how the city (or the MDC acting independently, if that is how it is meant to exist) will interact with other levels of government and/or third party organizations to ensure that there is a best-use strategy for density, as well as associated services. Being able to get the most out of a property (either by acquiring neighboring property for more density, getting adding community services and/or retail at ground level, etc) is crucial in a city like St. Catharines, especially in the downtown core. on Twitter Share I'm glad that the city is pursuing the establishment of an MDC to unlock under-utilized city land to get affordable housing built. I'm curious about how the city (or the MDC acting independently, if that is how it is meant to exist) will interact with other levels of government and/or third party organizations to ensure that there is a best-use strategy for density, as well as associated services. Being able to get the most out of a property (either by acquiring neighboring property for more density, getting adding community services and/or retail at ground level, etc) is crucial in a city like St. Catharines, especially in the downtown core. on Linkedin Email I'm glad that the city is pursuing the establishment of an MDC to unlock under-utilized city land to get affordable housing built. I'm curious about how the city (or the MDC acting independently, if that is how it is meant to exist) will interact with other levels of government and/or third party organizations to ensure that there is a best-use strategy for density, as well as associated services. Being able to get the most out of a property (either by acquiring neighboring property for more density, getting adding community services and/or retail at ground level, etc) is crucial in a city like St. Catharines, especially in the downtown core. link

    I'm glad that the city is pursuing the establishment of an MDC to unlock under-utilized city land to get affordable housing built. I'm curious about how the city (or the MDC acting independently, if that is how it is meant to exist) will interact with other levels of government and/or third party organizations to ensure that there is a best-use strategy for density, as well as associated services. Being able to get the most out of a property (either by acquiring neighboring property for more density, getting adding community services and/or retail at ground level, etc) is crucial in a city like St. Catharines, especially in the downtown core.

    connordpeters asked 23 days ago

    The intent of the formation of an MDC is to do exactly that, be flexible and creative in the development process to maximize development potential and positive impact. With dedicated staff and a housing mandate, the MDC could include initiatives such as land assembly, land-use changes, mixed use developments, and partnership opportunities.

  • Share Good Day- Thank you for seeking resident feedback on the establishment of a Municipal Development Corporation. With the residents of St Catharines seeing a municipal tax increase in 2024 of 1.49%. grocery and fuel prices at or near record highs, and an ongoing cost of living crisis across Canada, it is my firm belief that the Mayor and Council should be focused on initiatives that reduce the cost of living for residents, lower taxes, such that those residents struggling to make ends meet have a brighter future. While it is admirable that the Council is putting this idea forward to ensure that any perceived conflict is addressed, this initiative will only result in more costs for tax payers in St Catharines - not less. It is my belief that this reasoning, despite its bets practice standing, it not good enough to justify hiring new staff in a City run development corporation. Should the Council, using their democratic mandate, believe that work undertaken by this proposed Corporation is critical to the city's long term future it should direct staff to provide ideas that meet the stated goals of this Corporation in a cost neutral way. on Facebook Share Good Day- Thank you for seeking resident feedback on the establishment of a Municipal Development Corporation. With the residents of St Catharines seeing a municipal tax increase in 2024 of 1.49%. grocery and fuel prices at or near record highs, and an ongoing cost of living crisis across Canada, it is my firm belief that the Mayor and Council should be focused on initiatives that reduce the cost of living for residents, lower taxes, such that those residents struggling to make ends meet have a brighter future. While it is admirable that the Council is putting this idea forward to ensure that any perceived conflict is addressed, this initiative will only result in more costs for tax payers in St Catharines - not less. It is my belief that this reasoning, despite its bets practice standing, it not good enough to justify hiring new staff in a City run development corporation. Should the Council, using their democratic mandate, believe that work undertaken by this proposed Corporation is critical to the city's long term future it should direct staff to provide ideas that meet the stated goals of this Corporation in a cost neutral way. on Twitter Share Good Day- Thank you for seeking resident feedback on the establishment of a Municipal Development Corporation. With the residents of St Catharines seeing a municipal tax increase in 2024 of 1.49%. grocery and fuel prices at or near record highs, and an ongoing cost of living crisis across Canada, it is my firm belief that the Mayor and Council should be focused on initiatives that reduce the cost of living for residents, lower taxes, such that those residents struggling to make ends meet have a brighter future. While it is admirable that the Council is putting this idea forward to ensure that any perceived conflict is addressed, this initiative will only result in more costs for tax payers in St Catharines - not less. It is my belief that this reasoning, despite its bets practice standing, it not good enough to justify hiring new staff in a City run development corporation. Should the Council, using their democratic mandate, believe that work undertaken by this proposed Corporation is critical to the city's long term future it should direct staff to provide ideas that meet the stated goals of this Corporation in a cost neutral way. on Linkedin Email Good Day- Thank you for seeking resident feedback on the establishment of a Municipal Development Corporation. With the residents of St Catharines seeing a municipal tax increase in 2024 of 1.49%. grocery and fuel prices at or near record highs, and an ongoing cost of living crisis across Canada, it is my firm belief that the Mayor and Council should be focused on initiatives that reduce the cost of living for residents, lower taxes, such that those residents struggling to make ends meet have a brighter future. While it is admirable that the Council is putting this idea forward to ensure that any perceived conflict is addressed, this initiative will only result in more costs for tax payers in St Catharines - not less. It is my belief that this reasoning, despite its bets practice standing, it not good enough to justify hiring new staff in a City run development corporation. Should the Council, using their democratic mandate, believe that work undertaken by this proposed Corporation is critical to the city's long term future it should direct staff to provide ideas that meet the stated goals of this Corporation in a cost neutral way. link

    Good Day- Thank you for seeking resident feedback on the establishment of a Municipal Development Corporation. With the residents of St Catharines seeing a municipal tax increase in 2024 of 1.49%. grocery and fuel prices at or near record highs, and an ongoing cost of living crisis across Canada, it is my firm belief that the Mayor and Council should be focused on initiatives that reduce the cost of living for residents, lower taxes, such that those residents struggling to make ends meet have a brighter future. While it is admirable that the Council is putting this idea forward to ensure that any perceived conflict is addressed, this initiative will only result in more costs for tax payers in St Catharines - not less. It is my belief that this reasoning, despite its bets practice standing, it not good enough to justify hiring new staff in a City run development corporation. Should the Council, using their democratic mandate, believe that work undertaken by this proposed Corporation is critical to the city's long term future it should direct staff to provide ideas that meet the stated goals of this Corporation in a cost neutral way.

    Andrew Moore asked 27 days ago

     

  • Share Will the MDC have the mandate to incorporate new early learning and childcare facilities into its developments? This is a great need for more childcare spaces and housing units in the city. on Facebook Share Will the MDC have the mandate to incorporate new early learning and childcare facilities into its developments? This is a great need for more childcare spaces and housing units in the city. on Twitter Share Will the MDC have the mandate to incorporate new early learning and childcare facilities into its developments? This is a great need for more childcare spaces and housing units in the city. on Linkedin Email Will the MDC have the mandate to incorporate new early learning and childcare facilities into its developments? This is a great need for more childcare spaces and housing units in the city. link

    Will the MDC have the mandate to incorporate new early learning and childcare facilities into its developments? This is a great need for more childcare spaces and housing units in the city.

    porter asked 25 days ago

    As the Municipal Development Corporation is directly funded through the Housing Accelerator Program, the core mandate is to increase the supply of housing units in the city. However, there will be an opportunity to incorporate additional uses such as these if feasible and appropriate for each project.

Page last updated: 02 May 2024, 12:50 PM