City of Niagara Falls

The meeting addressed proposed amendments to the Niagara Falls Zoning Code Section 1302, specifically concerning the amendment process. Key discussions included clarifying that individual property owners can only initiate amendments for properties they own, defining the mechanics for petition review and information requests by the Planning Board and City Council, and establishing that the 40-day public hearing timeline is tolled until requested responsive information is provided. Furthermore, the Board's recommendation on amendments must now explicitly take the form of approval, approval with conditions or changes, or denial. New language was introduced to align the Code with the State Environmental Quality Review Act (SEQRA), designating the City Council as the sole approving body and Lead Agency for amendments. New business included a discussion on the format of meetings and affirming adherence to Robert's Rules of Order for consequential votes. The proposed 2026 meeting calendar was accepted. The Planning Report provided an update on projects, noting the ongoing Main Street corridor revitalization effort between Pierce and Ontario, which involves a public meeting in early March.

The primary action item discussed was a Text Amendment recommendation to the City Council concerning a proposal from 11th Street Properties, LLC, and its affiliates, to amend the City's High Energy Use Law. Following discussion regarding the voting procedures and the implications of denial versus approval with recommendations, the Board ultimately voted to deny the Text Amendment petition, with subsequent motions also failing or passing in conflicting ways until a final motion to deny the petition with conditions passed. A representative from 11th Street Properties LLC voiced strong objections to the categorization of denial options, feeling the Board was unfairly constrained. Additionally, the Director of Planning provided an update on the Nest project, noting permitting finalization was dependent on resolving financing and clearing a provision on the deed of an old URA property.

The meeting involved the approval of the current meeting's agenda. The minutes from the October 29, 2025, meeting were tabled for further review. The Board addressed Action Item 1, which was a Level II Site Plan Review for a cryptocurrency mining facility (North East Data LLC/BlockFusion). The Board approved the site plan review after hearing details regarding SEQR findings adopted by the Council and noise mitigation conditions, including the use of acoustical cones and annual sound certification. Action Item 2 involved a determination of completeness for a Planned Unit Development (PUD) petition submitted by 11th Street Properties LLC/Niagara Falls Redevelopment. After discussion on required documentation, including securing commitments from private property owners and a partner corporation, the Board voted to deem the PUD petition incomplete. The 2026 Calendar was approved. The Director of Planning, Kevin Forma, announced his departure. The Board discussed interest in a University at Buffalo studio concerning data centers and AI for Fall 2026. Planning reports noted progress on the LWRP document and updates on the Main Street Streetscape project and URA property sales.

The meeting agenda included action items concerning proposed amendments to Niagara Falls Zoning Code Section 1302 regarding the amendment process. Old business involved proposed adjustments to the 2026 meeting schedule. During new business, there was an introduction of a proposed 4,690 square-foot hotel addition, known as "Hotel Live," at 472 Main Street, which involves demolishing an existing indoor pool area to construct five stories and 78 rooms, along with site improvements including parking reconfiguration. The Planning Report provided an update on current projects, specifically mentioning work with Fisher Associates on the Main Street streetscape project in the Bridge District area to upgrade public realm elements. The document packet also contained detailed proposals for the Zoning Code amendment process.

During the meeting, the agenda was approved. The minutes from the December 10, 2025 meeting were tabled for amendment. Public participation included receipt and discussion of nine letters regarding proposals for AI data center construction, with the Board expressing curiosity about the origin of these letters. The board proceeded with reorganization, resulting in the election of Ryan Dallavia as Chair and Kristian Ruggiero as Vice-Chair. New business introduced a proposal for a 4,690 square-foot hotel addition, named "Hotel Live," at 472 Main Street, which includes a restaurant, bar, and rooftop patio, and requires formal site plan review later. In the planning report, an update was provided on the Main Street streetscape project in the Bridge District, which involves upgrades to the public realm coinciding with private investments.