Planning Justification Report

PLANNING JUSTIFICATION REPORT

20 Reid Avenue North, 11-17 and 41 Reid Avenue South, OUR FILE 16261A and 22-116 Lang Street

Date: December 21, 2017

Prepared for: Roxborough Park Inc.

Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 442 Brant Street, Suite 204 Burlington, Ontario L7R 2G4 T: 905 639 8686 F: 905 761 5589 Table of Contents 1.0 INTRODUCTION ...... 1 2.0 SITE DESCRIPTION AND SURROUNDING LAND USES...... 3 2.1 Site Description...... 3 2.2 Surrounding Land Uses ...... 4 2.3 Neighbourhood Context ...... 9 2.3.1 Facilities & Services ...... 9 2.3.2 Socioeconomic/ Demographic Context ...... 10 2.3.3 Physical Context...... 10 3.0 DESCRIPTION OF THE PROPOSAL ...... 12 3.1 Background Context...... 12 3.2 The Development Proposal ...... 13 3.3 Summary of Technical Reports ...... 15 3.3.1 Preliminary Functional Servicing Report- Phase 2 ...... 15 3.3.2 Traffic Impact Study (including TDM Options) ...... 15 3.3.3 Archaeological Assessment ...... 16 3.4 Proposed Zoning By-Law Amendment...... 17 3.5 Public Consultation Strategy ...... 18 4.0 PLANNING POLICY ANALYSIS ...... 22 4.1 Provincial Policy Statement (2014) ...... 22 4.2 Growth Plan for the Greater Golden Horseshoe (2017) ...... 25 4.3 The Big Move ...... 28 4.4 City of Hamilton Urban Official Plan (December 2015 Consolidation) ...... 30 4.4.1 Principles and Strategic Directions ...... 30 4.4.2 Growth Management Strategy ...... 31 4.4.3 Residential Intensification in Hamilton’s Communities ...... 31 4.4.4 Housing Policies ...... 33 4.4.5 Urban Design ...... 35 4.4.6 Cultural Heritage ...... 35 4.4.7 Transportation ...... 35 4.4.8 Infrastructure...... 36 4.4.9 Urban Structure ...... 36 4.4.10 Summary ...... 40 4.5 City of Hamilton Zoning By-law ...... 41 4.6 Housing and Homelessness Action Plan ...... 41 5.0 SUMMARY AND CONCLUSIONS ...... 43

List of Tables and Figures

Table 1: Proposed Development- Land Use, Density, and UHOP Conformity Table 2: Summary of Proposed Block Plan Table 3: Summary of UHOP Neighbourhoods Designation Land Use Categories

Figure 1: Location Map Figure 2: Site and Surrounding Uses Map Figure 3: Neighbourhood Context Map Figure 4: Proposed Land Uses Map Figure 5: Draft Plan of Subdivision

Roxborough Park Inc. Redevelopment Project Planning Justification Report December 2017 Figure 6: Existing Zoning Figure 7: Urban Hamilton Official Plan- Appendix G- Boundaries Map Figure 8: Urban Hamilton Official Plan- Schedule E- Urban Structure Figure 9: Urban Hamilton Official Plan- Schedule E-1- Urban Land Use Designations

List of Appendices

Appendix 1: Waiver of Formal Consultation Letters Appendix 2: Additional Correspondence from City Staff Appendix 3: CityHousing Hamilton Board Follow-up Notice (October 24, 2017) Appendix 4: Proposed Draft Zoning By-law Amendment Appendix 5: Urban Design Principles

Roxborough Park Inc. Redevelopment Project Planning Justification Report December 2017 1.0 INTRODUCTION MacNaughton Hermsen Britton Clarkson Planning Limited (“MHBC”) has been retained by Roxborough Park Inc. to seek planning approvals to redevelop the property municipally known as 20 Reid Avenue North, 11-17 and 41 Reid Avenue South, and 22-116 Lang Street in the City of Hamilton (together, hereinafter referred to as the “subject lands”).

This Planning Justification Report has been prepared in support of proposed Zoning By-law Amendment and Draft Plan of Subdivision applications to facilitate the comprehensive redevelopment of the former Roxborough Park School Site and the adjacent CityHousing Hamilton site as an affordable housing project. The redevelopment of the site will include townhouse, stacked townhouse, back to back townhouse, and apartment units to be developed in phases; and, will include a combination of market ownership, affordable ownership, market rental and affordable rental units.

This report provides the following: • A general description of the subject lands, surrounding uses and existing conditions to provide an understanding of the locational context; • A description of the proposed development and design elements; • A summary of the technical reports prepared to support the proposal; • A review of the existing policy framework in relation to the proposed development and an assessment of its conformity with Provincial, Regional and City policies and regulations; • A description of the proposed amendments to the City of Hamilton Zoning By-laws (By- law 05-200 and By-law 6593); and, • Recommendations and conclusions related to the proposed development.

Letters from the City, dated June 23, 2016 and December 7, 2017, confirm that the pre- consultation requirements for this submission have been waived. These letters also outline the items required to form part of the submission package. These letters are included in this report as Appendix 1. Additional discussion between the project team and City staff confirmed that an amendment to the City of Hamilton Urban Official Plan (UHOP) is not required to facilitate the development, so long as form and density provisions are demonstrated to comply with the UHOP. A copy of this correspondence is included in Appendix 2 of this report. Further, this report demonstrates in detail that the proposed development complies with the form and density provisions of the UHOP. The December 7, 2017 waiver of formal consultation letter identified the following reports and materials as required for a ‘complete application’:

1. Elevation Drawings; 2. Survey Plan; 3. Conceptual Site Plan; 4. Draft By-law;

Roxborough Park Inc. Redevelopment Project 1 Planning Justification Report December 2017 5. Planning Justification Report; 6. Urban Design Brief; 7. Record of Site Condition; 8. Stormwater Management Report; 9. Functional Servicing Report; 10. Water and Waste Water Servicing Study; 11. Traffic Impact Study, including TDM Options Report; 12. General Vegetation Inventory; 13. Archaeological Assessment; and, 14. Cost Acknowledgement Agreement

These reports have been provided with the application and are summarized in Section 3.1.

Roxborough Park Inc. Redevelopment Project 2 Planning Justification Report December 2017 2.0 SITE DESCRIPTION AND SURROUNDING LAND USES 2.1 Site Description

The subject lands, collectively, are municipally addressed as 20 Reid Avenue North, 11-17 & 41 Reid Avenue South and 22-116 Lang Street in the City of Hamilton. The subject lands are surrounded by five city blocks and are generally located north-east of the intersection of Reid Avenue and Queenston Road. A location map, which identifies the subject lands within the context of the City of Hamilton, is included in this report as Figure 1.

The Subject Lands comprise a total area of approximately 5.52 hectares (55,200 square metres) in area. They have approximately 278 metres of frontage along Reid Avenue and are primarily surrounded by residential dwellings ranging in form and intensity from single detached dwellings to apartment buildings. Presently, 90 CityHousing Hamilton housing units occupy the lands (Roxoborough Park Elementary School formerly situated on 20 Reid Avenue North; however, has recently been demolished).

The site is located within the McQueston Neighborhood of Hamilton, located north-west of the Queenston Road exit off of the Red Hill Valley Parkway. The Lands are surrounded by residential uses to the north, east and west quadrants of the site, and open space to the south. The vacant elementary school is located on a portion of the site, while the CityHousing units that are nearing the end of their lifecycle occupy the balance of the site. It is the intent that all buildings and structures located on the Subject Lands will be demolished to facilitate the development. As noted above, the school has already been demolished. A tenant relocation strategy for the current residents of the CityHousing units has been prepared to ensure that no resident will be displaced as a result of the redevelopment with a transition plan prepared by Tim Welsh.

The Subject Lands are proposed to be developed as a residential community with a mixture of housing forms and tenure which will be developed in phases. The demonstration project will include a combination of market ownership, affordable ownership, market rental and affordable rental units. It is intended that the redevelopment will ultimately improve quality, accessibility and energy efficiency; and, promote an integrated and inclusive community.

Roxborough Park Inc. Redevelopment Project 3 Planning Justification Report December 2017 QEW

Barton Street E.

Main Street E.

Nash Road

Red Hill Valley Parkway

Reid Avenue

Parkdale Avenue Queenston Road

King Street E.

Centennial Parkway S.

LEGEND Figure 1 DATE: August 2017 Location Map Subject Lands

SCALE: 1:20,000 north

FILE: 16216A

DRAWN: DGS

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Roxborough Park Inc. Reid Avenue South City of Hamilton Source: City of Hamilton Open data 2.2 Surrounding Land Uses

An aerial photograph showing the subject lands is included in this report as Figure 2, and the general surrounding context is described further in this section. The subject site is surrounded by the following:

NORTH: Roxborough Park and a Residential neighborhood containing both single detached dwellings and Townhouse dwellings

EAST: Residential neighborhood and open space abutting the Red Hill Valley Parkway

SOUTH: Residential apartment building, Queenston Road, and the Red Hill Valley Parkway

WEST: Residential single detached dwellings and commercial uses

Site and Surrounding Context Key Map

The following Key Map provides context for the subject lands and the surrounding area. The Map corresponds to the site photos, which provide further contextual description of the subject lands and surrounding area.

Roxborough Park Inc. Redevelopment Project 4 Planning Justification Report December 2017 The following images illustrate the site and surrounding uses:

1a 1b

Roxborough Park, intersection of Reid Ave North Roxborough Park, intersection of Reid Ave North and Ayr Ave and Ayr Ave (Zoomed in)

3 2

Existing dwellings west of subject lands, Roxborough Park Elementary School (now 13 – 33 Reid Ave North demolished), 20 Reid Ave North

Roxborough Park Inc. Redevelopment Project 5 Planning Justification Report December 2017 4 5

Roxborough Park Elementary School (now Field and basketball court on subject lands, demolished) , 20 Reid Ave North 20 Reid Ave North

6 7

Existing two storey dwellings on subject lands, Roxborough Park Elementary School (now Facing Reid Ave North demolished), 20 Reid Ave North

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Existing Apartment building south of subject lands, Existing two storey dwellings on subject lands, 385 Queenston Road Facing Lang Street

Roxborough Park Inc. Redevelopment Project 6 Planning Justification Report December 2017 10 11

Existing one storey dwellings on subject lands, Looking southeast at intersection of Lang street and Facing Hayes Ave Hayes Ave

12 13

Roxborough Park Elementary School (now demolished) Roxborough Park Elementary School (now demolished), and field on subject lands, From Hayes Ave From intersection of Bingham Road and Ayr Ave

14 15

Roxborough Park from Ayr Ave 360 Queenston Road, from intersection of Queenston Road and Reid Ave North

Roxborough Park Inc. Redevelopment Project 7 Planning Justification Report December 2017 16 17

West down Queenston Road, from intersection of South down Reid Ave North Queenston Road and Reid Ave North

18 19

39, 41 Reid Ave North and 1254 Dunsmure Road Roxborough Park Elementary School (now demolished), 20 Reid Ave North 20

Roxborough Park Elementary School (now demolished), 20 Reid Ave North

Roxborough Park Inc. Redevelopment Project 8 Planning Justification Report December 2017 Glengrove Avenue

Dunsmure Road Residential Roxborough (Single Detached) Park Residential (Single Detached)

Residential Ayr Avenue(Townhomes)

Reid Avenue N. Main Street E. Roxborough Park Public School

Eaton Place

Residential Armstrong Avenue (Single Detached)

Residential Hayes Avenue (Single Detached)

Residential Residential Delena Avenue S. (Single Detached) Residential (Semi Detached) (Townhomes)

Open Space Lang Street (Red Hill Valley Trail)

Reid Avenue S.

Residential (Apartments)

Queenston Road

Red Hill Valley Parkway

Beland Avenue S.

LEGEND Figure 2 DATE: August 2017 Site and Surrounding Subject Lands SCALE: 1:4,000

Land Uses Map north

FILE: 16216A

DRAWN: DGS

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Roxborough Park Inc. Reid Avenue South City of Hamilton Source: Google maps 2.3 Neighbourhood Context

The subject lands are located within the McQuesten Neighbourhood of the City of Hamilton. The McQuesten neighbourhood is bound by the Red Hill Valley to the east, Queenston Road to the south, Parkdale Road to the west and railroad tracks between Barton Street and Burlington Street to the north. Historically, various community groups within the neighbourhood have focused efforts on community development initiatives to improve the quality of life of residents within the neigbourhood.

2.3.1 Facilities & Services The neighbourhood began as two streets of homes east of Parkdale, which served as temporary housing for airmen and their families who came to the city to learn how to fly fighter planes in World War II. Following the war, the Federal, Provincial and Municipal governments came together as part of a tri-party agreement to build and operate “rent geared to income” housing to accommodate the growing population in the area as a result of the booming manufacturing sector. As a result, the neighbourhood developed as a family-oriented community of single and semi-detached homes. In the mid-1960s, CityHousing townhomes were developed in the area to complement the existing housing supply. There has been no considerable large-scale development/redevelopment in the neighbourhood since this time.

The subject lands are located within a 5-10 minute walking distance from trails, Hamilton Street Railway (HSR) bus and future Light Rail Transit (LRT) stops, parks, community facilities and retail and service commercial establishments. The area amenities and services include:

• Variety Stores; • Insurance business; • Dental Office; • Commercial business/service plaza (restaurants, fast-food, salon); • Pharmacy; • Clinic; • Electronic stores; • Auto Sales and Garages; • Pat Quinn Arena • Wesley Neighbourhood Centre; • Roxborough Park; • Sir Winston Churchill Recreation Centre; • Centennial Parkway GO Transit Station; • Pat Quinn Centre; • Golf course; and, • Waterfront trail.

Roxborough Park Inc. Redevelopment Project 9 Planning Justification Report December 2017 A site context map showing the subject lands and key amenities within walking distance is included as Figure 3 to this report.

2.3.2 Socioeconomic/ Demographic Context1 Demographically, 31% of the population is aged 20 or younger. This is the biggest proportion of children among all of the Lower City neighbourhoods and is higher than the average for the entire city. Adults aged 35-64 make up 40% of the population, while young adults aged 20-34 comprise 17% and persons aged 65 and older make up 12%. The neighbourhood has a higher proportion of male and female lone-parent families than the city and a lower proportion of married families.

In terms of ethnicity, 22% of residents identify with a visible minority, which is higher than the average in the City as a whole (14%). Additionally, a higher proportion of newcomers to Canada live in McQuesten, when compared with the rest of the City.

The neighbourhood experiences a higher rate of poverty among various household types, ages and population groups compared to the City. Almost 60% of the homes in the neighbourhood are rental units, while 41% of residents own their home. Affordability is better for residents in this neighbourhood than other neighbourhoods which is due, in large part, to the social housing stock which forms a significant component of the neighbourhood.

The community has a relatively stable population, when compared with the city as a whole. There is little mobility of residents from McQuesten to other areas (only 12% of residents had moved/ changed their address in the 2006 Census year). This stability has assisted in community development efforts and neighbourhood cohesion.

2.3.3 Physical Context The general character of the surrounding neighbourhood is primarily residential, with single and semi-detached homes and townhomes, ranging between 1 to 2 storeys, with a transition to higher density and a mixture of residential and commercial uses along the Queenston Road corridor. Generally, rear yards and patios provide private amenity space for residents of the neighbourhood and Roxborough Park serves as the primary publicly accessible green space in the area. The existing housing stock can be characterized as post- World War II era, with large lots. Given the timeframe in which this housing was built, it is likely that this area will see redevelopment in the future as a result of the aging housing stock.

The road pattern of the neighbourhood is predominantly a traditional grid pattern west of Reid Avenue south, while the road network east of Reid Avenue south, including the subject lands, is comprised of a more fragmented and radial pattern, with three accesses in and out of the neighbourhood to Reid Avenue via “T”-intersections at Lang Street, Ayr Avenue and Glengrove Avenue.

1 Socioeconomic/ demographic context information was obtained via the following source documents: Statistics Canada, 2011; The National Household Survey, 2011; TheMcQuesten Neighbourhood Action Plan, 2012; and, The Social Planning and Research Council of Hamilton’s Statistical Profile for the MeQuesten Neighbourhood, 2012

Roxborough Park Inc. Redevelopment Project 10 Planning Justification Report December 2017 The existing built form along Reid Avenue south is generally comprised of single detached dwellings (bungalow and two storey). The character and form transitions to high density residential and residential/mixed use buildings at the intersection of Reid Avenue south and Queenston Road (2 storey, 3 storey and 6 storey).

The interior of the neighbourhood is comprised of a cluster of two storey townhouse dwelllings (existing CityHousing units) along Lang Street and Hayes Avenue. A mixture of single detached dwellings (1- 1.5 storey) are located on Hayes Avenue, opposite the CityHousing townhouses, and several two storey apartment buildings/ duplexes are also situated on Hayes Avenue, adjacent to the townhomes.

Roxborough Park Inc. Redevelopment Project 11 Planning Justification Report December 2017 2 800m Brittania Avenue Melvin Avenue McQuesten Urban Farm

Roxborough Ave

Hillcrest Glengrove Avenue Park

Parkdale Avenue N. Dunsmure Road

Roxborough Park

Ayr Avenue

Parkdale Main Street E. Eaton Place Park Avenue Armstrong Red Hill Valley Parkway Hayes Avenue

Red Hill Valley Trail

Queenston Road Reid Avenue S.

10 1 11

Queenston Road

Parkdale Avenue S.

Red Hill Valley Beland Avenue S. Parkway

Red Hill Bowl

King St E. 800m

Source: Google Satellite Aerial • City of Hamilton Open Data

LEGEND Figure 3 DATE: August 2017 Neighbourhood Subject Lands Park SCALE: NTS

Context north Red Hill Valley Trail 800m Walking Radius FILE: 16216A School Arena DRAWN: GC

Place of Worship K:\16261A-ROXBOROUGH PARK INC-REID AVENUE-HAMILTON\RPT\NEIGHBOURHOOD CONTEXT MAP.DWG Commercial

Bus Routes Roxborough Park Inc. 1 King 3 Cannon 11 Parkdale Reid Avenue South 2 Barton 10 B-Line Express City of Hamilton 3.0 DESCRIPTION OF THE PROPOSAL

3.1 Background Context

In December 2016 City planning staff, through report PED16236, provided Council with information related to the comprehensive delivery of an affordable housing demonstration project, in collaboration with Roxborough Park Inc., CityHousing Hamilton, Housing Services and City Planning staff. In essence, the report identified that Roxborough Park Inc. had put forward a proposal for a mixed income and mixed tenure redevelopment of lands containing the former Roxborough Park School and adjacent lands currently owned by CityHousing Hamilton. Since this time, Roxborough Park Inc. has entered into a Letter Of Intent with City of Hamilton. Additionally, On October 24, 2017, the CityHousing Hamilton Board of Directors approved in principle the sale and purchase of the Lang-Hayes-Reid CityHousing Site to Roxborough Park Inc. A copy of the City Housing Board Follow Up Notice highlighting this resolution is included in this report as Appendix 3.

The redevelopment proposal would provide a variety of housing options to meet the economic needs of residents in the McQuesten neighbourhood and would result in the redevelopment of the existing CityHousing stock which is at the end of its intended lifecycle and requires significant capital expenditure to repair. The report positioned the development as an affordable housing demonstration project, where the success of the project would be contingent on the availability of financial assistance from the City to ensure a meaningful amount of affordable housing is created and secured in the development.

In the initial stages of the project, a number of core principles were developed by City staff in order to ensure the development satisfied current policy requirements and demonstrated a meaningful approach to sustainable, inclusive community building that prioritizes affordable housing. The report also provided a number of options for incentives and financial tools to facilitate the development of the demonstration project for Council to consider, recommending that a package incentive approach that provided tailored incentives would be most appropriate for the purpose of the demonstration project.

Roxborough Park Inc. Redevelopment Project 12 Planning Justification Report December 2017 3.2 The Development Proposal

The existing structures and dwellings located on the Subject Lands will be demolished in order to facilitate the redevelopment of the site to include residential dwelling units of mixed form, type and density. A range of 660-690 units are proposed over the 5.5 hectare site, with above and below grade parking. Space to accommodate bicycles will also be provided on lands where apartment dwellings are proposed.

The redevelopment proposal includes a mixture of dwelling types, ranging from low density residential to high density residential, which is to be developed in phases, in consideration of required tenant relocation and road closure/ realignment processes. The redevelopment will provide housing options across the continuum of housing, from market ownership, affordable ownership, market rental; affordable rental; and, subsidized rental units. Figure 4 provides a conceptual land use schedule which identifies the location of the various Neighbourhood land use typologies proposed on the Subject Lands. A conceptual land use schedule has been prepared to demonstrate that the proposed development conforms to the neighbourhoods designation in the Urban Hamilton Official Plan, when considering the site as a whole.

Conventional townhomes will be permitted in the Low Density Residential designation and serve as a transition from existing low density residential dwellings located adjacent to the subject lands to a Medium Density Residential built form on the interior of the redevelopment site. Finally, High Density Residential uses will be located near major arterials, within an identified primary corridor and adjacent to existing High Density Residential uses.

The table, on the following page, expresses the proposed development in terms of density, dwelling type and range of units and, ultimately, conformity with the Neighbourhoods Designation of the UHOP.

Roxborough Park Inc. Redevelopment Project 13 Planning Justification Report December 2017 Ayr Avenue

Eaton Place

Main Street E.

Hayes Avenue

Reid Avenue S.

Queenston Road

Red Hill Valley Parkway

LEGEND Figure 4 DATE: August 2017 Proposed Land Use Subject Lands SCALE: NTS

Map north Low Density Residential (1.402 ha) Medium Density Residential (2.614 ha) FILE: 16216A

High Density Residential (1.114 ha) DRAWN: DGS

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Roxborough Park Inc. Reid Avenue South City of Hamilton Source: Draft Plan of Subdivision prepared by MHBC Planning (August 15, 2017) Table 1: Proposed Development- Land Use, Density, and UHOP Conformity UHOP Neighbourhoods Proposed Height Unit Area Density Designation Typology Uses Range (ha) (uph) Low Density Residential Townhomes 3 Storeys 70-80 1.402 49.92- 57.06 Medium Density Residential Stacked Up to 6 240-250 2.615 91.77- Townhomes, Storeys 95.60 Back-to-Back Townhomes High Density Residential Apartments 10 Storeys 350-360 1.113 314.46- 323.45* Roads - - - .390 -

Total Site (gross density, incl. roads) - 660-690 5.520 119.24- 125.00 Total Site (net density, roads - 660-690 5.13 128.65- removed) 134.50 *in accordance with Policy E.3.6.6 c) on smaller sites fronting on arterial roads, an increase in density may be considered, without an amendment to the Plan, provided the policies of the Plan are met. In addition to the High Density Residential portion of the site being appropriately located, when looking at the redevelopment of the site as a whole, in a comprehensive manner, the overall density on site is below the 200 units per hectare threshold for the high density residential. Accordingly, the increased density on the High Density Residential portion of the redevelopment is appropriate, conforms to the UHOP and therefore no amendment to the Plan is required.

Townhome dwellings are proposed for the areas identified as Low Density Residential (3 storeys maximum). A combination of stacked townhomes and back-to-back townhomes are proposed for areas identified as Medium Density Residential (6 storeys maximum); and, apartment dwellings are proposed for lands identified as High Density Residential (6- 10 storeys). Apartment units will range in size from 1 to 3 bedrooms. The height and density proposed for the development conforms with the applicable policies of the Neighbourhoods Designation of the Urban Hamilton Official Plan (UHOP). Overall, the density of the development, at final build-out, will be in the range of 119- 125 units per hectare. The development proposal has been designed to integrate with the existing surrounding neighbourhood and community and will provide much needed, contemporary, housing.

It is the intent that these lands be redeveloped comprehensively and as a complete community, providing a variety of housing options, not only in terms of built form but also in tenure, in order to meet the needs of the community across the housing continuum. A meaningful proportion of these are intended to be rental tenure. The redevelopment will occur in a phased manner, and a transition strategy will be prepared in order to ensure the existing residents of the CityHousing units are not displaced. Additionally, CityHousing residents who currently reside in the existing units will be provided the first right of refusal for the new units when they become available.

A central garden will be provided for use by residents, in addition to the other forms of private open space and outdoor amenities. The existing road (Lang Street) is proposed to be closed in order to facilitate a new street pattern which connects the development to the adjacent neighbourhood at Reid Avenue and at Bingham Road/ Hayes Avenue.

Roxborough Park Inc. Redevelopment Project 14 Planning Justification Report December 2017

A Draft Plan of Subdivision (Block Plan) application has been submitted concurrently with the rezoning application. A copy of the Draft Plan is included in this report as Figure 5 and a summary of the proposed Block Plan is provided in the table below:

Table 2: Summary of Proposed Block Plan Description Blocks Units (Min- Max) Area (ha) Density (uph) Multiple Residential- Townhomes, 1-4 310-330 4.017 ha 77.17- 82.15 Stacked Townhomes, Back to Back Townhomes (low density, medium density) Multiple Residential- Apartments 5 350-360 1.113 314.46-323.45 (high density) Roads - - 0.390 - Total (gross) MINIMUM 660-690 5.520 119.56-125.00 Total (net) MINIMUM 660-690 5.13 128.65-134.50

3.3 Summary of Technical Reports

3.3.1 Preliminary Functional Servicing Report- Phase 2 Amec Foster Wheeler Environment and Infrastructure prepared a Preliminary Functional Servicing Report (Phase 2) in support of the rezoning application and proposed development. The findings of the study indicate that the subject lands can be serviced. In fact, there are substantial benefits to the re-development, primarily related to the disconnection of the development area from the area’s combined sewer system and the generation of a new separated sewer system (sanitary and storm), including a new proposed outfall to Red Hill Creek. By separating the sewer systems, flows to downstream combined sewers will be substantially reduced, which should reduce the risk of basement flooding to downstream residences. In addition, flows to the combined sewer system would be decreased, which would also decrease the flows received by the Woodward Wastewater Treatment Plant.

The report recommends that quality control measures, including Low Impact Development Best Management Practices, will be required, where feasible.

3.3.2 Traffic Impact Study (including TDM Options) NexTrans Consulting Engineers were retained by the applicant to conduct a Transportation Impact Study in support of the proposed development. The study was prepared using worst-case scenario testing of 675 residential units to assess the traffic impact. Their review provided the following conclusions:

• The proposed development utilizes the existing transportation network, transit network and existing active transportation network in the area;

Roxborough Park Inc. Redevelopment Project 15 Planning Justification Report December 2017 FIGURE 5 DRAFT PLAN OF SUBDIVISION Legal Description Roxborough Park PART OF LOTS 31 & 32, CONCESSION 2 Residential (Formerly in the Geographic Township of Saltfleet) (Townhomes) AND PART OF BLOCK 'C' REGISTERED PLAN 876 AND ALL OF BLOCKS 'A' AND 'B' REGISTERED PLAN 1168 Residential U CITY OF HAMILTON

(Single Detached)

U U Owner's Certificate I HEREBY AUTHORIZE MACNAUGHTON HERMSEN BRITTON CLARKSON PLANNING LIMITED

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| x | 9m wide 1.162 ha |

|| x | | | |

80.2 |

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| Description Blocks Area (ha)

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x |

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| |

|| | x | x | | | | |

| | Easement

|| | x

| |

| | | |

|| | |

| | | |

| |

74.9

| Multiple Residential

|| |

| | | 4.017 | | 1-4

| | 39.4

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x x | |

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|| | | | | | | | | | | | | | | | | | | |

| | | |

| | |

| | | | | | | | | | | | | x | | | | | | | |

| |

| x | | | x

| 50.6 5 1.113 | High Density Residential

|| |

| |

| | x

|| | | |

| |

| | |

| |

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|| | |

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x |

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| |

| | 103.425

| x | | Reid Avenue | | | |

| x

| |

|| | | | |

| | |

Lang Street | |

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| | | | | 5 | Total | W 5.520

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| |

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| | | | | | | | | | | | | | | | | | | | | | | | | | | | |

| | 123.487

Road to be Closed | |

| | | x | | |

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| |

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| Notes

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W | |

| | |

| |

| | | 1. ALL DIMENSIONS ARE IN METRES UNLESS OTHERWISE SHOWN. | | x |

x | |

| | |

| x | |

| | 2. SITE BOUNDARY AND SOME SITE TOPOGRAPHICAL BASE INFORMATION FROM SKETCH PLAN (JANUARY 3,

| |

| | | |

| x

W W | |

W W W | 2017) AND TOPOGRAPHIC SURVEYS (JUNE 7, 2016 and NOVEMBER 14, 2017) PREPARED BY A.T. McLAREN LIMITED.

W W W | | | U | Residential | x

| |

| W | |

| 3. SOME ADJACENT TOPOGRAPHICAL BASE INFORMATION DERIVED FROM CITY OF HAMILTON OPEN AND ACCESSIBLE | | |

14.1 | W | |

| x |

| | | | |

| | | | | | | | | | | | | | | | | | | | x

103.5 |

| 11.4 |

| |

| | | 52.9 x x

| W | | N67°50'05"E

| W | | | |

x x x x x x x x x |

x 29.4 |

| | | | | | | | | | | | | | | | | | |

| | |

| x x |

| |

38.2 |

x |

| x

Street A | x

W |

| | W x

| |

18.0 x | |

x | |

| |

26.8 | | |

| | | W |

W |

| | | |

| Open Space

| |

| | x x | 12.068

112.3 | | | |

| 29.9

x | | | |

| (Red Hill Valley Trail)

| | | |

| | N87°40'45"W | | |

| x

| | | | | | | | | | | | | | | |

| | |

| | 1. For Submission to City; DGS/GC

| November 28, 2017

| | |

| x

| |

| | x |

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| |

| | x x |

| | |

| U

| | |

| | | | | | | | | | | | | | | | | | | | | | |

| |

N16°09'45"E | 51.000

| | | x

| | x | | | |

| |

| | | | | | | | |

| | x | | | | | |

| x | Blk. 5 |

| |

| | |

x | | x

| |

| | |

| |

| x |

| |

| | | High Density Residential

| | | x

| | x | x |

| | | | | | | |

| | | | | |

| 1.113 ha | x 34.6

| | | |

| |

| | N67°47'45"E

x 56.2

| | | | x | |

| |

| x x |

| | |

| |

| x

| | | |

| |

| | | | | | x | |

| | | | |

| | |

| | | | |

| | |

| | | | |

| | |

| x | | |

x | | | |

| | | | | | | | | | | | | | | | | | | | | | x | | | | | | | | x | | | | | | | |

| | | | | | | |

| | | | | |

| |

| | 11.349

| | x | x x |

x | | | x |

| | N41°53'00"E | |

| | |

| | | | | | | | | | | Date x x Approval Stamp November 28, 2017

| | | | | | | | | | | | | | | | | | | | | | | | |

x x x x x x x x x x x |

| 41.473

| | 12.132 |

N72°39'15"W 76.200 | File No.

| x |

| | | | | | | | | | | | | | | | | | | | | | | | | 16261A

x x x x x x Red Hill Valley Plan Scale 14.544 N67°50'05"E 1:750 Parkway (24x30)

N72°42'00"W 60.960 N15°53'05"E

| | | |

| Drawn By | D.G.S. / G.C |

| | Residential |

| (Apartments) D.A.

| |

north

Queenston Road

File Name ROXBOROUGH PARK INC. Dwg No. DRAFT PLAN OF SUBDIVISION 1 of 1 Scale Bar Street

Knowles K:\16261A-Roxborough Park Inc-Reid Avenue-Hamilton\DP\Draft Plan November 28 2017.dwg • The area is well serviced by the existing transit network and the demand per vehicle is low and can be accommodated without the need for additional transit vehicles during peak periods; • The traffic pattern and generation are also consistent with the existing neighbouthood; • Under existing conditions, all signalized and unsignalized intersections are currently operating at acceptable levels of service during peak periods; • Under future background traffic conditions, all signalized and unsignalized intersections are expected to continue to operate at acceptable levels during peak periods; • Under future total traffic conditions, all signalized intersections are expected to continue to operate at acceptable levels of service during peak periods; • No improvements to the existing road network and transit network are required to accommodate the proposed development; • Lower parking rates should be applied to the apartment component of the proposed development to support active transportation and public transit, justified by a 13% transit modal split, the presence of existing transit infrastructure and proposed future Light Rail Transit infrastructure. A rate of .85 spaces/unit is recommended for the apartment component; • The development requires 41 bicycle parking spaces, which includes 5 short-term and 36 long-term spaces; • Loading spaces will be required for the apartment buildings to accommodate moving vehicles and service vehicles, which will be identified at the site plan stage; and, • The proposed development should implement the Transportation Demand Management measures identified in the report to support active transportation and public transit (Table 9.1 of the report provides further information)

3.3.3 Archaeological Assessment This Land Archaeology Inc. was retained to prepare a Stage 1 and Stage 2 Archaeological Assessment in support of the Planning Act applications required to facilitate the proposed redevelopment on the subject lands.

The Stage 1 report provided detailed background information on the property’s geography, history, previous archaeological fieldwork and current conditions. The Stage 1 work indicated high potential for Aboriginal and Euro-Canadian archaeological resources based on the following rationale:

• There are 4 known archaeological sites located within 1 kilometre of the study area; • The study is in close proximity to early historic transportation routes (Ried Avenue); • The study area is in close proximity to an area of historic settlement (Hamilton); • Structures are shown within the Study area on the historic mapping; and, • Historic research indicated occupation of the property during the 18th and 19th centuries.

The study notes that review of aerial imagery indicates much of the Study Area has been subject to extensive soil disturbance, which appear to negate the archaeological integrity of a majority of

Roxborough Park Inc. Redevelopment Project 16 Planning Justification Report December 2017 the study area; however, some areas may have retained archaeological integrity and, as a result, a Stage 2 study was recommended.

Fieldwork for the Stage 2 study was conducted on April 3, 2017. The study revealed that the entire study area has been subject to deep and extensive land disturbance related to previous development on the property. The Stage 2 archaeological assessment did not result in the discovery of any archaeological resources. The findings of the Stage 2 Study determined that no further archaeological assessment of the property is required. 3.4 Proposed Zoning By-Law Amendment

The subject lands are governed by two separate Zoning By-laws. The former Roxborough School site is regulated by Zoning By-law No. 05-200, while the balance of the site is governed by the former City of Hamilton Zoning By-law No. 6593 (Figure 6). Consequently, two separate zones also apply to the site, and are as follows:

• The former Roxborough Park Elementary School site is zoned Neighbourhood Institutional ‘I1’, as regulated by Zoning By-law No. 05-200. • The balance of the lands are zoned Urban Protected Residential- One and Two Family Dwellings, Etc. ‘D’ under the former City of Hamilton By-law No. 6593.

Both the ‘I1’ and the ‘D’ zones restrict the residential uses permitted on the subject site to low density residential uses (e.g. single detached, semi-detached, duplex dwellings). The in-effect zoning that applies to the subject lands does not reflect the land use designations identified in the Urban Hamilton Official Plan, which promotes intensification of neighbourhoods and the development of a mixture of housing forms and densities to create a complete, compact, community. As a result, a Zoning By-law Amendment is required in order to rezone the subject lands to a zone that is more reflective of the applicable land use designations of the Official Plan and to facilitate an appropriate redevelopment response.

The proposed Zoning By-law Amendment will incorporate all of the lands within Zoning By-law 05-200, which is consistent with the approach the City has taken with other lands that have been rezoned in the past few years (e.g. City Motor, Pier 8 Waterfront). In this regard, the proposed zoning will apply a Downtown Multiple Residential 6 (D6) Zone, with site specific modifications. In order to allow for flexibility in development, the proposed By-law permits multiple uses on the various blocks, save and except for the apartment block, which will ensure the intent of the Official Plan, which is to locate higher density development at the periphery of neighbourhoods.

The proposed amendment also includes parking reductions consistent with the submitted transportation study, minimum density targets which must be met; and a provision which allows for accessory apartments in end unit townhouses to allow for an even broader opportunity for the provision of affordable housing on the site.

A copy of the proposed Amendment is included in this report as Appendix 4.

Roxborough Park Inc. Redevelopment Project 17 Planning Justification Report December 2017 LEGEND Figure 6 DATE: December 2017 Subject Lands City of Hamilton "D" Zone, By-law 6593 SCALE: 1:5,000 Zoning By-law north "I1" Zone, By-law 05-200 FILE: 16261A

DRAWN: GC

K:\16261A-ROXBOROUGH PARK INC-REID AVENUE-HAMILTON\RPT\ZONING BYLAW MAP ZONES.DWG

Roxborough Park Inc. Reid Avenue South City of Hamilton Source: City of Hamilton Interactive Zoning 3.5 Public Consultation Strategy

Effective July 1, 2016, changes to the Planning Act (O.Reg 544/06, amended by O.Reg 178/16) require that applicants submit a proposed strategy for consultation with the public with respect to the application as part of the ‘complete’ application requirements.

The public consultation process for the proposed Zoning By-law Amendment will follow the Planning Act statutory requirements and the City’s practices as outlined in the City of Hamilton’s Public Consultation Strategy Guidelines and is described, generally, below.

Guideline Item How Guideline is/ will be Addressed Target Audience of the The target audience for this project includes residents of the existing Consultation CityHousing Hamilton tenants and residents of the immediate surrounding neighbourhood. Demographically, this neighbourhood is comprised of young families, with a median age of 37.5 and average household size of 3 persons per census family. 54% of residents rent and 46% of residents own their home. 30.4% of tenant households are in subsidized housing. English is the predominant language in this community and the average household income is $48,847.00.

Information about the project and consultation will be provided to those residents in accordance with O.Reg 544/06. Coordination and assistance from City staff will be required for giving paper notice. The applicant will be responsible for posting signage on the property. Additionally, Information about consultation on the project will be obtainable via the City’s website. MHBC can also provide updates pertaining to upcoming meetings, and/or updates on the approval process via social media (i.e. Twitter) Consultation efforts A Community Meeting was held with the current residents of the before formal submission CityHousing Units as part of the broader housing initiatives in December 2017; however, no consultation efforts with respect to the rezoning application were conducted before the formal submission. Stakeholders and Impacts We have identified the following preliminary stakeholders: CityHousing Hamilton Residents McQueston Planning Team (Residents Association) City Staff and Other Agencies Councillor Sam Merulla

We anticipate the following impacts as a result of stakeholder consultation: Feedback on design, density, built form, etc. to feed into revisions to

Roxborough Park Inc. Redevelopment Project 18 Planning Justification Report December 2017 the concept and associated planning applications as necessary; input into affordable housing options, tenant transition/ phasing process Tools to be used to The following tools will be used to consult/ engage the public consult/ engage the • City website public • Social media (i.e. Twitter) • Standard notice in accordance with O.Reg 544/06 for statutory meetings • Flyers for informal meetings • PowerPoint • Poster boards • Microsite

Notice of any informal engagement will be provided a minimum of 10 days prior to the event. In choosing a location for any public engagement session, consideration will be given to AODA compliance and proximity to the general neighbourhood Timing of Consultation In accordance with City guidelines, best efforts will be made to hold a meeting within 60 days of receipt of the revised submission package. Following submission, MHBC and the applicant will work with City staff to establish target dates and milestones for consultation throughout the process. Method to Receive and • Sign-in sheets will be made available at any formal or informal Document Comments public consultation/ information session. These sheets will be compiled as part of the final record of consultation • Minutes and/or a summary of any public engagement session will be taken and will be included as part of the final record of consultation • Comment cards will be made available for any attendees of public engagement sessions to provide written comment, should they desire. All comment cards will be transcribed and included as part of the final record of consultation. • Verbal and written comments from the public and agencies will be tracked via a comment/response matrix, which shows how the comments have been addressed. This comment/response matrix will form part of the final record of consultation • Microsite • Councillors’ office Proposed Participants in • Applicant/ Agent: attend public meetings, answer questions Consultation and their as necessary Role • Consulting Team: MHBC will act as liaison between the City, residents, and the applicant and will facilitate at PIM and provide assistance to City staff as necessary at the Statutory

Roxborough Park Inc. Redevelopment Project 19 Planning Justification Report December 2017 Public Meeting, including giving a presentation and speaking at the meeting on behalf of the applicant • City Staff will be invited to attend any public engagement sessions hosted by the applicant. It is our understanding that City staff will facilitate and manage the statutory public meeting. They will receive and record any public input (written and oral) received through the consultation period and provide it to the consultant team to include in the record of consultation and to address, as necessary, in any revisions required to the proposal • Councillors: attend meetings, assist in fielding resident questions and concerns • Residents/ stakeholders: attend public meetings, provide comments and feedback on proposal Requested City Resources Some assistance will be required by City staff as follows • Review and commenting on promotional materials for any informal engagement sessions • Review and commenting on proposed invitation lists • Provision of a summary of the formal minutes of the statutory public meeting • Provision of any comments received from the public throughout the prescribed commenting window to ensure the final record of consultation is complete and accurate

Expected/ Potential It is not anticipated that there will be significant issues arising from Issues the community as a result of this application. There may be some concerns with increased density and phasing of development to ensure an appropriate tenant transition strategy is in place.

While public engagement was not initiated prior to submission of a complete application, it is intended that a Public Information Meeting (PIM) will be held in order to present the proposal and obtain feedback from the public, and other interested stakeholders, in advance of the statutory meeting required under the Planning Act. Additional informal meetings can be scheduled, if it is deemed necessary. Individual invitations to attend the meeting will be sent a minimum of 10 days prior to the meeting to the following: • The City of Hamilton’s Manager of Development Planning, Heritage and Design • The Ward Councillor(s) • Property owners, Neighbourhood Associations and Business Improvement Area Associations and identified stakeholders within 120 metres of the subject lands

Within 14 days following the PIM, a record of the community consultation will be provided to the City and will include the following: • An address list of people and organizations invited to the meeting; • A copy of the materials presented at the meeting;

Roxborough Park Inc. Redevelopment Project 20 Planning Justification Report December 2017 • A copy of the sign-in sheet of meeting participants; • Minutes of the meeting; • A copy of all written comments received at the meeting; • A written summary of all verbal comments received at the meeting; and, • A description of any modifications made to the proposal as a result of the meeting.

A statutory public meeting held by the City will provide further opportunity for public input. We will also be available to meet with the area residents and stakeholders informally in prior to the City’s statutory public meeting, should the need arise.

Throughout the process, we understand all application materials will be publically available on the City’s website and our contact information, as well as the staff contact information, will be available.

Notwithstanding the public engagement/consultation strategy for the planning application, we anticipate the City will co-ordinate an overall public consultation and communication program related to the broader project which will include a relocation strategy and tenant support.

The consultation strategy described herein meets the guidelines for public consultation set out by the City and will ensure that members of the public are given an opportunity to review, understand and comment on the proposal.

Roxborough Park Inc. Redevelopment Project 21 Planning Justification Report December 2017 4.0 PLANNING POLICY ANALYSIS

The following is a review and assessment of the land use policy framework related to the subject lands and the proposed development. 4.1 Provincial Policy Statement (2014)

The Provincial Policy Statement (2014) (hereinafter referred to as the “PPS”) was issued under Section 3 of the Planning Act and came into effect on April 30, 2014. The PPS establishes the policy foundation for regulating the development and use of Land in Ontario and provides policy direction on matters of provincial interest related to land use planning and development. It provides a vision for land use planning in Ontario that encourages an efficient use of land, resources and public investment in infrastructure.

The PPS strongly encourages development that will provide long term prosperity, environmental health and social wellbeing. These directives depend on the efficient use of land and development patterns that support strong, livable and healthy communities that protect the environment and public health and safety; and, facilitate economic growth. The 2014 PPS applies to planning decisions made on or after the effective date and applies to the proposed Official Plan and Zoning By-law Amendment applications.

An analysis of key Provincial Policies contained within the PPS, and how the proposed Zoning By- law Amendment application conforms to these policies, is provided as follows.

Where Growth Should Occur Policies 1.1.1 a)- h) of the PPS state that healthy, livable and safe communities are sustained by: promoting efficient development and land use patterns; accommodating an appropriate range and mix of residential, employment, recreation, and other uses to meet long term needs of residents; avoiding development and land use patterns which may cause environmental or health and safety concerns and promoting development that conserves biodiversity and considers climate change; promoting cost-effective development patterns and standards to minimize land consumption and servicing costs. Emphasis is also placed on the importance of using land and resources wisely to promote efficient development patterns, protect green spaces and other resources; ensure effective use of infrastructure and public service facilities; and, minimize unnecessary public expenditures (Preamble, Section 1.1.3). In order to achieve this, Policy 1.1.3.1 of the PPS directs that growth in municipalities should occur in ‘Settlement Areas’ on full municipal services and that the vitality and regeneration of Settlement Areas shall be promoted.

Roxborough Park Inc. Redevelopment Project 22 Planning Justification Report December 2017

Land use patterns within Settlement Areas are set out in Policy 1.1.3.2 a), which states that they shall be based on densities and a mix of land uses which efficiently use land and resources; efficiently use infrastructure and public service facilities and avoid unnecessary urban boundary expansion; minimize impacts of climate change; support planned/ existing transit infrastructure; and, support active transportation. Policy 1.1.3.2 b) establishes that land use patterns shall be based on a range of uses and opportunities for intensification and redevelopment, where it can be accommodated. This is further clarified in Policy 1.1.3.3, which states that planning authorities shall identify and promote opportunities for intensification where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected need.

The proposal supports the growth objectives of the PPS by contributing to a range and mix of residential uses to meet the long-term and annual housing needs in the City of Hamilton. Further, the redevelopment will provide an opportunity for residential intensification and contribute to achieving established intensification targets in the City of Hamilton. It will efficiently use land by redeveloping a vacant school site to provide a variety of housing types, including the replacement of CityHousing units which are currently in need of substantial repair. The proposed development is located within a Settlement Area as defined by the PPS, which will be developed on full municipal services. The proposed redevelopment will provide for an efficient use of land and resources by redeveloping and intensifying an underutilized site in an existing built up area in the City of Hamilton.

In addition to the above, the proposed redevelopment will replace aging housing stock in an older neighbouhood, support intensification and affordability and will provide a diverse mix of housing types and tenures to meet the long term needs of residents. Residents can easily access to the existing and future public transportation network and active transportation network, parks and open space due to its proximity to the existing bus routes and trails and the future LRT Line and GO Transit.

Housing and Complete Communities The land use patterns envisioned in the PPS promote a mix of housing, including affordable housing. In particular, Policy 1.1.1 b) states that healthy, livable and safe communities are sustained by accommodating an appropriate range and mix of residential including second units, affordable housing and housing for older persons. Additionally, the PPS promotes a coordinated, integrated and comprehensive approach when addressing housing needs in accordance with provincial policy statements such as the Ontario Housing Policy Statement (Policy 1.2.1 h)) Section 1.4 of the PPS sets out provincial directions respecting housing and states that planning authorities shall provide for an appropriate range and mix of housing types and densities to meet project requirements of current and future residents. Policy 1.4.3 a) directs municipalities to establish and implement minimum targets for the provision of housing which is affordable to low and moderate income households. Policy 1.4.3 b) and d) direct that this is to be achieved by

Roxborough Park Inc. Redevelopment Project 23 Planning Justification Report December 2017 permitting all forms of residential intensification and redevelopment, directing the development of new housing toward locations where appropriate levels of infrastructure and public services are available, and promoting densities for new housing which efficiently use land and infrastructure.

The proposed redevelopment represents a form of residential intensification which includes a mixture of housing types and tenure, including affordable housing and rental. It will efficiently use land and infrastructure by providing a minimum of 645 dwelling units that will provide options for all people within the housing affordability continuum.

The proposal will address housing needs identified in the Ontario Housing Policy Statement and the City of Hamilton Housing and Homelessness Action Plan by providing a mixture of market and affordable rental and ownership housing; providing increased housing choice and opportunities for renters in the market; provides for the rehabilitation of existing residential units within CityHousing Hamilton’s housing stock; and, will ensure that people live in good quality housing that meets health and safety standards.

The proposed development is designed to integrate with the surrounding community and contribute to the provision of a range and mix of housing types in the neighbourhood to meet the current and future needs of residents.

Transportation and Servicing Direction for development, as it relates to infrastructure and public service facilities, is provided in Section 1.6 of the PPS. Policy 1.6.6.2 states that the extension of existing municipal water and wastewater systems are the preferred form of servicing in settlement areas. Intensification and redevelopment within existing settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible. Policy 1.6.7.5 states that transportation and land use considerations shall be integrated at all stages of the planning process and Policy 1.6.7.4 states that a land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support current and future use of transit and active transportation.

The proposed redevelopment will take full advantage of existing public service facilities as well as support the use and optimization of existing infrastructure. The functional servicing and stormwater management report prepared in support of these applications confirms municipal servicing requirements can be satisfied and identifies that the proposed storm sewer system would address and alleviate concerns regarding surcharging in the area. The proposed redevelopment will be designed to integrate with the surrounding community, ensuring easy access to the existing alternative transit modes (i.e. walking, cycling) and public transit. A transportation impact analysis has been prepared in support of the proposed development which identifies proximity of the subject site to existing and future transit services. It also provides an analysis of current conditions and recommendations for future improvements to minimize the amount of vehicle trips and promote alternate transportation modes.

Roxborough Park Inc. Redevelopment Project 24 Planning Justification Report December 2017

Summary/ Conformity Statement For the reasons outlined above, it is our opinion that the proposed redevelopment and related Zoning By-law Amendment is consistent with the policies of the Provincial Policy Statement, 2014. 4.2 Growth Plan for the Greater Golden Horseshoe (2017)

The Growth Plan for the Greater Golden Horseshoe, 2017 was prepared and approved under the Places to Grow Act, 2005 and took effect on July 1, 2017. The Growth Plan provides a framework for implementing Ontario’s vision for building stronger, prosperous communities by better managing growth in the Greater Golden Horseshoe region for the land use planning horizon to 2041.

The 2017 Growth Plan builds upon the policy foundations of the Provincial Policy Statement (2014) and previous plans (2006 Growth Plan, The Big Move) and responds to key challenges in the Region by providing enhanced policy directions designed to achieve complete communities that are compact, transit-supportive, and make efficient use of investments in infrastructure and public service facilities while ensuring the protection of agricultural and natural areas and supporting climate change mitigation and adaptation. Guiding principles of the Plan are established to support the achievement of complete communities; prioritize intensification and higher densities to make efficient use of land and infrastructure; provide flexibility to capitalize on economic and employment opportunities; support a range and mix of housing options; improve the integration of land use planning with planning and investment in infrastructure; protect and enhance the natural environment; conserve and promote cultural heritage; and, integrate climate change considerations into planning and growth management.

The Plan provides policies for where and how to grow, directing that population and employment growth be directed to urban areas and rural settlement areas. Within these areas, the Growth Plan designates two different areas of growth: the built up area, where growth is to be directed and accommodated through intensification; and, designated greenfield areas, which are generally undeveloped, vacant land, where growth and development should achieve a compact urban form.

The following is a summary of the policies applicable to the proposed development and how they have been addressed:

Vision, Principles and General Objectives The vision of the Growth Plan is to ensure that communities within the GGH are supported by the pillars of a strong economy, a clean and healthy environment and social equity. Drawing on providing a variety of choices for living, an integrated transportation network, accessible natural areas and open space, and vibrant and compact settlement patterns, communities in the GGH will

Roxborough Park Inc. Redevelopment Project 25 Planning Justification Report December 2017 be places where residents enjoy a high standard of living and an exceptional quality of life. The Growth Plan identifies several guiding principles which provide the basis for guiding decisions on the management of land. The following guiding principles are of relevance to the proposed development (Policy 1.2.1):

• Support achievement of complete communities • Prioritize intensification and higher densities to make efficient use of land and infrastructure and support transit viability • Support a range and mix of housing options, including second units and affordable housing, to serve all sizes, incomes and ages of households

The proposal satisfies this vision for growth within the Greater Golden Horseshoe by contributing to compact, vibrant and complete communities. The proposal includes various forms of housing to be provided along the housing continuum which will assist in ensuring the area develops as a complete community with residents of a variety of income levels. Further, the proposed Zoning By-law Amendment has been designed with minimum density targets in order to ensure that growth is compact and efficiently uses land. The proposal optimizes the use of existing water, wastewater and stormwater infrastructure to support growth in a compact and efficient form. Additionally, the proposal will provide for an integration of housing tenure and revitalization to the area, contributing to and supporting transit viability.

Policies 2.2.1.1- 2.2.1.3 set out growth management policies for the GGH and state that development will be directed to settlement areas with delineated built boundaries on full municipal services. The policies further place a priority on directing growth away from hazardous areas and to areas where there is higher order transit and existing or planned public service facilities. The subject lands are located in a delineated built boundary, where growth is to be directed. Further, the subject lands are located within close proximity to higher order transit (bus, bus rapid transit, future light rail transit, and GO transit).

Policy 2.2.1.4 a) - g) of the Growth Plan establishes that the policies of the plan should be applied to support the achievement of complete communities that: feature a diverse mix of land uses with convenient access to local stores, services and public service facilities; improve social equity and overall quality of life; provide a diverse range and mix of housing; expand convenient access to a range of transportation options, public service facilities, accessible public open space and healthy, local affordable food options; ensure the development of high quality compact built form; mitigate and adapt to climate change impacts; and, integrate green infrastructure and low impact development. The proposed redevelopment is located within close proximity to local stores, services and facilities as provided for in Section 2.3. The range of housing types and mix of tenure proposed will contribute to achieving social equity and a complete community. The proposed layout efficiently uses land and will exhibit high quality built form. Alternative design measures to address sustainability will also be applied.

Roxborough Park Inc. Redevelopment Project 26 Planning Justification Report December 2017 Section 2.2.2 sets out the general intensification strategy for Delineated Built-Up Areas and states that by the year 2031, and for each year thereafter, a minimum of 60% of all residential development occurring annually within each upper or single-tier municipality will be in the delineated built-up area (Policy 2.2.2.1). Policy 2.2.2.2 states that by the time the next municipal comprehensive review is approved and in effect, and each year until 2031, a minimum of 50% of all residential occurring within each upper- or single-tier municipality will be within the delineated built-up area. Municipalities are directed to implement a strategy to achieve this target and they are further directed to encourage, facilitate and promote intensification. In accordance with Policy 2.2.2.3, until the next municipal comprehensive review is approved and in effect, the annual minimum intensification target contained in the applicable upper- or single-tier official plan that is approved and in effect as of July 1, 2017 will continue to apply. The proposed redevelopment will support and assist the City in achieving intensification targets by providing additional residential units on lands which are suitable for intensification and would have otherwise sat vacant/unoccupied. In addition to replacing the 95 existing CityHousing Hamilton units, the proposed redevelopment will add an additional 555-575 units on the site, for a gross residential density of 116-120 units per hectare. The proposal reflects a level of intensification that is appropriate within the City’s policies and for the physical context of the site.

Section 2.2.4 establishes key policies and density targets for transit corridors and station areas. Policies 2.2.4.3 b) and c) state that major transit station areas on priority transit corridors will be planned for a minimum density target of 160 residents and jobs per hectare for those that are served by light rail transit or bus rapid transit; or, 150 residents and jobs per hectare for those that are served by the GO Transit rail network. The subject lands are located within close proximity to the existing Hamilton Street Railway bus network, which includes the B-Line Bus Rapid Transit route. The subject lands are also located within close proximity to the future LRT line. The proposed redevelopment will assist the City in achieving transit- supportive density targets set out in the Growth plan for BRT and LRT and GO Transit at Centennial Parkway and the QEW.

In accordance with Policy 2.2.4.9 a) – d), development within all major transit station areas will be supported, where appropriate, by: planning for a diverse mix of uses; fostering collaboration between public and private sectors; providing alternative development standards, such as reduced parking standards; and, prohibiting land uses and built form that would adversely affect the achievement of transit-supportive densities. While not within a Major Transit Station Area identified by Metrolinx, the subject lands are in proximity to a proposed future LRT line which has identified a stop nearby and GO Transit Station at Centennial Parkway and the QEW. Reduced parking rates are proposed as an alternative development standard and bicycle parking spaces will be provided on-site, which will assist in promoting the use of public transit and active transportation, ultimately promoting transit-supportive densities; and, meeting the overall intent of the transportation policies of the Growth Plan.

Roxborough Park Inc. Redevelopment Project 27 Planning Justification Report December 2017 Policies related to infrastructure and transportation are provided in Section 3 of the Plan. Generally, these policies direct the province and municipalities to undertake an integrated and coordinated approach to land use planning, infrastructure investments and environmental objectives to achieve the outcomes of the Plan. These policies promote moving away from lower density development to a more compact built form. They further place emphasis on transit as the first priority for transportation planning or development, promoting a transit network that will support and facilitate improved linkages between strategic growth areas and other areas planned for a mix of uses and transit-supportive densities. The proposed redevelopment assists the City and Province in achieving the intent of the infrastructure and transportation policies of the Growth Plan by providing for a more compact built form which includes a range of dwelling types that is within close proximity to amenities, services and public transit. The development will contribute to the prioritization of public transit and the achievement of transit-supportive densities along the existing HSR bus routes and the future LRT line.

Section 4 of the Growth Plan provides policies for protecting resources including water resource systems, the Natural Heritage System, key hydrologic features, public open space, the agricultural system, cultural heritage resources and mineral aggregate resources. Additionally, Section 4 provides policies intended to mitigate the impacts of climate change. Generally, the subject lands do not impact water resources, natural features, aggregate operations or the agricultural system as they are urban in nature and are not located in proximity to any designated natural, agricultural or aggregate areas. The Functional Servicing Report identifies that the proposed storm sewer system will alleviate surcharge issues in the area, which will contribute to the protection of water resources. Further, the proposal responds to the Plan’s policies related to climate change adaptation and mitigation by achieving complete communities within the minimum intensification and density targets of the plan, providing opportunities for reduced dependence on the automobile and by providing energy conservation through the use of sustainable building materials and other methods.

Summary/ Conformity Statement Based on the above, the proposal and corresponding Zoning By-law Amendment is in conformity with the applicable policies of the Growth Plan. 4.3 The Big Move

The Big Move: Transforming Transportation in the Greater Toronto and Hamilton Area (GTHA), was adopted by the Metrolinx Board of Directors on November 28, 2008 as the Regional Transportation Plan (RTP) intended to address challenges related to the current transportation system in the GTHA and implement changes in order to create an integrated, multi-modal, regional transportation system that takes into account all modes of transportation; makes use of intelligent transportation systems; promotes the integration of local transit systems with each other and with the GO Transit system; works toward easing congestion and commute times; and, promotes transit-supportive development.

Roxborough Park Inc. Redevelopment Project 28 Planning Justification Report December 2017 The RTP provides a blueprint for a more sustainable transportation future, and reaches out 25 years into the future to guide and direct decision making. It sets out priorities, policies and programs for a future of complete mobility which is effective, integrated and multi-modal. The Big Move represents the third piece of a three-part approach by the provincial government to prepare the GTHA for growth and sustainability. It builds on the Greenbelt Plan and the Growth Plan and, together with these plans, aims to lead to the development of more compact and complete communities that make walking, cycling and transit part of everyday life.

Section 2 of the Regional Transportation Plan sets out the vision for the future, where the GTHA has an integrated transportation system that: enhances the region’s quality of life, through support for healthy and active lifestyles with many options for getting around; improves the environment, through ensuring transportation system has a low carbon footprint and conserves resources; and, enhances prosperity, through supporting businesses via a strong transportation system that can move goods and deliver services quickly and efficiently. The plan sees a priority shift from moving vehicles to moving people and goods, providing seamless connections between different modes of transportation and across jurisdictions. Ultimately, the transportation system will contribute to the creation of active, livable neighbourhoods and complete communities. Section 3 identifies goals and objectives created as a guide to achieving the vision set out in Section 2. In total, there are 13 goals and 37 objectives identified in the Plan intended to provide guidance for decision-making and planning at all levels. Based on the vision, goals and objectives, ten strategies are provided, which take the goals and objectives one step further by identifying priority actions and supporting policies which implement the strategy and guide day-to-day decision making. Schedules 1 and 2 of the Regional Transportation Plan provide geographic reference to the 15-year and 25-year plans for the Regional Rapid Transit Network. These schedules identify “Other Rapid Transit (BRT/LRT/AGT)” as present within proximity of the subject lands.

Strategy #7 of the Plan speaks to building communities that are pedestrian, cycling and transit supportive. Several of the supporting policies are of relevance to the proposed development and rezoning application. The key policy to be considered with respect to the proposal is identified below:

• Supporting Policy 7.11, which states that in new residential, commercial and employment developments in municipalities where transit service is planned or available, all homes and businesses shall be within walking distance of a transit stop with frequent service;

Summary/ Conformity Statement Based on the above, the proposed redevelopment and Zoning By-law Amendment are positioned to assist in the implementation of the policy objectives of the Big Move, including appropriately locating redevelopment and intensification where transit service is planned or available. The proposed development will be transit supportive and provide multiple transit options to residents due to its location near existing BRT and planned future LRT transit lines.

Roxborough Park Inc. Redevelopment Project 29 Planning Justification Report December 2017 4.4 City of Hamilton Urban Official Plan (December 2015 Consolidation)

The City of Hamilton Urban Official Plan (hereinafter referred to as the “Official Plan” or the “UHOP”) applies to the lands in the Urban Area of the City. It was adopted by City Council on July 9, 2009 and approved by the Ministry of Municipal Affairs and Housing on March 16, 2011. The OP was subsequently appealed to the Ontario Municipal Board (OMB), with a decision released on August 16, 2013. Accordingly, the Official Plan came into effect on August 16, 2013 except for those parts still under appeal or deferred to the OMB. A number of consolidations have been approved at the OMB. The most recent consolidation of the OP was prepared in December 2015, and was used for this report.

The City of Hamilton Urban Official Plan projects a long term vision for the physical development of the City over the lifetime of the plan (30 years). It contains policies which provide direction for managing long-term development in the City to achieve social, economic and environmental objectives of the overall vision for the development of the City as identified in the City’s Strategic Plan and in Vision 2020.

The site is identified as being within the urban boundary of the City of Hamilton and within the built up area as identified on Appendix G- Boundaries Map of the OP (Figure 7).The subject lands are designated Neighbourhoods and Primary Corridor on Schedule E-Urban Structure and Neighbourhoods on Schedule E-1- Urban Land Use of the Official Plan (Figure 8 and Figure 9).

4.4.1 Principles and Strategic Directions The framework of the OP is centred around a series of principles to assist in achieving the vision. The following principles are of relevance to the development proposal:

• Compact and healthy urban communities that provide opportunities to live, work, play and learn; • Balanced transportation networks that offer choice so people can walk, cycle, take transit, or drive, and recognize the importance of goods movement to our local economy; • A growing, strong, prosperous and diverse economy; • Financial stability; and, • Strategic and wise use of infrastructure services and existing built environment.

The proposal responds to these principles by: • Providing a variety of dwelling forms, dwelling unit types and tenure in a compact form, contributing to the overall health of the City’s urban communities; • Ensuring adequate access to the existing and proposed transit networks is provided to offer existing and future residents choice in transportation modes; • Contributing to a strong prosperous and diverse economy by facilitating social mix and providing options for affordable ownership and rental tenure;

Roxborough Park Inc. Redevelopment Project 30 Planning Justification Report December 2017 LEGEND Figure 7 DATE: August 2017 Subject Lands Urban Hamilton SCALE: 1:20,000 Official Plan north Appendix G - FILE: 16216A Boundaries Map

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Roxborough Park Inc. Reid Avenue South City of Hamilton Source: Urban Hamilton Official Plan Appendix G, Boundaries Map (August 2013) LEGEND Figure 8 Subject Lands DATE: August 2017 Urban Hamilton SCALE: 1:20,000 Official Plan north Schedule E - Urban Structure FILE: 16216A

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Roxborough Park Inc. Reid Avenue South Source: Urban Hamilton Official Plan City of Hamilton Schedule E, Urban Structure (August 2013) LEGEND Figure 9 DATE: August 2017 Subject Lands Urban Hamilton SCALE: 1:20,000 Official Plan north Schedule E1 - FILE: 16216A Urban Land Use Designations

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Roxborough Park Inc. Reid Avenue South Source: Urban Hamilton Official Plan City of Hamilton Schedule E1, Urban Land Use Designations (August 2013) • Assisting in the financial stability of residents, and the City, by including affordable and subsidized dwelling units; and, • Directing growth to an area which is able to be serviced by existing municipal water and wastewater systems.

4.4.2 Growth Management Strategy Section A.2.3 of the Official Plan provides a broad overview of the Growth Management framework identified by the Province, in the Growth Plan, noting that the City of Hamilton is expected to accommodate a 1.7% share of the overall provincial growth projected for the Greater Golden Horseshoe. Policy A.2.3.1 provides the City-wide population forecasts from 2001-2031. Based on the forecast, which is shown graphically in Table A.1 of the UHOP, it is anticipated that the City will grow by 150,000 people to a projected population of 660,000 in 2031.

The intensification target for the City is provided in Policy A.2.3.3.4, which states that the City is required to plan to achieve a minimum 40% of all residential development occurring annually within its built-up area by 2015. A total of 26,500 units are to be accommodated within the built- up area between 2001 and 2031.

The proposal will assist the City in achieving the minimum intensification target and housing unit targets by contributing a range of 645-665 dwelling units within the City’s Built-up Area.

4.4.3 Residential Intensification in Hamilton’s Communities The Official Plan recognizes that the City is made up of a variety of communities that define the City and shape the quality of life for residents. The City identifies that strong communities are: complete, healthy, diverse and vibrant. Given the identified importance of the City’s communities, Chapter B outlines the goals for Hamilton’s communities and includes policies intended to achieve the City’s objective of supporting and building on the strengths of individual communities to create a strong Hamilton.

Residential intensification is a key component of Hamilton’s growth strategy and is essential to meeting growth and employment targets. In accordance with the policy direction of Section B.2.4, residential intensification is encouraged throughout the entire built-up area; however, the primary intensification areas shall be in the Urban Nodes and Urban Corridors (B.2.4.1.1, B.2.4.1.2). The subject lands are located partially within an identified primary corridor in accordance with Schedule E, and therefore is an appropriate location for intensification.

Policy B.2.4.1.3 a) - c) further defines the general residential intensification target established in Policy A.2.3.3.4 (40%) and states that the target shall generally be distributed through the built up area as follows: • The Downtown Urban Growth Centre shall accommodate approximately 20% of the target;

Roxborough Park Inc. Redevelopment Project 31 Planning Justification Report December 2017 • Urban Nodes and Urban Corridors shall be planned to accommodate approximately 40% of the target; and, • Neighbourhoods are anticipated to accommodate 40% of the target.

In accordance with Policy B.2.4.1.3 a- c), intensification is required in Neighbourhoods. The proposed redevelopment will assist the City in achieving the overall residential intensification target established for the City, on a site where intensification is encouraged, and more specifically will accommodate the intensification anticipated for lands located within the Neighborhoods designation.

Policy B.2.4.1.4 b)- g) sets out the evaluation criteria for residential intensification developments. In accordance with this policy, a balanced evaluation of residential intensification developments shall be based on: • The relationship of the proposal to existing neighbourhood character so that it maintains, and where possible, enhances and builds upon desirable established patterns and built form; • The development’s contribution to maintaining and achieving a range of dwelling types and tenures; • The compatible integration of the development with the surrounding area in terms of use, scale, form and character. The use of innovative and creative urban design techniques is encouraged; • The development’s contribution to achieving the planned urban structure; • Infrastructure and transportation capacity; and, • The ability of the development to comply with all applicable policies

The proposed development responds to this policy by: • Providing a transition of housing types from low density to high density which maintains and enhances the established built form of the area (as described in Section 3 of this report and in Figure 4); • Providing a range of dwelling types and tenures; • Ensuring integration of the development with the surrounding area in terms of use, form, scale and character; • Maintaining the overall urban structure as identified on Schedule E of the UHOP; • Ensuring there is capacity to service the proposed number of dwelling units; and, • General compliance and conformity with the UHOP.

Policy B.2.4.2.1 speaks to residential intensification within the Neighbourhoods designation, specifically, and states that intensification shall comply with Section E.3.0- Neighbourhoods Designation. The proposed redevelopment concept complies with the Neighbourhoods Designation, as set out in Section E.3.0 of the UHOP and as demonstrated in Figure 4 and Section 3 of this report. The proposal provides a transition from low density residential to high density residential, at appropriate locations, consistent with the definitions and direction in the UHOP.

Roxborough Park Inc. Redevelopment Project 32 Planning Justification Report December 2017 4.4.4 Housing Policies Housing policies for the City of Hamilton are included in Section B.3.2. The preamble of this policy section identifies that it is the intent to ensure that housing is available for all residents with a wide variety of needs. The proposed redevelopment aims to ensure that housing is available for residents with a variety of needs. In fact, the Applicant has formed partnerships with organizations to provide affordable ownership options and is assisting the City with the replacement/redevelopment of the existing CityHousing units on-site by providing new units for tenants and employing a rehousing strategy during construction.

The goals for urban housing within the urban area are outlined in Section B.3.2.1 (B.3.2.1.1- B.3.2.1.6) and are as follows: • Provide for a range of housing types, forms, and densities to meet the social health and well-being requirements of all current and future residents; • Provide housing within complete communities; • Increase Hamilton’s stock of affordable housing of all types; • Increase Hamilton’s stock of housing for those whose needs are inadequately met by existing housing forms or tenure, affordability or support options; • Maintain a balance of primary rental and ownership housing stock as outlined in the Affordable Housing Strategy; and, • Increase the mix and range of housing types, forms, tenures, densities, adorability levels, and housing with supports throughout the urban area of the City.

The proposed redevelopment will assist the City in achieving these goals by providing a range of housing types and forms which are developed as a diverse residential neighbourhood and will contribute to ensuring the area continues to evolve as a complete community. In doing so, the development will increase the City’s stock of affordable housing of all types, increase the mix and range of housing types, forms and tenures; and, maintain a balance of primary rental and ownership housing stock. In addition, the proposal aims to improve the stock of housing for those whose needs are inadequately met by existing housing forms. This will be achieved by demolishing existing City-owned affordable housing units, which are at the end of their lifecycle, and replacing them with new dwelling units. As noted earlier, A tenant relocation strategy for the current residents of the CityHousing units has been prepared to ensure that no resident will be displaced as a result of the redevelopment with a transition plan prepared by Tim Welsh.

Table B.3.2.1 and B.3.2.2 identify the housing targets for the City, based on future population growth forecasts to the year 2031 and future housing needs.

In the case of ownership, Table B.3.2.1 sets a target of 42.3% (948 units) annually for new ownership housing (not affordable) to be achieved through the housing market; and, 57.7% (1291 units) annually for new ownership housing (affordable, which includes housing support) to be achieved through the housing market, low- down payment options, first-time buyer programs and support services.

Roxborough Park Inc. Redevelopment Project 33 Planning Justification Report December 2017

In the case of rentals, Table B.3.2 sets a target of 40% (252 units) annually for new rental housing (not affordable) to be achieved through primary rental housing development, conversion to residential and the secondary rental market; 20% (125 units) annually for new rental housing affordable to moderate income households (including housing with supports) to be achieved through the same means as not affordable rental housing, but with capital assistance and/or other assistance; and, 40% (252 units) annually for new rental housing affordable to low income households to be achieved through the same means but requiring rent-geared-to-income housing assistance as well as support services.

The proposed redevelopment will help achieve these targets by providing fair market and assisted/affordable options for both ownership and rental tenure. Partnerships with various organizations and institutions have been forged to provide increased opportunity for first time homebuyers. Further, options for affordable units for low income households will be provided through rent-geared-to-income housing assistance and other CityHousing supports.

General policies for urban housing are provided in Section B.3.2.4. These policies state that the development of a full range of housing forms, types and densities shall be provided for and promoted throughout the City through residential intensification and new development (B.3.2.4.1). Additionally, housing with a full range of tenure, affordability, and support services shall be provided for and promoted throughout the City. Where there are documented unmet needs for housing tenure affordability levels or support services, priority shall be given to development applications that help meet those needs. Housing with a full range of tenure, affordability and support services in a full range of built housing forms means both ownership and primary rental housing with a full range of affordability, social housing, rent-geared-to-income housing, lodging houses, shared and/or congregative living housing arrangements, housing with supports, emergency and transitional housing, and housing that meets all needs (B.3.2.4.2). The proposed development represents a residential intensification opportunity for the City. The unique integration of market, affordable and assisted tenure types across the housing continuum and the full range of built housing forms proposed for the development implement the general housing policies of the UHOP.

Policy B.3.2.5.8 a)-c) state that demolition/ redevelopment of social housing units shall be permitted providing the following criteria are satisfied: • Full replacement of all rent-geared-to-income units; • A tenant relocation and assistance plan addressing the provision of alternative accommodation for tenants at similar rents, including rent-geared-to-income subsidies, right-of-first-refusal to occupy one of the replacement subsidized units, and other assistance to mitigate the potential hardship; and, • Conversion shall be consistent with pertinent provincial legislation.

The Applicant and representatives from CityHousing Hamilton have developed a program acceptable to all parties to proceed with the demolition and redevelopment of the social

Roxborough Park Inc. Redevelopment Project 34 Planning Justification Report December 2017 housing units owned and operated by the City. The development proposal includes full replacement of all existing rent-geared-to-income units (90 in total). Additionally, a tenant relocation strategy has been prepared in cooperation with Effort Trust. There are no units proposed to be converted and the number of units identified for demolition with be replaced on site such that there is no net loss of rent-geared-to-income units. Once complete, the replacement CityHousing units will be turned over to CityHousing to operate. Current tenants will be provided the first right of refusal to occupy the replacement units. Overall, the development will add to the City’s housing stock for both rental and ownership tenure and enhance the quality of housing provided to rent-geared- to income tenants.

4.4.5 Urban Design The overall vision for the City is to create compact and interconnected, pedestrian-oriented, and transit-supportive communities within which all people can attain a high quality of life. The achievement of this vision requires careful attention to urban design in both the public and private realm with attention to how these work together. A supplemental urban design brief, which sets out high-level guiding principles for the proposed redevelopment, has been prepared by Michael Spaziani Architect Inc. (MSAi) and is included in this report as Appendix 5.

More detailed urban design briefs will be provided, as necessary, at the site plan/ detailed design stage, as each block is brought forward for redevelopment.

4.4.6 Cultural Heritage The City promotes the wise management and conservation of cultural heritage resources. Section B.3.4 of the UHOP provides the goals, objectives and policies for the care, protection, and management of cultural heritage resources in the City. An archaeological assessment has been prepared by This Land Archaeology Inc. in support of the proposed redevelopment which demonstrates that no archaeological resources were found during the assessment and no further archaeological assessment is recommended for the site.

4.4.7 Transportation Section C.4.0 of the UHOP recognizes the relationship between the transportation network and its impact of quality of life and economic development potential. In this regard, the UHOP provides a set of goals, objectives and policies intended to provide for an integrated transportation network that offers a greater range of transportation mode choice. Section C.4.1 of the UHOP outlines the policy goals for the transportation network for the City. With respect to the proposed development, the following goals are of relevance:

• Plan urban areas so that travel by automobile is an option not a necessity; and, • Facilitate an increase in active transportation in the City and contribute to transportation demand management initiatives.

Roxborough Park Inc. Redevelopment Project 35 Planning Justification Report December 2017 The proposed development provides residents with the opportunity to be less automobile- dependent as it is located in proximity to the existing HSR bus line the future LRT line and GO Transit Stop at Centennial Parkway and the QEW. Further, the transportation impact assessment prepared in support of this study includes transportation demand management recommendations to facilitate increased active transportation in the area.

4.4.8 Infrastructure The City’s infrastructure policies are contained within Section C.5.0 of the UHOP. Specifically, Section C.5.4 includes policies for Stormwater Management Facilities and states that the City shall ensure that appropriate stormwater management facilities are built and maintained to provide a safe and secure system for storm water. Policy C.5.4.2 states that any new development that occurs shall be responsible for submitting a detailed stormwater management plan prior to development to properly address on site drainage and to ensure that new development has no negative impact on off-site drainage. A stormwater management plan and function servicing report have been prepared in support of this application which demonstrates there are no negative impacts on off-site drainage as a result of the development. Innovative strategies have been proposed in the FSR prepared by AMEC, and included as part of the Zoning By- law Amendment submission package, regarding surcharging.

4.4.9 Urban Structure Section E of the UHOP establishes the Urban System for the City and provides policies for the various land use designations identified as forming part of the Urban System (identified on Schedule E and E-1 of the UHOP). Additional goals and principles are contained within Chapter E which provide further direction for growth and development within Hamilton’s urban area.

Goals are identified in Section E.1.0 (a through l). The following goals are of relevance to the development proposal:

• Develop compact, mixed use urban environments that support transit and active transportation. • Develop complete communities where people can live, work, learn, and play. • Plan and designate lands for a range of housing types and densities, taking into account affordable housing needs. • Promote and support design which enhances and respects the character of existing neighbourhoods and creates vibrant, dynamic, and liveable urban places; and, • Promote and support appropriate residential intensification throughout the urban area and focused in Urban Nodes and Urban Corridors.

The proposal responds to, and satisfies, these goals by providing a development which fits with the existing neighbourhood and contributes to the development of a complete community that includes a range and mix of housing types, densities and tenures, and considers affordable housing needs. The proposed layout respects and supports the

Roxborough Park Inc. Redevelopment Project 36 Planning Justification Report December 2017 surrounding neighbourhood character by providing lower density/intensity uses adjacent to existing low density dwelling and gradually transitions to higher density uses. The proposal is supportive of appropriate residential intensification along the identified primary urban corridor, where high density residential uses are proposed.

The Urban Structure is also described in this section. Section E.2.1 identifies the Urban Structure Principles, which are based on a node and corridor structure, whereby nodes and corridors are the focus of reurbanization activities; provide focal points of activity for neighbourhoods; are internally served by various modes of transportation; facilitate active transportation; and, evolve with higher residential densities and mixed use development Section E.2.2 describes the Urban Structure Elements, which consist of urban nodes, urban corridors, major activity centres, neighbourhoods, employment areas and major open space. In accordance with Schedule E and E-1 (Figure 8 and 9), the subject lands are designated Neighbourhoods and a portion of the lands are located within a Primary Corridor.

Section E.2.4 provides policies for Urban Corridors, which are intended function as the location of a range of higher density land uses (E.2.4.2). The subject lands are located partially within a Primary Corridor. Primary corridors shall serve to link two or more nodes, major activity centres or employment areas (E.2.4.4). The built form along Urban Corridors shall generally consist of low to mid rise form, but can vary, with some areas permitted to accommodate high density and high- rise built form (E.2.4.10). These areas are to be a focus for intensification (E.2.4.11). New development shall respect the existing built form of adjacent neighbourhoods, where appropriate, by providing a gradation in building height. New development shall locate and be designed to minimize the effects of shadowing and overview on properties in adjacent neighbourhoods (E.2.4.17). Ultimately, the redevelopment proposal implements the policies for Urban Corridors as set out in the UHOP. A cluster of high density, mid-rise buildings are proposed on the portion of the lands located within the identified Primary Corridor (approximately 300 units per hectare and up to 10 storeys). The location of the high density cluster in this area is consistent with the UHOP policies which direct that urban corridors be a focus for intensification. Further, the location of the high density residential portion of the development in this area respects the existing built form of the adjacent neighbourhood by directing higher density uses within the Urban Corridor while providing medium and low density residential uses adjacent to the existing residential neighbourhood in order to allow for intensification of the site while maintaining a subtle gradation in building height and form.

Section E.2.6 provides policies for the Neighbourhoods in the City, generally, and outlines the function of the neighbourhood component of the urban structure. The UHOP identifies that the Neighbourhood element is an all-encompassing element representing the concept of complete community at the structural level. In this regard, no specific distinction between low, medium and high density residential uses is provided on a mapping schedule. Instead, the form and function of each are provided in policy, allowing for flexibility in interpretation and application on a site-specific, development specific, basis. In accordance with Policy E.2.6.4, the Neighbourhoods element of the urban structure shall permit and provide the opportunity for a full

Roxborough Park Inc. Redevelopment Project 37 Planning Justification Report December 2017 range of housing forms, types and tenure, including affordable housing and housing with supports. The Plan recognizes that residential intensification is part of the revitalization of the neighbourhood and can happen at a range of scales and densities provided it is compatible with and respects the built form and character of the surrounding neighbourhood. Policy E.2.6.8 states that Applications for development and intensification within neighbourhoods shall be reviewed in consideration of the local context and shall be permitted in accordance with other sections of the Plan.

Specific policies for the Neighbourhoods Designation are contained with Section E.3.0 of the UHOP. The intent of the Neighbourhoods designation is to describe neighbourhood functions, identify appropriate scales of development and design requirements for various land uses, and allow for the continued evolution of neighbourhoods. Policy goals are provided in Section E.3.1, the following of which are of relevance and applicable to the analysis of the proposed development:

• Develop compact, mixed use, transit-supportive, and active transportation friendly neighbourhoods; • Develop neighbourhoods as part of a complete community, where people can live, work, shop, learn, and play; • Plan and designate lands for a range of housing types and densities, taking into account affordable housing needs; • Promote and support design which enhances and respects the character of existing neighbourhoods while at the same time allowing their ongoing evolution; and, • Promote and support residential intensification of appropriate scale and in appropriate locations throughout the neighbourhoods.

The proposed redevelopment responds to these goals by providing a range and mix of housing types, tenure and densities, which take into affordable housing needs. The proposal represents an intensification opportunity and is of an appropriate scale in consideration of the locational context. Finally, the subject lands are located within proximity to a wide range of services, facilities, trails and open space and the public transit network which, together, provide opportunities for active transportation and form a complete community for residents. The CIP program will help bring new life into an older area and will assist first time homebuyers.

The function of the Neighbourhoods designation is provided in Policy E.3.2.1, and states that neighbourhoods shall function as complete communities, including the full range of residential dwelling types and densities as well as supporting uses intended to serve the local residents. The proposal provides the full range of residential dwelling types and densities to support and serve local residents.

In accordance with Policy E.3.2.4, residential intensification within Neighbourhoods shall enhance and be compatible with the scale and character of the existing residential neighbourhood in accordance with Section B.2.4, and other policies of the Plan. The proposed redevelopment

Roxborough Park Inc. Redevelopment Project 38 Planning Justification Report December 2017 provides an intensification opportunity and considers the existing locational context. The development proposal is compatible with the scale and character of the existing neighbourhood and includes a gradual transition from low density residential uses adjacent to the existing neighbourhood with medium and high density residential uses further away from the established low density residential dwellings.

Policy E.3.2.7 states that the City shall require quality urban and architectural design. The proposed development considers the urban design policies of the UHOP and has been designed to be safe, efficient, pedestrian oriented, and attractive in accordance with Policy E.3.2.7. A description of how the proposed development meets the various urban design policies of the plan has been provided in Section 4.6.5 of this report. Further details related to urban design and architectural elements will be better provided at the site plan stage.

Policy E.3.2.13 states that the City supports residential intensification on lands within the Neighbourhoods designation in accordance with other policies of the Plan. The proposed redevelopment represents a residential intensification opportunity on land that would otherwise sit with a vacant school building and aging CityHousing dwelling units. The intensification proposed for the site is consistent with the direction of the City.

General policies for residential uses are included in Section E.3.3. The preamble of Section E.3.3 describes the categories of residential land use supported by the UHOP. the categories are intended to provide general location, scale, and design directions for the purposes of secondary planning and zoning. These categories may also be applied in the redevelopment of larger sites. Policy E.3.3.1 directs that lower density residential uses and building forms shall generally be located in the interior of neighbourhood areas with higher density dwelling forms and supporting uses located on the periphery of neighbourhoods or in close proximity to major or minor arterial roads. E.3.3.2 states that development or redevelopment adjacent to areas of lower density shall ensure the height, massing, and arrangement of buildings and structures are compatible with existing and future uses in the surrounding areas.

Sections E.3.4- E.3.6 set out the function and policies of the three land use categories (low density, medium density and high density) and is described in the table below:

Table 3: Summary of UHOP Neighbourhoods Designation Land Use Categories Low Density Residential Medium Density Residential High Density Residential Function • Lower profile, grade- • Multiple dwelling forms • Multiple dwelling oriented built form on the periphery of forms on the that generally have neighbourhoods in periphery of access to each unit at proximity to major and neighbourhoods in grade minor arterial roads, or proximity to major • Generally located within the interior of or minor arterial within the interior of neighbourhoods fronting roads neighbourhoods on collector roads • Multiple dwellings

Roxborough Park Inc. Redevelopment Project 39 Planning Justification Report December 2017 • Single-detached, • Multiple dwellings permitted (except semi-detached, permitted (except street street townhouses) duplex, triplex, and townhouses), local • Local commercial street townhouses commercial uses on the uses may also be permitted ground floor permitted on the • Function as a transition ground floor between high and low • Shall be located profile residential uses within a safe and convenient walking distance of existing planned community facilities/services Scale • Maximum density 60 • Density minimum 60 • Density minimum Units Per Hectare units per hectare and not 100 units per • Maximum Height 3 greater than 100 units hectare and not storeys per hectare greater than 200 • Maximum height 6 units per hectare storeys • For smaller sites fronting on arterial roads, an increase in density may be considered, without an amendment to the Plan • No maximum height identified (to be implemented via zoning)

The proposed development respects these categories, as demonstrated in Figure 4 and described in Section 3 of this report.

4.4.10 Summary The subject lands are designated Neighbourhoods and Primary Corridor (partially), in an area that is characteristically comprised of low to medium density residential uses with some high density residential uses on the periphery. A portion of the site was formerly used as an educational institution (Roxborough Park Elementary- now demolished), while occupied CityHousing units nearing the end of their lifecycle occupy the balance of the lands. The development proposal represents an opportunity to revitalize and intensify the lands to provide an affordable housing demonstration project, consisting of up to 665 residential dwelling units (maximum gross residential density of 120 units per hectare) in a mixture of forms and tenure. The proposed

Roxborough Park Inc. Redevelopment Project 40 Planning Justification Report December 2017 development is in keeping with the character of the neighbourhood, which provides a range of residential uses, and it preserves and upholds the overall urban structure.

The site represents an appropriate location for intensification. The proposed development meets all applicable policy requirements of the Urban Hamilton Official Plan and an amendment to the Plan is not required to facilitate the development. The proposed development will result in revitalization of the area, including park enhancements and represents a cooperative initiative to between the City and the developer to enhance and improve the neighbourhood. Accordingly, it can be concluded that the proposed development is appropriate, meets the intent of the policies of the UHOP and represents good planning. 4.5 City of Hamilton Zoning By-law As discussed in Section 3, the Subject Lands are governed by two separate Zoning By-laws. The former Roxborough School site is regulated by Zoning By-law No. 05-200, while the balance of the site is governed by the former City of Hamilton Zoning By-law No. 6593. Consequently, two separate zones also apply to the site: Neighbourhood Institutional ‘I1’, as regulated by Zoning By- law No. 05-200; and, Urban Protected Residential- One and Two Family Dwellings, Etc. ‘D’ under the former City of Hamilton By-law No. 6593.

Both the ‘I1’ and the ‘D’ zones restrict the residential uses permitted on the subject site to low density residential uses (e.g. single detached, semi-detached, duplex dwellings). The in-effect zoning that applies to the subject lands does not reflect the land use designations identified in the Urban Hamilton Official Plan, which promotes intensification of neighbourhoods and the development of a mixture of housing forms and densities to create a complete, compact, community. As a result, a Zoning By-law Amendment is required in order to facilitate the proposed development. The proposed Zoning By-law Amendment seeks site specific regulations to permit the range of dwelling types proposed. Additionally, performance based targets related to density, parking and housing mix are included in the proposed Draft Zoning By-law Amendment to ensure the lands develop to include an appropriate mix of housing types and tenure. A reduced parking rate is also proposed.

A summary of the Amendment has been provided in earlier sections of this report. A copy of the Proposed Zoning By-law Amendment is included in this report and can be found at Appendix 4. 4.6 Housing and Homelessness Action Plan The City of Hamilton’s Housing and Homelessness Action Plan, titled “Everyone Has a Home… Home is the Foundation” and hereinafter referred to as the HHAP, is a 10 year person-centred plan to ensure that everyone in Hamilton has a home. The Plan was prepared under Ontario’s Long Term Affordable Housing Strategy and The Ontario Housing Policy Statement and implements the directions contained within these provincial documents. The HHAP includes actions to achieve targets for housing supply, affordability, supports, quality and equity for all Hamiltonians. It was endorsed by Council in December, 2013.

Roxborough Park Inc. Redevelopment Project 41 Planning Justification Report December 2017 The aspiration statement for the HHAP is “Everyone Has a Home…Home is the Foundation”. The aspiration statement recognizes that housing has an impact on many aspects of people’s lives and that strategies and solutions to successfully address affordable housing and homelessness must be integrated with many different sectors and services. The content of the HHAP includes a series of elements which are intended to meet the aspiration and include 5 outcomes, 13 targets and 54 strategies. The report also highlights the impacts to the City if the outcomes are not achieved.

The proposed development will assist the City in achieving the outcomes outlined in the HHAP as follows:

• The redevelopment of the lands will contribute to ensuring there is more affordable rental and ownership housing in Hamilton to meet the need and demand (Outcome 1). The development proposal, once complete, will provide a mixture of market and affordable rental and ownership housing and will assist the City in achieving the target of providing 300 new affordable rental housing units per year; • The proposed development is consistent with Strategy 1.5 and 1.6, which encourages revisions to the planning policy and regulations to permit increased density through bonusing and other means, where appropriate, to provide opportunities for more affordable housing • The redevelopment of the lands will assist the City in ensuring that residents seeking affordable housing have increased choice and variety of housing options (Outcome 2, Strategy 2.1). It will address the City’s Critical Investment Strategy to encourage mixed housing and mixed income development, at the designated density, in all urban neighbourhoods; • The proposed development will assist the City in achieving Strategy 2.3 by providing increased homeownership opportunities for renters; • The HHAP identifies that housing quality is as important as its availability and affordability. In this regard, the plan aims to ensure that people live in good quality housing that meets health and safety standards and is not in need of repairs (Outcome 4); and, • The existing CityHousing units on the subject land are nearing the end of their lifecycle and are in need of considerable repairs. The proposed development will specifically assist the City in achieving Target # 4 by providing for the rehabilitation of residential units.

Roxborough Park Inc. Redevelopment Project 42 Planning Justification Report December 2017 5.0 SUMMARY AND CONCLUSIONS As outlined in this report, together with the supporting technical reports, the proposed redevelopment and associated Zoning By-law Amendment represent an appropriate intensification of the subject lands. Based on the existing physical context and surrounding neighbourhood, a technical assessment of the proposal, and an analysis of the proposal within the current policy and regulatory context, we conclude the following:

1. The proposal provides an appropriately designed and compatible redevelopment for the area that will positively contribute to the provision of new residential units of various tenure and the achievement of a complete community;

2. The proposal is consistent with the Provincial Policy Statement;

3. The proposal conforms to the Growth Plan;

4. The proposal is in conformity with the policies of the City of Hamilton Urban Official Plan;

5. The proposal considers the Regional Transportation Plan and will assist in the achievement of the policy directions contained within The Big Move;

6. The proposal can be adequately serviced and does not create any impacts to the existing site and surrounding area;

7. The proposal conforms to the urban design guidelines included in the Urban Hamilton Official Plan;

8. The proposal assists in the achievement of various objectives identified in the City’s Housing and Homelessness Action Plan; and,

9. The proposed redevelopment is in keeping with the character of the neighbourhood, provides an opportunity for intensification within the Built-up Area and preserves, supports and upholds the overall urban structure as set out in the Urban Hamilton Official Plan.

Roxborough Park Inc. Redevelopment Project 43 Planning Justification Report December 2017 Accordingly, it is concluded that the proposed development is appropriate and represents good planning. Based on these conclusions, the application for a Zoning By-law Amendment is appropriate and recommended for approval.

Respectfully submitted, MHBC

Dana Anderson, BAH, MA, MCIP, RPP Kelly Martel, M.Pl Partner Planner

Roxborough Park Inc. Redevelopment Project 44 Planning Justification Report December 2017

Appendix 1 Waiver of Formal Consultation Letters

Appendix 2 Additional Correspondence from City Staff

From: John, Edward To: Kelly Martel Cc: Dana Anderson Subject: RE: Roxborough Project Date: May-05-17 3:36:23 PM

Hi Kelly,

In response to your email the fee is correct and the RSC information if not finalised through the lifespan of the application will otherwise be required through a holding provision attached to the by-law.

As discussed on the phone today, it appears all form and density provisions comply with the official Plan however, I must reserve final opinion until I am in receipt of the final plan submitted with the application.

Hope this assists – have a great weekend.

From: Kelly Martel [mailto:[email protected]] Sent: May-05-17 2:50 PM To: John, Edward Cc: Dana Anderson Subject: Roxborough Project

Good afternoon Edward,

Further to our telephone call earlier this week, I’m wondering if you can confirm the following with respect to the Roxborough project:

1. The proposal is generally in conformity with the UHOP and there is no requirement for an amendment to the UHOP as part of the planning applications for the project 2. With respect to the requirement for the Record of Site Condition, should it not be complete at the time of submission, this will not count toward the application being deemed incomplete. As discussed, you had mentioned that this can be submitted at a later date. Please confirm this is acceptable 3. Fees for the application- $22,260 (ZBLA), $35,825 + $630/block (Subdivision), less 25% discount for combined submission

Thanks. Have a great weekend! Kelly

KELLY MARTEL, M.Pl | Planner

MHBC Planning, Urban Design & Landscape Architecture 442 Brant Street, Suite 204 | Burlington | ON | L7R 2G4 | T 905 639 8686 x 230 | F 905 761 5589 | [email protected]

This communication is intended solely for the named addressee(s) and may contain information that is privileged, confidential, protected or otherwise exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this communication, please advise us immediately and delete this email without reading, copying or forwarding it to anyone.

Appendix 3 CityHousing Hamilton Board Follow-up Notice

Appendix 4 Proposed Draft Zoning By-law Amendment

CITY OF HAMILTON BY-LAW NO.______

To Amend Zoning By-law No. 05-200 (City of Hamilton Zoning By-law) Respecting Lands Located At 20 Reid Avenue North, 11-17 and 41 Reid Avenue South, and 22-116 Lang Street

WHEREAS the City of Hamilton has in force several Zoning By-laws which apply to the different areas incorporated into the City by virtue of the City of Hamilton Act, 1999, S.O. 1999, Chap. 14;

AND WHEREAS The City of Hamilton is the lawful successor to the formal Municipalities identified in Section 1.7 of By-law No. O5-200;

AND WHEREAS Zoning By-law No. 05-200 was enacted on the 25th day of May, 2005;

AND WHEREAS the Council of the City of Hamilton, in adopting item____ of Report XX of the Planning Committee, at its meeting held on the ___ day of ___, 2018, recommend that Zoning By-law No. 05-200 be amended as hereinafter provided;

AND WHEREAS this By-law is in conformity with the Official Plan of the Hamilton Planning Area, approved by the Minister under the Planning Act on June 1, 1982.

NOW THEREFORE the Council of the City of Hamilton enacts as follows:

1. That Map No. XX of Schedule “A”- Zoning Maps, to Zoning By-law No. 05-200 be amended by incorporating the following zone for lands municipally known as 20 Reid Avenue North, 11-17 and 41 Reid Avenue South, and 22-116 Lang Street: a. Downtown Multiple Residential (D6) Zone

The extent and boundaries of which are shown on a plan hereto annexed as Schedule ‘A’

2. That Schedule “C” of By-law 05-200 is amended by adding the additional exceptions as follows

“XXX. Notwithstanding anything else contained in this By-law, the following provisions shall apply to the entire site, deemed one lot for the purposes of these provisions, the extent and boundaries of which are shown on a plan hereto annexed as Schedule ‘A1’:

Parking: a) a blended parking ratio of a minimum of xx spaces per unit shall apply b) a minimum of xx bicycle parking spaces per apartment unit shall apply

Minimum Density: 113 Units per Hectare

Minimum Landscaped Area: xx%

December 18, 2017

Definitions The following additional or amended definitions shall apply:

Maisonette: shall mean a building designed to contain not less than six dwelling units, fully attached to each other, side-by-side, in two rows arranged back-to-back and in substantial harmony with each other where each dwelling unit has a separate front entrance, is joined on one or both sides by a party wall to another dwelling unit in the same row, and is joined by a common vertical back wall extending the length of the building

Stacked Townhouse: shall mean a building designed to contain four or more single family dwelling units which are horizontally and vertically separated in a split level or stacked manner where each dwelling unit egresses directly outside to grade

Permitted Uses In addition to Section 6.6.1 and 6.6.2 (6.6.2.1, 6.6.2.2), the following uses shall also be permitted: Maisonette Stacked townhouse

Regulations The following regulations shall apply to the permitted uses as follows: STREET TOWNHOMES Street Townhomes shall be permitted in accordance with Section 6.6.6.2, with the following Exceptions: a) Minimum lot area None b) Minimum unit width None c) Maximum building height shall be 12 metres d) Accessory apartments shall be permitted within end units

MAISONETTES a) Minimum lot area None b) Lot frontage (minimum) xx c) Front Yard xx d) Side Yard xx e) Rear Yard xx f) Building Height i) Minimum 9.0 metres ii)Maximum 12.5 metres g) Home business regulations in accordance with the requirements of Section 4.21 of By-law 05-200 h) Accessory Building Regulations in accordance with the requirements of Section 4.8.1 of By- law 05-200

December 18, 2017

STACKED TOWNHOUSE a) Minimum lot area None b) Lot Frontage (minimum) None c) Front Yard 3 metres for the dwelling/ 6 metres for a garage only d) Side Yard 1.8 metres e) Rear Yard xx f) Building Height i) Minimum 9.0 metres ii)Maximum 12.5 metres g) Home business regulations in accordance with the requirements of Section 4.21 of By-law 05-200 h) Accessory Building Regulations in accordance with the requirements of Section 4.8.1 of By- law 05-200

MULTIPLE DWELLINGS Multiple dwellings shall be permitted in accordance with Section 6.6.6.2, with the following Exceptions: a) Multiple dwellings shall only be permitted on Block 5 as identified on Schedule A1 b) Maximum building height shall be 35 metres

December 18, 2017 LEGEND Schedule "A" DATE: December 2017 Subject Lands Proposed Zoning Lands to be rezoned from "D" (By-law 6593) SCALE: NTS By-law Amendment to "D6" (By-law 05-200) north Lands to be rezoned from "I1" (By-law 05-200) FILE: 16261A to "D6" (By-law 05-200)

DRAWN: GC

K:\16261A-ROXBOROUGH PARK INC-REID AVENUE-HAMILTON\RPT\ZONING BYLAW SCHEDULE A.DWG

Roxborough Park Inc. Reid Avenue South City of Hamilton Source: City of Hamilton Interactive Zoning Blk. 1 Multiple Residential 1.128 ha D6

Blk. 2 Multiple Residential 1.162 ha

Street A

D6 Blk. 5 High Density Residential 1.113 ha

LEGEND Schedule "A1" DATE: December 2017 "D6" Secial ecetion area Proposed Zoning SCALE: NTS By-law Amendment Multile Dwellings Permitted north

Notes: FILE: 16261A •Entire site deemed one Lot for Zoning Purposes. •Blocks shown for information purposes only. •Multiple dwelling apartments permitted on Block 5 only. DRAWN: GC

K:\16261A-ROXBOROUGH PARK INC-REID AVENUE-HAMILTON\RPT\ZONING BYLAW SCHEDULE A1.DWG

Roxborough Park Inc. Reid Avenue South City of Hamilton Source: City of Hamilton Interactive Zoning

Appendix 5 Urban Design Principles

Urban Design Brief

Roxborough Park

Residential Development Hamilton, Ontario

December 21, 2017 Urban Design and Architecture Urban Design Brief Page 2 Roxborough Park, Residential Development, Hamilton, Ontario

1.1 Urban Design Principles/Objectives

The following four principles/objectives have guided the proposed redevelopment. Following each principle, there is a description of how the proposed site development plan meets the principle.

1.1.1 1. Compatibility – The redevelopment should provide for the purposeful integration of the new development into the existing context by ensuring the proposed massing, height, rhythm, street presence and materials co-exists with the established surroundings, without unacceptable adverse impact. The proposed redevelopment shall apply appropriate and context-specific design solutions that ensure new development is integrated into and complements the diversity of community functions, built environment and identity.

Response The proposed site design seeks to place compatible built form adjacent to, or across the street from, existing built form in the following ways:

Reid Ave. from Queenston Rd. to Street A - This section of Reid includes transitional built form such as a 3 storey mixed use building to the south, a six storey apartment building, an existing townhouse form on the subject site, and single detached dwellings on the west side. As a transitional zone the greatest proposed building height (Building A) has been located adjacent to the existing apartment. To relate in appropriate scale to the single detached lots, the proposed 8 storey apartment (Building A) has been limited in height and set back to fit within a 45 degree angular plane drawn from the detached lot property line on Reid Ave. See Section A-A. This angular plane ensures that sky view is maintained at a reasonable level for the existing residences on Reid, while limiting any adverse shadow impact on these houses.

The architectural design of Building A uses a traditional three-part elevation definition with the base defined at 2 storeys with brick masonry relating to the scale and the existing use of brick in the detached houses across the street. Fabricated stone veneer is used in a lighter tone for the middle 4 floors in contrast to the darker brick to emphasize the base scale. The upper 2 floors are finished in a lighter smooth surface such as fibre cement, metal, or stucco to achieve a less visually imposing mass.

Reid Ave. from Street A to Main St. East - The west side of Reid Ave in this sector includes 7 detached lots with individual driveway access onto the street. In this location it was considered more desirable to avoid individual driveways for the proposed units on the subject site to reduce potential traffic congestion and pedestrian conflicts.

As an alternative the proposed plan has no driveways onto Reid, but is accessed from internal private driveways within the site. A series of three townhouse blocks are located with their end walls fronting on Reid Ave. These end walls will be treated as front facing elevations with porches and door access facing Reid to establish a fronting relationship and address onto Reid. In this way a continuous urban Urban Design Brief Page 3 Roxborough Park, Residential Development, Hamilton, Ontario streetwall definition is avoided, in favour of a series of three streetwall segments broken up by landscaped gaps allowing increased sunlight into the streetscape on Reid. Building materials will include masonry and siding, both familiar materials in the existing street context. The proposed three storey built form will be layered with lighter materials used in the top floor with masonry used in the lower floors to achieve a high-quality compatible community image.

Reid Ave. from Main St. East to Ayr Ave - This section of Reid Ave. includes the existing Roxborough Park School building across from 8 detached lots with 1 and 1-1/2 storey residences. For this section of Reid, conventional 3 storey townhouses are proposed with front porches and primary access on Reid Ave. Three blocks of towns are proposed, each with a maximum of 6 units.

This form represents an intensified street presence that is at a scale that reflects the low-rise context while at a transitional increased height. The format allows more affordable tenure than a single detached lot while offering grade related housing suitable for families. The height of the townhouses will be constrained by a 20-degree angular plane ensuring abundant sunlight into the streetscape. See Section D-D.

The building materials will include brick and siding, matching the palette of materials existing in the context.

Ayr Ave. from Reid Ave to Bingham Rd. – Roxborough Park fronts on Ayr Ave in this area. The proposed built form is 3-storey townhouses without individual driveway access to Ayr. This will enhance safety for the expected level pedestrian activity in the vicinity of the park. A single lane provides access to the driveways of the townhouses within the block. Materials will be similar to the other townhouses proposed with a creative mix of siding and masonry.

Bingham Rd. from Ayr Ave. to Hayes Ave. to Street A- Bingham Rd. is proposed to be extended southwards to the new Street A completing a rectilinear grid pattern typical in this section of Hamilton. The built form response follows a similar approach used along Reid Ave moving from conventional townhouses to the north, to 3 storey back-to-back townhouses, to apartment forms at 10 storeys south of Street A. This transition in intensity and height reflects the general context condition with detached house to the north, to townhouses in the middle, to a 6-storey apartment form to the south. This height transition is reflected in the distribution of unit types from north to south along Bingham Rd. culminating in the proposed 10 storey apartment forms for Building B and C.

Buildings B and C are scaled at 10 storeys with a 2-storey base, middle and cap similarly defined as described for Building A. The relationship across Street A from 3 storey townhouses to 10 storey apartment form is described in Section B-B with the height constrained by a 48 degree angular plane. This plane defines a gradual transition in height while protecting sky view and limiting the extent of shadow to the north.

Urban Design Brief Page 4 Roxborough Park, Residential Development, Hamilton, Ontario

Hayes Ave. from Bingham Rd. to Armstrong Ave.- The proposed built form along Hayes Ave. reflects a decrease in height and intensity from west to east. To the west there are 3-1/2 storey stacked townhouses over underground parking. 3 storey back-to-back townhouses are located in the middle segment with 2 blocks of 2 storey townhouses meeting the existing Neighbourhood on the east.

This siting strategy ensure that there are no abrupt transitions to the existing context, while achieving new more affordable housing options within the community. There are no adverse impacts created by the proposed built form.

Within this sector of the planned area, a central green has been created as a focal point for the area. This will augment the functions of Roxborough Park providing local play areas for children and passive amenity spaces for everyone.

1.1.2 2. Connectivity- The redevelopment shall provide the opportunity for the creation of ‘complete streets’ which connect people to local places, buildings and surrounding environment, connect private spaces with the public realm, and connect old with new. Connectivity on, to and from the site will promote choices for mobility and improved accessibility, whether the mode is walking, driving, cycling or taking transit. Connectivity should also consider how linkages are made to and through individual sites and public spaces.

A fundamental urban design strategy for this site is the establishment of a simple rectangular public street grid extending Bingham Rd. south to meet the new Street A connecting back to Reid Ave. This proposed grid replaces the circuitous Lang St. which meanders through the existing site, without direct interconnection with the existing street grid.

The proposed grid brings clarity to the public realm structure that is familiar and simple. The street grid is further extended through the use of private roads, sidewalks and driveways creating an extended movement network interconnecting all building entrances and public spaces. The network of connections allows pedestrian movement throughout the site to external destinations with many alternative paths through the site. See Proposed Walkway Network.

This connected network in conjunction with a wide offering of unit types and tenures ensures that the public realm serves everyone equally, resulting in complete streets where neighbours meet casually on daily trips through the site.

1.1.3 3. Sustainability- The proposed site redevelopment shall accommodate new growth through compact development on a street-grid road system supported by alternative transportation modes and re-enforce walkability, promote sustainable building design and incorporate alternative energy sources, and combine living, working and playing environments in close proximity.

The proposed range of unit types ensure that there will be access for a wide range of people of varying means to continue to live in this revitalized section of Hamilton. The concentration of population within this block will enhance the viability and frequency of service of public transit, Urban Design Brief Page 5 Roxborough Park, Residential Development, Hamilton, Ontario connecting residents with work and leisure destinations as an alternative to car use. The site also offers access to a wide range of schools, churches and service commercial facilities within a 5 to 10 minute walking radius. The intersection of Parkdale and Queenston Rd., a node within the community, is within 500 metres or a 6-minute walk of the subject site. With this proximity to services, the site is an excellent candidate for the degree of increased density as proposed.

New housing standards that reflect energy saving initiatives, are mandated by the latest Ontario Building Code with higher insulation values and energy performance standards that represent a major improvement from the standards used for the existing buildings on site. Beyond these OBC standards, additional sustainability initiatives will be explored at the detailed design stage within the context of building value and return on investment. For example, programs that provide solar energy installation based on energy savings are commonly available for apartment form housing, particularly for domestic hot water supply. These and other programs will be evaluated and implemented through later studies.

1.1.4 4. Creativity- The redevelopment shall incorporate a range of inspired and innovative design solutions that positively respond to the scale and materiality of the local context. The redevelopment shall promote a high-quality built environment comprising appropriately designed buildings, pedestrian-focused places, attractive streetscapes, enhanced views and vistas, and adaptable gathering places, which all respond to the local surroundings.

Each of the proposed blocks and phases will involve Architectural firms in the design of the buildings. Several firms will be engaged in each phase to ensure that a varied built form character is produced creating a rich mix of materials, designs, and expressions.

Similarly, professional Landscape Architects will be retained to produce a rich and varied public realm as well as private outdoor spaces.

1.2 Site Design Elements

1.2.1 Built Form and Massing

Built from is considered at varying scales including conventional 3 storey townhouse forms, back-to back townhouse forms, stacked townhouse forms, and mid-rise apartment forms. In all cases a three- part elevation composition is being proposed to effect a more traditional way of building.

Urban Design Brief Page 6 Roxborough Park, Residential Development, Hamilton, Ontario

Example of conventional traditional townhouse design using stone and brick materials. Conventional townhouses have front access driveways and garages, with a prominent entry door and porch element. Back-to-back townhouses would have a similar street presence with garages and entrances on both faces of each block.

Stacked townhouse form over underground garage at 4 storeys in a contemporary design. Image courtesy of Guthrie Muscovitch Architects.

Urban Design Brief Page 7 Roxborough Park, Residential Development, Hamilton, Ontario

Portland Park Toronto, stacked townhouses in a traditional design motif.

Example project with a townhouse scale form blending with an 8-storey apartment form, using a contemporary design expression

Urban Design Brief Page 8 Roxborough Park, Residential Development, Hamilton, Ontario

Example of 8 storey affordable housing project by Daniels/ CMHC in north Toronto.

Front elevation of the 8 storey Block A apartment building by McCallum Sather Architects, with a three-part elevation composition Urban Design Brief Page 9 Roxborough Park, Residential Development, Hamilton, Ontario

1.2.2 Landscaping

Landscaping of all public boulevards will follow Hamilton right-of-way standards for planting. Internal private roads will be lined with trees as generally indicated on the concept plan below, creating pleasant landscaped passages throughout the development.

Common amenity areas and gardens are located within the plan and will be designed to suit the resident characteristics, including tot lots and passive recreation areas. A Central Green is proposed as a focal point of the community plan.

The community Plan shows the pedestrian and vehicular network that extends and permeates the district.

Community Plan showing landscaped streets and driveways with common gardens and Central Green. Urban Design Brief Page 10 Roxborough Park, Residential Development, Hamilton, Ontario

Site Plan showing existing and new public road locations completing the existing street grid.

Proposed Walkway Network showing interconnectivity through the site Urban Design Brief Page 11 Roxborough Park, Residential Development, Hamilton, Ontario

1.2.3 Complete Streets

The proposed public and private streets are planned as complete streets with sidewalks, landscaping, lighting, and services. The street widths are sized to create a comfortable pedestrian scale with abundant daylight and sunlight.

Plan showing where 4 section cuts have been created to show massing relationships and landscaping across public and private streets

Section A-A shows how a 45 degree angular plane limits the height of the proposed 8 storey apartment building along Reid Ave. The 10 storey buildings are located further away from the Neighbourhood limiting any direct visual impact on the Neighbourhood. Urban Design Brief Page 12 Roxborough Park, Residential Development, Hamilton, Ontario

Section B-B shows the relationship of built form to the proposed new street within the subject site. The 10 storey building falls within a 48 degree angular plane drawn from the front wall of the proposed back-to-back townhouses. The new street A has a pavement width of 8.5m to allow on- street parking.

Section C-C shows the southward extension of Bingham Rd. within the site and the relationship of 3- 1/2 storey stacked towns to that street. 6m wide private driveways and lanes are shown between back-to-back townhouses with conventional front access garages.

Urban Design Brief Page 13 Roxborough Park, Residential Development, Hamilton, Ontario

Section D-D shows the relationship of conventional street townhouses to Reid Ave. and the existing detached properties to the west. Heights are constrained by a 20 degree angular plane.

1.2.4 Parking and Loading

Parking has been accommodated in three ways: -Driveway and private garage parking for the townhouses and back-to-back towns -Surface lots for visitors to the apartment blocks -Underground garage parking for the stacked towns and apartments.

Additional parking will be available on-street on the new public roads.

1.2.5 Lighting

Lighting design and illumination details will be established through detailed site plan review stages. Generally, a “dark sky” approach will be used in selecting fixtures avoiding excessive light pollution on neighbouring properties.

1.2.6 Signage

Project identification signage will be limited to ground sounds blending in character and materials with the buildings and landscape elements. Details will be established through the site plan review stage.