Planning Justification Report
115-117 George Street & 220-222 Main Street West
115 George Street Inc. 220 Main Street (Hamilton) Holdings Inc. 222 Main Street (Hamilton) Holdings Inc.
City of Hamilton
Official Plan Amendment and Zoning By-law Amendment
August 2020
Planning Justification Report
115-117 George Street & 220-222 Main Street West
115 George Street Inc. 220 Main Street (Hamilton) Holdings Inc. 222 Main Street (Hamilton) Holdings Inc.
City of Hamilton
Official Plan Amendment and Zoning By-law Amendment
August 2020 Our File: 19086
TABLE OF CONTENTS
1.0 INTRODUCTION ...... 1 1.1 Project Team ...... 1
2.0 SUBJECT LANDS DESCRIPTION AND SURROUNDING USES ...... 3 2.1 Site Description ...... 3 2.2 Site and Development History and Project Evolution ...... 6 2.3 Surrounding Land Uses & Community Context ...... 8 2.4 Community Services and Amenities ...... 13 2.5 Nearby Development Projects and Applications ...... 16
3.0 PROPOSED DEVELOPMENT ...... 17 3.1 Overview of Proposed Development ...... 17 3.2 Supporting Plans, Drawings, Reports and Studies ...... 22
4.0 PLANNING POLICY, REGULATORY CONTEXT, AND PLANNING ANALYSIS ...... 30 4.1 Provincial Policy Statement, 2020 ...... 30 4.2 A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 ...... 33 4.3 Urban Hamilton Official Plan ...... 34 4.4 Downtown Hamilton Secondary Plan (OPA 102) ...... 47 4.5 Other Policies / Guidelines ...... 71 4.6 Central Neighbourhood Plan ...... 72 4.7 Hamilton Zoning By-law No. 05-200 ...... 75
5.0 PLANNING APPLICATIONS ...... 80 5.1 Official Plan Amendment ...... 80 5.2 Zoning By-law Amendment ...... 80
6.0 PLANNING SUMMARY AND ANALYSIS ...... 81
7.0 RECOMMENDATIONS ...... 85
Planning Justification Report | 115-117 George Street & 220-222 Main Street West i GSP Group Inc. | August 2020
Figures and Tables
Figure 1 – Site Location ...... 2 Figure 2 – Aerial Image of Site ...... 4 Figure 3 – Surrounding Land Uses ...... 12 Figure 4 – Community Services and Amenities ...... 15 Figure 5 – Concept Plan ...... 21 Figure 6 – City of Hamilton Official Plan Schedule E Urban Structure ...... 35 Figure 7 – City of Hamilton Official Plan Schedule E-1 Urban Land Use Designations ...... 37 Figure 8 – Downtown Hamilton Secondary Plan Land Use Plan (Map B.6.1-1) ...... 48 Figure 9 – Downtown Hamilton Secondary Plan Maximum Building Heights (Map B.6.1-2) . 54 Figure 10 – Central Neighbourhood Plan Map 6704 ...... 74 Figure 11 – Zoning By-law 05-200 ...... 76
Table 1 - Requested Modifications to the D1 zone ...... 77
Appendices
Appendix A: Draft Official Plan Amendment Appendix B: Draft Zoning By-law Amendment Appendix C: Formal Consultation Document (July 3, 2019) Appendix D: Public Consultation Strategy
Planning Justification Report | 115-117 George Street & 220-222 Main Street West ii GSP Group Inc. | August 2020
1.0 INTRODUCTION
This Planning Justification Report has been prepared by GSP Group in support of Official Plan and Zoning By-law Amendment applications (the “Subject Applications”) on behalf of 115 George Street Inc., 220 Main Street (Hamilton) Holdings Inc., and 222 Main Street (Hamilton) Holdings Inc. to provide for the redevelopment of three (3) properties municipally known 115- 117 George Street and 220 and 222 Main Street West within the City of Hamilton (the “Site” or “Subject Lands”) (Figure 1). These applications are required to facilitate the comprehensive redevelopment of the Subject Lands for a 23-storey mixed-use building with at-grade retail/commercial along Main Street West and George Street and the retention of the existing two-storey brick building along George Street. The Site is located at the north east corner of Main Street West and Queen Street South with frontage along Main Street West, Queen Street South, and George Street. Specifically, the proposed amendments are as follows:
• An Official Plan Amendment application is required to amend Map B.6.1-2 of the Downtown Hamilton Secondary Plan to modify the northern portion (115-117 George Street) of the Site from “Low-Rise 2” to “High Rise 1” (to permit a maximum height of 18 storeys plus staircase) and redesignate the southern portion of the Site from “Mid- Rise” to “High Rise 2” on 220 and 222 Main Street West (to permit a maximum height of 23 storeys plus mechanical penthouse) and to create a site-specific exception to allow for reduced daylighting triangles and road widening dedication. A draft amendment and schedule has been included in this report (see Appendix A). • A Zoning By-law Amendment is required to rezone the Site to one comprehensive Downtown zone (D1) and to create a site-specific exception with modified regulations to address the proposed design (see Appendix B).
The purpose of this Report is to describe the proposed development, the Subject Applications, the applicable planning policies and regulations, and to provide land use planning justification to support the Subject Applications.
1.1 Project Team Owners 115 George Street Inc., 220 Main Street (Hamilton) Holdings Inc. and 222 Main Street (Hamilton) Holdings Inc Developer Coletara Development Planning and Urban Design GSP Group Inc. Architecture Kozlowski Architect Heritage GBCA Architects Civil Engineering S. Llewellyn and Associations Noise/Vibration dBA Acoustical Consultants Inc. Traffic and Transportation Paradigm Transportation Solutions Ltd Wind SLR Consulting
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Figure Site Location Source: Google Earth (2020), Conservation Hamilton (2020) 1 Planning Justification Report | 115-117 George Street & 220-222 Main Street West GSP Group
2.0 SUBJECT LANDS DESCRIPTION AND SURROUNDING USES
2.1 Site Description
The Site is located at the northeast corner of Queen Street South and Main Street West. The Site has a combined frontage of ±50m along Main Street West, a combined flankage of ±72m along Queen Street South, a frontage of ±25 m along George Street, and a total combined area of ±2,560m2 (±0.6 acre) (Figure 2).
115-117 George Street (Image 1) contains a 2-storey commercial building that has been vacant for some time. This building is in historic “Hess Village”. Parking is available to the rear of the Site with direct access from Queen Street. This building is registered (non- designated) as a cultural heritage resource on the City’s Municipal Heritage Register.
Image 1: Existing Building at 115-117 George Street. Source: GSP Group (2020) 220 Main Street West (Image 2) contains a 2½ storey commercial building used for medical offices and is included in the City’s Inventory of Buildings of Architectural and/or Historical Interest. Parking is provided along the eastern half of the property as well as the rear yard.
Image 2: Existing Building at 220 Main Street West Source: GSP Group (2020)
222 Main Street West (Image 3) contains a 2½-storey vacant commercial/ office building. Parking for this building is located to the rear with access off Queen Street South only. This building is also a non- designated heritage property on the City’s Municipal Heritage Register. Image 3: Existing Building at 222 Main Street West Source: GSP Group (2020)
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 3 GSP Group Inc. | August 2020 25.62 m GEO RGE ST
115-117 George Street
S
T S
N E E 71.89 m U Site Q
222 Main Street West 220 Main Street West
71.89 m
MAIN ST W
0 0 20
eters
Figure Aerial Image of Site Source: Google Earth (2020) 2 Planning Justification Report | 115-117 George Street & 220-222 Main Street West GSP Group
The existing structures at 220-222 Main Street are proposed to be demolished to facilitate the proposed development. The existing structure at 115-117 George Street will be retained.
As illustrated in Figure 1, a private alleyway bisects 115-117 George Street and 222 Main Street West. The owner’s lawyers have submitted a Court Application to solidify their legal ownership of the alleyway. A survey report was prepared by Nicholas P. Muth, Ph.D, O.L.S from A.J. Clarke and Associates Ltd. The purpose of this report was to clarify the “origin of the alleyway, ownership of the lands of the alleyway and any estate, rights or interests associated with the lands of the alleyway, and to identify the alleyway’s association with, and orientation to the owner’s lands affecting access and marketability” (pg.1). Currently, the alleyway provides access to the Site and the rear of 107-109 George Street. For this reason, access will continue to be provided and maintained for the adjacent property owners through the building and vehicle entrance design and through an easement registered on title.
The Site sits atop one of the highest elevation points within the Downtown (112- Downhill 112.5 m) with grades sloping upwards as you travel east along Main Street West and grades sloping downward once you travel past the Site. Downhill Because of this the Site has a prominent gateway location into the Downtown as Main Street West has one-way traffic east- bound. Due to the locational and elevational attributes, the subject lands act Downhill as a gateway to those travelling into Image 4: Overview of Site Topography and Slope Downtown along Main Street West.
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2.2 Site and Development History and Project Evolution
A Request for Formal Consultation (“FC”) was submitted in May 2019 for a 24-storey mixed- use building with at-grade commercial/retail and 308 residential units above. Staff comments were received and discussed at a Development Review Team (“DRT”) meeting on July 3, 2019. Based on the comments received a revised concept was prepared and presented to City planning staff by the Developer in April 2020. Based on comments received on the revised concept at this meeting, modifications were made, resulting in the current design concept. See below a graphic representation of the evolution of the project.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 6 GSP Group Inc. | August 2020
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 7 GSP Group Inc. | August 2020
2.3 Surrounding Land Uses & Community Context
The Site is “L” shaped and occupies the western one third of the block bounded by George Street to the north, Hess Street South to the east, Main Street West to the south, and Queen Street South to the west and abuts the following land uses (Figure 3):
North: 115-117 George Street is located within Hess Village – an outdoor pedestrian mall made up of two to three storey Victorian buildings along two cobblestone streets (Hess and George) as illustrated in Image 5. George Street is closed to public vehicular traffic, while Hess Street is open to vehicular traffic.
Image 5: On George Street looking west. Source: GSP East: A two-storey office Group (2020) building and surface parking lot is located directly east of the Site (Image 6).
Image 6: Looking east along Main Street West. Source: GSP South: Five 2½ storey Group (2020) buildings are located on the south side of Main Street West (Image 7). These buildings contain a variety of office and commercial uses and are registered (non-designated) as cultural heritage resources on the City’s Municipal Heritage Register.
Image 7: Properties at 217-231 Main Street West. Source: GSP Group (2020)
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West: Low-rise residential dwellings (1½ to 2 storeys) are located west along George Street with a 1 storey commercial plaza located on the west side of Queen Street South (Image 8).
Image 8: Residential dwellings on west side of Queen Street
South, adjacent to the Site. Source: GSP Group (2020)
Neighbourhood and Locational Context
The Site is located on the western edge of Downtown Hamilton and within the Central Neighbourhood (Figure 3). The Site acts as a Gateway to Downtown Hamilton for vehicles, pedestrians, and transit users travelling eastward on Main Street West. The Site is situated at a major intersection of two arterial roads: Queen Street South and Main Street West. Downtown Hamilton, which the Site forms a part of, is comprised of a variety of residential, commercial, retail, institutional, cultural, and educational uses in a variety of built forms, heights, and ages. Downtown Hamilton’s livability is based on the diversity of uses and people, the coexistence of new and old buildings, the vitality of the business community, active streetscapes, and the abundance of community amenities like park space, public plazas, and patios.
The Site is located at the junction of four neighbourhoods: • Strathcona Neighourhood; • Kirkendall North Neighbourhood; • Durand Neighbourhood; and • Central Neighbourhood.
Strathcona and Kirkendall North Neighbourhoods The Strathcona and Kirkendall North neighbourhoods are anchored by mixed-use corridors along both Main Street West and King Street West that can be characterized by a mix of two- to three-storey residential dwellings and converted residential dwellings (now commercial or office uses) and walk-up apartment buildings ranging in height from three to eight storeys. Beyond the main thoroughfares, both neighbourhoods are predominantly residential
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interspersed with a mix of low-, mid, and high-rise residential buildings, parks, and community/institutional uses.
Durand Neighbourhood The northern part of the Durand neighbourhood consists of mid- and high- rise residential apartment buildings which are clustered in the area north of Robinson Street and south of Main Street West. Interspersed among low-rise apartments and detached dwellings further south of and within the Durand neighbourhood are a number of mid- and Image 9: Looking east along Jackson Street West at Queen Street S. high-rise apartment Source: GSP Group (2020) buildings including: 222 Jackson Street West (16 storeys); 223 Jackson Street West (11 storeys) 101 Queen Street South (8 storeys); 200 Jackson Street West (22 storeys); 201 Jackson Street West (11 storeys); 181 Jackson Street West (20-storeys); 95 Hess Street South (17-storeys); and 205 Hunter Street (18 storeys). Low-rise residential dwellings are located south west of the Site on the west side of Queen Street South and south of Main Street West. Retail, commercial, and office uses within the Durand neighbourhood are focused around Main Street West and James Street South. The remainder of the Durand neighbourhood consists of low- and mid-rise residential buildings, parks, and community/institutional uses.
Central Neighbourhood and Downtown An excerpt from the City’s Downtown Hamilton Secondary Plan Review Background Report (2014) says:
“Up until the 1950’s, Downtown Hamilton was the heart of retail and business activity and contained healthy stable residential neighbourhoods. Development in the post- war period began to change Downtown Hamilton’s position relative to its regional context. Increasing affluence, car ownership and new highway construction allowed people to move away from Downtown neighbourhoods. With residential suburbanization came the dispersal of stores and services to the outlying areas: suburban malls and retail centres along highway corridors began to serve as the local and regional shopping areas, supplanting Downtown as a retail destination. The result was a new, regional-scaled urban structure.
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As residents and businesses moved out, buildings were demolished and replaced with surface parking lots. Street edges became frayed. “Mega-projects” such as Copps Coliseum, Jackson Square and the Eaton’s Centre eroded the fine grain of Hamilton’s original street network. To accommodate growing through-traffic many of Downtown’s main commercial streets were widened and converted into one-way, high-speed traffic arteries, degrading the pedestrian environment, and creating a district to pass through rather than a place to go.
Post-war development created an area devoid of vibrancy of the pre-war years. Over the long term, Downtown’s success as a place for working, shopping, living and having fun will influence the entire region. Healthy suburban areas are dependent on a vibrant urban core to drive economic activity.” (pg. 2)
Located north of the Site is a new 24-storey condominium development currently under construction at 15 Queen Street South. Further into the Downtown are a mix of surface parking lots, low-, mid-, and high-rise residential and commercial uses (i.e., 32-storey residential building at 20 George Street, 7-storey hotel at 20 Caroline Street, 14- storey residential building at 150 Main Street West, 29- storey residential building at 140 Main Street West, 22- storey CityHousing building at 181 Main Street West, and a 2-storey Arrival Inn at 175 Main Street West).
The northern portion of the property is considered part of Hess Village, also known as the Hess Village Pedestrian Image 10: Rendering of Mall. The Hess Village Pedestrian Mall along George Street building under construction at 15 Queen Street South and Hess Street was originally a residential neighbourhood in the late nineteenth century but has been adaptively re-used for commercial dining, entertainment, and office purposes. In the 1980’s and 90’s the area was a live music hotspot for young artists. By 2009 Hess Village had become known throughout the City as a destination for primarily for dining at restaurants providing outdoor patio settings and nightclubs. George Street between Queen Street South and Hess Street is closed to vehicluar traffic and contains a number of large patios, cobblestone streets, street trees, public seating areas, and ambient lighting. The built form of Hess Village, including George Street, can be characterized as two- to three-storey victorian dwellings which contain a variety of at-grade restauarants and commercial uses with offices and residential dwellings above.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 11 GSP Group Inc. | August 2020 8 Storey LAND USE Apartments Scottish Rite Building York Blvd SINGLE / SEMI-DETACHED 4 Queen St S DWELLINGS
TOWNHOUSES Ray St Caroline St APARTMENTS
25 Storey MIXED-USE (RESIDENTIAL King St W Queen St & COMMERCIAL) Apartment 12 Storey Apartment COMMERCIAL 13 Storey INSTITUTIONAL Pearl St Apartment
PARKS & OPEN SPACE 24 Storey Apartment 13 Storey (under construction) Apartment 3-8 Storey Apartments
15 Queen St S HESS Main St W VILLAGE
32 Storey Apartment Site
215-231 Main St W 21 Storey Apartment 16 Storey Apartment 21 Storey Apartment 10 Storey Apartment Jackson St W 11 Storey 21 Storey Apartment Apartment 8 Storey Apartment 20 Storey DOWNTOWN HAMILTON 15 Storey Apartment Apartment STRATHCONA NEIGHBOURHOOD 4 Storey Apartment Hunter St
Hess St S
Figure Surrounding Land Uses Source: Google Aerial Imagery (2019) 3 Planning Justification Report | 115-117 George Street & 220-222 Main Street West GSP Group
2.4 Community Services and Amenities
The Subject Lands are in proximity to several existing public service facilities that future residents, customers, and guests will be able to utilize. These facilities, illustrated on Figure 4 include:
Schools • Hess Street Public Elementary School • Strathcona Public Elementary School • Ryerson Public Elementary School • St. Joseph Catholic Elementary School • Earl Kitchener Public Elementary School • Sir John A. Macdonald Secondary School • Westdale Public Secondary School • Cathedral Catholic High School
Parks and Open Space: • Victoria Park • Central Park • Hill Street Park • Cathedral Park
Community and Recreation Centres: • Victoria Park Outdoor Pool • Main Hess Senior Centre • Ryerson Recreation Centre • YMCA – Hamilton Downtown • Soccer World • Beasley Community Centre
Child Care/Family Support Facilities: • Wesley Child Care Centre • Wesley School Age Program – Hess Street Site • Hamilton Early Learning Centre • YWCA Child Care Centre – Hamilton Downtown • Hamilton West EarlyON Child and Family Centre • Ryerson Recreation Centre Family Support Program • Little Learning House Child Care Centre • St. Joseph Before and After School Program • YMCA School Age Child Care (Earl Kitchener School) • Kids and Company Hamilton • Central Day Care
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• First Class Children’s Centre
Grocery Stores: • B+T Foods • Nations Fresh Foods • The Mustard Seed Co-operative Grocery • Goodness Me! Natural Food Mart • Fortinos
Libraries: • Hamilton Public Library – Central Library • Hamilton Public Library – Locke Branch
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SCHOOLS 11 1 Hess Street Public Elementary School 2 Sir John A. Macdonald Secondary School 28 3 Strathcona Public Elementary School
4 Ryerson Public Elementary School 5 St. Joseph Catholic Elementary School 21 6 Earl Kitchener Public Elementary School PARKS & OPEN SPACE
HWY 403 3 12 8 7 Victoria Park 1 18 8 Central Park Dundurn St N 9 Hill Street Park 7 26 10 Cathedral Park York Blvd Locke St N 11 Tom Street Park 10 30 King St W Queen St N 2 COMMUNITY & RECREATION CENTRES 17 12 Victoria Park Outdoor Pool 13 Main Hess Senior Centre 14 Ryerson Recreation Centre 25 Site 15 YMCA – Hamilton Downtown Main St W 31 16 Soccer World 27 CHILD CARE / FAMILY SUPPORT FACILITIES 17 Wesley Child Care Centre King St E 18 Wesley School Age Program – Hess Street Site 16 9 19 19 Hamilton Early Learning Centre 20 YWCA Child Care Centre – Hamilton Downtown 21 13 Main St E Hamilton West EarlyON Child and Family Centre 29 22 Ryerson Recreation Centre Family Support Program 15 23 St. Joseph Before and After School Program 24 YMCA School Age Child Care (Earl Kitchener School) 25 Kids and Company Hamilton 4 20 GROCERY STORES Dundurn St S 26 B+T Foods 24 Locke St S 14 22 27 Nations Fresh Foods 6 5 28 The Mustard Seed Co-operative Grocery 29 Goodness Me! Natural Food Mart 23 32 30 Fortinos
Aberdeen Ave LIBRARIES Bay St 31 Hamilton Public Library – Central Library 32 Hamilton Public Library – Locke Branch
James St Queen St S 750m Radius (15 minute walk)
John St
Figure Community Services and Amenities Source: Google Aerial Imagery (2019) 4 Planning Justification Report | 115-117 George Street & 220-222 Main Street West GSP Group
2.5 Nearby Development Projects and Applications
1. 235 Main Street West Official Plan and Zoning By-law Amendment applications (UHOPA-18-005 and ZAC- 18-012) were submitted in 2018 to permit a mixed-use building with a maximum height of 23 storeys. These applications are still under review with the City of Hamilton.
2. 15 Queen Street South Currently under construction at 15 Queen Street South, 3 approximately 50m to the north, is a 4-storey podium and 20-storey mixed-use (residential and place of worship) tower, totaling 24 2 storeys at the south east corner of King Street West and Queen Street South (15 Queen Street South). A Zoning By-law Amendment application (ZAC-17- 004) was approved for this property adding a site-specific provision 1 (Downtown Prime Retail Streets (D2, 625) to permit a maximum building height of 78m. Image 11: Key Map of Surrounding Development Projects and 292 dwelling units are Applications proposed along with at-grade retail uses (168m2) and a place of worship (490m2). A Site Plan Approval application was submitted in 2018 (DA-18-114). At the time of writing this report, construction of the proposed development has commenced.
3. 354 King Street West This Site is approved for a 10 storey hotel and a 6 store multiple dwelling. In December 2019 applications for Official Plan and Zoning By-law Amendments (UHOPA-20-003 and ZAC-20-008) were submitted to permit an additional 19 storeys atop the approved multiple dwelling (total 25 storeys) and 2 additional storeys atop the approved hotel (total 12 storeys). These applications are still under review with the City of Hamilton.
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3.0 PROPOSED DEVELOPMENT
3.1 Overview of Proposed Development
The Subject Applications contemplate the redevelopment of the Site into a 23-storey mixed- use building with: • 321 residential units; • 119 parking spaces spread between one level of underground parking and four levels of above-grade parking; • 250.5m2 of retail space along Main Street West; and • 228.6m2 of retail/commercial space along George Street within the retained 2-storey structure.
The proposed Site Plan is illustrated in Figure 5.
Building Base A 3-storey building base is proposed to wrap the Main Street West and Queen Building base and entrances along Main Street West. Source: Coletara Development. Street South street edges with a consistent street wall. Two (2) retail unit entrances along with the residential lobby entrance are proposed along Main Street West. The vehicle entrance to the parking structure will be located along Queen Street South. Shadow box windows are proposed on all levels of the building base along Building base along Queen Street South. Source: Coletara Queen Street South to Development. ensure visual
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consistency with the building base along Main Street West and to create a pedestrian-friendly streetscape. Shadow box windows are windows that still have a transparent window pane so as to appear like a normal window but there is an opaque panel that limits interior views from outside the building. The windows can be designed to allow for light to penetrate. These shadow box windows along Queen Street South are proposed to ensure visual consistency with the building base along Main Street West and to create a pedestrian- friendly streetscape. A one-storey glass volume is setback from the podium above the third storey.
The existing 2-storey building at 115-117 George Street will be restored to its original massing and Gothic Revival architecture and will contain a retail/commercial unit. A large outdoor patio space is proposed which will match the abutting property to the east as well as other properties along George Street and throughout Hess Village.
Building Tower The massing of the tower portion (portion above the 3-storey building base) is designed to provide for a gradual transition in height, scale, massing, and floorplate size between the low-rise, 2-storey portion along George Street to the 23-storey point tower along Main Street West. Above the base podium, a one-storey wall comprised of glass (i.e., “glass
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volume”) is setback from the 3rd storey base and helps in transition the tower above, which is itself setback from this glass volume. Stepbacks are provided at the 3rd, 4th, 12th, and 18th storeys. As a result of these stepbacks, the tower has three distinct masses and floorplate sizes including levels 5-11 (1,319m2), levels 12-17 (1,215m2), and levels 18-23 (907m2). The building’s massing and height are focused in the southern portion of the Site, along the Main Street West corridor, stepping down in height to meet the low-rise character of George Street. Balconies are proposed on all sides of the tower. The proposed balconies on the south, east, and north facades will be partially recessed while most of the balconies on the west facade will extend 1.5 m beyond the facade of the tower. The balconies will be visually and structurally cohesive with the main building using similar building materials.
Tower Top All mechanical equipment and stair/elevator towers will be screened from view by their location within the centre of the floorplate and will be set back several metres from the edge of the tower floorplate and therefore will be screened from view from all neighbouring streets.
Stepbacks are employed on the 18th storey, which will lighten the tower top volume and provide a termination to the continuous mid-volume of the tower. The tower top provides visual differentiation through increased glass on the top five floors. There are also black accent bands that extend the entire length of the tower, stopping at level 21. Above the black accent band, a lighter colour is used to lighten the appearance of the tower top. The corner of the tower facing the Queen and Main intersection is accentuated using a white accent wall that extends slightly above the remainder of the building as well as beyond the south facade of the building. This colour and architectural accenting differentiates the corner section of the building from the other facades, acting to signify the corner site as a recognizable and important gateway to Downtown Hamilton.
Overall, the proposal will:
• Intensify a site adjacent to existing frequent-service transit (bus) adding to the City’s housing stock and encourage economic development through the addition of units within Downtown Hamilton; • Introduce a contemporary building design for the tower portion of the building while the building base’s proportion and materiality will match and respect the materiality and proportion of surrounding buildings;
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• Increase and diversify the existing housing stock, bringing more residents and vitality into the Downtown Area; and, • Support existing and planned transit infrastructure, including Hamilton Street Railway (“HSR”) Bus routes (1, 5, 7,10 [B-Line], and 51), the SoBi bicycle sharing service, and future rapid-transit planned along King Street.
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Site Location
1.66 1.99
4.1
5.99 4.18 4.82
Transformer 5
3.67
1:300 August 21, 2020 6.03
Scale Date 25.15
26.92
3.09 MAIN STREET WEST
Level 4
35.67
2.45 49.33 1.84
39.36 Penthouse Mechanical
3.59 Garage Exhaust 5 Short Term Staircase Roof Level 19 Outdoor 17.66 Bike Parking on Lvl 0 Roof Ridge Line
Amenity Area 16.79
25.62 16.79
Proposed Patio
Brick Building 0.53 Outdoor at Level 1 Laneway Access 1 1
Existing 2 Storey Level 4 Level Amenity Area
GEORGE STREET 7.6 Level 23 Level
5.79 5.64
Level 18 Level
Level 12 Level
5
1.04
2.03
3.57 Triangle
Daylight
Level 4 Level 5 3 Level
5 R7 7.51 R7
5 0.5
2.03 2.02 Proposed Building Sidewalk Public Landscaped Open Area Landscape Open Area Bike SoBi Parking on Lvl 0 on Lvl 0 Triangle Daylight Bike Parking 5 Short Term 71.89 Triangle 220 - 222 Main Street West and 115 117 George Street, Site Plan Hamilton, Ontario 2m Daylight QUEEN STREET SOUTH Survey Building Entrance/Exit Building Exit Only Property Boundary 01 Legend
Figure Concept Plan Source: Document (Date) 5 Planning Justification Report | 115-117 George Street & 220-222 Main Street West GSP Group
3.2 Supporting Plans, Drawings, Reports and Studies
In addition to the Conceptual Site Plan described in Section 3.1, several other plans, drawings, and documents were required as part of the complete applications pursuant to the Formal Consultation Document dated July 3, 2019 (Appendix C) including the following:
• Urban Design Brief; • Cultural Heritage Impact Assessment; • Parks Issues Assessment; • Functional Servicing Report and Watermain Hydraulic Analysis; • Noise Impact Study; • Sun/Shadow Study; • Wind Study; • Public Consultation Strategy (included as Appendix D of this Planning Justification Report); • Visual Impact Assessment; and • Traffic Impact and Transportation Demand Management Studies.
In response to these requirements, the following provides a summary of the key findings and conclusions of the primary supporting studies. However, the individual reports should be reviewed in their entirety.
3.2.1 Urban Design Brief GSP Group Inc., August 2020
An Urban Design Brief was completed by GSP Group and submitted under separate cover to this Report. This Brief outlined the relevant design policies and guidelines and assessed the proposed design concept with respect to these guidelines. The policies and guidelines assessed included: the Urban Hamilton Official Plan; the Downtown Hamilton Tall Building Guidelines; the Transit Orientated Development Guidelines; and the City’s Site Plan Guidelines. The Brief concluded that the proposed design respects the applicable urban design policies and represents good design. In summary, the proposed development:
• will respect and maintain the character of the Hess Village pedestrian mall through the retention and restoration of the existing 2-storey building along George Street which will be used for retail/commercial purposes with a large outdoor patio; • will facilitate a pedestrian-friendly environment through the 3-storey building base and creation of a consistent streetwall along Main Street West and Queen Street South, as well as through the proposed ground-floor retail/commercial uses and residential lobby entrance which will directly connect to the public sidewalk;
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• introduce a contemporary building design for the tower portion of the building while the building base’s proportions and materiality will match surrounding buildings through the 3- storey height and proposed brick and stone building material; and • provide appropriate stepbacks on the 3rd, 4th, 12th, and 18th storeys to facilitate a transition in height from the 23-storey tower down to George Street, focusing the bulk of the building along Main Street, which will minimize the shadow and visual impacts on the George Street streetscapes.
3.2.2 Cultural Heritage Impact Assessment GBCA Architects, dated July 2020
A Cultural Heritage Impact Assessment (CHIA) was completed by GBCA Architects as required by the City due to 222 Main Street West and 115-117 George Street being properties listed on the Municipal Heritage Register (non-designated) and 220 Main Street West being listed on the City’s Inventory. The CHIA concludes:
“that the property at 115-117 George Street meets the provincial criteria for cultural heritage value. While 220 and 222 Main Street were identified as heritage properties by the City under the Downtown Built Heritage Inventory Project (DBHI), further research onto these properties and their evaluation under Ontario Regulation 9/06 finds that they do not meet the provincial criteria for cultural heritage value […] The new building will involve the removal of the buildings at 220 and 222 Main Street as they do not meet the criteria for cultural heritage value and are not good candidates for physical conservation. The building known as 115-117 George Street will be partially conserved by the retention of its main and side facades, including the front portion of the roof and integrated into the proposed development so that its heritage value, found in the portion visible from George and Queen Street, is conserved. Section 7 discusses in more detail the Conservation Strategy for the building” (page 2 of the CHIA, GBCA Architects).
The CHIA also discusses the impact of the proposed development on the adjacent properties for which it states:
“Heritage attributes of the adjacent properties vary by their form and massing as well as from their architectural features and building materials. The proposed new building is physically separate from the adjacent heritage properties and will not visually alter their heritage attributes. Identified heritage properties along George Street will have the new development as a background and will be seen. The context of Hess Village with the collection of small scale buildings and trees will mitigate the visual impact of the new building and maintain the small-scale character. The same can be said for the identified heritage properties along Hess [Street] as they are distant from the new development and visual impacts will be minimal” (page 35).
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The CHIA also recommends a Conservation Plan to be submitted later in the development process which will detail the rehabilitation and restoration strategies.
3.2.3 Parks Issues Assessment GSP Group Inc. dated August 2020
A Parks Issues Assessment was prepared by GSP Group which provided an inventory of all parks, open space, school sites, and active transportation routes in the vicinity of the Site (within 1 km) and to assess the available parkland against the City’s standards for neighbourhood and community parks. The assessment concludes that there are existing and recorded deficiencies in both community and neighbourhood parkland in Downtown Hamilton and Strathcona neighbourhoods. In accordance with the applicable legislation and regulations, cash-in-lieu of parkland will be provided which will allow the City to accumulate monies from other nearby developments for which City staff and City Council can allocate to buy land within the area in order to create additional parkland or to upgrade facilities within an existing park or recreational facility.
3.2.4 Functional Servicing Report S. Llewellyn & Associates Limited
A Functional Servicing Report was prepared by S. Llewellyn & Associates Limited which provided detailed information on the proposed stormwater management and functional servicing scheme for the proposed development as well as assessed the servicing capacity to ensure the proposed development could be adequately serviced. The Report provided the following conclusions and recommendations: • The existing water distribution system has adequate pressure and capacity to service the proposed development; • The proposed sanitary and water servicing system be installed as per the Preliminary Site Servicing Plan and this report to adequately service the proposed development; • The development be graded and serviced in accordance with the Preliminary Grading & Erosion Control Plan and Preliminary Site Servicing Plan prepared by S. Llewellyn & Associates Limited; • The proposed condition stormwater discharge rates for the site will not exceed the 2-year pre-development condition discharge minus proposed sanitary discharge of 0.036 m3 /s for all storm events; • With the installation of 90mmø orifice plate within the underground 2.1m high stormwater storage tank and 13 Zurn Z-105 controlled flow roof drains, or approved equivalent, on the rooftop, adequate stormwater quantity control and storage is provided on-site; [and] • Erosion and sediment controls be installed as described in this report, and as per the standards and specifications of the City of Hamilton.
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3.2.5 Noise Impact Study dBA Acoustical Consultants Inc.
A Noise Impact Study was prepared which concluded that noise levels for both indoor and outdoor living areas (i.e., rooftop amenity space) will be below the required levels under the Ministry of the Environment’s (“MOE”) Publication 300, subject to the following recommendations:
• Specific acoustically tested windows for living rooms and bedrooms (Table 7) • Central Air Conditioning for all Units • Registered Warning Clauses on title (Section 4.3 Warning Clause) • EW3 or Equivalent for the entire building (Table 7) • It is recommended that a qualified acoustical consultant certify that the required noise control measures have been incorporated into the builder’s plans prior to issuance of a building permit • Prior to issuance of an occupancy permit, it is recommended the qualified acoustical consultant certify that the approved noise control measures have been professionally installed.
3.2.6 Shadow Impact Study Kozlowski Architect dated July 31, 2020
A Shadow Impact Study was prepared to assess the new net shadow cast on the area surrounding the Subject Lands because of the proposed development. The analysis was prepared using the City of Hamilton’s Terms of Reference for Shadow Impact Studies for Downtown Hamilton. Each Impact Criteria was assessed as follows (on page 5):
• Shadow Impact Criteria 1: Shadows from proposed development shall allow for a minimum of 3 hours of sun coverage between 10:00 a.m. and 4:00 p.m. as measured from March 21st to September 21st on public sidewalks and public and private outdoor amenity space such as patios, siting areas, and other similar programs o Assessment: 1. As-of-right condition: All the public sidewalk surrounding the subject property will have a minimum of 3 hours of sun coverage, with an exception of western portion of sidewalk on George street, where the sun coverage will be approximately 2.5 hours between 10 am to 4 pm. 2. Proposed development: With the application of setbacks and stepbacks on the George Street side, the proposed development successfully mitigates the minimal undue shadow impact of the as-of-right building and will have a minimum of 3 hours of sun coverage between 10am to 4pm. The analysis shows that no private outdoor amenity space will have more than 1.5 hours of shade during the day. Outdoor amenity areas are highlighted in the shadow diagrams of the study. Therefore the criteria have been met
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• Shadow Impact Criteria 2: Shadows from the proposed development shall allow for a minimum of 50% sun coverage at all times of the day as measured from March 21st to September 21st on public plazas, parks and open spaces, school yards, and playgrounds. o Assessment: There are no public plazas, parks and open spaces, school yards and playgrounds being affected by the shadows
• Shadow Impact Criteria 3: Downtown Hamilton contains a number of primary gathering spaces where civic life occurs. The quality, image, and amenity of these spaces strongly affect how people perceive the Downtown. Development shall not cast any new net shadow between 10:00 a.m. and 4:00 p.m. as measured from March 21st to September 21st on the following parks, squares, plazas and open spaces areas that serve as Downtown’s key civic gathering spaces: a) Gore Park; b) Prince’s Square (50 Main Street East); c) City Hall Forecourt (71 Main Street West); d) Whitehern Museum (41 Jackson Street West); and, e) Ferguson Station (244, 248 King Street East). o Assessment: The proposed development does not cast any net new shadows on any of the spaces listed in the criteria. The spaces listed in the criteria are located at a great distance to the east of the subject site where no shadows are cast by the proposed development.
The analysis provides the following commentary on how the proposed building design and massing mitigates shadows (page 6):
Orientation This proposed location and tower orientation will have the least shadow impact on the sidewalks [because] of the geographic location of the site at the southwest of a City block and the location and orientation of the tower at the south side of the lot.
Setbacks The proposed building (excluding the existing house on George Street) has a setback of 17 meters from northern property line. This setback, when compared to the as-of-right condition, greatly reduces excessive shadow cast on the George street public sidewalk and patios.
Step-backs The proposed building steps back on the upper storeys of level 3, 4, 12, and 18 reduce the overall massing of the building. Additionally, the tower is designed to reduce the impact of the casting shadows on adjacent properties. The proposed tower design results in smaller floor plates for the upper storeys of 13 to 18 and reducing the floor plate even further for
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storeys of 19 to 23, resulting in a more slender tower. The proposal includes lot consolidation as part of the strategy with the incorporation of adjacent parcels to result in an efficient use of land and ultimately effectively mitigates impacts. The application of these mitigation measures results in less shadows than the as-of-right massing on some adjacent residential and commercial properties and on the George Street sidewalk along the subject property line.
In summary, the analysis concludes on page 6:
This assessment of the proposed development proves to meet the shadow impact criteria outlined in the City of Hamilton’s Terms of Reference for the Shadow Impact Study for Downtown Hamilton. With the application of setbacks, stepbacks, articulation and building orientation, the proposed development has a minimal shadow impact and has implemented all of the mitigation methods applicable on the site and therefore it is concluded that the proposed development satisfactorily meets the City’s shadow impact criteria. As per the shadow analysis, we found that businesses, patios, siting areas and other similar programs will only be impacted for a maximum time of 1.5 hours in the day in both Fall and Spring Equinox seasons. Furthermore, no public plazas, parks and open spaces, school yards and playgrounds will be affected by the shadows. The proposed development does not cast any net new shadows on any of the primary gathering places listed in the shadow impact criteria.
3.2.7 Pedestrian Wind Assessment SLR Consulting dated July 29, 2020
A Pedestrian Wind Assessment was completed which concludes:
“The pedestrian wind conditions predicted for the proposed development […] have been assessed through computational fluid dynamics modeling techniques. Based on the results of our assessment, the following conclusions have been reached: • The wind safety criterion is expected to be met at all areas at grade and above, both on-site and off-site, in both the Existing and Proposed Configurations. • Wind conditions at the numerous building entrances are predicted to be suitable for the intended usage year-round. • At the above grade amenity terraces on Levels 12 and 18, predicted wind conditions are windier than desired. Mitigation measures are recommended and described to improve summer wind conditions. • Wind conditions on the surrounding sidewalks, including the outdoor patios nearby along George Street and Hess Street South and the nearby transit stop, are anticipated to remain suitable for the intended usage year-round with the proposed development in place.”
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3.2.8 Public Consultation Strategy ., August 2020
A Public Consultation Strategy which is attached to this report as Appendix D. This strategy outlines a list of stakeholders and the potential impacts as well as the intended strategy in consulting and engaging with stakeholders.
3.2.9 Visual Impact Assessment GSP Group Inc., dated August 2020
A Visual Impact Assessment was completed to assess the impacts of the proposed development on significant view corridors to the Escarpment as required by the City, such as Queen Street and Hess Street as well as the impacts on both sky and skyline views. The Assessment concluded the proposed development: • will not obstruct views to the Escarpment along the view corridors of Queen Street and Hess Street • not dominate the skyline and will be perceived together with existing tall buildings in the immediate and surrounding area, recognizing the urban context of the Site; • minimize the loss of sky views along all street frontages through the provision of stepbacks and visual differentiation between the tallest mass along Main Street West and the massing to the north as well as a building base; and • respect the low-rise and pedestrian-scale of Hess Village and George Street through the retention and restoration of the existing 2-storey building and the location of the tallest mass along Main Street West which will minimize the visual impact on the George Street streetscape through the provision of appropriate stepbacks.
3.2.10 Transportation Impact Study, Parking Justification Letter, and Transportation Demand Management Study Paradigm Transportation Solutions Limited, August 2020
A Transportation Impact Study, Parking Justification Letter, and Transportation Demand Management Study was prepared by Paradigm Transportation Solutions. The 4% reduction demonstrated in the building concept is appropriate given the proximity to a future rapid transit corridor which can result in a 1% to 5% reduction in the required number of parking spaces based on the TDM guidelines.
This report also concluded: “Under 2029 future total traffic conditions, the study area intersections are forecast to operate similar to background conditions with the site generated having minimal impact on overall intersection operations.”
The report also states: “The applicant has developed a robust transportation demand management (TDM) plan for the site that will help increase travel by sustainable modes and
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 28 GSP Group Inc. | August 2020 decrease the need for residents to own a vehicle, thereby reducing the demand for onsite parking. To ensure an adequate supply of onsite parking, the applicant will unbundle parking spaces from the units, limit the number of spaces a unit can purchase or lease, assign parking spaces to resident and rent/lease spaces to residents until they are purchased”.
3.2.11 Right-Of-Way Impact Assessment GSP Group Inc., August 2020
A right-of-way impact assessment was prepared in order to asses the appropriateness of the requested reduction in road dedications and daylighting triangle in accordance with Volume 1, Policy C.4.5.6.5 of the Urban Hamilton Official Plan which allows the City to waive or access less lands where it can be determined that there would be significant adverse impacts on: existing built form; natural heritage features; existing streetscapes; or known cultural heritage resources. The assessment concluded that the required 3.0 m road widening along Queen Street South and the required 12.19 m x 12.19 m daylighting triangles at both the Main/Queen and George/Queen intersections would result in significant adverse impacts to the existing built form, an existing streetscape, and a known cultural heritage resource. The requested 5.0 m x 5.0 m daylighting triangles at both the Main/Queen and George/Queen intersections along with a 0.0 m right-of-way dedication along Queen Street are appropriate.
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4.0 PLANNING POLICY, REGULATORY CONTEXT, AND PLANNING ANALYSIS
The following section identifies and analyzes the applicable policy and regulatory framework that applies to the Site and provides justification as to why the Subject Applications are appropriate and represent good planning. Text with a green background indicates the analysis and applicability to the Site/Subject Applications.
4.1 Provincial Policy Statement, 2020
The Provincial Policy Statement, 2020 (“PPS”) provides policy direction on matters of provincial interest related to land use planning and development. The PPS is issued under the authority of Section 3(1) of the Planning Act and came into effect May 1, 2020. The 2020 PPS replaced the PPS issued April 30, 2014. Section 3(5) of the Planning Act requires that decisions affecting planning matters be consistent with the PPS. Therefore, the Subject Application must be considered in the context of the 2020 PPS and be consistent with the applicable policies.
Building Strong and Healthy Communities
The PPS supports the efficient use of land within urban areas. The policies focus growth within settlement areas and remove development from significant or sensitive areas which may pose a risk to public health and safety. The PPS recognizes that the wise management of development involves directing, promoting, or sustaining growth. The PPS also directs that land use be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient land use and development patterns.
Section 1.1 outlines the policies in relation to the management and direction of land use to achieve efficient and resilient development and land use patterns. This Section promotes efficient development and land use patterns which minimize land consumption and servicing costs. It also includes policies that focus growth in existing settlement areas, encourages intensification and redevelopment, as well as making efficient use of existing infrastructure and public facilities.
The proposed development represents an efficient land use pattern by redeveloping underutilized parcels of land within an existing settlement area and designated growth area, reducing the need to build outside of the City’s existing settlement areas (Policies 1.1.1.a), c), d)). Building inside settlement areas decreases reliance on single-occupancy vehicle trips and maintains natural areas thereby conserving biodiversity (Policies 1.1.1 h) and i)). The proposed intensification and requested increase in height will provide for additional market-rate residential units within Downtown Hamilton and on a site already serviced by municipal infrastructure and public transit, thereby promoting cost-effective development, optimization of transit investment, and will minimize land consumption and servicing costs (Policies 1.1.1 b) and e)). The proposed building and accesses are required to comply with the Accessibility for Ontarians with Disabilities Act,
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2005 which includes requirements related to barrier-free access and other building elements meant to ensure the building is accessible for all. These elements will be reviewed through the Site Plan and Building Permit stages of development (Policy 1.1.1.f)).
Section 1.1.3 contains policies relating to settlement areas, which the site is located within. Settlement areas are required to be the focus of “growth and development, and their vitality and regeneration shall be promoted” (Policy 1.1.3.1). The proposed redevelopment represents a more efficient land use pattern by promoting compact urban form and intensification within a designated growth area, along existing public transit routes, and connected to existing municipal servicing (Policies 1.1.3.2 a) and b)). A more compact urban form encourages the efficient use and conservation of energy and water and will minimize negative impacts to air quality and climate change as multi-unit buildings are known to use less energy than large lot and single-use neighbourhoods (Policies 1.1.3.2 c) and d)). The Subject Lands are located within walking distance to several daily destinations (i.e., grocery stores, banks, restaurants, etc.) and places of employment and are well-serviced by Hamilton’s SoBi bike share. This proximity coupled with the available public transit routes nearby will encourage people to take active or public forms of transportation versus single-occupancy vehicle trips (Policies 1.1.3.2 f)).
Housing
The proposed development will facilitate the creation of 321 additional housing units in a compact urban form, helping to provide for a mix and range of housing types and densities in the area (Policies 1.4.1 and 1.4.3). The proposed development directs residential intensification to a location where appropriate levels of infrastructure and public service facilities are located in an area that is within a short walking distance to frequent bus transit, and in proximity to other public service facilities (Policy 1.4.3).
Sewage, Water, and Stormwater
Policy 1.6.6.2 promotes intensification and redevelopment within settlements areas on existing municipal sewage services and municipal water services. As supported by the Functional Servicing Report prepared by S. Llewellyn & Associates, the proposed development can be accommodated through the existing municipal sewage and water services subject to implementing a number of on-site recommendations stated in their report.
Transportation Systems
Policy 1.6.7.2 states that “Efficient use should be made of existing and planned infrastructure, including through the use of transportation demand management strategies, where feasible.” As per the Transportation Impact and Transportation Demand Management Study prepared by Paradigm Transportation Solutions Inc.) the plan proposes several TDM measures including: • Adequate short- and long-term bicycle parking;
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• Lighted sidewalks • Proximity to transit and bikeshare; • Onsite wayfinding and travel planning; and • Transit incentives.
Policy 1.6.7.3 states that “As part of a multimodal transportation system, connectivity within and among transportation systems and modes should be maintained and, where possible, improved including connections which cross jurisdictional boundaries.” The proposed development connects to the public transit routes along Main Street West and King Street West which will provide future residents and patrons with several local and cross-city transit options. There is also a GO transit bus stop at the intersection of Queen Street South and King Street West that provides service to other local municipalities and regional transit hubs (i.e., Toronto’s Union Station, Pearson International Airport, and SquareOne bus terminal). The Site is well-connected to Downtown Hamilton’s extensive network of public sidewalks and bicycle network (i.e., shared lane, bike lanes, and separate cycle tracks).
Policy 1.6.7.4 of the PPS 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”. As mentioned previously, the Site is located within Downtown Hamilton and within a short walk to a number of shops, restaurants, and places of employment. The Site’s proximity to transit as well as other amenities and services will encourage future residents of the development to utilize transit and active forms of transportation when travelling to these destinations rather than personal vehicles.
Long-Term Economic Prosperity
The Subject Applications promote economic investment and community readiness as outlined in Policies in Section 1.7.1 by redeveloping a prominent site that will act as a gateway for transit- riders, motorists, pedestrians, and transport truck drivers travelling into the Downtown via Main Street West. The additional height requested will provide for needed residential units, which responds to market-based trends of more people desiring to live close to public transit and community amenities (Policy 1.7.1.b). The Site is one of many proposed developments along the Main Street and King Street corridors, which boast frequent public transit service and proximity to shops, restaurants, and places of employment in Downtown Hamilton and surrounding neighbourhoods. The proposed redevelopment will promote economic development and community investment-readiness by intensifying a site that is currently underutilized.
In summary, the Subject Applications are consistent with the applicable policies of the Provincial Policy Statement, 2020.
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4.2 A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019
On May 16, 2019 “A Place to Grow: Growth Plan for the Greater Golden Horseshoe” (“Growth Plan”) came into effect, replacing the 2017 “Growth Plan for the Great Golden Horseshoe”. The Growth Plan applies to the area designated as the “Greater Golden Horseshow Growth Plan Area” which includes the entire City of Hamilton. All decisions that affect a planning matter must conform to the Growth Plan. The site is located on the western boundary of and within the “Downtown Hamilton Urban Growth Centre”. The following is a summary of the applicable policies and how they have been addressed.
Managing Growth
Policy 2.2.1 relates to the management of growth and where growth should be directed to occur. The Subject Applications represent intensification of a site within the City of Hamilton settlement area, a delineated built boundary and the Downtown Hamilton Urban Growth Centre (Policy 2.2.1). The proposed redevelopment concept provides for the continuation of the at-grade commercial and retail component along Main Street West and George Street while creating additional residential uses on the upper storeys in a compact urban form and future residents will have convenient access to local stores, services, and public service facilities (Policy 2.2.1.4.a), c), d), e)). Due to the Site’s location within the Downtown Hamilton Urban Growth Centre and proximity to existing public transit routes and existing community amenities, future residents and patrons of the retail/commercial uses on-site will be encouraged to walk and take active forms of transportation which are more affordable forms of transportation versus the traditional model of car ownership. In addition to these forms of transportation being more affordable and accessible to more groups of people, these forms of transportation are also known to increase physical activity as well as produce less greenhouse gases than single-occupancy vehicle trips which in turn will aid in improving overall quality of life and human health and decrease reliance on single- occupancy vehicle use (Policy 2.2.1.4 b) and f)).
Delineated Built-Up Areas
Policy 2.2.2.1 states that by the time the next municipal comprehensive review is approved “a minimum of 50 percent of all residential development occurring annually within the cities of…Hamilton…will be within the delineated built-up area”. The requested increase in building height will facilitate additional dwelling units on the Site which will aid the City in meeting this intensification target by directing new residential development to occur within an existing settlement area and built boundary.
Urban Growth Centres
As per Policy 2.2.3.1.d), Urban Growth Centres are intended to accommodate significant population and employment growth. Urban Growth Centres are also intended to service as high- density major employment centres that will attract provincially, nationally, or internationally
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significant employment uses. As Downtown Hamilton grows and attracts employers, future employers will want to ensure that there are enough residential units to accommodate future employees who are interested in living and working in Downtown Hamilton. The proposed redevelopment contemplates an additional 321 residential units on the Site which is located within an Urban Growth Centre thereby achieving this policy objective.
Based on the above analysis, the Subject Applications conform to the applicable policies of the Growth Plan for the Greater Golden Horseshoe, 2019.
4.3 Urban Hamilton Official Plan
The City of Hamilton Urban Official Plan (“UHOP”) was adopted by City Council on July 9, 2009, approved by the Ministry of Municipal Affairs and Housing (“MMAH”) on March 16, 2011 and came into effect on August 16, 2013. The UHOP provides direction and guidance on the management of land use change and physical development within the City.
Urban Structure
The Site is located within the “Downtown Urban Growth Centre” as identified on Schedule E Urban Structure of the UHOP (shown on Figure 6). The Downtown Urban Growth Centre (“DUGC”) is intended to be the pre-eminent node in Hamilton due to its scale, density, range of uses, function and identity by residents of the City as the Downtown (Policy E.2.3.1.2).
The proposed redevelopment includes three (3) retail/commercial units (2 new units and 1 existing in the 2-storey building along George) which will allow for the opportunity for future businesses to serve a regional and local retail function, helping to provide day-to-day retail facilities and services to serve Downtown residents and potentially residents from across the City (Policy E.2.3.1.5). The Subject Applications will provide additional residential units within the Growth Centre, contributing to its “function as a residential neighbourhood with a large and diverse population” (Policy E.2.3.1.6).
The proposed 321 residential units and retail space will: • contribute to the minimum overall density of 250 persons and jobs per hectare by proposing a population increase of 533 on the site1 (overall density of 2,081 people per hectare) (Policy E. 2.3.1.9); • contribute to the City’s goal of accommodating approximately 20% of the City-wide residential intensification within the Downtown Urban Growth Centre (Policy E.2.3.1.10); and
1 using a persons per unit factor (PPU) of 1.66 for new apartment dwellings based on the City’s 2019 Development Charges Background Study
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EVANS RD KERNS RD The southern urban boundary that generally extends from Upper Centennial Parkway and Mud Street East in the east, following the hydro corridor and encompassing the Red Hill Business Park to Upper James Street remains under CONCESSION 7 E ROBSON RD appeal.
CONCESSION 6 E CENTRE RD BOULDING KING AVE GARDEN LN RD
CONCESSION 5 E FIRST AIN BROW RD ST Lake Ontario MILL ST MOUNT MAIN ST N HAMIL TON ST
TERDOWN DR A BRAEHEID AVE ARKSIDE DR P BEACH BL
NORTH W HOLL YBUSH DR Hamilton Harbour VD QEW 6
Lands Subject to Non-Decision 117 (a) QEW DUNDAS ST E
LEWIS RD WINONA RD CONCESSION 5 W (353 James Street North) MCNEIL GLOVER RD
Y RD WOODW
FRUITLAND RD
MILLGROVE SIDE RD
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ARKDALE A QEW ARD A ARVIN AVE BARTON ST
YORK BL JONES RD INDUSTRIAL DR NASH RD N OLD GUELPH RD KENIL ROCK CHAPEL RD VE DEWITT RD TTERSON RD
A MILLEN RD CONCESSION 4 W P OTT BARTON ST E GAGE A VE N GREEN RD VD V SHERMAN A ALLEY RD BURLINGTON ST WORTH A A WENTWORTH ST N VICTORIA A GRA W WELLINGTON ST N 8 A ST N JOHN ST N JAMES ST N
CENTENNIAL PKWY YS RD BA VE N YORK RD BARTON ST E SYDENHAM RD Y ST N BIRCH A
VE N VE N VE OFIELD RD ANNIA A VE N BRIT RHVP 8 RIDGE RD VE
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EIGHTH RD E BARTONQUEEN STST N W QUEENSTON RD LAKE A NASH RD S PARKSIDE DR APPEALS YORK BL MAIN ST E
EVANS RD KERNS RD The southern urban boundary that generally extends from Upper Centennial Parkway and Mud Street East in the east, KING ST E following the hydro corridor and encompassing the Red Hill Business Park to Upper James Street remains under CONCESSION 7 E ROBSON RD appeal. VD CANNON ST W WILSON ST CONCESSION 6 E CENTRE RD BOULDING KING OTT AVE GARDEN LN RD LONGWOOD RD
CONCESSION 5 E FIRST AIN BROW RD KING ST E MOXLEY RD ST VE MILL ST Lake Ontario GAGE A MOUNT P MAIN ST N MACKLIN ST HAMIL TON ST ARADISE RD RIDGE RD A TERDOWN DR A BRAEHEID Site YORK RD AVE MAIN ST E ARKSIDE DR P BEACH BL NORTH W W HOLL YBUSH DR SYDENHAM RD Hamilton Harbour VD T QEW 6 KING ST W A ST S APLEYTOWN RD Lands Subject to Non-Decision 117 (a) QEW DUNDAS ST E JAMES ST S
LEWIS RD WINONA RD CONCESSION 5 W (353 James Street North) MCNEIL GLOVER RD JOHN ST S
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FRUITLAND RD
MILLGROVE SIDE RD FIFTY RD
P ARKDALE A QEW KING ST E ARD A ARVIN AVE BARTON ST VE S YORK BL JONES RD VE INDUSTRIAL DR NASH RD N OLD GUELPH RD KENIL ROCK CHAPEL RD VE DEWITT RD Legend TTERSON RD
A MILLEN RD CONCESSION 4 W P OTT BARTON ST E GAGE A VE N GREEN RD VD V SHERMAN A ALLEY RD BURLINGTON ST WORTH A MAIN ST W A WENTWORTH ST N VICTORIA A GRA W WELLINGTON ST N 8 UrbanDUNDURN ST Structure S Elements A ST N JOHN ST N JAMES ST N CUMBER LAND A CENTENNIAL PKWY YS RD BA VE N QUEEN ST S YORK RD BARTON ST E SYDENHAM RD Y ST N BIRCH A
VE N VE N VE Neighbourhoods MOUNT ALBION OFIELD RD ANNIA A ELEVENTH RD VE N BRIT RHVP 8 RIDGE RD RD VE TENTH RD WRENCE RD 5 CANNON ST E LA EIGHTH RD E BARTONQUEEN ST N W QUEENSTON RD LAKE A YORK BL NASH RD S Employment Areas BA MAIN ST E KING ST E VD CANNON ST W WILSON ST OTT LONGWOOD RD KING ST E MOXLEY RD VE P GAGE A MACKLIN ST
OFIELD RD ARADISE RD RIDGE RD A
YORK RD MAIN ST E SYDENHAM RD W T Major Activity Centres
KING ST W A ST S APLEYTOWN RD
JAMES ST S JOHN ST S KING ST E MAIN ST W VE VE S DUNDURN ST S CUMBER LAND A QUEEN ST S MOUNT ALBION LAWRENCE RD RD OFIELD RD BA
Y ST S Major Open Space
MOUNT Y ST S COOTES DR CONCESSION ST KING ST W
FALLSVIEW RD E STERLINGST YMPIC DR DR YMPIC UPPER OTT SHERMAN AC AIN BROW BL UPPER GAGE A AIN RD E
OL Nodes YORK RD ABERDEEN VE GREEN MOUNT MAIN ST W AVE QUEENSDALE UPPERA WENTWORTH ST UPPER WELLINGTON ST
HARVEST RD EMERSON ST UPPER JAMES ST VE AIN RD Downtown Urban Growth Centre FENNELL A SECOND RD E THIRD RD ELEVENTH RD E A GREEN MOUNT KING ST E W KING ST W EAST TOWN LINE RD UPPER KENIL MUD ST VD TENTH RD E GRANTVD BECKETT DR VE W A ST
VE EIGHTH RD E HATT ST DUNDAS ST BL FENNELL A WEST 5TH ST OSLER DR SEVENTH RD E UPPER SHERMAN A Sub Regional Service MOUNT
SIXTH RD E UPPER P UPPER CENTENNIAL PKWY GARTH ST RHVP FIFTH RD E 8 MOHAWK RD E VE MUD ST E WHITNEYA SCENIC DR 403 WORTH ST FIRST RD E HIGHLAND RD Community
ARADISE RD S NINTH RD E MAIN ST W MUD ST COOTES DR FIRST RD W SCENIC DR WEIRS LN VE Corridors CONCESSION ST HIGHLAND RD E GOVERNOR'S RD UPPER MOUNT ALBION RD KING ST W
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STONE CHURCH RD RYMAL RD YMPIC DR DR YMPIC STONE CHURCH RD W HILL V Other Features Figure UPPER OTT GOLF LINKS RD Schedule E – Urban Structure MEADOWLANDS RYMAL RD E ALLEY PKWY MCNIVEN RD BL Rural Area NEBO RD GLOVER RD AIN BROW BL LIONS CLUB RD UPPER JAMES ST SHERMAN AC UPPER GAGE A VD RYMAL RD W Urban Hamilton Official Plan
MILES RD
FLETCHER RD AIN RD E WESTBROOK RD Source: Urban Hamilton Official Plan, Schedule E, Urban Structure (September 2019)
SPRINGBROOK John C. Munro OL 56 A GARTH ST Hamilton International Airport 6 GOLF CLUB RD YORK RD MINERAL SPRINGS RD KITTY MURRA VE STONEHENGE DR TRINITY CHURCH RD GARNER ROAD E TWENTY RD E HENDERSHOT RD LN Planning Justification Report | 115-117 George Street & 220-222 Main Street West SLOTE RD ABERDEEN Niagara Escarpment GREEN MOUNT Y GSP Group TWENTY RD W VE FIDDLER'S GREEN RD Urban Boundary UPPER WENTWORTH ST DICKENSON RD E MAIN ST W VE Municipal Boundary 403 GLANCASTER RD QUEENSDALE A SOUTHCOTE RD A GUYATT RD WOODBURN RD UPPER WELLINGTON ST 6 DICKENSON RD W BOOK RD E Lands Subject to Non Decision WILSON ST W SMITH RD
NEBO RD 113 West Harbour Setting Sail EMERSON ST UPPER JAMES ST ENGLISH CHURCH RD E GARNER ROAD W HARVEST RD 52 JERSEYVILLE RD W Council Adoption: July 9, 2009
HOMESTEAD DR Ministerial Approval: March 16, 2011 Effective Date: August 16, 2013 FIDDLER'S GREEN RD VE AIN RD AIRPORT RD E BINBROOK RD SECOND RD E THIRD RD 56 BOOK RD W Urban Hamilton Official Plan SHA FENNELL A VER RD Schedule E A GREEN MOUNT 6 TYNESIDE RD Urban Structure KIRK RD WOODBURN RD WHITE CHURCH RD E W KING ST E MILES RD
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FIDDLER'S GREEN RD
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• conform to Policy E.2.3.1.11 by contributing to the City’s goal of planning for and encouraging the Downtown Urban Growth Centre to accommodate more than 100,000 square metres of retail floor space.
The proposed site plan is designed with a strong pedestrian focus by locating one (1) retail/commercial unit as well as the residential lobby entrance along Main Street and another retail/commercial unit along the George Street frontage (Policy E.2.3.1.13). The Site has been designed to accommodate all modes of transportation through the provision of 119 vehicle parking spaces, 10 short-term bicycle spaces, and 165 long-term bicycle parking spaces along with the Site’s proximity to local and regional bus stops and SoBi bicycle share stations. The vehicle parking is proposed in both below- and above-grade parking structures and a reduction of six (6) spaces from the required number of parking spaces required under the in-effect zoning is being requested in the Subject Applications (Policies E.2.3.1.14, E.2.3.1.15, and E.2.3.1.16).
Commercial and Mixed Use Designations
The Site is designated “Downtown Mixed Use Area” on Schedule E-1 Urban Land Use Designations (Figure 7). The goals of the commercial and mixed use designations in the UHOP are to:
• Create and retain vibrant mixed use areas that accommodate a range of uses and are accessible by automobile, transit, and active transportation (E.4.1.1); • Direct the majority of retail commercial uses to mixed use areas that are well served by transit and serve as a central place for the City, a portion of the City, or for one or more neighbourhoods (E.4.1.2); • Create comfortable, walkable and stimulating pedestrian streets along key roads within the mixed use areas (E.4.1.3); • Maintain an appropriate distribution of retail and commercial services in each neighbourhood in order to meet the day-to-day and weekly shopping needs of residents and in locations which are highly accessible by active transportation, and transit, as well as the automobile (E.4.1.4); and • Maintain an appropriate distribution of retail and commercial services across the City to meet the discretionary and occasional shopping needs of the public in locations highly accessible by transit as well as the automobile (E.4.1.5).
The proposed mixed-use redevelopment meets these policy goals by intensifying a site adjacent to existing public transit and proposing at-grade retail/commercial units along a major arterial road and existing pedestrian mall (Hess Village). The retention of the existing 2-storey commercial building along George Street will allow for the continuation of a ground-level patio and pedestrian- focused streetscape which provides a comfortable, walkable, and stimulating pedestrian experience. The proposed retail/commercial units will create the opportunity for local businesses
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 36 GSP Group Inc. | August 2020 MILBUROUGH TOWN LINE AAPPPEPAEALSLS
WY Detail Inset ATT RD The southern urban boundary that generally extends from Upper Centennial Parkway and Mud Street East in the east, following the hydro corridor and encompassing the Red Hill Business Park to Upper James Street remains under appeal. PARKSIDE DR UHOPA NO. 69 APPEALS - PL171450 EVANS RD KERNS RD CONCESSION 7 E - 71 Main Street West and 10 Baldwin Street, Appellant # 8 ROBSON RD - 3011 Homestead Drive (Glanbrook), Appellant # 4 - Certain Lands between Wilson Street West and south and north of Portia Drive (Ancaster), BOULDING AVE KING Appellant # 15 GARDEN LN RD CENTRE RD - 221-225 John Street South and 70-78 Young Street (Hamilton), Appellant # 20
Detail Inset FIRST AIN BROW RD - 237 Upper Centennial Parkway (Stoney Creek), Appellant # 14 ST MILL ST MOUNT MAIN ST N UHOPA NO. 102 APPEALS - PL180548 HAMIL Lake Ontario TON ST - 44 Hughson Street South, 75 James Street South, 9 Jackson Street East CONCESSION 6 E - 215, 217, 219, 221, 225 and 231 Main Street West, 67 & 69 Queen Street South and BRAEHEID CONCESSION 5 E 62 & 64 Hess Street South TERDOWN DR A AVE ARKSIDE DR P
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N.T.S. WY Detail Inset ATT RD The southern urban boundary that generally extends from Upper Centennial Parkway and Mud Street East in the east, SYDENHAM RD following the hydro corridor and encompassing the Red Hill Business Park to Upper James Street remains under appeal. A RIDGE RD PARKSIDE DR P MACKLIN ST UHOPA NO. 69 APPEALS - PL171450 EV KERNS RD W YORK RD ANS RD ARADISE RD Site MAIN ST E CONCESSION 7 E Rural - 71 Main Street West and 10 Baldwin Street, Appellant # 8 ROBSON RD Urban - 3011 Homestead Drive (Glanbrook), Appellant # 4 - Certain Lands between Wilson Street West and south and north of Portia Drive (Ancaster), BOULDING A AVE KING Appellant # 15 T GARDEN LN RD CENTRE RD - 221-225 John Street South and 70-78 Young Street (Hamilton), Appellant # 20 ST S PKWY Detail Inset FIRST AIN BROW RD KING ST W APLEYTOWN RD - 237 Upper Centennial Parkway (Stoney Creek), Appellant # 14 ST MILL A ST MOUNT MAIN ST N UHOPA NO. 102 APPEALS - PL180548 Note: For Rural Land Use Designations, refer JOHN ST S HAMIL Lake Ontario TON ST - 44 Hughson Street South, 75 James Street South, 9 Jackson Street East to Schedule D of the Rural Hamilton VE S CONCESSION 6 E Official Plan. - 215, 217, 219, 221, 225 and 231 Main Street West, 67 & 69 Queen Street South and JAMES ST S BRAEHEID CONCESSION 5 E 62 & 64 Hess Street South QUEEN ST S TERDOWN DR OFIELD RD A AVE ARKSIDE DR P KING ST E GREENHILL BEACH BL HOLL NORTH W BA YBUSH DR AVE VD DUNDAS ST E Hamilton Harbour Lands Subject to Non-Decision 117(a) QEW MAIN ST W 6 (353 James Street North) Neighbourhoods CONCESSION 5 W DUNDURN ST S CUMBER LAND QEW
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VE RHVP 8 TENTH RD SHERMAN 5 BARTON ST W CANNON ST E EIGHTH RD E QUEEN ST N LAKE MILBUROUGH TOWN LINE Mixed Use - High Density QUEENSTON NASHRD RD S YORK BL CANNON ST W MAIN ST E CENTENNIAL Key Map WILSON ST KING ST E VD A AAPPEPAEALSLS KING ST E OTT VE
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A WY Detail Inset A T ST S PKWY TT RD KING ST W APLEYTOWN RD The southern urban boundary that generally extends from Upper Centennial Parkway and Mud Street East in the east, A JOHN ST S VE S
JAMES ST S OFIELD RD QUEEN ST S KING ST E GREENHILL MAIN ST W BA AVE DUNDURN ST S CUMBER LAND following the hydro corridor and encompassing the Red Hill Business Park to Upper James Street remains under appeal.
Y ST S LAWRENCE RD MOUNT PARKSIDE DR QUIGLEY RD District Commercial AC AC SHERMAN SHERMAN RIDGE RD ALBION RD A UHOPA NO. 69 APPEALS - PL171450 KING ST W VE CONCESSION ST MOUNT SHERMAN YMPIC DR DR YMPIC STERLING
COOTES DR ST EVANS RD KERNS RD Arterial Commercial RIDGE RD OL CONCESSION 7 E Rural ALBION RD UPPER OTT A AIN BROW BL AIN RD E ALLSVIEW RD E YORK RD AVE F ABERDEEN GREEN MOUNT - 71 Main Street West and 10 Baldwin Street, Appellant # 8 MAIN ST W ROBSON RD UPPER WENTWORTH ST Urban COOTES DR UPPER WELLINGTON ST - 3011 Homestead Drive (Glanbrook), Appellant # 4 HARVEST RD UPPER JAMES ST Employment Area Designations EMERSON ST VE A AIN RD SECOND RD E ELEVENTH RD E FENNELL A VD THIRD RD W GREEN MOUNT VE KING ST W - Certain Lands between Wilson Street West and south and north of Portia Drive (Ancaster), KING ST E A KING ST W EAST TOWN LINE RD BOULDING MUD ST ST TENTH RD E GRANTVD UPPER KENIL DUNDAS ST BECKETT DR AVE W AVE KING HATT ST BL FENNELL EIGHTH RD E Industrial Land Appellant # 15 OSLER DR SEVENTH RD E 8 UPPER GAGE GARDEN LN RD MOUNT UPPER SHERMAN CENTRE RD
UPPER P WK RD E SIXTH RD E - 221-225 John Street South and 70-78 Young Street (Hamilton), Appellant # 20 MOHA UPPER CENTENNIAL RHVP FIFTH RD E CONCESSION ST MUD ST E Detail Inset FIRST AIN BROW RD WORTH ST - 237 Upper Centennial Parkway (Stoney Creek), Appellant # 14 WHITNEYAVE SCENIC DR ST Business Park
YMPIC DR DR YMPIC GOVERNOR'S RD 403 ARADISE RD S
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to locate within the proposed building to provide goods and services to meet the day-to-day and weekly needs of existing and future residents in a location that is highly accessible by active and public forms of transportation.
Downtown Mixed Use Designation
The boundaries of the “Downtown Mixed Use” designation coincide with the Downtown Hamilton Secondary Plan boundary. Residential uses as well as commercial uses such as retail stores, personal services, live work units, artist studios, financial establishments, restaurants, and medical clinics are permitted within the Downtown Mixed Use designation (Volume 1, Policy E.4.4.4). The proposed residential units, commercial, and retail units conform with this policy.
Policies related to density and height are set out in the Downtown Secondary Plan, to be discussed in Section 4.4 of this report.
The following policies apply to the Downtown Mixed Use designation:
Policy Response
The range and breadth of commercial The proposed retail/commercial units will create the uses are intended to serve a broad opportunity for local businesses to locate within the regional market and also provide day-to- proposed building to provide goods and services to day retail goods and services to meet the day-to-day and weekly needs of existing Downtown residents (E.4.4.1); and future residents
The area designated Downtown Mixed The ground floor commercial/retail units along Main Use shall also serve as a central focus for Street West and the pedestrian mall along George the City by creating a sense of place. Street will contribute to a sense of place through Retail and service commercial uses are a ground-level entrances and direct, flush, key element in maintaining that function connections to the public sidewalks. The and ensuring the continued vibrancy of commercial/retail units along Main Street and the Downtown. New commercial George Street will contribute to a more vibrant street development shall be designed and life in the Downtown and Hess Village by increasing oriented to enhance the streetlife of the pedestrian activity and providing for outdoor patio Downtown (E.4.4.2); space.
Increasing the number of people who The Subject Applications will bring 321 additional work and live the Downtown shall residential units onto the Site. The additional enhance the day and night activity and residential units and commercial/retail uses will contribute to its planned function as a increase the number of people living and shopping vibrant people place (E.4.4.3); in the Downtown and surrounding communities and contribute to a more active and vibrant streetscape along Main Street West, Queen Street South, and George Street.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 38 GSP Group Inc. | August 2020
Policy Response
Within the area designated Downtown A higher density form of development is proposed Mixed Use, a higher density form of including ground floor commercial/retail uses. housing shall be encouraged, including affordable housing, that may be integrated with business uses including retail and service commercial establishments on the ground floor, as further set out in the Downtown Secondary Plan (E.4.4.8);
Permitted uses shall be located in both A mixed use building is proposed on the Site. single and mixed use buildings (E.4.4.9);
The Downtown Mixed Use area shall be Along Main Street West, the building façade is pulled designed as a pedestrian focus area with toward the street (setback 0.5 m) to allow for a high level of pedestrian comfort and additional pedestrian amenity and landscaping area. amenities. Buildings shall generally be Landscaping details will be determined through the situated close to and orientated to the Site Plan Approval stage. street. Retail buildings shall have store- fronts and other active uses opening onto Along George Street, the existing building will be the sidewalk.[…] New development in retained to allow for the continuation of an active other areas of the Downtown Mixed Use retail/restaurant along George Street. area should create a comfortable pedestrian environment (E.4.4.10);
Building mass shall consider the The concept plan proposes stepbacks in height from pedestrian nature of the area designated the low-rise buildings along George Street. The 23- Downtown Mixed Use. Massing storey mass is proposed along the Main Street West techniques such as stepped back or portion with stepbacks in height located at the 3rd, terraced floors may be required 4th, 12th, and 18th storeys. (E.4.4.11);
Residential Intensification
Policy B.2.4 contains residential intensification policies. The UHOP defines residential intensification as “intensification of a property, site or area which results in a net increase in residential units or accommodation and includes: f) redevelopment, including the redevelopment of brownfield sites; g) the development of vacant or underutilized lots within previously developed areas; h) infill development;
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 39 GSP Group Inc. | August 2020
Based on this definition, the proposed development is considered to be residential intensification and therefore Policy B.2.4 applies to the Subject Applications.
Policy B.2.4.1.2 states that the “City’s primary intensification areas shall be the Urban Notes and Urban Corridors” which are to generally accommodate 40% of the City’s residential intensification target. Further, Residential Intensification developments are to be evaluated based on criteria contained in Policy B.2.4.1.4. See below a description and analysis of how the Subject Applications meet these criteria:
Policy B.2.4.1.4 Response
a) a balanced See below. evaluation of the criteria in b) through g), as follows;
b) the relationship of The existing neighbourhood character can be divided into two the proposal to ‘sections’: the portion fronting Main Street West and the portion fronting existing George Street. neighbourhood character so that it The Hess Village Pedestrian Mall along George Street was originally a maintains, and residential neighbourhood in the late nineteenth century but has been where possible, adaptively re-used for commercial dining, entertainment, and office enhances and purposes. Most of the buildings along George Street between Queen builds upon Street South and Hess Street South and along Hess Street South desirable between Main Street West and King Street West were built in the established 1800’s and still exist today. There are a variety of detached, semi- patterns and built detached, townhouse, and walk-up apartment building forms that range form; between 2 and 3 storeys in height. The cobblestone streets along with raised planting beds, outdoor patios, street trees, and limited vehicular use contribute to the character of Hess Village. The existing 2 storey building at 115 George Street is proposed to be partially conserved by the physical retention of the main (north) facade, the side walls, the sloped roof up to the ridge (visible from George Street) and the chimneys. A large outdoor patio is proposed with extensive perimeter landscaping to match other patios along George Street. The retention of the existing building along with the extensive stepbacks and setbacks in height from the 2 storey building to the 23 storey tower along Main Street West allows for the character of the Hess Village Pedestrian Mall to be maintained and builds upon the desirable established built form.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 40 GSP Group Inc. | August 2020
Policy B.2.4.1.4 Response
The portion fronting Main Street West cannot be characterized by any one type of built form as it contains a variety of low-, mid- and high-rise buildings built in various time periods and includes a variety of residential, retail, commercial, and institutional uses. The character of the area is not homogenous in terms of age, height, building material, or use of buildings. For example, there is a mix of mid-century (1950s- 1960s) mid- and high-rise apartment buildings south of Main Street West with several low- and mid-rise victorian-era residential and commercial buildings west of Queen Street South. The proposed 3- storey podium along Main Street West and Queen Street South frames the street and is proportionate to existing 2-3 storey brick buildings on the south side of Main Street West and will visually tie in through the use of similar building materials.
c) the development’s Condominium tenure is currently proposed for the proposed contribution to redevelopment. The concept plan contemplates a total of 321 maintaining and residential units. achieving a range of dwelling types and tenures;
d) the compatible With respect to use, the proposed mixed uses (i.e., commercial and integration of the residential) development is compatible with the mixed-use corridor development with along Main Street West as well as the retail-orientated pedestrian mall the surrounding along George Street. area in terms of use, scale, form With respect to scale and form, the retention of the existing building at and character. In 115 George Street and the integration of this building into the overall this regard, the building design allows for an appropriate transition in building mass and rd City encourages height towards the 23-storey tower. Stepbacks are provided at the 3 , th th th the use of 4 , 12 , and 18 storeys to allow for an appropriate transition in scale innovative and and form. Most of the tower’s mass is located along Main Street West creative urban rather than George Street. The immediate area to the south of the Site design techniques; contains a number of mid and high-rise apartment buildings (8 to 22 storeys). In addition, there is an approved 24-storey residential development currently under construction just north of the Site at 15 Queen Street South.
In terms of character, the restoration of 115 George Street to its original massing and Gothic Revival architecture style will allow for the compatible integration of the proposed redevelopment into the
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 41 GSP Group Inc. | August 2020
Policy B.2.4.1.4 Response
pedestrian mall along George Street. The articulation and fenestration of the restored façade, including the gabled peaks and original window location will reflect the traditional patterns in adjacent buildings along George Street. The existing building will be orientated towards George Street and will provide direct pedestrian access from the retail/commercial unit to the pedestrian mall. The existing setback between the building and the property line is consistent with the abutting property to the east while still allowing for a large outdoor patio space which is consistent among other retail uses along George Street and throughout Hess Village.
The proposed redevelopment allows for compatible integration in terms of the scale, form, and character of the development through: • Retention of portions of the existing 2 storey building and large outdoor patio space at 115 George Street; • Stepbacks in height at the 3rd, 4th, 12th, and 18th storeys from the 2 storey building along George Street to the 23 storey tower; • Provision of a 3-storey podium and streetwall along Queen Street South and Main Street West to visually tie the development to the adjacent 2-3 storey brick and stone structures; and • Proposing a building height compatible with existing and planned development in the immediate area and greater community while providing for appropriate transition to neighbouring low-rise properties.
e) the development’s Policy E.2.0 deals with the urban structure of the City and formally contribution to identifies how the City will physically grow over the long term. The Site achieving the is located within the City’s pre-eminent urban node identified as the planned urban Downtown Urban Growth Centre due to its scale, density, range of structure as uses, function and identify. Policy E.2.3.1.9 states that this are will described in generally have a higher density with minimum overall density of 250 Section E.2.0 – persons and jobs per hectare. Based on the analysis provided above, Urban Structure; and in conformity with the Urban Structure policies of the UHOP, the proposal represents a mixed-use residential and commercial/retail development providing for appropriate intensification within the Downtown Urban Growth Centre on a Site that is adjacent to existing transit stops and within walking distance to a number of community services and amenities, places of employment, and shops/restaurants.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 42 GSP Group Inc. | August 2020
Policy B.2.4.1.4 Response
f) infrastructure and As supported by the Functional Servicing Report prepared by S. transportation Llewellyn & Associates, the proposed development can be capacity; and, accommodated through the existing municipal sewage and water services subject to implementing a number of on-site recommendations stated in their report.
g) the ability of the The proposed development conforms with the intent of the noted development to policies with the exception of the maximum height permitted in the comply with all Downtown Secondary Plan which will be discussed in Section 4.4 of applicable policies. this Report. It is for this reason that an Official Plan Amendment is being sought. On balance, the proposed development achieves the primary policy goals set out in the UHOP as outlined above.
Housing
Policy B.3.2.1 of the UHOP identifies the following goals for urban housing:
B.3.2.1.1 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.
B.3.2.1.2 Provide housing within complete communities.
B.3.2.1.3 Increase Hamilton’s stock of affordable housing of all types, particularly in areas of the City with low levels of affordable housing.
B.3.2.1.4 Increase Hamilton’s stock of housing for those whose needs are inadequately met by existing housing forms or tenure, affordability or support options.
B.3.2.1.5 Maintain a balance of primary rental and ownership housing stock as outlined in the Affordable Housing Strategy.
B.3.2.1.6 Increase the mix and range of housing types, forms, tenures, densities, affordability levels, and housing with supports throughout the urban urea of the City.
The proposed development is in keeping with the goals outlined above as well as Policies B.3.2.4.1. and B.3.2.4.2 by providing for additional residential units and home ownership options in a higher density form (i.e., apartment building) within Downtown Hamilton, close to existing transit, places of employment, and shops/services contributing to achieving a complete community.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 43 GSP Group Inc. | August 2020
Urban Design
The Urban Design Report prepared and submitted with the Subject Applications reviews the applicable urban design policies. The Report provides an analysis of the proposed concept plan against the applicable policies and guidelines contained in the following documents: • Urban Hamilton Official Plan; • Downtown Hamilton Secondary Plan; • Downtown Hamilton Tall Buildings Guidelines; and • Transit-Orientated Development Guidelines.
The report provides detail on how the various elements of the proposed design including the building base, building tower, tower top, and streetscape respond to and appropriately address matters related to built form/massing, transition, the public realm (i.e., shadowing, wind impacts), and building aesthetics (i.e., detailing and articulation).
As an overview of the detailed analysis provided in the Urban Design Brief, the proposed development supports the urban design goals and policies by: • creating pedestrian orientated places through the proposed 3-storey building base, continuous streetwall and ground-floor entrances along Main Street West and Queen Street South. The building base is proportionate to the adjacent rights-of-way as well as adjacent buildings (B.3.3.1.1, B.3.3.1.2, B.3.3.1.3, B.3.3.3.3, B.3.3.3.4); • ensuring that new development is compatible with and enhances the character of the existing environment and locale specifically through the retention and restoration of the 2- storey building along George Street and providing for appropriate transition in height, stepping upwards from 2-storeys along George Street to 23 storeys along Main Street West. The existing building along George Street will be maintained as a retail/commercial unit with a large outdoor patio fitting the context and respecting the character, built form, and landscaping of the Hess Village pedestrian mall (B.3.3.1.5, B.3.3.1.8, B.3.3.2.3,d, B.3.3.2.6); • minimizing impact on neighbouring buildings through the provision of stepbacks and terracing and orientating the mass of the tower along the southern portion of the Site which minimizes the shadow impacts on George Street and facilitates a comfortable pedestrian experience on all three street frontages (B.3.3.3.2); and • ensuring that all above-grade parking is behind the façade of the building and ensuring the landscaping surrounding the parking garage entrance creates a safe, attractive and pedestrian-orientated environment (B.3.3.10).
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 44 GSP Group Inc. | August 2020
Cultural Heritage
115 George Street and 222 Main Street West are both registered (non-designated) as cultural heritage resources on the City’s Municipal Heritage Register. 220 Main Street West is included in the City’s Inventory of Buildings of Architectural and/or Historical Interest. 109 and 107 George Street, both of which abut the Site, are designated properties under Part IV of the Ontario Heritage Act.
A Cultural Heritage Impact Assessment was completed by GBCA Architects to assess the cultural heritage value of the existing structures and detail how impact to the cultural heritage resources on- and off-site will be mitigated. The Assessment concludes that 220 and 222 Main Street do not meet the criteria for cultural heritage value and are not good candidates for physical conservation. However, 115-117 George Street does meet the provincial criteria for cultural heritage value and is therefore proposed to be partially conserved through the retention of its main and side facades, including the front portion of the roof and integrated into the proposed development so that its heritage value, found in the portion visible from George and Queen Street, is conserved.
With respect to the relationship between the proposed redevelopment and the adjacent heritage buildings, the proposed building base along Main Street West and Queen Street South will be pulled close to the streetline, which is consistent with the established building line on the south side of Main Street West (215-225 Main Street West). Further, the existing building at 115-117 George Street will maintain a consistent setback and built form (i.e., massing, window placement, chimney location, gabled peaks) with the abutting building at 107-109 George Street.
This retention, restoration, and integration of the existing structure at 115-117 George Street supports the cultural heritage policies in the UHOP, specifically B.3.4.1.1, B.3.4.1.3, 3.4.1.4, B.3.4.2.1, B.3.4.3.2, B.3.4.3.3.
Climate Change
As per Section B.3.6.2 of the UHOP, there are “several policies and goals [that] directly and indirectly contribute to the improvement of air quality and reduce greenhouse gases”. These include: a) promoting compact, mixed use urban communities; b) integrating the transportation network to include all modes of transportation; c) promoting walking, cycling, and use of public transit; d) achieving a natural heritage ecosystem through the protection and enhancement of natural heritage features and functions; e) implementing urban design features to reduce fugitive dust; f) enhancing vegetative cover; and,
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 45 GSP Group Inc. | August 2020
g) reducing the heat island effect through the use of reflective roofs, green roofs, natural landscaping, and increasing the tree canopy.
The Subject Applications will assist the City in achieving these goals by providing a more compact urban form and promoting higher density forms of development. A more compact urban form encourages the efficient use and conservation of energy and water through multi-unit buildings, which are known to use less energy than large lot and single-use neighbourhoods. The Site is located within walking distance to a number of community amenities (i.e., parks, schools) and daily destinations (i.e., grocery stores, banks, restaurants). Also, due to the proximity to places of employment, future residents, tenants, and customers will be encouraged to walk, thereby mitigating greenhouse gas emissions.
Energy and Environmental Design
Policy B.3.7.1 deals with energy efficient land use patterns. The proposed redevelopment conforms with these polices as it represents a more compact urban form within the Downtown Urban Growth Centre. The Subject Applications will translate to a more transit-supportive density within a mixed-use building, adjacent to existing public transit. The future residents of the proposed 321 units will be within Downtown Hamilton, which is a major employment centre for business, professional, and government offices as well as a short distance by transit, walking, and cycling, to several other employment areas in the City including McMaster University, thereby reducing commuting distances. The Site’s location within Downtown Hamilton as well as existing and proposed higher-order transit will encourage more people to take active and public forms of transit, thereby having the potential to reduce traffic congestion.
Parking and Loading
Policy C.4.5.15 states that “Parking and loading requirements regulated through the Zoning By- Law or site plan approval shall ensure adequate parking for the site, while avoiding excess parking supply that can discourage transit use and active transportation choices.” Policy C.4.5.19 states “New development on properties adjacent to major arterial and minor arterials and where necessary, collector roads, shall include provisions for sufficient parking, loading, maneuvering and off-street parking.”
A total of 119 parking spaces are proposed whereas 125 spaces are required under the existing regulations in By-law 05-200. Based on the TDM measures provided, the TIS prepared supports this small 6 parking space reduction request.
Summary
Based on the above analysis, the proposed redevelopment conforms to the applicable policies in the Urban Hamilton Official Plan.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 46 GSP Group Inc. | August 2020
4.4 Downtown Hamilton Secondary Plan (OPA 102)
The Downtown Secondary Plan, “Putting People First: The New Land Use Plan for Downtown Hamilton” was the first formal plan for the Downtown core, approved in 2001. In 2011, the City initiated the review and update to the Secondary Plan. On August 14, 2019 the Local Planning Appeal Tribunal (LPAT) issued a decision declaring that the new Plan was approved in its entirety except those lands subject to site specific appeals. The Site is not subject to any site-specific appeals and therefore the Secondary Plan policies apply to the Subject Applications.
The Downtown Hamilton Secondary Plan (“DHSP”) area is bounded by: • Cannon Street to the north; • Victoria Street to the east; • Hunter Street to the South; • Queen Street to the west; and • the properties fronting onto James Street North from Cannon Street to the West Harbour GO Station and fronting onto James Street South from Hunter Street to Charlton Avenue.
The DHSP policies are contained in Volume 2, Chapter B of the UHOP.
The Site is designated “Downtown Mixed Use” and 115 George Street has the “Pedestrian Focus” overlay on “Land Use Plan”, Map B.6.1-1 of the DHSP (Figure 8).
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FOREST ST Not To Scale Date: August 2019 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT CHARLTON AV W C Teranet Land Information Services Inc. and its licensors. [2017] CHARLTON AV E May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY
Policy B.6.1.4.6 of the DHSP states that when considering an application for development, the following matters shall be evaluated:
Policy Response a) compatibility Compatibility, as defined in Chapter G of the UHOP, means building forms with adjacent that are mutually tolerant and capable of existing together in harmony land uses within an area. It is not to be narrowly interpreted to mean “the same as” including or even “being similar to”. matters such as shadowing, Shadowing - The sun-shadow analysis prepared by Kozlowski Architect grading, concludes that the proposed building meets the City’s shadow impact overlook, noise, criteria and will have minimal impact on the public sidewalks. lighting, traffic and other Grading - The Site is relatively flat and the proposed redevelopment will impacts; not result in any significant grade changes that would adversely affect abutting properties.
Overlook - While balconies are proposed along the north, east, south, and west facades of the building, the abutting and immediate surrounding land uses are predominantly retail and commercial, and do not include private amenity spaces. It is noted that there are two low-rise dwellings on the west side of Queen Street South. In this regard, the proposed balconies will face the front yard of these dwellings rather than their private rear yard amenity spaces. The proposed tower balconies are also set back in excess of 3.5 metres from the western lot line plus the 20.0 m width of Queen Street South. This separation distance also provides an effective form of mitigation from potential overlook to the west.
Noise - The resultant noise from the proposed ground-floor retail/commercial uses along George Street and Main Street West is consistent with other nearby commercial uses along George Street and Main Street as well as the commercial/retail uses that previously existed on the Site. In terms of the impacts on adjacent land uses as a result of the additional residential units and activity - the noise generated would be consistent with other nearby residential apartment buildings and is appropriate given the Site’s prominent location at the Main and Queen intersection, both busy and heavily-used commercial and transportation corridors. Based on this, the resultant noise would be considered appropriate.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 49 GSP Group Inc. | August 2020
Policy Response
Matters related to lighting will be dealt with through the Site Plan Approval stage of development.
Based on the above analysis, the proposed building is capable of existing together in harmony within the area by limiting net new shadows, providing separation distance between balconies and existing residential development to minimize overlook into private amenity space, and by limiting access points to the building to control traffic. b) the Special consideration of transition in height has been given to adjacent and consideration of existing buildings. transition in height to North – The massing and design of the tower portion (portion above the 3- adjacent and storey building base) are designed to provide for a gradual transition in existing height, scale, massing, and floorplate size between the low-rise, 2-storey buildings; portion along George Street and other low-rise buildings along George Street, to the 23-storey point tower along Main Street West. Above the 3rd storey, a one-storey glass volume is setback from the podium 2.0 m and facilitates an additional transitional element between the base and the tower portion. Stepbacks are provided at the 3rd, 4th, 12th, and 18th storeys. As a result of these stepbacks, the tower has three distinct massing elements and floorplate sizes including levels 5-11 with a floorplate of 1,319 m2, levels 12-17 with a floorplate of 1,215 m2, and levels 18-23 with a floorplate of 907 m2. Although the “L-shape” is considered one floorplate, the northern portion of the floorplate is architecturally differentiated from the southern portion through the use of different building materials and detailing (i.e., balcony depth, recession and materiality) and are not perceived as one large mass, which allows for greater transition to the low-rise buildings to the north. These stepbacks also mitigate the visual impact of the proposed building on the George Street streetscape as illustrated in the Visual Impact Assessment.
West and South – Above the building base along the western and southern portions of the building, the tower portion is stepped back 3.0 m from the building base along Main Street West and Queen Street South and 2.0 m from the existing 2-storey building to the 12-storey portion in the northern portion of the Site. This includes 0.5 m between the 3rd and 4th storeys along Main Street West and 1.04 m along Queen Street South. The tower is set back even further between the 4th storey and the southern portion of
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 50 GSP Group Inc. | August 2020
Policy Response
the tower with 2.03 m along Queen Street South and 2.67 m along Main Street West. These setbacks and articulation differentiate the building base from the tower and creates a building base that is a height more aligned with the properties on the south side of Main Street West and on the west side of Queen Street South.
East – From the existing 1 ½ storey building fronting Main Street at 206 Main Street West, a stepback in height is proposed at the 4th storey. A building setback of 1.17 m between the property line and the 4th storey is proposed with an additional 4.8 m between the building edge and the tower portion. The proposed stepback and setback assist in creating an appropriate transition from the existing building at 206 Main Street while recognizing the planned context for the Main Street Corridor which is to accommodate additional building height. It is further noted that the portion of the building base abutting 206 Main Street West has been designed to accommodate future development. c) that height, The retention of the existing 2-storey building at 115 George Street massing, scale, facilitates a building arrangement and scale that is consistent with the and abutting property at 107-109 George Street through matching setbacks, arrangement of massing, height, and fenestration. The incremental increase in height the buildings towards the tower along the southern portion of the Site allows for an and structures appropriate transition in height, massing, and scale that is compatible with are compatible neighbouring low-rise buildings to the north and respects the character and with adjacent heritage of Hess Village. As shown in the image below, the proposed development and sympathetic to the character and heritage of the neighbourhood; and
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 51 GSP Group Inc. | August 2020
Policy Response
building is only marginally visible when standing at the intersection of George Street and Hess Street, facing east as a result of restoring the existing building and providing step back in height (refer to Figure 12 in the Visual Impact Assessment).
The mass of the building is broken up through the provision of the podium and the incorporation of the existing building at 115 George Street. The proposed maximum height of 23 storeys along Main Street West is compatible with other apartment buildings south, east, and north of the Site which range from 8 to 22 storeys, as well as other recently approved development (i.e., 24 storeys at 15 Queen Street South which is currently under construction). The image below shows the proposed massing in the context of the neighbouring built form.
d) the The building known as 115-117 George Street will be partially conserved conservation of by the physical retention of the main (north) facade, the side walls, the on-site and sloped roof up to the ridge (visible from George Street) and the chimneys adjacent cultural will be integrated into the proposed development so that its heritage value, heritage found in the portion visible from George and Queen Street, is conserved. resources
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 52 GSP Group Inc. | August 2020
Housing
Policy B.6.1.4.10 says that “the development of housing with a full range of tenure, affordability, and support services shall be provided for and promoted throughout the Downtown in a full range of built housing forms in accordance with the policies of Section B.3.2. – Housing Policies of Volume 1”. The proposed building contemplates 321 additional residential units with a condominium tenure in Downtown Hamilton and conforms to the policies in Volume 1 - B.3.2 as discussed previously in this report.
Building Heights
115 George Street is identified as “Low-Rise 2” while the remainder of the Site is identified as “Mid-Rise” on Maximum Building Heights, Map B.6.1-2 of the DHSP (Figure 9). Policy B.6.1.4.12 outlines the maximum heights for each area as follows:
b) Low Rise 2 – up to 6 storeys; c) Mid Rise – up to 12 storeys; d) High Rise 1 – up to 20 storeys; e) High Rise 2 – up to 30 storeys;
Notwithstanding the maximum building heights outlined above, Policy B.1.4.14 states that the maximum building height within the DHSP area shall be no greater than the height of the top of the Escarpment. Identified in Appendix D – Niagara Escarpment Height of the DHSP, this height is 190.0 m above sea level (“ASL”) along Queen Street.
The requested Official Plan Amendment proposes to: • amend the northern portion of the Site from “Low-Rise 2” to “High Rise 1” (to permit a maximum height of 18 storeys which is below the height of Escarpment at Queen Street); and • amend the southern portion of the Site from “Mid-Rise” to “High Rise 2” on 220 and 222 Main Street West (to permit a maximum height of 23 storeys – which is below the height of the Escarpment at Queen Street).
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 53 GSP Group Inc. | August 2020 NOTE: Maximum Building Heights within the Downtown STUART ST shall be no greater than the height of the top of the Escarpment in accordance with Policy B.6.1.4.9. AY ST E MURRAY ST W MURR NOTE: This Map is implemen- ted through specific zoning
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T Downtown Hamilton FOREST S Not To Scale Date: August 2019 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT C Teranet Land Information Services Inc. and its licensors. [2017] CHARLTON AV W CHARLTON AV E May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY DUKE ST Secondary Plan Maximum Building Heights YOUNG ST Map B.6.1-2
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FOREST ST Not To Scale Date: August 2019 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT C Teranet Land Information Services Inc. and its licensors. [2017] CHARLTON AV W CHARLTON AV E May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY
In order to consider the appropriateness of this requested change, the DHSP contains several policies that shall apply to tall buildings. These policies (B.6.1.4.18) are:
Policy B.6.1.4.18 Response a) A tall building is any The proposed building is considered a tall building due to portions of the building that is building being greater than 12 storeys in height. greater than 12 storeys in height; b) New tall buildings The elevation of the tallest part of the proposed building will be below the shall be no greater height of the escarpment indicated on Appendix D of the DHSP (190 m than the height of ASL). the top of the escarpment as measured between Queen Street and Victoria Avenue; c) A tall building is The Urban Design Report details how the building appropriately responds typically defined as to the policies and guidelines applicable to each component of a tall having a building building: the building base; tower; and tower top. A 3-storey building base component base is proposed along with a tower, differentiated by setbacks from the (also known a base, building materiality, and articulation. The Tower top is podium), a tower differentiated from the tower through a variation in building component and materiality/colouring, detailing and articulation. These various elements tower top, however, are described below. Policies B.6.1.4.18 through B.6.1.4.24 shall also apply to other typologies of a tall building; d) A building base is A 3-storey building base (i.e., podium) is proposed along Queen Street defined as the South and Main Street West which will frame the public realm at a scale lower storeys of a and height that respects the height and scale of the existing adjacent tall building which buildings in the area. The podium is proposed to be constructed are intended to aesthetically similar to buildings in the immediate area to create visual frame the public ties with the existing neighbourhood. The south facade is broken up by realm with good the separate retail and residential entrances which are emphasized street proportion through material differentiation and recessed entrances, thereby creating and pedestrian slight overhangs which allow for a level of weather protection for scale or contains pedestrians. The ground floor is proposed with a taller floor-to-ceiling
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 55 GSP Group Inc. | August 2020
Policy B.6.1.4.18 Response
streetwall heights height to accommodate flexible uses for commercial or institutional uses that respect the over time. Windows are proposed throughout the entire length of the scale and built form south and west facades on the 2nd and 3rd storeys. The building base character of the height has been designed at 3-storeys to ensure consistency with the existing context abutting 2-3 storey buildings to the east, west and south. through design, articulation, and use of the ground floor
The existing 2 storey building along George Street and outdoor patio that is proposed to remain will continue to frame the public realm with a street proportion similar to the abutting properties along George Street. e) A tower is defined A 20 storey tower is proposed (storeys 4-23) which is articulated and as the storeys differentiated from the building base through the use of setbacks and above the building building materiality. base; and f) The tower top is Stepbacks are employed on the 18th storey, which will lighten the tower defined as the top volume and provide a termination to the continuous mid-volume of uppermost floors of the tower. The tower top provides visual differentiation through increased the building glass on the top five floors. There are also black accent bands that including rooftop extend the entire length of the tower, stopping at level 21. Above the mechanical or black accent band, a lighter colour is used to lighten the appearance of telecommunications the tower top. The corner of the tower facing the Queen and Main equipment, signage intersection is emphasized using a white accent wall that extends slightly and amenity space. above the remainder of the building as well as beyond the south facade This portion of the of the building. This colour and architectural accenting differentiates the building shall have corner section of the building from the other facades, acting to signify the a distinct presence
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 56 GSP Group Inc. | August 2020
Policy B.6.1.4.18 Response
in Hamilton’s corner site as a skyline by recognizable and employing important gateway to interesting Downtown Hamilton. architectural features and roof treatments;
As per Policy B.6.1.4.19, the Downtown Hamilton Tall Building Guidelines shall apply to tall building development and shall be used by City Staff when evaluating tall building development proposals. These guidelines have been addressed in greater detail in the Urban Design Report.
In summary, the proposed building has been designed to facilitate a pedestrian-orientated streetscape through the use of a 3-storey podium along Main Street West and Queen Street South pulled close to the street with at-grade entrances to the retail units and residential lobby to create an animated streetscape. The retention of the existing 2-storey building and large outdoor patio area along George Street is compatible with and respects the existing character of Hess Village. The building base, tower, and tower top are differentiated and defined through setbacks and varying building materiality and detailing. The proposed massing of the building is broken up through stepbacks in height which provide for an appropriate transition in height from the 23 storey mass situated along the Main Street West frontage to the low-rise buildings along George Street. These stepbacks minimize the shadow and visual impacts and maximize sky views from the surrounding streetscapes, particularly the George Streetscape.
All tall buildings shall meet the following requirements (Policy B.6.1.4.23):
Policy Response
a) The building base shall be There is currently no consistent streetwall in the area immediately designed to: surrounding the Site; however, a number of buildings in the immediate area along Main Street West, Queen Street South, i. Fit harmoniously within and George Street are 2½ to 3 storeys in height. The proposed the context of the 3-storey podium will establish a streetwall along Queen Street neighbouring streetwall South and Main Street West where there currently is not one.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 57 GSP Group Inc. | August 2020 Policy Response
heights. Where there is This 3-storey podium will allow for a comfortable pedestrian no consistent scale. The existing building on George Street will allow for the streetwall height continuation of a building height consistent with other buildings context for the area, along George Street and will fit harmoniously with the Hess the streetwall height Village Pedestrian Mall streetscape. shall be established in a manner that maintains a comfortable pedestrian scale and appropriate street proportion;
ii. Reduce and mitigate The Pedestrian Wind Assessment prepared by SLR Consulting wind impacts on the concluded that the pedestrian level wind conditions at entrances public realm, including and surrounding the Site would be maintained at a level suitable streets, sidewalks, for sitting and standing. parks and open spaces, and privately owned publicly accessible spaces. Pedestrian level wind conditions shall be suitable for sitting and standing
iii. Minimize shadows, in According to the Sun-Shadow Study, all public sidewalks accordance with surrounding the subject property will have a minimum of 3 hours Policies B.6.1.4.34 of sun coverage which is in accordance with the City’s criteria through B.6.1.4.39 of outlined in the Terms of Reference and in accordance with Policy this Plan, to preserve B.6.1.4.35 of the DHSP discussed on page 66. Outdoor amenity the utility of sidewalks, areas are highlighted in the shadow diagrams of the study. parks, public and Shadows have been mitigated using stepbacks, by orientating private open spaces, the mass of the tower along Main Street West, and by increasing school yards and the setback between the George Street right-of-way and the 12- buildings, childcare storey building mass. centres, playgrounds, sitting areas, patios, and other similar uses;
b) The building base may be As stated in the Shadow Impact Analysis: “The proposed building required to setback at (excluding the existing house on George Street) has a setback of
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 58 GSP Group Inc. | August 2020
Policy Response
grade to achieve access to 17 metres from northern property line. This setback, when sunlight on sidewalks, compared to the as-of-right condition, greatly reduces excessive parks, public and private shadow cast on the George street public sidewalk and patios.” open spaces, schoolyards (page 6) and buildings, childcare centres, playgrounds, sitting areas, patios, and other similar uses;
c) tall building development There is only one tower proposed on the lot. The building’s shall provide setbacks from massing and height are focused on the southern portion of the the lot line to the building Site, along the Main Street West corridor, stepping down in height face of the tower and to meet the low-rise character of George Street. The tower is adequate separation setback from the property lines: 3.5 m from Main Street West and distance between towers Queen Street South; greater than 15 m from George Street; and, on the same lot. These lot between 1.84 m and 6.36 m to the interior lot lines. line tower setbacks shall ensure that individual tall buildings within a city block and the cumulative effect of multiple tall buildings within a block contribute to creating a strong and healthy neighbourhood by fitting in with the existing and/or planned context. Providing adequate space between towers shall:
A separation distance of 12.5 m is recommended under the TBDG between the tower portion and any interior lot lines to ensure a recommended 25 m distance between towers on adjacent lots in order to minimize the cumulative impact of
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 59 GSP Group Inc. | August 2020
Policy Response
multiple tall buildings on one block and to protect the development potential of other sites within the block. Given the small lot area and presence of the designated heritage buildings at 107-109 George Street, a tall building is not likely at this location. Given the large lot area of the abutting property to the east (206 Main Street West) there is sufficient space to meet the recommended 25 m separation distance between towers with a minimum of 5.0 m of that provided on the Site while still having enough space left for a tower floorplate of approximately 800m2. Accordingly, the proposed setbacks, although below the recommended 12.5 m setback between interior lot lines and the tower, will not significantly impede on the adjacent properties’ development potential.
i. enhance the ability to The retention of a portion of the existing building at 115 George provide a high-quality, Street and the proposed extensive outdoor patio, as well as the comfortable public incremental increase in height towards the tower, minimize the realm; shadow and wind effects at the ground-level, thereby contributing to a high-quality public realm.
ii. protect development By focusing the bulk of the tower towards the centre of the Site potential of other sites and by allowing for appropriate setbacks between the tower and within blocks; abutting properties, development potential of other sites within the block to the east are protected. (Refer to discussion above in Policy B.6.1.4.23 c)).
iii. provide access to According to the Sun-Shadow Study, the proposed building has sunlight on sidewalks, minimal impact on sidewalks and there are no public plazas, parks, public and private parks and open spaces, school yards, or playgrounds being open spaces, school affected by the proposed new net shadow. yards and buildings;
iv. provide access to The building has been designed to provide natural light to all units natural light and a through the use of large windows and transparent glazing. reasonable level of Privacy for the occupants of the tall building will be maintained privacy for occupants of through adequate separation between other tall buildings in the tall buildings; area (greater than 25 m) and the provision of inset and partially inset balconies which offer greater levels of privacy.
v. provide pedestrian-level The tower has three distinct massing elements and floorplate views of the sky sizes including: between towers • levels 5-11 (1,319m2); particularly as
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 60 GSP Group Inc. | August 2020
Policy Response
experienced from • levels 12-17 (1,215m2), and adjacent streets, parks • levels 18-23 (907m2). and open spaces, and views between towers Although the “L-shape” is considered one floorplate, the northern for occupants of tall portion of the floorplate is architecturally differentiated from the buildings; southern portion through the use of different building materials and detailing (i.e., balcony depth, recession and materiality) and are not perceived as one large mass because of this. As a result of the proposed stepbacks and transparent glazing on the northern portion of the building, pedestrian-level sky views are maintained as experienced from neighbouring streetscapes. As stated in the Visual Impact Assessment: “the terracing and building stepbacks maximize sky views along George Street. The tower massing along Main Street and the north-south separation distance between the Site and other nearby tall buildings provides sufficient room to maintain appropriate sky views when viewed along Main Street West (Views 2 and 3). Due to the location of 15 Queen Street South being directly north of the Site, the proposed building is perceived together with 15 Queen Street South when viewed looking south (View 8). When viewed looking north along Queen Street, the proposed building allows for appropriate sky views.” (page 10). View 3 from the Visual Impact Assessment is shown below which illustrates the north-south distance between 15 Queen Street South and how sky views are maintained.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 61 GSP Group Inc. | August 2020
Policy Response
vi. limit the impacts of The Pedestrian Wind Assessment concludes that all areas uncomfortable wind surrounding the Site (i.e., including entrances, sidewalks etc.) will conditions on streets, maintain sitting and standing comfort levels. parks, open spaces, and surrounding properties;
vii. provide appropriate The retention of the existing building at 115 George Street as well transitions to adjacent as the proposed stepbacks on the upper storeys allow for lower-scale planned appropriate transitions to the adjacent lower-scale development context, built heritage and built heritage resources along George Street. resources and cultural heritage landscape
As building heights increase, greater setbacks may be required from the tower to the lot line to achieve the requirements of the above policies in B.6.1.4.23.c). Setbacks between the tower and the lot lines have been provided in addition to setbacks between the podium and the setback from the podium helping to achieve the above policies in B.6.1.4.23.c).
Policy B.6.4.24 states that “development proposals for tall buildings containing residential units shall be encouraged to provide for a range of unit types and unit sizes, including those suitable for larger households, and those with children and seniors”. Residential units range in size from studio to two-bedrooms, plus a den which allows for a diverse range of household sizes to live in the proposed building including single households, seniors, and households with children.
Built Form
Policy B.6.1.4.25 states: “In addition to Section B.3.3 – Urban Design Policies of Volume 1, development in the Downtown shall achieve the following: a) eliminating expanses of blank walls; b) integrating roof top design and function with the surrounding buildings and public spaces. This shall be achieved through: i. integrating roof design with the building architecture; ii. designing the tower top of tall buildings so that they are a recognizable landmark that contributes to an iconic and distinctive skyline; iii. ensuring that roof top mechanical equipment, as well as stair and elevator towers, are sized and located so that they are screened from view from the street; iv. developing rooftop terraces, gardens, and associated landscape areas for private amenity areas, climate enhancement and for storm water management; and,
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 62 GSP Group Inc. | August 2020
v. incorporating best practices and appropriate technology to reduce energy consumption and improve air quality.
There are no blank walls along the street frontages. The eastern facade of the building base facing 206 Main Street West presents with no windows but is done so to facilitate future development on the adjacent property. The rooftop mechanical equipment has been integrated into the tower top and remaining building architecture and will be screened from view.
The following policies apply to the built form of the proposed redevelopment:
Policy Response
B.6.1.4.26 - All development shall be The proposed building is orientated towards all three oriented toward the surrounding streets streets on which it fronts, with the entrances for the and shall include direct pedestrian residences and retail units connecting directly to the access, including barrier free access public sidewalk along Main Street West and the from grade level, to the principle entrance to the retail/commercial unit along George entrances. Street connecting directly to the public realm. These entrances will include barrier-free access from grade level.
B.6.1.4.27 - All development shall be The proposed development is built close to the street built close to the street line. Additional line while providing for additional setbacks to enhance setbacks may be permitted, based on the public realm and to provide for additional the locational context, to protect pedestrian amenities such as landscaping and tree significant views, to protect cultural plantings. heritage resources, to accommodate pedestrian amenities such as street plantings and enhanced landscaping, wider sidewalks, open space, outdoor cafés, seating areas, transit shelters, bicycle parking, and other public amenities.
B.6.1.4.28 – All development shall: The proposed 3 storey podium is consistent in height a) be massed to frame streets in a with adjacent buildings and will visually connect with way that respects and supports these neighbouring properties using similar the adjacent street proportions; aesthetics. This podium height, materiality, and setback from the property lines will help to frame the street.
b) be compatible with the context of The proposed maximum tower height of 23 storeys is the surrounding neighbourhood; compatible with other high-rise buildings in the area. The proposed building will also allow for an
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 63 GSP Group Inc. | August 2020
Policy Response
appropriate transition and will be compatible with adjacent low-rise buildings on George Street.
c) contribute to high quality spaces Additional setbacks from the property lines have been within the surrounding public provided to allow for additional landscaping and realm; pedestrian amenities, contributing to a higher quality public realm.
d) provide high quality spaces The proposed building will provide high quality living within the buildings themselves areas, amenity areas, retail/commercial spaces which will be achieved through high quality architectural and urban design and high quality construction.
B.6.1.4.29 – Residential development Outdoor amenity space in the form of private balconies shall provide amenity space within new is proposed for each residential unit. Communal developments in the form of private or outdoor amenity space is proposed in the form of semi-private parkettes, rooftop gardens rooftop amenity spaces on the 12th and 18th storeys. or internalized open spaces within courtyard areas created by new buildings.
B.6.1.4.30 - Development shall High quality building materials will be incorporated into incorporate high quality durable the building design which will be detailed through the building materials for aesthetics, fire Site Plan Approval stage of development. suppression, and energy efficiency.
Transition in Scale
Related to the transition in scale of the proposed redevelopment to the adjacent communities, the following policies apply:
Policy Response
B.6.1.4.31 - Development shall The proposed podium and tower follow the L-shape of the Site provide built form transition in which is to in-fill the entire site. The tower sits close to Main scale through a variety of design Street West and is bounded by Queen Street South stepping methods including angular down to meet the low-rise character of George Street. planes, location and orientation Stepbacks on the upper storeys are proposed to reduce the of the building, and the use of overall bulk of the building and the tower design results in setbacks and stepbacks of smaller floorplates on the upper storeys (floors 12-17) and building mass. reducing the floor plate even further for storeys 18 to 23.
B.6.1.4.32 - Transition between As discussed above, the Sun-shadow study outlines the development, and adjacent mitigation measures that have resulted in minimal impact on
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 64 GSP Group Inc. | August 2020
Policy Response streets, parks or open spaces adjacent sidewalks and properties in terms of sunlight, and no shall ensure access to sunlight public plazas, parks, open space, or school yards will be and sky view. impacted. Sky views are maintained
B.6.1.4.33 - Development shall The proposed development is of a greater intensity and scale be required to provide transition than the adjacent existing development and is adjacent to in scale, within the development 119-117 George Street which is a cultural heritage resource. site, as a result of any of the A transition in scale within the development Site has been following: provided through the retention and integration of the existing a) the development is of building at 115 George Street and by providing stepbacks in greater intensity and height. The portion of the Site that is closest to the low-rise scale than the adjacent buildings along George Street is between 2½ and 11 storeys. existing scale, or where Storeys 12-17 are setback approximately 17m from George appropriate, the planned Street. The residential units will all be accessed via the lobby built form context; fronting onto Main Street West therefore the increased intensity of use will be focused away from the less intense b) the development is uses along George Street, adjacent to a cultural
heritage resource or a Appropriate transitions in scale have been provided through cultural heritage setbacks from the street lines and abutting property lines as landscape; or, well as the stepbacks in height, decreasing in height and scale c) the development is as you move closer to George Street. adjacent to existing or
planned parks, or open The Site is not located adjacent to any existing or planned spaces. parks or open spaces.
Public Realm
The four policies related to the public realm have been assessed in Shadow Impact Study (Policies B.1.4.34, B.1.4.35, B.1.4.36, and B.1.4.37):
Policy Response
B.6.1.4.34 - Development shall, to the As discussed above, shadows on public sidewalks and satisfaction of the City, through building abutting properties have been minimized by locating massing and orientation, minimize the tallest portion of the tower mass along Main Street shadows on public sidewalks, parks, West, the terracing/stepbacks in height, and the 15 m public and private open spaces, school setback between the northern property line and the 12- yards and buildings, childcare centres, storey mass. No public plazas, parks, open space, or playgrounds, sitting areas, patios and school yards will be negatively impacted due to the other similar amenities. new net shadow.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 65 GSP Group Inc. | August 2020
Policy Response
B.6.1.4.35 - Proposed development In response to this criteria, the Shadow Impact Study shall allow for a minimum of 3 hours of states: “With the application of setbacks and sun coverage between 10:00 a.m. and stepbacks on the George Street side, the proposed 4:00 p.m. as measured on March 21st development successfully mitigates the minimal to September 21st on public sidewalks, undue shadow impact of the as-of-right building and and public and private outdoor amenity will have a minimum of 3 hours of sun coverage areas such as patios, sitting areas, and between 10am to 4pm. The analysis shows that no other similar areas. private outdoor amenity space will have more than 1.5 hours of shade during the day. Outdoor amenity areas are highlighted in the shadow diagrams of the study. Therefore the criteria have been met.”
B.6.1.4.36 - Proposed development There are no public plazas, parks and open spaces, shall allow for a minimum of 50% sun school yards and playgrounds being affected by the coverage at all times of the day as shadows measured on March 21st to September 21st on public plazas, existing and planned parks, and open spaces, school yards, and playgrounds.
B.6.1.4.37 - Downtown Hamilton The proposed development does not cast any net new contains a number of primary gathering shadows on any of the spaces listed in the criteria. The spaces where civic life occurs. The spaces listed in the criteria are located at a great quality, image, and amenity of these distance to the east of the subject site where no spaces strongly affect how people shadows are cast by the proposed development perceive the Downtown. Notwithstanding Policy B.6.1.4.35 and Policy B.6.1.4.36, development shall not cast any net new shadow between 10:00 a.m. and 4:00 p.m. as measured from March 21st to September 21st on the following parks, squares, plazas and open spaces areas that serve as Downtown’s key civic gathering spaces: a) Gore Park; b) Prince’s Square (50 Main Street East); c) Hamilton City Hall Forecourt (71 Main Street West); d) Whitehern Museum (41 Jackson Street West); and,
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 66 GSP Group Inc. | August 2020
Policy Response
e) Ferguson Station (244, 248 King Street East).
The Pedestrian Wind Assessment responds to the following policies:
Policy Response B.6.1.4.38 - Buildings shall be sited, massed and Pedestrian wind levels are expected to designed to reduce and mitigate wind impacts on the be suitable for sitting and standing with public realm, including streets, sidewalks, parks, and a small area near the intersection of open spaces. Pedestrian wind levels shall be suitable Main Street West and Queen Street for sitting and standing. Higher standards may be South suitable for strolling. Comfort required for development adjacent to parks and open levels along George Street (Pedestrian spaces, and along Pedestrian Focus Streets. focus street) are at sitting and standing.
B.6.1.4.39 - Proponents shall be required to submit a As mentioned above, both a Shadow Shadow Impact Study and a Pedestrian Level Wind Impact Study and Pedestrian Wind Study, in accordance with Chapter F – Implementation Assessment have been prepared and Polices of Volume 1, to demonstrate that the height, have demonstrated that the proposed orientation, design and massing of a building or building design does not unduly structure does not unduly overshadow, block light, overshadow, block light or create result in the loss of privacy of adjacent residential uncomfortable or unsafe wind uses, or create uncomfortable or unsafe wind conditions. conditions. Studies shall be completed to the satisfaction of the City and shall demonstrate conformity with Policies 6.1.4.34 through 6.1.4.38.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 67 GSP Group Inc. | August 2020
Parking
Policy B.6.1.4.41 states that “above-ground vehicular parking shall be fronted by permitted uses other than parking at street level and upper storeys shall be screened from view from the street”. The proposed above-ground parking structure will be architecturally integrated into the remainder of the building using window articulation which appears as though the parking levels are residential units.
Policies related to the provision of charging stations for electric vehicles and providing for autonomous vehicle and shared vehicle parking will be dealt with at the Site Plan Approval stage (Policies B.6.1.4.46 and B.6.1.4.47).
Pedestrian Focus Streets
115 George Street is identified as a “pedestrian focus street” on Map B.6.1-1 of the DHSP (Figure 8). The following policies apply to areas identified as “pedestrian focus streets”:
Policy B.6.1.6.2 Response a) the vision for Pedestrian Focus Streets The retention of the existing building at 115 is to complete the streetwall and George Street will contribute to the streetwall provide an uninterrupted building line at along George Street. The proposed podium will the street level through compatible create an uninterrupted streetwall along Queen development and infill development Street South which will effectively integrate the along the corridor; existing building at 115 George Street.
b) notwithstanding Policy E.4.3.4 f) of The existing building is 2 storeys. All new Volume 1, all development shall be a development beyond the existing building will be minimum height of three storeys; 3+ storeys.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 68 GSP Group Inc. | August 2020
Policy B.6.1.6.2 Response c) the height of new buildings and The existing building to be retained is consistent additions shall be consistent with the with the traditional streetwall height for buildings traditional streetwall height at the street along George Street which range between 2-3 line; storeys)
d) taller building masses shall be The taller building mass is stepped back from sufficiently stepped back from the George Street. The building is stepped back at street to avoid interference with the the 3rd, 4th, 12th, and 18th storeys. In this regard, perceived massing of the street as the potential visual impacts from the pedestrian primarily a low to mid-rise corridor; focus street (George Street) are minimized. (Reference can be made to Views 12 and 13 in the Visual Impact Assessment which illustrate the stepping)
e) the articulation of façade shall retain a The existing building and front façade of 115- similar rhythm and scale to the street 117 George Street, including the original gable front shops in its surroundings; and window locations, are to be retained and restored to their original locations.
f) the articulation of the façade of new By retaining and restoring the existing facades buildings shall reflect or complement to their original massing, fenestration, gable the traditional patterns of fenestration locations, and chimney massing will match that in adjacent buildings; of the abutting buildings at 107-109 George Street.
g) limited articulation of the front façades The existing building and front façade is to be may be permitted in order to create retained. sheltered areas at ground level or to allow for the incorporation of architectural design elements and access to significant views, provided that the sense of enclosure is maintained and that the articulation does not detract from the retention of the traditional building line;
h) the ground floor frontage shall be The existing building and front façade are to be clearly articulated in the massing of the retained. façade, substantially glazed, with generous floor-to-floor heights and designed to accommodate signage;
i) where possible, buildings shall be The front and side facades of the existing constructed to the side lot line in order building will be retained and restored to their
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 69 GSP Group Inc. | August 2020
Policy B.6.1.6.2 Response to maintain the sense of enclosure and original massing and the current location will be avoid gaps in the streetscape; and, maintained. The side facades will be integrated with the “new” portion of the building base along Queen Street South.
Urban Design
Section B.6.1.10 contains policies related to gateways, views/vistas, and signage/wayfinding. A Visual Impact Assessment was prepared in accordance with Policy B.6.1.10.9 and concluded that views to the Niagara Escarpment were not directly or indirectly impacted because of the proposed development (B.6.1.10.4). Details regarding signage and wayfinding will be dealt with during the Site Plan Approval stage of development.
Cultural Heritage
GBCA Architects prepared a Cultural Heritage Impact Assessment), submitted under separate cover. The proposed development will conserve and restore the existing cultural heritage resource at 115-117 George Street and will be adaptively re-used for commercial/retail purposes (Policies B.6.1.11.1.d and B.6.1.11.1.e)
General Transportation
Policy B.6.1.12.2 states that “Public right-of-way road widenings may be required in order to provide for expanded public realm, landscaping, or to accommodate additional street capacity. Public right-of-way widenings shall not be taken from streets within the Downtown Hamilton Secondary Plan area except for each street segment identified in Schedule C-2 – Future Road Widenings of Volume 1 and shall be taken in accordance with Policy C.4.5.6 – Road Widenings of Volume 1.”
The historic grid pattern in Downtown Hamilton will be maintained by animating all three street frontages and maintaining the access through the internal private laneway so that the abutting property still has access (Policy B.6.1.12.4 and B.6.1.12.5).
The proposed building setbacks from the property lines along Main Street West, Queen Street South, and George Street will allow for the opportunity to provide enhanced landscaping and pedestrian amenities (Policy B.6.1.12.8).
Short and secure/long-term bicycle parking will be provided in accordance with Zoning By-law 05- 200. Details on electric vehicle, autonomous vehicle, and shared vehicle parking will be provided during the Site Plan Approval stage of development. The Site is within the service area of Hamilton’s SoBi bicycle sharing service and is in proximity to several stations (Policy B.6.1.12.11).
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 70 GSP Group Inc. | August 2020
Infrastructure, Energy and Sustainability Policies
Policy B.6.1.13.1.b) requires that the approval of development applications shall be contingent on the availability of water and wastewater capacity, and stormwater capacity. As supported by the Functional Servicing Report prepared by S. Llewellyn & Associates, the proposed development can be accommodated through the existing municipal sewage and water services subject to implementing several on-site recommendations stated in their report.
Summary
Based on the analysis above, the requested redesignation of the Site to a allow for a tall-building up to a maximum of 23 storeys is appropriate as the proposed building design addresses and satisfies the criteria for tall buildings outlined in the Downtown Hamilton Secondary Plan.
4.5 Other Policies / Guidelines
Below is a review of other City guidelines and an analysis of the proposed development against the applicable sections.
4.5.1 Downtown Hamilton Tall Buildings Guidelines (February 2018)
The Downtown Hamilton Tall Building Guidelines is a reference document that guides the design of tall buildings within Hamilton’s Downtown and builds on existing plans and policies. As per Policy B.6.1.4.19 (Volume 2) of the UHOP, the Downtown Hamilton Tall Building Guidelines shall apply to tall building development and shall be used by City Staff when evaluating tall building development proposals. An evaluation of the applicable guidelines in this document against the proposed development can be found in the Urban Design Brief prepared by GSP Group, submitted under separate cover.
In summary, the proposed building has been designed to facilitate a pedestrian-orientated streetscape through the use of a 3-storey podium along Main Street West and Queen Street South pulled close to the street with at-grade entrances to the retail units and residential lobby to create an animated streetscape. The retention of the existing 2-storey building and large outdoor patio area along George Street is compatible with and respects the existing character of Hess Village. The building base, tower, and tower top are differentiated and defined through setbacks and varying building materiality and detailing. The proposed massing of the building is broken up through stepbacks in height which provide for an appropriate transition in height from the 23 storey mass situated along the Main Street frontage to the low-rise buildings along George Street. These stepbacks minimize the shadow and visual impacts and maximize sky views from the surrounding streetscapes, particularly the George Streetscape. The proposed development respects and appropriately responds to the Tall Building Design Guidelines.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 71 GSP Group Inc. | August 2020
4.5.2 Transit Orientated Development Guidelines for Hamilton (August 2010)
The Council-adopted Transit Orientated Development (“TOD”) guidelines are meant to “complement existing Official Plan policy, zoning restrictions, and to serve as a tool to help translate policy into action” (pg. 66 of Volume 2). The TOD guidelines have ten (10) key principles and elements: 1. Promote Place Making - Creating a Sense of Place 2. Ensure A Mix of Uses/Appropriate Land Uses 3. Address Parking Management 4. Focus on Urban Design 5. Create Pedestrian Environments 6. Require Density and Compact Urban Form 7. Respect Market Considerations 8. Take a Comprehensive Approach to Planning 9. Plan for Transit and Promote Connections (for all modes) 10. Promote Partnerships and Innovative Implementation
In addition to the above goals, the Subject Lands are in an “Urban Area” and within the “Urban Corridor Area” TOD typology. Page 15 of Volume 2 of the TOD Guidelines states “The B-line primary corridor will have the highest order transit in the City and should be the focus for the largest scale TOD. The proposed development achieves the key principles and elements of the TOD Guidelines and appropriately responds to the guidelines by intensifying a site close to existing transit and proposed higher-order transit (future B-line) and by promoting pedestrian activity through a pedestrian-scale building base with at-grade entrances that directly connect to the public sidewalk.
4.6 Central Neighbourhood Plan
Neighbourhood Plans are endorsed by City Council but not incorporated into the Official Plan. Therefore, it is relevant to consider and conform to the Central Neighbourhood Plan (“CNP”), though it is used as a basic guideline. As shown on “Map 6704 (Map 2 of 2)” of the Central Neighbourhood Plan (Council Approved June 12, 1978), the Site is designated Commercial” (Figure 10).
The CNP contains policies related to the Hess Village Area for which land uses include offices, restaurants, and some retail stores. The retention of the existing buildings is a priority and commercial uses within the existing buildings is the preferred form of development. The proposed redevelopment will integrate the existing building and maintain the existing retail/commercial use within the building.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 72 GSP Group Inc. | August 2020
An Amendment to the Central Neighbourhood Plan is required which better reflects the UHOP and DHSP’s vision and land use designation for the area.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 73 GSP Group Inc. | August 2020 6102 6103
6804 6704 6703
6803 6701 6702
Central Approved Plan Council Approved: June 12, 1978
Population: 3815 (2001) 3895 (2006)
Legend
Neighbourhood Boundary
Heritage District
Environmentally Sensitive Area
Special Policy Area
Trails 6102 6103
6804 6704 6703 Single and Double
6803 6701 6702 Attached Housing Low Density Apartments Central Approved Plan Council Approved: June 12, 1978 Med-High Density Apartments Population: 3815 (2001) 3895 (2006) Commercial
Commercial and Apartments
Mixed Use
Civic and Institutional
Park and Recreational
Legend Site Utilities Neighbourhood Boundary
Heritage District Environmentally Sensitive Area MAP 6704 Special Policy Area Trails (Map 2 of 2) Single and Double
Attached Housing Low Density Apartments Date: April 2016 Med-High Density Apartments
Commercial
Commercial and Apartments
Mixed Use
Civic and Institutional Scale 1:5000 Park and Recreational Central Neighbourhood Plan Map 6704 Figure Utilities Source: City of Hamilton, Central Neighbourhood Plan, Map 6704, Map 2 of 2 (April 2016) PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT MAP 6704 10 Teranet Land Information Services Inc. and its licensors. Planning Justification Report | 115-117 George Street & 220-222 Main Street West [2015] May Not be Reproduced without Permission. GSP Group(Map 2 of 2) Date: THIS IS NOT A PLAN OF SURVEY April 2016
Scale 1:5000
PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Teranet Land Information Services Inc. and its licensors. [2015] May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY
4.7 Hamilton Zoning By-law No. 05-200
The Site is currently split-zoned “Downtown Central Business District (D1) Zone with Holding Provision H21” and “Downtown Prime Retail Streets (D2) Zone”. 115-117 George Street is zoned D2 and 220-222 Main Street West are zoned D1, H21 (Figure 11).
The Downtown zones were introduced when Council adopted Official Plan Amendment (“OPA”) No. 102, which is the City’s Downtown Secondary Plan, and By-law 18-114, which amended Zoning By-law 05-200 to implement the Downtown Secondary Plan. Several parties appealed the passing of OPA 102 and By-law 18-114 and in their August 14, 2019 decision, the Local Planning Appeal Tribunal (“LPAT”) declared that the DHSP was approved in its entirety except for a limited number of properties subject to site-specific appeals. The Site was not part of these appeals and therefore By-law 05-200, as amended by By-law 18-114, is in-effect for the Site.
The D1 and D2 zones permit a wide variety of residential and commercial uses, including multiple dwellings and retail uses, as proposed.
The following regulations apply to 220-220 Main Street West related to Holding provision 21:
Notwithstanding Figure 1 – Special Figures of By-law 05-200, on those lands zoned Downtown (D1), (D2), and (D5) Zone, identified on Maps 868, 869, 909, 910, 911, 951, 952, 953, 954, 994, 995 of Schedule “A” – Zoning Maps, no development shall be restricted by the following: a) For such time as the Holding Provision is in place, these lands shall only be used for permitted uses listed in the (D1), (D2), and (D5) Zone, within the existing buildings and structures. b) Regulations For such time as the Holding Provision is in place, development of accessory structures shall be permitted in accordance with the regulations of the applicable (D1), (D2), or (D5) Zone. c) Conditions for Holding Provision Removal The Holding Provision shall, upon application by the landowner, be removed by way of an amending Zoning By-law, from all or part of the lands subject to this provision when the following conditions have been satisfied: i. A Cultural Heritage Impact Assessment has been submitted demonstrating how the cultural heritage value has been incorporated and maintained to the satisfaction of the Director of Planning and Chief Planner, City of Hamilton; and, ii. That conditional site plan approval be received, to the satisfaction of the Director of Planning, and Chief Planner, City of Hamilton.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 75 GSP Group Inc. | August 2020 Site
Figure City of Hamilton Zoning By-law 05-200 Source: City of Hamilton Online GIS (retrieved March 2020) 11 Planning Justification Report | 115-117 George Street & 220-222 Main Street West GSP Group
The Site will be redeveloped comprehensively and will act as one lot from a zoning perspective. As such, the requested Zoning By-law Amendment seeks to rezone the entire Site to a modified D1 zone. The requested Zoning By-law Amendment includes a number of site-specific modifications which are outlined in Table 1 below.
Based on the definitions contained in Section 3 of Zoning By-law 05-200 the consolidated Site will be considered a corner lot. Regulation 6.0.a) ii) of By-law 05-200 specifies that the front lot line for a corner lot shall mean at the option of the owner, either of the lot lines abutting a public street. Based on this, the following lots lines are defined: • Front Lot Line: Main Street West • Rear Lot Line: George Street • Flankage Lot line: Queen Street • Side Lot lines: all easterly lot lines
Table 1 - Requested Modifications
Regulation Requested Regulation Required / Permitted No. Modification 6.0 c) iii) 2. Tower Minimum 12.5 metres from all • 5.0 m to the side lot Stepback for side and rear lot lines except any line measuring flankage lot line portion of 34.64 m; building • 5.0 m to the side lot exceeding line measuring 44.0 m 26.92 m; and • 1.0 m to the side lot line measuring 35.67 m Justification: A separation distance of 12.5 m is recommended between the tower portion and any interior lot lines to ensure a recommended 25 m distance between towers in order to minimize the cumulative impact of multiple tall buildings on one block and to protect the development potential of other sites within the block. Given the small lot width and area, and the presence of a designated heritage buildings at 107-109 George Street, a tall building is not likely at this location. Given the large lot area of the abutting property to the east (206 Main Street West) there is sufficient space to meet the recommended 25 m separation distance between towers with 5.0 m of that provided on the Site while still having enough space left for a tower floorplate of approximately 750-800m2. Based on this, the proposed setbacks, although below the recommended 12.5 m setback between interior lot lines and the tower, will not unreasonably impede the adjacent properties’ development potential and is therefore considered appropriate
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 77 GSP Group Inc. | August 2020
Regulation Requested Regulation Required / Permitted No. Modification D1: 6.1.1.1 Parking With the exception of an access Ground floor of parking i) 1. B. Facility driveway to the parking facility, facility faces Queen location the ground floor of the facility Street D2: 6.2.1.1 which faces any street shall only i) 3. B. be used for permitted uses, other than parking Justification: Windows and openings are proposed on the ground floor on the west façade in the building base along Queen Street South. These windows mimic the windows that would exist if the use of the ground floor was a retail, residential, or commercial use (i.e., a permitted use). Although the ground floor will be used for parking, the parking is located behind the facade of the building which is integrated with the rest of the building. The windows and the enhanced landscaping proposed along Queen Street South will enhance the pedestrian scale of the streetscape despite the ground floor being partially comprised of parking. 6.2.3.a) i) Max. Building Maximum 2.0 metres for any No maximum setback from a portion of building below 11.0 Street Line metres in height, except where a visibility triangle shall be provided for a driveway access; Justification: The existing setback is an existing condition due to the location of 115-117 George Street. The original massing of the building is proposed to be restored which means the building façade will be set back 6.0 m from the northern lot line. The existing setback and the elimination of a maximum building setback will facilitate a large outdoor patio. 6.2.3.b) i) Min. Building 115-117 George Street: 11.0 m 2 storeys (9.0 m) Height Justification: Similar to the above, the existing building at 115-117 George Street is below the required minimum height. The existing building height is consistent with other buildings along George Street and is appropriate for the pedestrian-scale of Hess Village. D1: 6.1.3.b) Max. Building 220-222 Main: 44 m 220-222 Main: Height of ii) Height 115-117 George: 22 m the escarpment as per D2: 6.2.3 b) Section 6.1.4.14 of the ii) Downtown Hamilton Secondary Plan (around 79.2 m building height) 115-117 George: 20- storeys 64.7 m plus rooftop stairs
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 78 GSP Group Inc. | August 2020
Regulation Requested Regulation Required / Permitted No. Modification Justification: Based on the analysis completed in the UHOP and DHSP sections of this Report, the Site is an appropriate site for a tall building due to its locational attributes, and the ability for the design to accommodate stepbacks and appropriate transitions to the abutting low-rise pedestrian village, while minimizing adverse impacts on the pedestrian scale regarding wind and shadows. The additional height is appropriate in the context of the emerging and planning context of the area. These heights represent the maximum heights and stepbacks will be incorporated into the building design and align with the requested Secondary Plan modifications. The requested heights differentiate between the northern and southern portions of the Site which is important in ensuring appropriate transition down towards George Street. 5.6.a) i) and Min. Required Dwelling Units <50 sq m = 200 units Reduction of required # Units x Required 5.6.a) iv) Number of # of parking for units greater Parking Parking 2 Parking Units than 50m – in excess of Spaces – Rate Spaces 51 units from 0.7 spaces Units 12 units x Multiple 0 per unit to 0.5 spaces 1-12 0 Dwelling Units 188 units per unit. 56.4 13+ x 0.3 Total 56.4
Dwelling Units >50 sq m = 121 units # Units x Required # of Parking Parking Units Rate Spaces Units 12 units x 0 1-12 0 Units 38 units x 19 13-50 0.5 Units 71 units x 49.7 51+ 0.7 Total 68.7
# Dwelling Units with 3+ bedrooms = 0 Total Required Parking = 125.1 spaces = 125 spaces Justification: Appropriate justification has been provided by Paradigm Transportation Solutions Limited in their Transportation Impact Study and Transportation Demand Management study which concludes that the requested decrease in the minimum parking requirements is appropriate given the proposed TDM measures and the proximity to existing and proposed transit.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 79 GSP Group Inc. | August 2020
5.0 PLANNING APPLICATIONS
5.1 Official Plan Amendment
An amendment is required to Volume 2 of the UHOP (Downtown Hamilton Secondary Plan) in order to permit an increase in height. The requested Official Plan Amendment (Appendix A) proposes to: • amend the northern portion of the Site from “Low-Rise 2” to “High Rise 1” (to permit a maximum height of 18 storeys plus staircase); • amend the southern portion of the Site from “Mid-Rise” to “High Rise 2” on 220 and 222 Main Street West (to permit a maximum height of 23 storeys plus mechanical penthouse); and • to create a site-specific exception to allow for reduced daylighting triangles and road widening dedication
5.2 Zoning By-law Amendment
A Zoning By-law Amendment is required to rezone the Site to one comprehensive Downtown zone (D1) and to create a site-specific exception with modified regulations to address the proposed design, while maintaining the applicable Holding (H) provision on the southern portion of the Site (see Appendix B for the Draft Zoning By-law Amendment). Below are the requested site-specific provisions:
1) to permit tower stepbacks for the portion of the building exceeding 44.0 m of 5.0 m to the side lot line measuring 34.64 m; 5.0 m to the side lot line measuring 26.92 m; and 1.0 m to the side lot line measuring 35.67 m whereas 12.5 m is currently required; 2) to permit a parking facility on the ground floor facing Queen Street South whereas the ground floor of the facility which faces any street shall only be used for permitted uses, other than parking; 3) there shall be no maximum building setback from a streetline along George street whereas 2.0 m is permitted for any portion of a building below 11.0 m in height; 4) to permit a minimum building height of 2 storeys (9.0 m) whereas 11.0 m is required; 5) to permit a maximum building height not to exceed the Escarpment Height as per UHOP, Downtown Secondary Plan, Section 6.1.4.14 (Block 1 on Schedule A of the proposed Amendment) and 64.7 m (plus rooftop stairs) for 115-117 George Street (Block 2 on Schedule A of the proposed Amendment); and 6) to permit a reduction in the number of required parking spaces for units greater than 50m2 in excess of 51 units from 0.7 spaces per unit to 0.5 spaces per unit.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 80 GSP Group Inc. | August 2020
6.0 PLANNING SUMMARY AND ANALYSIS
Provincial Policy Statement, 2020
The Subject Applications are consistent with the Provincial Policy Statement, 2020 as they: represent an infill development in a compact built form located within a designated growth area; support the efficient use of land and resources; and can be accommodated through existing municipal sewage and water services.
Consistent with the PPS, the proposed redevelopment will provide a range of housing and accommodation options within Downtown Hamilton and within walking distance to existing educational, social, cultural, employment, and recreational facilities. The Site’s proximity to community amenities, places of employment as well as existing and proposed transit will encourage future residents and customers to take active and public forms of transportation helping to reduce the number of automobile trips and thereby promoting energy efficiency and minimizing the impacts to climate change.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019
The Subject Applications conform to the policies in the Growth Plan by: • focusing redevelopment and intensification with the Downtown Hamilton urban Growth Centre and adjacent to existing public transit routes; • helping to support the achievement of complete communities by providing for a mix of land uses (i.e. residential and retail/commercial); • encouraging a range of transportation options (i.e. walking, cycling, transit, vehicle) through the Site’s centralized location and the proposed development’s pedestrian-orientated streetscape and active frontages; • reducing greenhouse gas emissions and contributing to environmental sustainability by encouraging active forms of transportation and discouraging vehicle use due to centralized location; • conserving cultural heritage resources by retaining and incorporating the existing building at 115 George Street
Urban Hamilton Official Plan
The Subject Applications conform to the policies of Volume 1 of the UHOP, as discussed in greater detail in Section 4.3 of this Report, with respect to the: • residential intensification criteria; • urban structure policies for the “Downtown Urban Growth Centre”; • land use designation policies for the “Downtown Mixed Use Area”; and
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 81 GSP Group Inc. | August 2020
• urban design and cultural heritage policies.
Of importance, the Subject Applications support the compatible integration of the proposed redevelopment with the surrounding low-rise area to the north (Hess Village) through the retention and restoration of the existing building and cultural heritage resource at 115 George Street and the provision of building stepbacks which minimize shadow and visual impacts on the George Street streetscape. The 3-storey podium and introduction of a consistent streetwall along Queen Street South and Main Street West will visually tie the existing 2-3 storey brick and stone buildings adjacent to the Site to the proposed redevelopment. The height of the proposed tower (23 storeys) is compatible with other buildings to the north, south and east of the Site as well as with the 24-storey residential development currently under construction north of the Site at 15 Queen Street South and will be perceived together with existing tall buildings.
The pedestrian nature of the Downtown will be improved and enhanced on all three street frontages through the introduction of a streetwall and the provision of ground-floor retail/commercial units adjacent to Main Street West and the pedestrian mall along George Street.
The Site’s centralized location and proximity to existing and planned public transit, places of employment, shopping, restaurants, and parks will encourage future residents to take public and active forms of public transportation. The Site and surrounding area are in proximity to a number of local and express HSR public transit routes as well as GO bus stops which provide express service to a number of regional employment centres including: Toronto’s Union Station; Mississauga’s SquareOne transit terminal; Toronto Pearson International Airport; Vaughan’s Highway 407 transportation hub; and the Richmond Hill Centre terminal.
As discussed in detail in Section 4,3, the Subject Applications conform to the relevant policies in Volume 1 of the UHOP.
Downtown Hamilton Secondary Plan (UHOP Volume 2)
The DHSP provides more detailed policies related to compatibility and the suitability of sites to accommodate tall buildings (i.e., buildings greater than 12 storeys). The proposed building height does not conform to the Maximum Building Heights on Map B.6.1-2 of the DHSP which currently permits a maximum of 6 storeys on 115 George Street and 12 storeys on the remainder of the Site. The requested Official Plan Amendment seeks to permit an increase in height to allow for 18 storeys (plus staircase room) on the northern portion of the Site and 23 storeys on the southern portion.
Despite not conforming to the current maximum permitted height, the proposed redevelopment is below the height of the escarpment and satisfies all the relevant policies pertaining to tall buildings outlined in the DHSP and is an appropriate Site for a tall building. Based on the detailed policy analysis provided in Section 4.4 of this report, the proposed 23 storey tall building is appropriate for the Site and satisfies the DHSP’s policies related to built form for tall buildings, transition in
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 82 GSP Group Inc. | August 2020
scale, the public realm, parking, the pedestrian focus street overlay along George Street, urban design, and cultural heritage.
In relation to compatibility with adjacent land uses: • the proposed maximum building height of 23 storeys only applies to the southern portion of the Site while stepbacks are provided creating a transition in built form and height towards the low-rise buildings in Hess Village; • the Shadow Impact Study concludes: “With the application of setbacks, stepbacks, articulation and building orientation, the proposed development has a minimal shadow impact and has implemented all of the mitigation methods applicable on the site and therefore it is concluded that the proposed development satisfactorily meets the City’s shadow impact criteria” [page 6]; and • the proposed building will maintain sitting and standing pedestrian wind comfort levels fostering a pedestrian-orientated streetscape and environment.
Matters related to built form and transition in height and scale have been addressed through the provision of a 3-storey building base and stepbacks between the podium and the 23-storey point tower located along Main Street West. Stepbacks are provided at the 3rd, 4th, 12th, and 18th storeys to provide for a transition between the low-rise built form along George Street and the tower situated along Main Street West. The tower design results in smaller floor plates for the upper storeys and the northern and southern portions of the tower are differentiated using stepbacks and varying materiality which visually break up the mass of the building.
The retention of the existing building and retail/commercial use at 115 George Street and the proposed large outdoor patio in front respects the low-rise, pedestrian-orientated nature of the Hess Village pedestrian mall along George Street.
The City of Hamilton’s Tall Building Guidelines were reviewed and analyzed in detail in the Urban Design Report, prepared by GSP Group. The Urban Design Report concluded that the proposed building respects and appropriately responds to the applicable guidelines.
Based on the above analysis, the proposed redevelopment and building design is appropriate and compatible given the context of the Site and surrounding area.
Central Neighourhood Plan
An amendment to the Central Neighbourhood Plan is required to redesignate the Site from “Commercial” to “Mixed Use” which better reflects the UHOP and DHSP’s urban structure and land use designations.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 83 GSP Group Inc. | August 2020
Hamilton Zoning By-law 05-200
A Zoning By-law Amendment is required to rezone the Site to a comprehensive zone (D1) and to create an exception which is required:
1) to permit tower stepbacks for the portion of the building exceeding 44.0 m of 5.0 m to the side lot line measuring 34.64 m; 5.0 m to the side lot line measuring 26.92 m; and 1.0 m to the side lot line measuring 35.67 m whereas 12.5 m is currently required; 2) to permit a parking facility on the ground floor facing Queen Street South whereas the ground floor of the facility which faces any street shall only be used for permitted uses, other than parking; 3) to eliminate a maximum building setback along George Street whereas 2.0 m is permitted for any portion of a building below 11.0 m in height ; 4) to permit a minimum building height of 2 storeys (9.0 m) whereas 11.0 m is required; 5) to permit a maximum building height equal to the height of the escarpment in accordance with Section 6.1.4.14 of the Downtown Hamilton Secondary Plan for 220-222 Main Street West (Block 1 on Schedule A of the proposed Amendment) and 64.7 m (plus rooftop staircase) for 115-117 George Street (Block 2 on Schedule A of the proposed Amendment); and 6) to permit a reduction in the number of required parking spaces for units greater than 50m2 in excess of 51 units from 0.7 spaces per unit to 0.5 spaces per unit.
The justification for each modification has been provided in Section 4.7 of this report. These modifications conform to the policies in the UHOP and DHSP except for the maximum building height for which justification has been provided that explains how the intent of the height policies have been achieved through the proposed development.
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 84 GSP Group Inc. | August 2020
7.0 RECOMMENDATIONS
It is our opinion that the Proposed Development and associated Official Plan and Zoning By-law Amendments represent good land use planning and should be approved for the following reasons: a) The proposed development is consistent with the policies of the Provincial Policy Statement, 2020; b) The proposed development is in conformity with A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019; c) The proposed development maintains the intent of the policies of the Urban Hamilton Official Plan and Downtown Hamilton Secondary Plan and is an appropriate site for a tall building; d) The proposed development provides an opportunity for intensification at an appropriate height and scale within the context of the immediate area, as well as in Downtown Hamilton, and Hamilton as a whole; e) The proposed design integrates an existing cultural heritage resource through the partial retention and restoration of the building at 115-117 George Street which will respect the built form and character of the Hess Village pedestrian mall; f) The proposed site layout, building form, height, and massing are compatible within the local neighbourhood context and responds to each street frontage appropriately; g) The Site is within Downtown Hamilton and adjacent to existing public transit and active transportation facilities; and h) The proposed development provides for the efficient use of land and infrastructure.
Respectfully,
Brenda Khes, MCIP, RPP Ashley Paton, B.U.R.Pl, MCIP, RPP Associate - Senior Planner Planner
Planning Justification Report | 115-117 George Street & 220-222 Main Street West 85 GSP Group Inc. | August 2020 Appendix A: Draft Official Plan Amendment
Authority: Item __, Planning Committee Report: 20-__ (PED ___) CM: _____ 2020
Bill No. ___
CITY OF HAMILTON
BY-LAW NO. 20-__
To Adopt:
Official Plan Amendment No __ to the Urban Hamilton Official Plan
Respecting:
115-117 George Street and 200-222 Main Street West (Hamilton)
NOW THEREFORE the Council of the City of Hamilton enacts as follows:
1. Amendment No. __ to the Urban Hamilton Official Plan consisting of Schedule “1”, hereto annexed and forming part of this by-law, is hereby adopted.
PASSED this __, day of ______, 2020
______Fred Eisenberger Rose Catarini Mayor City clerk
Appendix A: Draft Official Plan Amendment
Urban Hamilton Official Plan Amendment No. ___
The following text, constitutes Official Plan Amendment No. ___ to the Urban Hamilton Official Plan.
1.0 Purpose and Effect:
The purpose of this Amendment is to amend Map B.6.1-2, “Maximum Building Height” to permit a maximum height of 23 storeys (plus mechanical penthouse) on the southern portion of the subject property and 18 storeys (plus staircase) on the northern portion of the subject property.
2.0 Location:
The lands affected by this Amendment are known municipally as 115-117 George Street and 220-222 Main Street West within the former City of Hamilton.
3.0 Basis:
The basis for permitting this Amendment is as follows:
• The Proposal is consistent with the Provincial Policy Statement and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019;
• The proposed amendment is in keeping with the policies of the Urban Hamilton Official Plan;
• The proposed development is suitably located near existing public transit and within Downtown Hamilton
• The proposed development and associated height are compatible with the surrounding development;
• The proposed development will provide additional retail/commercial development to service the existing and future needs of the community.
4.0 Actual Changes:
Appendix A: Draft Official Plan Amendment
4.1 Mapping Changes
o Downtown Hamilton Secondary Plan, Maximum Building Heights, Map B.6.1-2 is amended by changing the maximum building height for the northern portion of the lands from “Low-rise 2” to “High-rise 1” and the southern portion of the lands from “Mid-rise” to “High-rise 2” as shown on Appenidx A of this by-law o Urban Hamilton Official Plan Volume 3: Map 2a is amended by adding “UHC-__” as shown on Appendix B of this by-law.
4.2 Text Changes o Volume 3, Chapter C - Urban Site Specific Policies be amended to include a new policy “For the lands designated “Downtown Mixed Use Area” located at 220-222 Main Street West and 115-117 George Street, no road widenings or daylighting triangles are required beyond a 5.0 m x 5.0 m daylighting triangle at intersection of Main Street West and Queen Street South and a 5.0 m x 5.0 m daylighting triangle at the intersection of Queen Street South and George Street.
5.0 Implementation:
An implementing Zoning By-law Amendment and Site Plan Amendment will give effect to the Amendment to the height.
This is Schedule “__” to By-law No. ______passed on the ___ day of ______, 2020.
The City of Hamilton
______Fred Eisenberger Rose Catarini MAYOR CITY CLERK
Appendix A NOTE: Maximum Building Heights within the Downtown Amendment No. ___ STUART ST shall be no greater than the to the Urban Hamilton Official Plan height of the top of the Escarpment in accordance with Policy B.6.1.4.9. Lands to be amended from “Mid-rise” to “High-rise 2” AY ST E MURRAY ST W MURR NOTE: This Map is implemen- Lands to be amended from “Low-rise 2” to “High-rise 1” ted through specific zoning
BARTON ST W provisions and Figure 1, (220 & 222 Main Street West, 115 & 117 George Street) BARTON ST E Schedule F - Special Figures of Zoning By-law 05-200 Date: Revised By: Reference File No: COLBOURNE ST August 4, 2020 GSP Lands Under Appeal - 215, 217, 219, 221, 225 and SHEAFFE ST 231 Main Street West,
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FOREST ST Not To Scale Date: August 2019 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT C Teranet Land Information Services Inc. and its licensors. [2017] CHARLTON AV W CHARLTON AV E May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY Key Map
N.T.S. Appendix B Amendment No. ___ to the Urban Hamilton Official Plan Rural Urban
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August 25, 2020 GSP VD that generally extends from Upper Centennial Parkway QEW and Mud Street East in the Hamilton Harbour east, following the hydro corridor and encompassing the Red Hill Business Park to Upper James Street remains under appeal – see illustration UHOS-1 on Schedules E and E-1, Volume 1
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Date: Sept. 25, 2018 UHN-8 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT C Teranet Land Information Services Inc. and its licensors. [2018] May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY Appendix B: Draft Zoning By-law Amendment
Authority: Item Planning Committee Report: 20-___ (PED20___) CM: ___ CITY OF HAMILTON
BY-LAW NO. ______
To Amend Zoning By-law No. 05-200 (Hamilton), Respecting Lands Located at 115 George Street and 220-222 Main Street West (Hamilton)
WHEREAS the City of Hamilton Act, 1999, Statutes of Ontario, 1999 Chap. 14, Sch. C. did incorporate, as of January 1,2001, the municipality "City of Hamilton";
AND WHEREAS the City of Hamilton is the lawful successor to the former Municipalities identified in Section 1.7 of By-law No. 05-200;
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 20- ___ of the Planning Committee, at its meeting held on the ___ day of ______, 2020, recommended that Zoning By-law No. 05-200, be amended as hereinafter provided;
AND WHEREAS this By-law is in conformity with the Urban Hamilton Official Plan upon approval of Official Plan Amendment No. __.
NOW THEREFORE the Council of the City of Hamilton enacts as follows:
1. That Maps 951 and 952 of Schedule “A” – Zone Maps, of Zoning By-law No. 05- 200, be amended by modifying the zoning:
- from the Downtown Mixed Use – Pedestrian Focus (D2) Zone to Downtown Central Business District (D1, ___) modified Zone, for the land comprised in Block 2, the extent and boundaries of which are shown on a plan hereto annexed as Schedule “A” to this By-law; and
- from the Downtown Central Business District (D1, H21) Zone to Downtown Central Business District (D1, H21, ___) modified Zone for the land comprised in Block 1, the extent and boundaries of which are shown on a plan hereto annexed as Schedule “A” to this By-law.
2. That Schedule “C” – Special Exceptions, of By-law No. 05-200, is hereby amended by adding the following sub-section:
Appendix B: Draft Zoning By-law Amendment
“___ Within the lands zoned Downtown Central Business District (D1, ___) and Downtown Central Business District (D1, H21 ___), identified on Map 951 and 952 of Schedule “A” to By-law No. 05-200 and described as 115 George Street and 220-222 Main Street West, the following special provisions shall apply:
a) Notwithstanding Section 6.0 c) iii), minimum tower stepbacks for the portion of the building exceeding 44.0 m shall be: - 5.0 m to the side lot line measuring 34.64 m; - 5.0 m to the side lot line measuring 26.92 m; and - 1.0 m to the side lot line measuring 35.67 m.
b) Notwithstanding Section 6.1.1.1 i) 1. B., parking is permitted on the ground floor of the facility facing Queen Street South;
c) Notwithstanding Section 6.1.3 a) i), there shall be no maximum building setback from a streetline along George street.
d) Notwithstanding Section 6.2.3.b) i), a minimum building height of 9.0 m is permitted.
e) Notwithstanding Sections 5.6.a) i) and 5.6.a) iv), the number of required parking spaces for units greater than 50 square metres in excess of 51 units shall be 0.5 spaces per unit;
f) For the purposes of Special Exception No. ___ the following special provisions shall apply to Area A as shown on Figure __ of Schedule “F” – Special Figures;
a. Notwithstanding Section Notwithstanding Section 6.1.3.b) ii) a maximum building height not to exceed the Escarpment Height as per UHOP, Downtown Secondary Plan, Section 6.1.4.14 is permitted;
g) For the purposes of Special Exception No. ___ the following special provisions shall apply to Area B as shown on Figure __ of Schedule “F” – Special Figures:
a. Notwithstanding Section 6.1.3.b) ii) a maximum building height is not to exceed 64.7 m (plus rooftop stairs)
3. That Schedule “F” – Special Figures of By-law 05-200 is hereby amended by adding Special Figure __: 115-117 George Street, 220-222 Main Street West related to Special Exception No. __.
Appendix B: Draft Zoning By-law Amendment
4. That the Clerk is hereby authorized and directed to proceed with the giving of notice of the passing of this By-law, in accordance with the Planning Act.
5. That this By-law No. 20-___ shall come into force and be deemed to come into force in accordance with Sub-section 34(21) of the Planning Act, either upon the date of passage of this by-law or as otherwise provided by the said Sub-section.
PASSED this ______day of ______, 202_.
______Fred Eisenberger Rose Catarini MAYOR CITY CLERK
Interactive Zoning
D2
GEORGE STREET
BLOCK 2
QUEEN STREET S
BLOCK 1
D1 HOLDING: H21 MAIN STREET W
This is Schedule “A” to By-Law No. 20- ______Mayor
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PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT
Appendix D: Public Consultation Strategy
PUBLIC CONSULTATION STRATEGY 115 George Street and 220-222 Main Street West, Hamilton Official Plan and Zoning By-law Amendment Applications August 2020
CRITERIA RESPONSE
Target audience of Surrounding residents and businesses most directly affected by the the consultation development Consultation efforts made - Formal Consultation with City Staff (July 2019) before application - Meetings between owner and City Planning Staff (April 2020) submitted List of stakeholders and - Nearby residents and business owners – design and function of how they are building impacted. Virtual Community Consultation - A virtual meeting where the owner/developer and project team will have an opportunity to present the proposed design to interested parties and residents. The community will have an opportunity to Tools used to ask questions during this time. consult / engage the public Project Website - Following the submission of the Subject Applications, a microsite will be created to ensure that the community has access to the submission documents as well as project updates (i.e. community open house dates/details, revised submission material) Virtual Community Open House: TBD/Fall 2020 Timing of Follow-up notices/meetings: TBD Consultation Microsite: Ongoing Method to receive Submission of comments through mail, email, and phone will be and document welcome and indicated . comments
Appendix D: Public Consultation Strategy
CRITERIA RESPONSE
- Property Owners/Developer – provide information regarding previous projects and track record; Proposed - GSP Group Inc. – Planner and Urban Designer– facilitate participants in meetings and provide land use planning information related to consultation and Official Plan, zoning and development approval process; their role - Kozlowski Architect – provide information related to design/ function and layout of building Requested City None resources Expected/Potential Project timing, restoration of George Street building, construction Issues noise