PLAN NING JUSTIFICATION REPORT
th 73-89 Stone Church Road West & 1029 West 5 Street, Hamilton, ON Residential Development Project No. 214-17
Prepared for T. Valeri Construction Limited By UrbanSolutions Planning & Land Development Consultants Inc.
APRIL 2019
105 Main Street East, Hamilton, ON L8N 1G6 (905) 546-1087 [email protected] urbansolutions.info
PROJECT TEAM
UrbanSolutions Planning and Land Development Consultants Inc. 105 Main Street East, Suite 501 Hamilton, Ontario, L8N 1G6 T. 905 546 1087 • Sergio Manchia ([email protected]) • Amber Lindsay ([email protected])
KNYMH Inc. 1006 Skyview Drive, Suite 101 Burlington, Ontario, L7P 0V1 T. 905 639 6595 • Wayne Harrison ([email protected]) • Brad Ferguson ([email protected])
Adesso Design Inc. 218 Locke Street South, 2nd floor Hamilton, ON, L8P 4B4 T. 905 526 8876 • Scott Henderson ([email protected])
Archeoworks Inc. 16715 – 12 Yonge Street, Suite 1029 Newmarket, ON, L3X 1X4 T. 416 676 5597 • Kim Slocki ([email protected])
dBA Acoustical Consultants Inc. 1147 Upper Ottawa Street Hamilton, ON, L8W 3K0 T. 905 383 9491 • Frank Westaway ([email protected])
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NexTrans Consulting Engineers 520 Industrial Parkway South, Suite 201 Aurora, ON, L4G 6W8 T. 905 503 2563 • Richard Pernicky ([email protected]) • Zara Georgis ([email protected])
WalterFedy James Street North, 2nd Floor Hamilton, ON, L8L 1J9 T. 905 799 3547 • Melissa Ostrowercha ([email protected])
Soil-Mat Engineers & Consultants Ltd. 130 Lancing Drive Hamilton, ON, L8W 3A1 T. 905 318 7440 • Kyle Richardson ([email protected])
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Table of Contents
1. Introduction ...... 4 1.1 Location ...... 4 1.2 Site Description and Surrounding Context ...... 5 1.3 Application History ...... 7 1.4 Transportation Context ...... 7 1.5 Surrounding Development Applications ...... 10 2. Proposed Development ...... 11 2.1 Planning Applications ...... 11 2.2 Required Approvals ...... 12 3. Supporting Studies ...... 12 3.1 Urban Design Report & Sun/Shadow Study ...... 12 3.2 Archaeological Assessment ...... 13 3.3 Functional Servicing Report ...... 14 3.4 Environmental Noise Impact Study ...... 14 3.5 TIS & TDM Report ...... 14 3.6 Park Issues Assessment ...... 15 4. Planning Policy Framework ...... 19 4.1 Provincial Policy Statement, 2014 ...... 19 4.2 Places to Grow – Growth Plan for the Greater Golden Horseshoe, 2017 ...... 22 4.3 Urban Hamilton Official Plan ...... 25 4.4 Mewburn Neighbourhood Plan ...... 27 4.5 Zoning By-law No. 6593 ...... 27 5. Analysis ...... 28 5.1 Policy Framework ...... 28 5.2 Bill 139 ...... 35 5.3 Regulations ...... 36 6. Conclusion ...... 38
Appendix A – Concept Plan Appendix B – Draft Official Plan Amendment Appendix C – Draft Zoning By-law Appendix D – Policy Framework Matrix
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1. Introduction
UrbanSolutions Planning & Land Development Consultants Inc. (UrbanSolutions) has been retained by T. Valeri Construction Limited (owner) to assist in the preparation of planning applications necessary to facilitate the redevelopment of the lands municipally known as 73-89 Stone Church Road West and 1029 West 5th Street, in the City of Hamilton, Ontario (subject lands).
This Planning Justification Report (Report) has been prepared in support of an Official Plan and Zoning By-law Amendment to the City of Hamilton to facilitate the proposed development of a ten (10) storey multiple dwelling with 237 units and 241 parking spaces.
The applications and supporting materials are submitted in accordance with the Waiver of Formal Consultation Requirement letter dated December 17, 2018 and constitutes a complete application as described in Sections 22(4) and 34(10) of the Planning Act.
This Report provides planning analysis and justification in support of the proposed development in accordance with good planning principles. The purpose of this Report is to provide an overview of the subject lands, an outline of the nature of the proposed development and an evaluation of the proposal in the context of the Provincial Policy Statement (2014), the Growth Plan of the Greater Golden Horseshoe (2017), the City of Hamilton Urban Official Plan and Zoning By-law No. 6593. This Report also provides an overview of the technical studies that have been completed in support of the applications.
It is recognized that a Site Plan Approval application will be required to implement the proposed development. This application will be submitted under separate cover at the appropriate time in the development review process.
1.1 Location
The subject lands are located in Ward 8 on the periphery of the Mewburn neighbourhood. More specifically, the subject lands are located on the southeast corner of Stone Church Road West and West 5th Street, as shown in Figure 1.
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Figure 1 – Subject Lands
1.2 Site Description and Surrounding Context
The subject lands are rectangular in shape and are currently developed with three (3) single detached dwellings. The lands have an area of approximately 1.97 acres (0.8 hectares) and front onto Stone Church Road Street by approximately 87 metres and West 5th Street by approximately 80 metres.
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Figure 2 – Neigbourhood Context
The land uses surrounding the subject lands are described as follows:
North: Immediately north adjacent to the subject lands at the northeast corner of Stone Church Road and West 5th road is an existing townhouse development. Further north along West 5th Street the lands are predominately characterized by single detached dwellings.
East: Abutting the subject lands to the east is St. Timothy’s Anglican Church. Further east along Stone Church Road West are townhouses, single-detached dwellings and commercial and institutional uses (i.e., a pre-school and Barton Stone United Church). At the south-west corner of Stone Church Road West and Upper James Street is the Barton Stone United Cemetery.
Further east along Stone Church Road at the southeast corner of Stone Church Road West and Upper James Street is an active Zoning By-law Amendment application to permit the development of one (1), eight (8) storey apartment building and two (2), four (4) storey multiple dwelling buildings for a total of 373 units. The application is currently under review of City Staff (see Section 1.5 of this Report).
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South: Abutting the subject lands to the south is a parcel of land subject to a Site Plan application to facilitate the development of an institutional mixed-use development in two phases: a three (3) storey building a pharmacy and retail and a retirement facility in Phase 1, and a three (3) storey community centre and place of worship in Phase 2 (see Section 1.5 of this Report).
Further south along West 5th Street, the balance of the lands between Stone Church Road West and Rymal Road are subject to ongoing construction for residential subdivisions comprised of townhouses.
West: There is an existing townhouse development to the west of the subject lands, at the southwest corner of Stone Church Road West and West 5th Street.
1.3 Application History
A Zoning By-law Amendment application (City File No. ZAC-13-018) was previously submitted to the City of Hamilton in 2013 for the portion of the subject lands municipally known as 83 and 89 Stone Church Road. The purpose of the application was to change the zoning from the “D” (Urban Protected Residential - One and Two Family Dwelling) District, with a Holding Provision, “C” (Urban Protected Residential) District, and the “AA” (Agricultural) District, to the “DE-2” (Multiple Dwellings) District, with site- specific modifications, and a Holding Provision to permit the development of two 9-unit multiple dwelling buildings characterized as stacked townhouses. A Holding Provision was added to ensure that the properties will be consolidated prior to the development of the subject lands. The Zoning By-law Amendment was approved and adopted by Council on December 11, 2013 via By-law No. 13-309.
A subsequent application (City File No. ZAH-16-060) was submitted in 2016 to remove the “H” Holding Provision on the property. Council approved and adopted the amendment on June 28, 2017 via By-law No. 17-131.
1.4 Transportation Context
Stone Church Road West is classified as a Minor Arterial road and West 5th Street as a Collector road in the City’s Functional Road Classification (Schedule C of the UHOP).
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Both Stone Church Road West and West 5th Street are characterized as two-way, two lane streets along the frontage of the subject lands, with dedicated left turning lanes. These streets also currently have designated bike lanes and a planned right-of-way width of 30.480 metres.
The existing right-of-way width for both Stone Church Road West and West 5th Street is +/- 25.3 metres, requiring road widening dedications of 5.18 metres to satisfy the City’s road widening requirements. Moreover, a daylight triangle of 12.19 metres by 12.19 metres has been requested at the intersection of Stone Church Road West and West 5th Street. The required road widening has been accommodated in the proposed development, as shown in Appendix A. In response to the daylight triangle requirement, a Right of Way (ROW) Impact Assessment was prepared by UrbanSolutions. The purpose of the assessment is to request consideration for the daylight triangle to be reduced to 8.0 metres by 8.0 metres.
The area surrounding the subject property is well serviced by the City’s public transit system, Hamilton Street Railway (HSR). The subject lands are within close proximity to bus stops at the corners of West 5th Street and Stone Church Road West that are serviced by the No. 35 and 43 bus routes (Figure 3).
• No. 35 bus route provides service a north-south looping service between the Mohawk College Bus Terminal and the South Hamilton Square. • No. 43 bus route provides an east-west service with stops between the Meadowlands neighbourhood in Ancaster, the Lime Ridge Mall and Saltfleet District Highschool at Highland Road West.
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Figure 3 – HSR Map In addition to the routes identified above, the subject lands are within approximately 270 metres of Upper James Street which is serviced by Routes 20, 27 and 35 and is a planned higher order transit corridor in the City’s BLAST Network (Figure 4).
• No. 20 bus route, alternatively referred to as the A-line Express provides a north-south service between Pier 8 and the Hamilton Airport via Mohawk College. • No. 27 bus route provides a north-south service between the MacNab Transit Terminal and the Mountain Transit Centre Park N’ Ride. • The future A-Line route is planned to provide bus rapid transit between the Waterfront at James Street North and the John C. Munro Hamilton International Airport.
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Figure 4 – BLAST Network
1.5 Surrounding Development Applications
Site Plan Control (DA-17-109)
A Site Plan Control application to construct an institutional mixed use development in two (2) phases: a three (3) storey building with a pharmacy, retail and retirement facility, and a three (3) storey community centre and place of worship has been submitted to the City of Hamilton. Phase 1 of this development received final Site Plan approval in 2018. Phase 2 of the proposed development is expected to proceed following construction of the Mewburn Neighbourhood Pond. This development is located immediately south of the subject lands at 1041 West 5th Street.
Zoning By-law Amendment (ZAC-17-089)
There is an active Zoning By-law Amendment application to change the zoning of 1351-1375 Upper James Street and 16-48 Stone Church Road East to permit an eight (8) storey mixed-use building and four (4) multiple dwellings, comprised of 220 units. This proposed development is located approximately 295 metres east of the subject lands.
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2. Proposed Development
The proposed development is comprised of a ten (10) storey building with 237 residential units, 1,557.9 square metres of amenity area, 70 surface parking spaces, and 171 parking spaces in an underground parking structure. In addition, 179 bicycle parking spaces are proposed. The proposed building contains a mix of 22 one (1) bedroom, 206 two (2) bedroom, and nine (9) three (3) bedroom units. Eight (8) of the two (2) storey units located on the first and second levels are two (2) storeys high.
2.1 Planning Applications
A Formal Consultation Waiver was issued by the City of Hamilton on December 17, 2018. A copy of the Waiver of Formal Consultation Requirement letter has been included with the submission package as required. This letter confirms that amendment to the Urban Hamilton Official Plan and Zoning By-law are required in order to accommodate the development proposal.
In addition to this Planning Justification Report, the Formal Consultation Waiver letter also confirmed the following studies/documentation are required in support of the Official Plan Amendment and Zoning By-law Amendment applications:
• Survey Plan; • Concept Plan; • Urban Design Report; • Archaeological Assessment; • Tree Protection Plan; • Erosion and Sediment Control Plan; • Grading Plan; • Master Drainage Plan; • Stormwater Management Report; • Functional Servicing Report; • Soils/Geotechnical Study; • Park Issues Assessment; • Water and Wastewater Servicing Study; • Servicing Options Report; • Noise Impact Study; • Sun/Shadow Study;
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• Transportation Impact Study (TIS); • Transportation Demand Management (TDM) Options Report; • Right-of-Way Impact Assessment; and, • Public Consultation Strategy.
2.2 Required Approvals
The Formal Consultation Waiver letter confirmed that an Official Plan Amendment and Zoning By-law Amendment would be required to facilitate the proposed development.
An Official Plan Amendment is required to permit a maximum density of 339 residential dwelling units per hectare in a High Density Residential area of the Neighbourhoods designation.
A Zoning By-law Amendment is required to change the zoning from Agricultural “AA”, Urban Protected Residential “C”, and Multiple Dwellings “DE-2/S-1700” to a site specific Multiple Dwellings “DE-2” Zone in the City of Hamilton Zoning By-law No. 6593. 3. Supporting Studies
In addition to this Planning Justification Report, the required studies have been completed in support of this proposal. The following is intended to provide a brief summary of the findings of each study.
3.1 Urban Design Report & Sun/Shadow Study
As noted in the Formal Consultation document, the proponent is required to submit an Urban Design Report which was prepared in companion with the Sun/Shadow Study by KNYMH Inc. This report, dated March 14, 2019, provides an evaluation of the proposed development and its appropriateness when viewed within the context of the surrounding neighbourhood and the Provincial and Municipal policy framework. Report findings are summarized below.
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3.1.1 Urban Design Report
In consideration of the proposal, the report notes that the proposed development reflects the neighbourhood context and provincial and municipal policy through the employment of:
• Increased diversity and accessibility to residential dwellings; • Vibrant pedestrian oriented design and person-scaled interface at the streetscape; • Intensification at the periphery of the neighbourhood area in walking proximity to amenity areas; and, • Complementary traffic measures which are supportive of the existing transit network.
KNYMH Inc. concludes that the proposal is representative of an optimized design solution for the subject lands when evaluated against the City of Hamilton Planning Policy framework.
3.1.2 Sun/Shadow Study
The Urban Design Report also provides an analysis of the resulting shadow from the proposed building on the surrounding area. The analysis demonstrates minimal adverse shadowing impacts on the surrounding private and public spaces during summer months, and some impact on the surrounding dwellings during winter months. However, only March- September are considered in the City’s shadow evaluation criteria as this is when people tend to be outdoors. Moreover, the report indicates that the project generally complies with the City’s Corridor Guidelines for shadowing as adjacent private spaces and the public sidewalk have at least 5 hours of continuous sunlight throughout the day on March 21st.
3.2 Archaeological Assessment
A Stage 1-2 Archaeological Assessment was completed by Archeoworks Inc. for 1029 West 5th Street, prior to the acquisition of 73-77 Stone Church Road West. This report, dated February 20, 2019, confirms that the study area is free of archaeological concern and no further work is recommended. An Archaeological Assessment was conducted for 83-89 Stone Church Road West via the planning approvals process for City File No. ZAC-13-018, and update to this report was not required for the current application.
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City Staff also required an Archaeological Assessment for 73-77 Stone Church Road West and will apply a Holding provision to the site should an assessment not be provided in advance of the Council decision regarding the subject applications. Field work for this assessment is scheduled to occur in Spring 2019.
3.3 Functional Servicing Report
A Functional Servicing & Stormwater Management Report was prepared by WalterFedy. The report, dated April 10, 2019, concludes that the proposed development can be constructed to meet the municipal engineering requirements. The report explains that the existing water services on site shall be abandoned, water service is proposed from the existing watermain and storm sewer along Stone Church Road West. Sanitary services will be tied into the sanitary sewer on West 5th Street. The report proposes the capture of storm runoff through a series of swales and ditch inlet catchbasins, and through roof drains placed within the proposed surface parking area. Storm structures will direct flow to the onsite storage structure within the building. Moreover, erosion and sediment control measures are proposed to ensure that the amount of silt eroded from the subject development during rainfall events is minimized.
3.4 Environmental Noise Impact Study
An Environmental Noise Impact Study, dated February 2019, was prepared by dBA Acoustical Consultants Inc. The study concludes that the proposed residential development is feasible based on the existing and proposed noise impacts from both Stone Church Road West and West 5th Street. The development will require noise mitigation measures to comply with provincial noise guidelines, including central air conditioning, appropriate window and wall construction, as well as warning clauses in lease and purchase and sale agreements.
3.5 TIS & TDM Report
NexTrans Consulting Engineers prepared a combined Transportation Impact Study and Transportation Demand Management Options Report, dated February 25, 2019. The report recommends that a STOP sign be installed at the proposed entrance on West 5th Street to ensure safe traffic
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operation, and concludes that the development proposal can be adequately accommodated by the existing transportation network with manageable traffic impact to the adjacent public roadways.
3.6 Park Issues Assessment
The following analysis has been prepared by our (UrbanSolutions) office in keeping with the Terms of Reference for the Park Issues Assessment.
Parkland Spatial Analysis
Figure 5 below illustrates the location of the existing parks and open spaces within two (2) kilometres of the subject lands.
Figure 5 – Existing Parks and Open Spaces As shown in Table 1, there are approximately 70 hectares of parks and open space, including City wide parks, serving approximately 98,500 residents.
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Table 1 – Parks and Open Space Classification and Area Classification Size (ha) Population Served (Rounded Down) Kernighan Neighbourhood 0.45 642 Neighbourhood Park* William Connell City Wide 19.67 28,100 Park* Dr. William Bethune Community 4.12 5,885 Park* Gourley Park Open Natural Open 4.49 6,414 Space Space Gourley Park Neighbourhood 1.00 1,428 Olmstead Site Cemetery 2.52 3,600 Ryckmans Neighbourhood 1.34 1,914 Neighbourhood Park Jerome Neighbourhood 2.36 3,371 Neighbourhood Park Kennedy East Park Neighbourhood 1.6 2,285 Captain Cornelius Community 7.11 10,157 Park Crerar Natural Open Natural Open 1.79 2,557 Space Space Bryna Park Parkette 0.2 285 Allison Neighbourhood 0.94 1,342 Neighbourhood Park Elmar Park Neighbourhood 3.01 4,300 Mountain Arena Community 2.55 3,642 Newlands Park Neighbourhood 1.73 2,471 Crerar Natural Open 1.17 1,671 Neighbourhood Park Space #1 Gilkson Park Neighbourhood 2.09 2,985 Bruleville Nature Natural Open 2.36 3,371 Park Space William Schwenger Community 10.82 15,457 Park King’s Mead Park Parkette 0.16 228 Total Excluding City - 49.29 70,405 Wide Parks and Cemeteries
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Total Including City - 68.96 98,505 Wide Parks, Excluding Cemeteries * Located within 800 metres of the subject lands.
School Boards
The City of Hamilton is served by two publicly funded school boards being the Hamilton-Wentworth District School Board (HWDSB) and the Hamilton-Wentworth Catholic District School Board (HWCDSB). Figure 6 and Table 2 below identify the schools that are within the catchment area of the subject lands.
Table 2 – Schools within the Catchment Area of the Subject Lands Hamilton- Hamilton- Wentworth District Wentworth Catholic School Board District School Board (HWDSB) (HWCDSB) Elementary James Macdonald Corpus Christi Westview Secondary Sir Allan MacNab Bishop Tonnos International Ancaster High - Baccalaureate French Immersion Norwood Park Sts. Peter and Paul Sherwood Cathedral
Routes & Barriers to Parks and Open Spaces
Stone Church Road West and West 5th Street are classified as Minor Arterial roads in the Urban Hamilton Official Plan. The portions of Stone Church Road West and West 5th Street on which the subject lands have frontage are two (2) lanes wide with a left turning lane and a +/- 25.3 metre right-of-way. There are also dedicated bike routes, sidewalks, and signalized pedestrian crossings located within the municipal right-of-ways. The presence of traffic mitigation measures provides for safe and accessible active transportation routes to nearby parks and open spaces.
The area within the two (2) kilometer radius of the subject lands includes the Lincoln M. Alexander Parkway. An existing bridge allows for vehicular and pedestrian passage over the highway, which is also a designated bike
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route; however, there are ample parks and open spaces located closer to the subject lands which negate the need to cross the highway in order to access them.
Parkland Dedication Requirements
Section 42 of the Planning Act requires the owner to dedicate a portion of their developable lands to the City for use as parkland or other recreational spaces as a condition of development or redevelopment.
By-law No. 18-126 requires parkland dedication at a rate 0.5 hectare of the Net Land Area for each 300 dwelling units proposed. Given that the development proposal is for 237 dwelling units, the proponent is required to provide 0.39 hectares of parkland.
Due to the nature of the subject lands and the characteristics of the proposed development it is not feasible for the owner to convey parkland to the City. Cash-in-lieu of parkland will be provided.
Parkland Deficiency Comparators
Section B.3.5.3.11 of the UHOP contains policies to ensure the provision of adequate parkland. Parkland standards are contained in Table B.3.5.3.1, shown below.
According to the Statistics Canada 2016 Census, Ward 8 has a population of 34,485 residents. Table B.3.5.3.1 of the UHOP and Table 1 of this Report indicate that the existing parks and open space located in Ward 8 have the capacity to serve two times the ward’s population at 70,405 persons. Therefore, cash-in-lieu of parkland dedication is appropriate for the proposed development.
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4. Planning Policy Framework
The following is intended to provide a review and highlight the planning policy framework applicable to the subject lands. These policy documents include the Provincial Policy Statement, Places to Grow – Growth Plan for the Greater Golden Horseshoe, the Urban Hamilton Official Plan, the Mewburn Neighbourhood Plan, and the City of Hamilton Zoning By-law No. 6593.
4.1 Provincial Policy Statement, 2014
The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development. The most recent version of the PPS came into effect on April 30, 2014. Section 3 of the Planning Act requires that land use planning decisions be consistent with the PPS, ensuring that matters of provincial interest, as identified in Section 2 of the Planning Act, are addressed.
The PPS provides guidelines to manage growth and promote efficient and resilient land use and development patterns, as follows:
“1.1.1 Healthy livable and safe communities are sustained by:
a) Promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) Accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; …”
“1.1.3.1 Settlement areas shall be the focus of growth and
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development, and their vitality and regeneration shall be promoted.”
“1.1.3.2 Land use patterns within settlements areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; … 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; and, … b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated.”
“1.1.3.4 Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety.”
The PPS also provides the following direction on housing to meet projected needs of current and future residents:
“1.4.3 Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by: … b) permitting and facilitating: 1. all forms of housing required to meet the social, health and well-being requirements of current and future residents, including special needs requirements; and all forms of residential intensification, including second units, and
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redevelopment in accordance with policy 1.1.3.3; c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and …”
Section 1.6.6.2 of the PPS states the preferred method of servicing for new development: “Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.”
The PPS also provides the following direction on transportation and infrastructure:
“1.6.7.2 Efficient use shall be made of existing and planned infrastructure, including through the use of transportation demand management strategies, where feasible.”
“1.6.7.4 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.”
Policies to conserve biodiversity, protect the health of the Great Lakes, and protect natural heritage, water, agricultural, mineral, and cultural heritage and archaeological resources are contained in Section 2.0 of the PPS, and include the following:
“2.1.1 Natural features and areas shall be protected for the long term.
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“2.2.1 Planning authorities shall protect, improve or restore the quality and quantity of water by: … h) ensuring stormwater management practices minimize stormwater volumes and contaminant lands, and maintain or increase the extent of vegetative and pervious surfaces.”
“2.6.1 Significant built heritage resources and significant cultural heritage landscapes shall be conserved.”
“3.2.1 Sites with contaminants in land or water shall be assessed and remediated as necessary prior to any activity on the site associated with the proposed use such that there will be no adverse effects.”
4.2 Places to Grow – Growth Plan for the Greater Golden Horseshoe, 2017
The Greater Golden Horseshoe (GGH) is one of the fastest growing regions in North America. In order to accommodate such growth, the Province of Ontario adopted the Places to Grow – Growth Plan for the Greater Golden Horseshoe (Growth Plan) under the Places to Grow Act, 2005. This Plan provides the framework for implementing the Government of Ontario’s vision for building stronger, prosperous communities by better managing growth in the region to 2041. Section 5(b) of the Planning Act requires that decisions that affect planning matters shall conform to or shall not conflict with provincial plans, including the Growth Plan.
The vision for the GGH is found in the Guiding Principles of the Growth Plan, Section 1.2.1 and provides the basis for guiding decisions on how land is to develop. These principles include the following:
• Support the achievement of complete communities that are designed to support healthy and active living and meet people's needs for daily living throughout an entire lifetime. • Prioritize intensification and higher densities to make efficient use of land and infrastructure and support transit viability. • Provide flexibility to capitalize on new economic and employment opportunities as they emerge, while providing certainty for traditional industries, including resource-based sectors.
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• Support a range and mix of housing options, including second units and affordable housing, to serve all sizes, incomes, and ages of households. • Improve the integration of land use planning with planning and investment in infrastructure and public service facilities, including integrated service delivery through community hubs, by all levels of government. • Provide for different approaches to manage growth that recognize the diversity of communities in the GGH. • Protect and enhance natural heritage, hydrologic, and landform systems, features, and functions. • Support and enhance the long-term viability and productivity of agriculture by protecting prime agricultural areas and the agri-food network. • Conserve and promote cultural heritage resources to support the social, economic, and cultural well-being of all communities, including First Nations and Métis communities. • Integrate climate change considerations into planning and managing growth such as planning for more resilient communities and infrastructure – that are adaptive to the impacts of a changing climate – and moving towards low-carbon communities, with the long-term goal of net-zero communities, by incorporating approaches to reduce greenhouse gas emissions.
Section 2.2.1 of the Growth Plan provides policy direction as to where and how the municipalities should grow. Specifically, for all of the City of Hamilton, the Growth Plan forecast provides for a population of 780,000 by 2041. The subject lands are located within the Ministry of Public Infrastructure Renewal (MPIR) built-up area, where this growth is to be focused.
Section 2.2.1 Managing Growth
2. Forecasted growth to the horizon of this Plan will be allocated based on the following:
a. the vast majority of growth will be directed to settlement areas that: i. have a delineated built boundary; ii. have existing or planned municipal water and wastewater systems; and
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iii. can support the achievement of complete communities;
c. within settlement areas, growth will be focused in: i. delineated built-up areas; ii. strategic growth areas; iii. locations with existing or planned transit, with a priority on higher order transit where it exists or is planned; and iv. areas with existing or planned public service facilities;
4. Applying the policies of this Plan will support the achievement of complete communities that:
a) feature a diverse mix of land uses, including residential and employment uses, and convenient access to local stores, services, and public service facilities; b) improve social equity and overall quality of life, including human health, for people of all ages, abilities, and incomes; c) provide a diverse range and mix of housing options, including second units and affordable housing, to accommodate people at all stages of life, and to accommodate the needs of all household sizes and incomes; d) expand convenient access to: i. a range of transportation options, including options for the safe, comfortable and convenient use of active transportation; ii. public service facilities, co-located and integrated in community hubs; iii. an appropriate supply of safe, publicly-accessible open spaces, parks, trails, and other recreational facilities; and iv. healthy, local, and affordable food options, including through urban agriculture; e) ensure the development of high quality compact built form, an attractive and vibrant public realm, including public open spaces, through site design and urban design standards; f) mitigate and adapt to climate change impacts, build resilience, reduce greenhouse gas emissions, and contribute towards the achievement of low-carbon communities; and g) integrate green infrastructure and low impact development.
The subject lands are located within the delineated built-up area in the Growth Plan. The Plan encourages intensification within existing built-up
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areas. Section 2.2.2 of the Plan states that a minimum of 60 percent of all residential development occurring annually within each single-tier municipality will be within the delineated built-up area.
4.3 Urban Hamilton Official Plan
The City of Hamilton’s Urban Hamilton Official Plan (UHOP) was adopted by Council and received final approval from the Ontario Municpal Board on August 16th, 2013.
Urban Structure & Land Use
Schedule E – Urban Structure and Schedule E.1- Urban Land Use apply a Neighbourhoods designation to the subject lands, as shown in Figures 5 and 6.
Figure 5 – UHOP Schedule E – Urban Structure The Neighbourhoods designation embodies the concept of the complete community and is planned to encompass a full range of residential dwelling types and densities, as well as supporting uses intended to serve local residents. Residential intensification is supported in the Neighbourhoods designation, provided it enhances and is compatible with the scale and character of the existing residential neighbourhood.
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 25
Figure 6 – UHOP Schedule E.1 – Urban Land Use Designation Section E.3.3 of the Neighbourhoods Designation includes policies for three categories of residential land use: low, medium, and high density residential areas. High density residential areas are characterized by multiple dwelling forms on the periphery of neighbourhoods in proximity to arterial roads. The subject site is located outside of Central Hamilton, where high density residential areas should have a net residential density of greater that 100 units per hectare and not greater that 200 units per hectare.
Transportation
Schedule C – Functional Road Classification of the UHOP identifies Stone Church Road as a Minor Arterial road and West 5th Street as a Collector road. Furthermore, Schedule C-2 – Future Road Widenings indicates that the segments of Stone Church Road West and West 5th Street on which the subject lands have frontage have a planned ultimate right-of-way width of 30.480 metres and 26.213 metres respectively. The development proposal has included the appropriate road widening dedication of 5.182 metres along the entire frontage to achieve these planned right-of-way widths, in keeping with Schedule C-2.
Specific Policy Area UH-5
The subject lands are also located in the UH-5 Policy Area according to Map H-7 – Area Specific Policies of Volume 3 of the UHOP. This area specific policy for the lands located to the north of Rymal Road West, east of West
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 26
5th Street, west of Upper James Street, and south of Stone Church Road East (OPA 28) states that these lands shall not be subject to minimum net residential density requirements.
This policy, enacted via OPA 28, was a City initiated application (City File No. CI-14-G) to address then ‘in-process’ development applications (ZAC- 12-076 and ZAC-12-005) received by the City prior to the UHOP coming into full force and effect in August 2013.
4.4 Mewburn Neighbourhood Plan
Council approved the Mewburn Neighbourhood Plan, known as Map 7604, on July 28, 1987. While not a plan under the Planning Act, it is important to have regard for neighbourhood plans. The subject lands are designated “Attached Housing” and “Single and Double Residential”. The “Attached Housing” designation was enacted via a Zoning By-law Amendment application (ZAC-13-018) to permit a multiple dwelling development on 83-89 Stone Church Road West, which was approved by Council on December 13, 2013. This designation demonstrates that the subject lands are suitable for the proposed built form. An amendment to the Mewburn Neighbourhood Plan to extend the “Attached Housing” designation to 73- 77 Stone Church Road West and 1029 West 5th Street will be required upon finalization of the implementing Zoning By-law for the subject development proposal.
4.5 Zoning By-law No. 6593
The subject lands are currently within several different zones in the City of Hamilton Zoning By-law No. 6593: 73-77 Stone Church Road West are split zoned as Urban Protected Residential, Etc. “C” and Agricultural “AA”, 83- 89 Stone Church Road West are zoned Multiple Dwelling “DE-2/S-1700”, and 1029 West 5th Street is zoned Agricultural “AA”, as shown in Figure 7 below.
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Figure 7 – Zoning By-law No. 6593
A Zoning By-law Amendment is required to permit the proposed development and implement the Official Plan Amendment. The Zoning By- law Amendment will place the subject property under a site specific Multiple Dwelling “DE-2/S-___” Zone which will establish appropriate standards for the development.
A draft of the proposed draft Zoning By-Law is contained in Appendix C. 5. Analysis
5.1 Policy Framework
When evaluating the merits of the proposed development, it is appropriate to review the proposal against the upper tier policy documents. In this instance, the upper tier documents include the PPS and Growth Plan for the Greater Golden Horseshoe.
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 28
Provincial Policy Statement
Legislation states that Planning Act applications must be “consistent with” the Provincial Policy Statement.
The proposed development represents appropriate intensification within the built boundary of the municipality where adequate infrastructure and public service facilities are available (1.1.1a, 1.1.1e). The residential use comprised of one (1), two (2) and three (3) bedroom units will contribute to an appropriate range and mix of residential units in the neighbourhood to meet long-term needs, while making efficient use of serviced land within the settlement area (1.1.1a, 1.1.1b, 1.1.3, 1.4). Moreover, adequate development standards have been introduced into the proposed site specific zone to ensure compatibility with the surrounding neighbourhood (1.1.3).
The site is also in close proximity to commercial uses, parks and recreation facilities, and has access to transit nearby with various Hamilton Street Rail (HSR) routes running along West 5th Street and Stone Church Road West (1.6.7). Given the mix of uses surrounding the subject lands and the development’s design and density, the proposal will support the use of active transportation and the use of existing and proposed transit service in the area (1.6.7). In addition, appropriate contributions to public spaces and parks will be secured with the approval of the development (1.5).
In addition, the proposal will not impact the resources identified in Section 2.0 of the PPS. The Formal Consultation process did not identify any natural heritage, water, agricultural, mineral, or cultural heritage archaeological resources affecting the property. Surveys of 83-89 Stone Church Road West and 1029 West 5th Street have confirmed that the properties are free of archaeological concern. An additional Stage 1-2 Archaeological Assessment for 73-77 Stone Church Road West has been authorized and will be submitted upon completion.
For the reasons discussed above, the development proposal achieves the policies of, and is consistent with, the Provincial Policy Statement and has regard for matters of Provincial interest as identified in Part 2 of the Planning Act.
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Places to Grow – Growth Plan for the Greater Golden Horseshoe
The Planning Act states that decisions in respect of planning matters shall conform with applicable provincial plans including the Places to Grow – Growth Plan for the Greater Golden Horseshoe.
The development proposal supports the Plan’s guiding principle to achieve complete communities. The proximity of the development to existing transit, commercial uses, public services, amenities, schools, and recreation facilities, and provision for secure bicycle storage supports multi-modal transportation (2.2.1.3, 2.2.14). The development represents an efficient use of land and infrastructure as it entails the intensification of an underutilized property that is serviced by municipal water and wastewater systems (2.2.1.2). Moreover, the proposal contributes to the implementation of Section 2.2.2 of the Plan that states that a minimum of 60 percent of residential development is to occur within the built-up area, where this property is located.
Therefore, it is our (UrbanSolutions) opinion that the Official Plan Amendment and Zoning By-law Amendment applications are in conformity with the Growth Plan.
Urban Hamilton Official Plan (UHOP)
The UHOP provides direction and guidance on the management of communities, land use change, and physical development over the next 30 years. As amendments to the Official Plan and Zoning By-law are required to permit the proposal, the UHOP provides the framework for evaluating these amendments.
Section B.2.4 of the UHOP recognizes that compatible residential intensification is a key component of Hamilton’s growth strategy and is essential to meet the municipality’s growth and employment targets. The proposed development will assist the municipality in achieving the residential intensification targets outlined in Section B.2.4.1.3, wherein 40% of all new growth is to occur within the City’s Neighbourhoods designation as described in Schedule E – Urban Structure.
Section B.2.4.1.4 of the UHOP provides evaluation criteria for evaluating residential intensification. This criteria is quoted below and followed by a Planning Comment.
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 30
“a) a balanced evaluation of the criteria in b) through g) as follows;
b) the relationship of the proposal to the existing neighbourhood character so that it maintains, and where possible, enhances and builds upon desirable established patterns and built forms;
Planning Comment – As outlined in the Urban Design Report, the proposed development has been designed to respect the character, scale and appearance of the surrounding area. While the proposal provides for a greater height and massing than the abutting lands, the building design incorporates setbacks and varied building materials to provide a transitional mass to ensure an adequate transition in scale from the proposed ten (10) storey building to the low-rise dwellings to the north and west. The proposal will not have any adverse impacts to the church to the east as there is an adequate setback between the existing and proposed buildings. Moreover, the Sun/Shadow Analysis prepared by KNYMH Architects demonstrates that the height, orientation, design and massing of the proposed building does not unduly overshadow or create uncomfortable conditions on public sidewalks or public and private amenity space.
The proposed building is situated close to the front property line and includes “townhome” style units at grade along Stone Church Road West to provide for a consistent streetwall and improve the interface between the public and private realm along Stone Church Road West and West 5th Street.
c) the development’s contribution to maintaining a range of dwelling types and tenures;
Planning Comment – The proposed development consisting of one (1), two (2) and three (3) bedroom rental units will contribute to a range of dwelling types and tenures in the neighbourhood. Moreover, the proposed development will improve housing availability in the neighbourhood, particularly for families in Hamilton where a shortage of appropriate rental housing currently exists.
d) the compatible integration of the development with the
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surrounding area in terms of use, scale, form and character. In this regard, the City encourages the use of innovative and creative urban design techniques;
Planning Comment – The scale and form of the proposal are regulated by the amending by-law to ensure an appropriate relationship is established between the proposed development and existing buildings nearby. Moreover, the Urban Design Report prepared by KNYMH Architects indicates that the proposed building design employs angular planes and stepbacks to minimize any negative scale, privacy, overview and shadow impacts, and effect a good massing transition to the abutting stable residential neighbourhood.
e) the development’s contribution to achieving the planned urban structure as described in Section E.2.0 – Urban Structure;
Planning Comment – The Neighbourhoods designation is exemplified in the proposed development. Neighbourhoods are intended to permit the full range of dwelling types and densities and foster complete communities. The proposal will contribute to the development of a complete community by adding to the range of dwelling types in the neighbourhood that are in close proximity to non-residential land uses including commercial, recreation and open space, and institutional land uses.
f) the infrastructure and transportation capacity and, …”
Planning Comment – Infrastructure and transportation impacts have been evaluated via the Functional Servicing Report prepared by WalterFedy and the Transportation Impact Study prepared by NexTrans submitted in support of this application. The Transportation Impact Study indicates that the development proposal can be adequately accommodated by the existing transportation network. The Functional Servicing Report concludes that development can be constructed in accordance with the City’s Development Engineering Guidelines.
As identified on Schedule E-1 – Urban Land Use Designations, the subject property is within the Neighbourhoods designation. Section B.2.4.2.2 of the UHOP provides criteria for evaluating residential intensification developments within the Neighbourhoods designation. The proposal has
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been considered against this criteria which is quoted below and followed by a planning comment:
“a) a balanced evaluation of the criteria in b) through g) as follows;
b) compatibility with adjacent land uses including matters such as shadowing, overlook, noise, lighting, traffic, and other nuisance effects;
Planning Comment - Appropriate regulations for height and setbacks are included in the amending by-law to ensure shadowing and overlook do not result in undue, adverse impacts. Further, an Urban Design Report has been submitted to demonstrate the proposal will not result in adverse impacts, while site lighting will be reviewed and approved by the City at the site plan application stage.
c) the relationship of the proposed building(s) with the height, massing, and scale of nearby residential buildings;
d) the consideration of transitions in height and density to adjacent residential buildings; …
Planning Comment – As discussed in the Urban Design Report, the proposed building height and massing respects that of the nearby residential buildings. Stepbacks and angular build to planes provide for an appropriate transition to the existing low-rise buildings in the surrounding area. Moreover, the proposal aims to increase the quality of its interface with the street and pedestrian environment through the inclusion of two storey “townhome style” suite dwellings within the three storey projection fronting Stone Church Road W. The inclusion of these units enhances the compatibility of the proposed building with the adjacent residential buildings which are similar in scale.
f) the provision of amenity space and the relationship to existing patterns of private and public amenity space;
Planning Comment – The proposed development will incorporate on-site private amenity areas while also having access to area public amenities. Existing private amenity spaces are not adversely impacted by the proposal.
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g) the ability to respect and maintain or enhance the streetscape patterns including block lengths, setbacks and building separations;
Planning Comment – The proposed amending by-law reflects current best practices, while containing appropriate regulations to ensure appropriate massing and compatibility with the surrounding area. The proposal will enhance the streetscape through the development of the existing underutilized lands in a land use more in keeping with the surrounding area. Moreover, as discussed in the Urban Design Report, the proposal entails ground level dwelling units to create a positive relationship between the public and private space and enhance the streetscape.
h) the ability to complement the existing functions of the neighbourhood;
Planning Comment – The development will contribute to a range of dwelling types and tenures in the neighbourhood and will provide support to the existing commercial businesses and institutions in the area, and existing HSR routes along Stone Church Road West and West 5th Street.
i) the conservation of cultural heritage resources; and,
Planning Comment – The proposal does not impact any built cultural heritage resources. As indicated in Section 3.2 of this Report, 83-89 Stone Church Road West and 1029 West 5th Street have been surveyed for archeological resources to determine that the properties are free of archaeological concern. The Stage 1-2 Archaeological Assessment for 73- 77 Stone Church Road West has been authorized and will be submitted upon receipt.
j) infrastructure and transportation capacity impacts.
Planning Comment – As indicated above, infrastructure and transportation impacts have been evaluated via the Functional Servicing Report prepared by WalterFedy and the Transportation Impact Study prepared by NexTrans submitted in support of this application. The Transportation Impact Study indicates that the development proposal can be adequately accommodated by the existing transportation network with manageable traffic impact to the adjacent public roadways. The Functional Servicing
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Report concludes that development can be constructed in accordance with the municipal engineering guidelines.
The proposal for the subject lands is in keeping with the Goals for Urban Housing, as outlined in Section B.3.2.1, and the General Policies for Urban Housing, as outlined in Section B.3.2.4 of the UHOP. The proposal will contribute to a range of housing types in the neighbourhood, and the proposed built form exemplifies an adequate transition in height and density. In addition, the proposed one (1), two (2) and three (3) bedroom rental units will add to the City’s rental housing stock for families, whose needs are inadequately met by the existing supply.
In response to the abutting arterial road and Section B.6.3.1 of the UHOP, an Environmental Noise Impact Study was completed by dBA Acoustical Consultants Inc. This report confirms that noise mitigation measures can be implemented to ensure the development of this sensitive land use will comply with all applicable provincial and municipal guidelines and standards regarding noise.
5.2 Bill 139
Bill 139 received Royal Ascent on December 12, 2017, coming into force as the Building Better Communities and Conservations Act. As a result of the Bill, Official Plan Amendments and Zoning By-law Amendments are required to be evaluated in terms of their consistency and conformity with provincial policies, plans and directions. The Provincial Policy Statement (2014) provides overarching themes in guiding land use discussion in the Province of Ontario, these themes are implemented through varying policy tools through upper and lower tier municipalities. This Report, and the Policy Framework Matrix contained in Appendix D, provides an analysis to determine that the proposed development is consistent with and conforms to the applicable provincial policy and the UHOP as it represents good planning practice. It is also our (UrbanSolutions) opinion that the existing municipal instruments that are affected by the requested amendments are inconsistent and do not conform with provincial policies and plans and the UHOP.
The portion of the subject lands described municipally as 83-89 Stone Church Road West are vacant, and the balance of the lands are occupied by three (3) single-detached dwellings. While the zoning applicable to 83- 89 Stone Church Road West permits multiple dwellings, the existing
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Agricultural “AA” and Urban Protected Residential “C” Zones permit single- family dwellings. The existing use and as-of-right zoning represents the underutilization of the subject lands and of existing infrastructure and public service facilities, which is inconsistent with the provincial planning policy framework and the UHOP.
Therefore, it is our (UrbanSolutions) opinion that the existing municipal instruments (i.e., Urban Hamilton Official Plan and Zoning By-law) subject to the proposed amendments are inconsistent and do not conform with provincial policy.
5.3 Regulations
The proposed development requires an amendment to the City of Hamilton Zoning By-law No. 6593. The zoning will be changed to a site specific Multiple Dwellings “DE-2” Zone. A variety of site specific regulations have been included in the proposed amending by-law to permit the proposed development. The following provides an analysis of the proposed zoning regulations.
Yard Setbacks
The proposed setbacks vary from those which are required in the “DE-2” Zone to accommodate the site specific characteristics of the proposed development. The amending by-law includes a reduced front yard setback of 2.0 metres, interior side yard of 2.5 metres, and flankage side yard of 2.0 metres for the portion of the building above grade. Setbacks to the underground parking structure vary from 0.0 metres to 0.9 metres. No modification is required for the rear yard setback, which is proposed to be 15.5 metres.
These setbacks are appropriate as they will not result in any adverse impacts to the surrounding area. The setbacks along Stone Church Road West and West 5th Street provide sufficient area for landscaping and streetscape improvements and promote a ‘human scale’ form of development by establishing the ground floor residential units close to the street. The interior side yard setback along the eastern property line allows for a sufficient distance between the existing church and the proposed building to mitigate issues of overlook, shadowing and compatibility. Moreover, as the Shadow Study prepared by KNYMH Architects
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demonstrates, the massing of the proposed building will not cast shadows on the church during times of service.
Parking
The proposed amending by-law includes regulations for the number of parking spaces and parking space size. The draft by-law seeks to reduce the number of parking spaces provided to 1.0 space per dwelling unit from the required 1.25 spaces per dwelling unit for multiple dwellings, and to reduce the parking stall size from the required 2.7 metres wide and 6.0 metres long to 3.0 metres wide and 5.8 metres long for surface parking spaces, 2.8 metres wide and 5.8 metres long for spaces within an underground parking garage, and 2.6 metres wide and 5.5 metres long for small car spaces. These site specific regulations are appropriate as they are in keeping with the City of Hamilton Zoning By-law No. 05-200 parking standards approved by Council on November 8, 2017. Further, as discussed in the Transportation Impact Study prepared by NexTrans, the proposed reduction is appropriate given the proximity of the subject lands to a variety of uses and public transit, and provision for on-site bicycle storage.
Building Height
The Multiple Dwellings “DE-2” Zone limits building height to eight storeys or 26.0 metres. An amendment to the Zoning By-law is required to permit a maximum building height of 10 storeys or 31.0 metres. This site specific regulation is appropriate as it represents a minor increase from the as-of- right zoning applicable to 83-89 Stone Church Road West, which was vetted by Staff and approved by Council via ZAC-16-059 (By-law No. 17- 131). Moreover, the built form has been designed to emulate the effects of the as-of-right building height for 83-89 Stone Church Road West, ensure that the building is compatible with the existing low-rise built form, and minimize shadowing and overlook by establishing adequate setbacks and stepbacks for portions of the building. Moreover, as the Urban Design Report prepared by KNYMH Architects demonstrates, the vertical interface of the building along Stone Church Road West will be effectively integrated with the existing streetscape through the employment of a 3 storey projection from the 10 storey building. This projection will help maintain sightlines from the street and avoid the creation of a canyon effect along Stone Church Road West.
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Landscaped Area
The site specific zone for the proposed development seeks to waive the requirement for landscaped area. The proposed regulation is considered appropriate because it will ensure there is a desirable balance between the developable area, parking and landscaping. Adequate landscaping will be provided in the form of landscape islands throughout the surface parking area and planting strips along the neighbouring property lines. The proponent will be providing substantial road widening dedications on Stone Church Road West and West 5th Street that will allow for sufficient area for landscaping within the municipal right-of-way. Moreover, the provision of quality and sufficient landscaping will be secured at the Site Plan stage.
Canopy Encroachment
Modifications to permit a canopy and ground floor terraces to project into the required yards is required to accommodate the site specific characteristics of the proposed development. These design features will add visual interest to the streetscape and help to establish a positive interface between the private and public realms, therefore the requested regulations are appropriate. 6. Conclusion
T. Valeri Construction Limited is the owner of 73-89 Stone Church Road West and 1029 West 5th Street in Hamilton, Ontario. The subject lands are proposed to be redeveloped with a ten (10) storey residential building with 237 units and 241 vehicular parking spaces. The proposal has been reviewed against the applicable provincial and municipal policies, as well as the surrounding land use context. To permit the development, an Official Plan Amendment and Zoning By-law Amendment are required.
The purpose of the Official Plan Amendment is to permit a maximum density of 339 units per hectare in a High Density Residential area of the Neighbourhoods designation of the Urban Hamilton Official Plan. The draft Official Plan Amendment is contained in Appendix B.
The purpose of the Zoning By-law Amendment is to change the zoning from Agricultural “AA”, Urban Protected Residential “C”, and Multiple Dwellings “DE-2/S-1700” to a site specific Multiple Dwellings “DE-2” Zone
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 38
Appendix A Concept Plan
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 40 EX. CENTERLINE N N STONE CHURCH ROAD WEST 0.97 EX. EDGE OF ASPHALT
EX. CONC SIDEWALK EX. ULS EX. ULS N 71°25'40" W 28.58 N 71°25'40" W 18.29 N 71°25'40" W 36.23 INTAKE VENT EX. CB 2.80 5.80
TYP. TYP. PROPOSED ROAD WIDENING 5.182 m PROPOSED TRANSFORMER & 1.15 ACCESS EASEMENT 21
0.97 2.57
EXTENT OF TERRACE ON 1ST FLOOR 2.62 EXTENT OF TERRACE ON 1ST FLOOR LANDSCAPING
N 62°37'40" E 11.12 4.62 1.60 U/G VENT 6.00 BALCONY BALCONY BALCONY BALCONY EXTENT OF TERRACE ON 5TH FLOOR 1.75 BUILDING 8 SERVICES 10 FEATURE CANOPY BALCONY 2.80 2.80 5.80 5.80 TYP. ON 4TH FLOOR TYP. TYP. TYP. BALCONY BALCONY C
1.60 6.00 STAIRS
ELEVATORS C 0.06 2.80 LOCKERS VEST. 5.80
TYP. TYP. ELEVATORS ELECTRICAL VEST. 1.96 LOBBY 3 6 PROPOSED 10 STOREY RESIDENTIAL BUILDING *5266)/225$5($ Pð 6.00 2.80 &29(5$*( Pð 1.60 TYP. 237 UNITS 1.04
LOCKERS
BALCONY 5.80 TYP. 2.80
TYP. 37.72 2.80 TYP. 4 2.80 2.00 TYP. BALCONY 2.44 BALCONY LANDSCAPING BALCONY BALCONY LANDSCAPING 1.60 BALCONY STAIRS
PROPOSED 1.5 m SIDEWALK BALCONY 5.80 5.80 EX. CB TYP. 1.50 TYP. BALCONY 3.00 6.00 BALCONY
TYP. 5.80 PROPOSED ROAD WIDENING 5.182 m 5.182 WIDENING ROAD PROPOSED N 16°41'20" E 16°41'20" N LANDSCAPING 5.80 TYP. 0.98
5.80 TYP. TYP. 5.80 7 TYP. 2.80 5.80 TYP. 6.00 6.00 1.50 TYP. 2.80 TYP. BALCONY 6.20 WEST 5TH STREET BALCONY 2.80 13.90 TYP. 3.00 TYP. 2.80 TYP. EXTENT OF TERRACE ON 1ST FLOOR C 4.40 TYP. LOADING 2.60 2.60 RAMP UP
3.00 5.50
N 18°34'20" E 88.39 E 18°34'20" N C 5.80 TYP. C C C 5.80 EXTENT OF OVERHEAD PROJECTIONS LANDSCAPING TYP. TYP. NEIGHBORHOOD INSTITUTIONAL "I1" LANDSCAPING 5.80
TYP. LANDSCAPING BUILDING PROPOSED 1.5 m SIDEWALK C C C SERVICES C 3.00 TYP.
EX. SIGN 0.10 3.00 BALCONY BALCONY TYP. 5 1.18 12 6 2.80 BALCONY TYP. 3.00
0.38 TYP. 2.47 EX. ASPHALT SIDEWALK ASPHALT EX. STAIRS 6.00 LANDSCAPING 3.05 CANOPY OVER BALCONY 13 13 13 13 13 2.60 U/G RAMP TYP.
6.00 6.00
LANDSCAPING 13 5.50 TYP. 6 LANDSCAPING EXISTING BALCONY SIDEWALK m 1.5 PROPOSED 5.80 CHURCH TYP. 5.80 SWM TANK 23 PARKING FOR SMALL CARS (12 SPACES) LANDSCAPING 2.80 TYP. TYP. BALCONY 5.80 6.00 5.80 TYP. TYP. STAIRS
EXHAUST VENT 42.77 1.54 0.50 RAMP DOWN 1.15 2.06 2.60 6
TYP. 0.97
EX. EDGE OF ASPHALT OF EDGE EX. 10 5.50
TYP. EX. SOLID PAINT LINE PAINT SOLID EX. BALCONY BALCONY 2.06
1.50 8 8 LANDSCAPING
EX. DASHED PAINT LINE ON 1ST FLOOR
EX. FH EX. LANDSCAPING
LANDSCAPING STAIRS EX. ASPHALT SIDEWALK ASPHALT EX. EXTENT OF TERRACE OF EXTENT 6.20 LANDSCAPING WASTE PICKUP PAD
N 16°41'20" E 16°41'20" N PROPOSED 1.5 m SIDEWALK UNDERGROUND PLAN - SCALE 1:300 0 5 10 15 20 25 30 METRES LANDSCAPING
6.65 15.62 6.00
20 3.00 TYP. 2.06 5.80 TYP. STAIRS U/G VENT
EX. POLE
N 71°25'40" W 36.58 0.72 N 71°25'40" W` 18.29 N 71°25'40" W` 33.31
NEIGHBORHOOD INSTITUTIONAL "I1"
- SCALE 1:250 GROUND FLOOR 0 5 10 15 20 25 METRES
PROJECT: LEGEND: CONCEPT PLAN 73-89 STONE CHURCH ROAD WEST AND STONE CHURCH ROAD WEST 1029 WEST 5TH STREET LEGAL DESCRIPTION: SUBJECT LANDS CITY OF HAMILTON PART OF LOT 15, CONCESSION 8, EXISTING PROPERTY LINES GEOGRAPHIC TOWNSHIP OF BARTON, CLIENT: VALERY HOMES PROPOSED BUILDINGS CITY OF HAMILTON
U/S FILE NUMBER: SHEET NUMBER:
| | | | | | | | |
| | |
| 214-17 1 | | EXISTING BUILDINGS
| | | | | | | | | | |
PROPOSED MAN DOOR NOT FOR CONSTRUCTION WEST 5TH STREET
DESIGN BY: KNYMH ARCHITECTS CHECKED BY: S. MANCHIA DRAWN BY: M.GOWANS DATE: APRIL 5, 2019
105 Main Street East, Suite 501
Hamilton, ON L8N 1G6 NO. DATE BY DESCRIPTION KEY MAP N.T.S 905-546-1087 - UrbanSolutions.info DRAWING ISSUE RECORD EX. CENTERLINE EX. CENTERLINE
STONE CHURCH ROAD WEST STONE CHURCH ROAD WEST
EX. EDGE OF ASPHALT EX. EDGE OF ASPHALT EX. CONC SIDEWALK EX. CONC SIDEWALK EX. ULS N 71°25'40" W 28.58 N 71°25'40" W 18.29 N 71°25'40" W 36.23 N 71°25'40" W 28.58 N 71°25'40" W 18.29 N 71°25'40" W 36.23 2.12 1.60 2.12 3.92 N 62°37'40" E 11.12 3.32 5.32
N 62°37'40" E 11.12 4.62 6.92
BALCONY BALCONY BALCONY BALCONY 7.02 8.52 0.20 0.30 3.70 0.30 1.75 1.60 1.75 TERRACE ON 5TH FLOOR
TERRACE ON 5TH FLOOR 0.30 FEATURE CANOPY BALCONY ON 4TH FLOOR BALCONY BALCONY 14.36 BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY 4.65
TERRACE ON 5TH FLOOR
0.46 0.50 0.46 1.97 1.97 8.90 0.50 BALCONY BALCONY
1.83 BALCONY BALCONY
1.60 37.72
2.57 37.72 2.57 BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY BALCONY
1.60 BALCONY
BALCONY BALCONY
BALCONY BALCONY N 16°41'20" E 16°41'20" N
N 16°41'20" E 16°41'20" N 1.60 0.60 0.60
BALCONY BALCONY WEST 5TH STREET
BALCONY WEST 5TH STREET 5TH WEST
BALCONY
N 18°34'20" E 88.39 E 18°34'20" N N 18°34'20" E 88.39 E 18°34'20" N NEIGHBORHOOD INSTITUTIONAL "I1" NEIGHBORHOOD INSTITUTIONAL "I1"
2.57 2.57 BALCONY BALCONY 1.60 BALCONY BALCONY BALCONY
BALCONY EX. ASPHALT SIDEWALK ASPHALT EX. EXTENT OF OVERHEAD PROJECTIONS ON 2ND FLOOR
BALCONY SIDEWALK ASPHALT EX. BALCONY EXTENT OF OVERHEAD PROJECTIONS ON 5TH AND 8TH FLOOR
BALCONY BALCONY BALCONY
BALCONY 42.77
1.54 42.77 1.54 33.63
EX. EDGE OF ASPHALT EX. SOLID PAINT LINE PAINT SOLID EX. BALCONY
33.63 EX. EDGE OF ASPHALT OF EDGE EX.
BALCONY EX. SOLID PAINT LINE PAINT SOLID EX. BALCONY BALCONY
EX. DASHED PAINT LINE
EX. DASHED PAINT LINE
EX. ASPHALT SIDEWALK ASPHALT EX.
EX. ASPHALT SIDEWALK ASPHALT EX.
N 16°41'20" E 16°41'20" N N 16°41'20" E 16°41'20" N
15.62 15.62
N 71°25'40" W 36.58 N 71°25'40" W` 18.29 N 71°25'40" W` 33.31 N 71°25'40" W 36.58 N 71°25'40" W` 18.29 N 71°25'40" W` 33.31
NEIGHBORHOOD INSTITUTIONAL "I1" NEIGHBORHOOD INSTITUTIONAL "I1"
SECOND - FOURTH FLOOR FIFTH - TENTH FLOOR
PROJECT: LEGEND: CONCEPT PLAN 73-89 STONE CHURCH ROAD WEST AND 1029 WEST 5TH STREET STONE CHURCH ROAD WEST LEGAL DESCRIPTION: SUBJECT LANDS CITY OF HAMILTON PART OF LOT 15, CONCESSION 8, EXISTING PROPERTY LINES GEOGRAPHIC TOWNSHIP OF BARTON, CLIENT: VALERY HOMES PROPOSED BUILDINGS CITY OF HAMILTON
U/S FILE NUMBER: SHEET NUMBER:
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| | |
| 214-17 2 | | EXISTING BUILDINGS
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PROPOSED MAN DOOR NOT FOR CONSTRUCTION
WEST 5TH STREET DESIGN BY: KNYMH ARCHITECTS CHECKED BY: S. MANCHIA DRAWN BY: M.GOWANS DATE: APRIL 5, 2019 SCALE 1:250 METRES
0 5 10 20 30 40 50 105 Main Street East, Suite 501 Hamilton, ON L8N 1G6 NO. DATE BY DESCRIPTION KEY MAP N.T.S 905-546-1087 - UrbanSolutions.info DRAWING ISSUE RECORD
Appendix B Draft Official Plan Amendment
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 41
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 the Official Plan Amendment (OPA) is to permit a multiple dwelling development, having a maximum residential density of 339 units per hectare, whereas Policy E.3.6.6 b) permits greater than 100 units per hectare and not greater than 200 units per hectare in high density residential areas of the “Neighbourhoods” designation.
2.0 Location:
The lands affected by this Amendment are Part of Lot 15, Concession 8, Geographic Township of Barton, in the City of Hamilton, municipally known as 73-89 Stone Church Road West & 1029 W 5th Street.
3.0 Basis:
The basis for permitting this Amendment is as follows:
• The proposed development supports the residential intensification policies of the Urban Hamilton Official Plan and assists in the creation of an active and vibrant pedestrian realm;
• The proposed development is considered to be compatible with the planned and existing development in the immediate area;
• The proposed Amendment is consistent with the Provincial Policy Statement and conforms to the Growth Plan for the Greater Golden Horseshoe.
4.0 Actual Changes:
Volume 3 – Urban Site Specific Policies
4.1 Text Changes
4.1.1 Urban Hamilton Official Plan, Volume 1, Chapter E, Urban Systems and Designations is amended by:
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(a) Adding a new Site-Specific Policy – UHN-___ to read as follows:
UHN-___ Lands known as 73-89 Stone Church Road West & 1029 West 5th Street, former City of Hamilton
1.0 Notwithstanding the minimum density permitted in Section E.3.6.6 b) of Volume 1, for the lands designated “Neighbourhoods” located at 73-89 Stone Church Road West and 1029 West 5th Street, the maximum net residential density shall be 339 units per hectare.
4.2 Map Changes
4.2.1 Volume 3 – Map 2 Urban Site Specific Policies Key Map is amended by identifying the lands located at 73-89 Stone Church Road West and 1029 West 5th Street as UHN-___ as shown on Appendix “A”, attached.
Implementation:
An implementing Zoning By-law and Site Plan Agreement will give effect to this Amendment.
This is Schedule “1” to By-Law No. 19-__, passed on the __ day of _____, 2019.
______
Mayor Clerk
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 43
Appendix C Draft Zoning By-law
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 44
CITY OF HAMILTON BY-LAW NO. -____
To Amend Zoning By-law No. 6593, Respecting Lands Located at 73-89 Stone Church Road West and 1029 West 5th Street, in the City of Hamilton
WHEREAS the City of Hamilton Act, 1999, Statues of Ontario, 1999 Chap. 14, Sch. C. did incorporate, as of January 1st, 2001, the municipality “City of Hamilton”;
AND WHEREAS the City of Hamilton is the successor to certain area municipalities, including the former area municipality known as “The Corporation of the City of Hamilton” and is the successor of the former Regional Municipality, namely “The Regional Municipality of Hamilton- Wentworth”;
AND WHEREAS the City of Hamilton Act, 1999, provides that the Zoning By-law and Official Plans of the former area municipalities and the Official Plan of the former regional municipality continue in force in the City of Hamilton until subsequently amended or repealed by the Council of the City of Hamilton;
AND WHEREAS Zoning By-law No. 6593 (Hamilton) was enacted on the 25th day of July 1950, which was approved by the Ontario Municipal Board by Order dated the 7th date of December 1951, (File. No. O.F. C. 3821);
AND WHEREAS the Council of the City of Hamilton, in adopting Item ____ of Report 19-____ of the Planning Committee at its meeting held on the ____ day of ______, 2019, recommended that Zoning By-law No. 6593 (Hamilton), be amended as hereinafter provided;
AND WHEREAS this By-law is in conformity with the Urban Hamilton Official Plan, approved by the Minister under the Planning Act on March 16, 2011;
NOW THEREFORE the Council of the City of Hamilton enacts as follows:
1. That Sheet No. __ of the District Maps as amended to and forming part of By-law No. 6593 (Hamilton), is amended as follows by
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 45
changing the zoning from the “DE-2/S-1700” (Multiple Dwellings) District, Modified, “C” (Urban Protected Residential) District, and “AA” (Agricultural) District to the “DE-2/S-___” (Multiple Dwellings) District, Modified, on the lands the extent and boundaries of which are more particularly shown on Schedule “A” annexed hereto and forming part of this By-law.
2. That the “DE-2” (Multiple Dwelling) District regulations, as contained in Section 10B, are modified to include the following special requirements:
a. Notwithstanding Section 10B(2), no building or structure shall exceed ten storeys or 32.0 metres in height.
b. Notwithstanding Section 10B(3)(i)(b), 10B(3)(ii)(b), and 10B(3)(iii)(b), the following yards shall be provided and maintained:
i. Front Yard Minimum 2.0 meters, except 0.8 metres for an underground parking garage, 6.8 metres from the floor of the fifth storey to the top of roof, and 14.2 metres for an 8.9 metre portion of the building above the fourth storey.
ii. Interior Side Minimum 2.0 metres. Yard
iii. Flankage Minimum 1.5 metres except 0.75 metres Side Yard for an underground parking garage.
iv. Rear Yard Minimum 15.5 metres, except 0.8 metres for an underground parking garage.
c. Notwithstanding Section 10B(5), a maximum gross floor area ratio of 3.33 shall be permitted.
d. Section 10B(6) shall not apply.
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e. Notwithstanding Section 18A(1)(a) and 18A(1)(b) and Tables 1 and 2, 1.0 parking space per dwelling unit shall be provided and maintained.
f. Notwithstanding Section 18A(1)(c) and Table 3, one loading space 3.0 metres wide and 13.9 metres long shall be provided.
g. Notwithstanding Section 18A(7), parking space sizes shall be 3.0 metres wide and 5.8 metres long.
h. Notwithstanding Subsection 2(g) herein, a minimum 2.8 metres in width and 5.8 metres in length shall be permitted within an underground parking structure.
i. Notwithstanding Subsection 2(g) herein, the minimum parking space size of not more than 10% of the required parking spaces shall be a width of 2.6 metres and a length of 5.5 metres, provided that any such parking space is clearly identified as being reserved for the parking of small cars only.
j. Where a wall, column, or any other obstruction is located abutting or within any parking space for more than 1.0 metre in length at either ends of the parking stall, within an underground parking structure, the minimum width of a parking space shall be increased by 0.3 metres.
k. Notwithstanding Section 18A(11), the boundary of every parking area and loading space on a lot containing five or more parking spaces located on the surface of a lot adjoining a residential district shall be fixed not less than 0.7 metres from the adjoining residential district boundary.
l. Notwithstanding Section 18(3)(vi)(a), a chimney, sill, belt course, leader, pilaster, lintel or ornamental projections may project not more than 0.65 metres into a required yard.
m. Section 18(3)(vi)(b)(iii) shall not apply.
n. Notwithstanding Section 18(3)(vi)(e), a terrace, uncovered porch, platform or ornamental feature which does not extend more than 1.0 metre above the floor level of the first storey,
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 47
may project into a required yard if distant at least 0.3 metres from the nearest street line.
o. Notwithstanding Subsection 2(g) herein, a terrace which does not extend more than 1.75 metres above the floor level of the fifth storey, may project into a required front yard to a distance of not more than 3.75 metres.
p. In addition to Section 18(3)(vi), structural columns shall be permitted to project into a required front yard to a maximum of 1.2 metres.
3. The By-law No. 6593 is amended by adding this by-law to Section__ as Schedule__;
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.
PASSED AND ENACTED this _____ day of ______, 2019.
______Mayor Clerk
ZAC-19-___
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 48
Appendix D Policy Framework Matrix
PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 49
Provincial Policy Growth Plan Urban Hamilton Official Planning Comment Statement Plan Building Strong Communities Managing and Directing Land 1.1 2.2 A.2.3, A.2.4, B.2.4, The subject lands are located within the built-up area where growth is to be focused. The high density compact built form Use to Achieve Efficient and B.3.1, C.3.2, E.2.4, E.3.1, represents an efficient use of underutilized serviced land, and an appropriate form of compatible intensification. Resilient Development and E.3.2, E.3.3, E.3.6, E.4.1, Land Use Patterns E.4.2, E.4.6 Coordination 1.2 2.2 B.3.1, B.3.6 The proposed residential development is compatible with the surrounding land uses. The subject lands have frontage on two arterial roads and are within an established settlement area. The proposal represents an optimal form of residential intensification and exemplifies both municipal and provincial policy interests. Housing 1.4 2.2 B.2.4, B.3.1, B.3.2, E.3.2, The high density residential development will contribute to a range and mix of housing types for current and future E.4.6 residents while making efficient use of serviced land within a settlement area. Through the introduction of various suites sizes, the proposed development will improve the availability of rental housing within the neighbourhood while contributing to the diversity of housing types. The site is also in close proximity to commercial uses, parks and recreation facilities and has access to public transit including existing HSR routes and the future A-Line route of the BLAST Network. The proposal therefore represents an appropriate form of residential intensification to alleviate pressures for urban expansion, and will assist the municipality in achieving provincial growth targets. Public Spaces, Recreation, 1.5 4.2 B.3.5, E.3.9 To ensure a comfortable pedestrian experience along Stone Church Road West and West 5th Street, the proposed Parks, Trails and Open Space development will maintain a human scale built form as noted in the Formal Consultation Document. The multiple dwelling includes ground-oriented dwelling units, and terracing above the fifth floor along the Stone Church Road West frontage to mitigate shadowing and overlook impacts, and provide for an appropriate transition to the existing low-rise buildings in the surrounding area. The building is also set close to the street line to enhance the pedestrian realm, and there are terraces on the ground floor to improve the relationship between the private and public realms. Other features to enhance the public realm such as landscaping, signage, lighting, and street furniture will be detailed at the Site Plan stage.
As the Park Issues Assessment (Section 3.6 of this Report) demonstrates, there is ample parkland available in the surrounding community to accommodate the proposed density. Moreover, cash-in-lieu of parkland dedication will be provided as part of the development approvals process. Infrastructure and Public 1.6 3.2 B.2.4, B.3.1, B.3.3, C.5.3, The subject lands have access to a range of transportation options and are located within a reasonable distance of Service Facilities E.2.4, E.3.10, E.4.2, E.4.6 important public service facilities. The proposal provides support for the provision of transit along Stone Church Road West and West 5th Street, as well as the planned A-Line of the BLAST Network along Upper James Street.
The combined Transportation Impact Study and Transportation Demand Management Options Report prepared by NexTrans concludes that the development proposal will have not have any adverse impacts on the surrounding road infrastructure.
Infrastructure impacts were evaluated via the Functional Servicing Report prepared by WalterFedy and submitted in support of the Official Plan Amendment and Zoning By-law Amendment applications. The Report concludes that the development can be constructed to meet municipal engineering requirements. Long-Term Economic 1.7 2.2 B.3.1, B.3.3 The proposed high density residential infill development optimizes the long-term availability and use of a serviced site. Prosperity The proposal maintains the function of Stone Church Road West and West 5th Streets as arterial roads with access to existing transit and planned higher order transit. Energy Conservation, Air 1.8 4.2 B.3.6, B.3.7 The proposal represents a compact form of residential development and supports the achievement of complete Quality and Climate Change communities. The location of the site and its proposed use provide opportunities for residents and visitors to use active transportation and public transportation. The development proposal also provides for 179 bicycle parking spaces, further incentivizing the use of active transportation. Moreover, the amending by-law includes a reduced parking ratio to promote alternative modes of transportation.
The Functional Servicing Report prepared by WalterFedy demonstrates that stormwater management can be accommodated with underground storage. Furthermore, the Formal Consultation process did not identify any Energy Conservation, Air Quality and Climate Change issues affecting the property. Wise Use and Management of Resources Natural Heritage 2.1 4.2 C.2.1, C.2.2, C.2.11 The Formal Consultation process did not identify any natural heritage resources affecting the property. Water 2.2 4.2 C.2.1, C.2.2, C.2.13 The Formal Consultation process did not identify any water resources affecting the property. Agriculture 2.3 4.2 C.3.2 The Formal Consultation process did not identify any agricultural resources affecting the property. Minerals and Petroleum 2.4 4.2 - The Formal Consultation process did not identify any mineral resources affecting the property. Mineral Aggregate Resources 2.5 4.2 - The Formal Consultation process did not identify any mineral resources affecting the property. Cultural Heritage and 2.6 4.2 B.3.4 The Formal Consultation process identified that an Archaeological Study would be required on the portion of the lands Archaeology which has not been previously studied. The lands located at 73-77 Stone Church Road will undergo further investigation in Spring 2019 but it is anticipated that no resources of Archaeological value will be present given the previously completed study. Protecting Public Health and Safety Natural Hazards 3.1 2.2 B.3.6 The Formal Consultation process did not identify any natural hazards affecting the property. Human-Made Hazards 3.2 2.2 B.3.6 The Formal Consultation process did not identify any Human-Made Hazards affecting the property.