PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5Th Street 1
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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]) PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 1 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]) PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 2 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 PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 3 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. PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 4 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. PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 5 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). PLANNING JUSTIFICATION REPORT – 73-89 Stone Church Road West & 1029 West 5th Street 6 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 -