Urban Design Brief
101 Hunter Street East City of Hamilton
City of Hamilton Official Plan and Zoning By-law Amendments
March 2021 Urban Design Brief
101 Hunter Street East City of Hamilton
City of Hamilton Official Plan and Zoning By-law Amendments
March 2021
Prepared for: Prepared by: 75 Catharine Holdings Inc. GSP Group Inc. 966 Pantera Drive - Suite 22 200 Locke Street South, Suite 200 Mississauga, ON Hamilton, ON L4W 2S1 L8P 4A9 Table of Contents
1. Introduction 1 2. Existing Site Conditions 5 3. Site and Surrounding Context 7 4. Applicable Design Policies and Guidelines 17 5. Design Considerations and Analysis 19 6. Summary 40 1. Introduction building facade. There are 149 long-term secure bicycle spaces proposed (0.5 spaces per unit). The concept plan is shown on the next page. A more detailed description and analysis of the The following Urban Design Report has been prepared by GSP proposal will be described in Section 5 of this Report. Group Inc. in support of the Official Plan Amendment (“OPA”) and Zoning By-law Amendment (“ZBA”) to facilitate the redevelopment Report Purpose and Scope on the lands municipally addressed as 101 Hunter Street East in An Official Plan Amendment (“OPA”) and a Zoning By-law Hamilton (referred to as “the Site”). Amendment (“ZBA”) are required in order to facilitate the proposed redevelopment on the Site. An Urban Design Brief was identified as a requirement of these applications as per the Formal Consultation Document dated August 19, 2019. The City of Hamilton’s Guidelines for Urban Design Reports provides a terms of reference for the preparation of such reports. Generally, Urban Design Briefs are meant to “provide urban design rationale for the urban designs components of the development... it cannot simply be reflection of, or argument for a preferred development scheme...but instead should explain why the proposed development represents the optimum design solution . Accordingly, this Urban Design Brief provides: • A description of the site’s location and physical conditions (Section 2); • A description and characterization of the site’s surrounding community and neighbourhood context (Section 3); Overview of Proposed Development • A summary of the relevant design policies and guidelines The proposed redevelopment is comprised of a 27-storey mixed- affecting the site’s development and proposed form use building with at-grade retail along Hunter Street East and (Section 4); Catharine Street South within a 4-storey podium. A total of 297 • An assessment of the proposed design concept in respect residential apartment units are proposed with 122 parking spaces to relevant design policies and guidelines (Section 5); and contained in one (1) level of underground parking and three (3) • A summary of the report findings and recommendations floors of above-grade parking (levels 2-4) to be located behind the (Section 6).
1 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Site Location
Site Location
Fire Hydrant
6.4 Proposed transformer location
0.34
To be confirmed by HYDRO 0.14
3.77
1.71
1.56 Alleyway 0.91
3.19
3.09 Transformer 4.91 5.96 Balcony 2.93 Balcony
4.1 12.5 Siamese Connection
Roof Of Level 27 5.06 Height: + 88 m
Level 27 (Top of Livable Space) Level 27 5.99 Level 5
Level 2 Level 12 0.66 5 Short Term 11.55 Bike Parking on Lvl 0 Outdoor
Balcony Amenity Area
41.5 Roof of Mechanical
Penthouse 12.09 Level 5 Condominium Entrance Balcony
CATHARINE STREET Height: + 92.55 m (190.02 m ASL) 4.58 11.57
6.47 2.56
Roof Of Level 27
12.5 0.49 0.8 6.03 1.06
5.02 Balcony
4.55 3.05 0.16 Daylight 3.49 0.96 1.99 Triangle 2.48
1.07 R5 0.55 7.5 4.64 4.29 R5 Road Widening
41.56 Fire Hydrant24.54 Parking Garage Entrance
HUNTER STREET EAST
6.4 Proposed transformer location
0.34
To be confirmed by HYDRO 0.14
3.77
1.71
1.56 Alleyway Legend Property Boundary Survey 0.91
3.19
3.09 Proposed Building Transformer Building Entrance/Exit 4.91 5.96 Retail Entrance Landscape Open Area Balcony 2.93 Balcony Building Exit Only Public Landscaped Open Area 4.1 Sidewalk 12.5 Siamese Connection Scale 1:300 01 Site Plan 101 Hunter Street East, Hamilton, Ontario Date RoofMarch Of 04, 2021 Level 27 5.06 Height: + 88 m
Level 27 (Top of Livable Space) Level 27 5.99 Level 5
Level 2 Level 12 0.66 5 Short Term Conceptual11.55 Site Plan. Source: Coletara Development Bike Parking on Lvl 0 Outdoor
Urban Design Brief | 101 Hunter Street East Balcony Amenity Area 2 GSP Group Inc. | March 2021 41.5 Roof of Mechanical Penthouse 12.09 Level 5 Condominium Entrance Balcony
CATHARINE STREET Height: + 92.55 m (190.02 m ASL) 4.58 11.57
6.47 2.56
Roof Of Level 27
12.5 0.49 0.8 6.03 1.06
5.02 Balcony
4.55 3.05 0.16 Daylight 3.49 0.96 1.99 Triangle 2.48
1.07 R5 0.55 7.5 4.64 4.29 R5 Road Widening
41.56 24.54 Parking Garage Entrance
HUNTER STREET EAST
Legend Property Boundary Survey
Building Entrance/Exit Proposed Building
Retail Entrance Landscape Open Area
Building Exit Only Public Landscaped Open Area Sidewalk
Scale 1:300 01 Site Plan 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021 Rendering of proposed development looking north east. Source: Coletara Development.
Rendering of proposed development looking north east. Source: Coletara Development.
3 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Rendering of proposed development looking south east. Source: Coletara Development.
Rendering of proposed development looking south west. Source: Coletara Development.
Urban Design Brief | 101 Hunter Street East 4 GSP Group Inc. | March 2021 2. Existing Site Conditions
Site Description The Site is located at the northeast corner of Hunter Street East and Catharine Street South. The Site has a frontage of ±41.5 m along Hunter Street East and 41.5 m of frontage along Catharine Street South a total combined area of ±1,759 m2 (±0.44 acre).
Existing Buildings and Structures The Site currently contains a City-operated commercial parking lot (lot no. 46) and a 2.5 storey commercial office building
(see images below and to the left). There are currently five (5) Existing Office Building at 101 Hunter Street East and Surface Parking Area. parking spaces located on the west side of the existing building, Source: GSP Group Inc., November 2020 perpendicular to the roadway (Image 3).
The existing building at 101 Hunter Street East is registered (non-designated) as a cultural heritage resource on the City’s Municipal Heritage Register. The existing structure is proposed to be removed to facilitate the proposed development
Existing Office Building at 101 Hunter Street East and Surface Parking Area. Source: GSP Group Inc., November 2020
Existing Office Building at 101 Hunter Street East. Source: GSP Group Inc., November 2020 5 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Existing Vegetation and Topography KEY PLAN 02 N.T.S. There are no trees or vegetation on the Site. Based on the Vegetation Management Plan prepared by GSP Group Inc., there are four (4) 01 03 trees on the abutting property to the east and
two (2) trees on the abutting property to the x
04 x x
north. x
x x x
With regards to topography, the Site is relatively x Legend NOTE: PROTECT ROOT ZONES OF TREE ROOTS TYPICALLY SPREAD WELL TREES ON ADJACENT PLAN VIEW, NOT TO SCALE x EXISTING TREE TO REMAIN BEYOND THE DRIPLINES OF TREES, UP TO PROPERTY. x 3.5 TIMES THE DRIPLINE RADIUS, AND ARE flat with grades sloping slightly down towards the 05
LOCATED PREDOMINANTLY WITHIN THE x EXISTING TREES REQUIRING WRITTEN ACKNOWLEDGEMENT TOP INCHES OF SOIL. BY MAINTAINING A THAT THE DEVELOPMENT MAY IMPACT THESE SPECIMENS. ONE METRE ZONE OUTSIDE THE DRIPLINE street frontages from the centre of the Site. x OF THE TREE CANOPY UNDISTURBED BY x CONSTRUCTION ACTIVITY, THE ROOTS TREE PROTECTION FENCING MAY BENEFIT FROM RAINFALL DIVERTED 06 x
BY THE CANOPY. x X 01 TREE TAG NUMBER
Constraints x x ADJACENT LANDS X 07 X x The Site is locatedX X across the street from the
X x AREA WITHIN FENCE TO BE LEFT
UNDISTURBED TO ALLOW FOR NATURAL x
X
X X HamiltonREGENERATION. GO Centre and elevatedX railway. Noise PROPERTY LINE x LANDS TO BE SUBDIVIDED/UNDER KEY PLAN
X N.T.S. x CONSTRUCTION X 02 X and vibration impacts have been assessed x 2.44M HIGH T-BAR STAKES, 3.0M MAX ON X X CENTRE. x X X PAIGE WIRErelative FARM FENCE: 9 STRAND to 1.2Mthe HIGH, Site’s9 GAUGE WIRE. proximity to these facilities x PROTECTIVE FENCING IS TO BE NOT LESS THAN 1.0M OUTSIDE OF TREE
X X DRIPLINES UNLESS APPROVED BY CONSULTANT. FENCING MUST BE x X STRETCHED TO ACHIEVE TENSION. X in the Environmental NoiseX andX X Vibration x X x X 2.44M HIGH, 150MM CEDAR POSTS OR 150 X 150MM PRESSURE TREATED WOOD 01 03
POSTS, 20M MAX ON CENTRE, AND AT ALL CHANGES IN HORIZONTAL AND x VERTICAL ALIGNMENT. Assessment prepared by SLR Canada dated x FABRIC JOINTING DETAIL FOR EROSION CONTROL BARRIER January 2021 (submitted under separate cover). PLASTIC LOCKING TIE WRAP 08 T-BAR POST X This assessmentTEMPORARY concluded that the impacts of X x PAIGE WIRE FENCE X PROTECTIVE FENCING:
04 x X the environmentTREE PROTECTIONon the proposed development 600MM x FILTER FABRIC OVERLAP
(i.e. existing GO layover yard) can be adequately x
3 1 0 2 4 8 x
controlled through the feasible mitigation 1:200 (m) x EXISTING TREE CROWN
measures, facade designs, and warning clauses x
Preliminary Tree Management Plan. x Legend NOTE: PROTECT ROOT ZONES OF
outlined in the assessment x TREE ROOTS TYPICALLY SPREAD WELL TREES ON ADJACENT PLAN VIEW, NOT TO SCALE DRIPLINE OF EXISTING Source: GSP Group Inc. January 2021 EXISTING TREE TO REMAIN BEYOND THE DRIPLINES OF TREES, UP TO PROPERTY. TREE x 3.5 TIMES THE DRIPLINE RADIUS, AND ARE 05
LOCATED PREDOMINANTLY WITHIN THE x VEGETATION EXISTING TREES REQUIRING WRITTEN ACKNOWLEDGEMENT TOP INCHES OF SOIL. BY MAINTAINING A THAT THE DEVELOPMENT MAY IMPACT THESE SPECIMENS. ONE METRE ZONE OUTSIDE THE DRIPLINE x MANAGEMENT PLAN OF THE TREE CANOPY UNDISTURBED BY x 101 HUNTER STREET EAST, CONSTRUCTION ACTIVITY, THE ROOTS TREE PROTECTION FENCING HAMILTON, ON. MAY BENEFIT FROM RAINFALL DIVERTED 06 x BY THE CANOPY.
x ISSUED FOR SITE PLAN X 01 TREE TAG NUMBER
APPROVAL, NOT FOR x
CONSTRUCTION. x ADJACENT LANDS X 07 X TREE ROOT ZONES x X X
X TEMPORARY PROTECTIVE FENCING AND EROSION CONTROL x NOT FOR AREA WITHIN FENCE TO BE LEFT
POSTS LOCATED NO x
UNDISTURBED TO ALLOW FOR NATURAL
X Urban Design BriefLESS THAN | 1101 METRE Hunter Street East X X REGENERATION. X OUTSIDE OF DRIPLINE AREA TO BE PROTECTED AREA UNDER CONSTRUCTION 6 PROPERTY LINE x
LANDS TO BE SUBDIVIDED/UNDER DO NOT EXCAVATE WITHIN 1.20M HIGH PAIGE WIRE FARM FENCE, DATE ISSUE BY X GSP Group Inc. | March 2021 PROTECTED ZONES. x CONSTRUCTION CONSTRUCTION X MAXIMUM OPENING 150MM, SECURED TO UNDISTURBED REFER TO DETAILED POSTS ON UPFILL SIDE. 4Dec20 Issued for Coordination RT X 2.44M HIGH T-BAR STAKES, 3.0M MAX ON VEGETATION, DRAWING x 6Jan21 Issued for Coordination OW X INCLUDING TREES, TREE X CENTRE. SAPLINGS, SHRUBS AND x GRASSES AND SOIL X FILTER CLOTH FABRIC X PAIGE WIRE FARM FENCE: 9 STRAND 1.2M HIGH, 9 GAUGE WIRE. x
PROTECTIVE FENCING IS TO BE NOT LESS THAN 1.0M OUTSIDE OF TREE 1220MM CLEAR GRANULAR FILL
X X DRIPLINES UNLESS APPROVED BY CONSULTANT. FENCING MUST BE x DATE REVISIONS BY 600 X STRETCHED TO ACHIEVE TENSION. X X X X SURFACE FLOW x 100 X
500 x X 2.44M HIGH, 150MM CEDAR POSTS OR 150 X 150MM PRESSURE TREATED WOOD
POSTS, 20M MAX ON CENTRE, AND AT ALL CHANGES IN HORIZONTAL AND x VERTICAL ALIGNMENT. x 2.44M HIGH T-BAR STAKES FABRIC JOINTING DETAIL FOR EROSION CONTROL BARRIER UNDISTURBED 1220MM 3.0M ON CENTRE MAXIMUM EXISTING TEMPORARY PROTECTIVE FENCING: TREE PROTECTION GRADE PLASTIC LOCKING TIE WRAP 08 NOTE: T-BAR POST X TEMPORARY 1. THE AREA WITHIN THE DRIPLINE OF ALL EXISTING TREES SHALL BE PROPERLY PROTECTED WITH TEMPORARY FENCING. NOTE: 201-72 Victoria Street South 162 Locke Street South, Suite 200 X 2. THE AREA WITHIN THE PROTECTIVE FENCING SHALL REMAIN 1. SEDIMENT ACCUMULATIONS TO BE REMOVED BY SUBDIVIDER/BUILDER WHEN Kitchener, Ontario N2G 4Y9 Hamilton, Ontario L8P 4A9 PAIGE WIRE FENCE UNDISTURBED AND SHALL NOT BE USED FOR THE STORAGE OF SEDIMENT DEPOSITS REACH TO WITHIN 150MM OF TOP OF FILTER FABRIC T 519 569 8883 T 905 572 7477 PROTECTIVE FENCING: F 519 569 8643 X BUILDING MATERIALS OR EQUIPMENT ACCESS AND STORAGE OR BARRIER. www.gspgroup.ca X PROJECT RELATED GARBAGE. 2. FENCE TO BE INSPECTED ON A REGULAR BASIS AND MAINTAINED BY 3. TREE PROTECTION MEASURES SHALL REMAIN UNTIL THE SUBDIVIDER/BUILDER IN PROPER CONDITION. TREE PROTECTION COMPLETION OF FINE GRADING AND SODDING OR SEEDING. Date: December 4, 2020 Drawn By: OW L0.0 600MM SECTIONAL ELEVATION N.T.S. FILTER FABRIC OVERLAP Scale: 1:200 Project No.: 20280
3 1 0 2 4 8
1:200 (m) EXISTING TREE CROWN
DRIPLINE OF EXISTING TREE VEGETATION MANAGEMENT PLAN 101 HUNTER STREET EAST, HAMILTON, ON.
ISSUED FOR SITE PLAN APPROVAL, NOT FOR CONSTRUCTION.
TREE ROOT ZONES TEMPORARY PROTECTIVE FENCING AND EROSION CONTROL NOT FOR
POSTS LOCATED NO LESS THAN 1 METRE OUTSIDE OF DRIPLINE AREA TO BE PROTECTED AREA UNDER CONSTRUCTION
DO NOT EXCAVATE WITHIN 1.20M HIGH PAIGE WIRE FARM FENCE, DATE ISSUE BY PROTECTED ZONES. MAXIMUM OPENING 150MM, SECURED TO CONSTRUCTION UNDISTURBED REFER TO DETAILED POSTS ON UPFILL SIDE. 4Dec20 Issued for Coordination RT VEGETATION, DRAWING 6Jan21 Issued for Coordination OW INCLUDING TREES, TREE SAPLINGS, SHRUBS AND GRASSES AND SOIL FILTER CLOTH FABRIC
1220MM CLEAR GRANULAR FILL DATE REVISIONS BY 600 SURFACE FLOW 100 500
2.44M HIGH T-BAR STAKES UNDISTURBED 1220MM 3.0M ON CENTRE MAXIMUM EXISTING TEMPORARY PROTECTIVE FENCING: TREE PROTECTION GRADE
NOTE: 1. THE AREA WITHIN THE DRIPLINE OF ALL EXISTING TREES SHALL BE PROPERLY PROTECTED WITH TEMPORARY FENCING. NOTE: 201-72 Victoria Street South 162 Locke Street South, Suite 200 2. THE AREA WITHIN THE PROTECTIVE FENCING SHALL REMAIN 1. SEDIMENT ACCUMULATIONS TO BE REMOVED BY SUBDIVIDER/BUILDER WHEN Kitchener, Ontario N2G 4Y9 Hamilton, Ontario L8P 4A9 UNDISTURBED AND SHALL NOT BE USED FOR THE STORAGE OF SEDIMENT DEPOSITS REACH TO WITHIN 150MM OF TOP OF FILTER FABRIC T 519 569 8883 T 905 572 7477 F 519 569 8643 BUILDING MATERIALS OR EQUIPMENT ACCESS AND STORAGE OR BARRIER. www.gspgroup.ca PROJECT RELATED GARBAGE. 2. FENCE TO BE INSPECTED ON A REGULAR BASIS AND MAINTAINED BY 3. TREE PROTECTION MEASURES SHALL REMAIN UNTIL THE SUBDIVIDER/BUILDER IN PROPER CONDITION. COMPLETION OF FINE GRADING AND SODDING OR SEEDING. Date: December 4, 2020 Drawn By: OW L0.0 SECTIONAL ELEVATION N.T.S. Scale: 1:200 Project No.: 20280 3. Site and Surrounding Context East: The abutting semi-detached dwellings (111 and 113 Hunter Street East) contains residential uses while 117 Hunter Street Immediate Site Context and Land Uses East is a converted dwelling now used as medical offices. Further to the east is a 2-storey office building that houses the Canadian North: A 9-storey student residence associated with Columbia International College (Linden Hall, 55 Catharine Street South) is Centre for Occupational health and Safety. located directly north of the Site as illustrated in the image below. A parking structure with one (1) level partially below-grade and one (1) level above ground is located to the east of Linden Hall. Further north is Landmark Place, a 43 storey (130 m) storey apartment building constructed in 1974.
Looking north east along Hunter Street East Source: GSP Group Inc. (November 2020)
On the west side of Catharine Street South looking north east towards Linden Hall and Landmark Place. Source: GSP Group Inc. (2020)
7 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 South: Hamilton GO Centre and Train platform (accessible via the West: A commercial surface parking lot is located on the west John Street entrance) abut the Site to the South. Catharine Street side of Catharine Street South (81, 89, and 91 Hunter Street South travels south via an underpass beneath the GO Railway. East). Low-rise residential dwellings and converted commercial buildings are located south of the railway.
Looking south towards Hamilton GO Centre and Catharine Street underpass. Source: GSP Group Inc. (November 2020) Commercial Surface Parking Lot at 81,89, and 91 Hunter Street East Source: GSP Group Inc.(November 2020)
Transportation Context The Site is located approximately 150 m from the Hamilton GO Centre and 115 m from the John Street entrance to the Hamilton GO Centre. The Hamilton GO centre is a Mobility Hub serviced by Hamilton Street Railway (“HSR”), GO Transit, Megabus, Coach Canada, and Greyhound Canada. The Site is well-connected to the existing network of transit (local, regional, and provincial routes), cycling routes, public sidewalks, and roads in the area. The figure on the following page illustrates the extensive transit and cycling routes around the Site.
Urban Design Brief | 101 Hunter Street East 8 GSP Group Inc. | March 2021 Transportation Context 3
3
1/101
BT
1A/5+/10/51 1/1A/10
1A/5+/7/10/51 1/10
4/7
6 400m 4/12 6
20/21/33/35
800m
GO TRANSIT HSR Route 22/23/24/25/26/27 Signed On Street Bicycle Route Designated Bicycle Lane Cautionary Unsigned Bicycle Route Seperated Cycle Track Jay Keddy Trail / Separated Cycle Track
9 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Community and Neighbourhood Context Neighbourhood Context The Site is located on the southern edge of Downtown D o w n t o w n Hamilton and within the Corktown Neighbourhood. The Central Hamilton Downtown Hamilton boundary extends farther south Neighbourhood Beasley beyond the Site but only along James Street. The GO Neighbourhood Landsdale railway and the Catharine Street South underpass located Neighbourhood south of the Site separates the Site from the remainder of the Corktown neighbourhood south of the railway. An excerpt from the City’s Downtown Hamilton Secondary Plan Review Background Report (2014) says: James Mary Wellington “Corktown is one of the earliest settled neighbourhoods in Hamilton. The Corktown Neighbourhood is located on Hamilton GO Centre the southeast periphery of Hamilton’s Downtown and is home to approximately 7,500 residents. It is bounded by
Stinson Main Street East to the north, Wellington Street South to SITE Neighbourhood the east, the Escarpment to the south and James Street
Durand Corktown South to the west. This neighbourhood was developed as Neighbourhood Neighbourhood early as the 1840s…Land use is primarily older residential with some high density apartment buildings, and some N i a g a r a mixed commercial uses. As with the surrounding Escarpment neighborhoods, the street network is a grid pattern made up of one-way and two-way streets.” (pg. 24)
The current architectural character of the Corktown is not homogenous and contains a variety of building ages and Downtown Boundary architectural styles. Hamilton GO Rail Line Future B-Line LRT Neighbourhood Boundries
Urban Design Brief | 101 Hunter Street East 10 GSP Group Inc. | March 2021 Untitled Map Legend Write a description for your map.
Built Form and Building Height Context
Site 16 Landsdale 10 4 9 36 43 4 6 4 11 24 25 Beasley 12 43 21 Corktown 7 8 19 9 27 6 4 5
Hamilton GO
27
11 13 15 14 21 21 12 11 17 # Number of Storeys (Approved/Under Construction) # Number of Storeys (Existing) 11 9 Downtown Hamilton Proposed Building Buildings 12+ Storeys Buildings 4 - 12 Storeys
11 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021 ➤
N➤
IImmaaggee ©© 22002211 TTeerrrraaMMeettrriiccss 200 m
Image © 2021 TerraMetrics North of the railway, there are a number of former 2-3 storey single- and semi-detached houses that have been converted to storefronts, offices, and medical clinics.
Existing 2-storey Dwellings along August Street at Catharine Street South in the Corktown neighbourhood, south of the railway. Source: Google Streetview 2019. Surface parking and office buildings within converted dwellings along Jackson Street East. Source: Google Streetview 2019. South of the railway there are pockets of low-rise residential dwellings (i.e. 2 to 2.5-storey Victorian row houses, and single- detached and semi-detached dwellings) that are characteristic of Corktown’s historic built form.
Following the Second World War, much of Corktown’s original housing stock, predominantly south of Young Street, was destroyed by urban renewal and infill efforts, and the construction of mid- to high-rise apartments in the 1970s and 1980s now characterize a large portion of the Corktown neighbourhood. A couple of these mid- and high-rise residential buildings are located north of the railway, along Hunter Street East including the Renaissance Tower at 100 Ferguson Avenue South (20 storeys) Renaissance Tower at 100 Ferguson Avenue South viewed from Hunter (image below) and 175 Hunter Street East (6-storey residential Street East along with abutting low-rise row housing (158-162 Hunter lofts). The Landmark Place apartment building noted above is also Street East). Source: Google Streetview 2019. within the boundaries of the Corktown Neighbourhood.
Urban Design Brief | 101 Hunter Street East 12 GSP Group Inc. | March 2021 Streetscape and Built Form Context The Urban Hamilton Official Plan identifies Hunter Street East as a Collector street and Catharine Street South as a local road. Hunter Street East is a full-time truck route and are designated for use by heavy traffic.
Hunter Street East contains two (2) lanes of westbound vehicle traffic and a physically separated cycle track providing for bicycle traffic both east and westbound. Public sidewalks directly abut the roadway. The separated cycle tracks ends at Catharine Street South but continues approximately 450 m to the west at McNab Street South. East of the Site, Hunter Street East contains a mix of 1 and 2 storey residential, commercial, institutional and office buildings as well as surface parking.est W of the Site, Hunter Street East contains a mix of surface parking area, 2-storey residential dwellings converted to office/medical uses and 2-3 storey office buildings.
Hunter Street East looking west adjacent to the Site. Source: GSP Group Inc. (November 2020)
13 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 The Hamilton GO Yard and train platform is located on the south side of Hunter Street East between Walnut Street South and McNab Street. The railyard and GO train station platform is elevated and is screened from view along Hunter Street East due to the grade changes, concrete retaining walls, and landscaping. A landscaped strip separates the retaining wall and public sidewalk directly across from the Site. Metered street parking is permitted along Hunter Street East during non-peak times.
South side of Hunter Street East adjacent to the Site. Source: Google Streetview 2019
Urban Design Brief | 101 Hunter Street East 14 GSP Group Inc. | March 2021 Looking north along Catharine Street South. Source: GSP Group Looking north along Catharine Street South at Augusta Street. Source: GSP Inc. (November 2020) Group Inc. (November 2020)
is a one-way local road with three (3) Catharine Street South South of the railway, Catharine Street South is comprised of a mix southbound vehicle travel lanes with public sidewalks directly of 2 and 2.5 storey residential dwellings with a mix of dwellings adjacent to the roadway. There are a few metered public parking converted to commercial uses (i.e. Central Daycare Centre at spaces in the western lane that allows for street parking during 101 Catharine Street South) along with some infill mid- and high- non-peak hours. rise residential uses (i.e. 10-storey residential building at 141 Catharine Street South and recently-constructed infill townhouses North of the Site and south of Main Street East, the Catharine at Augusta Street and Young Street). The streetscape and Street South streetscape contains a mix of surface commercial character of the built form along Catharine Street changes south parking lots, Linden Hall (9-storeys), a two (2) storey restaurant of Young Street with a number of high-rise apartment buildings at Jackson Street East, Landmark Place, and a one (1) storey located in this portion of the Corktown neighbourhood. commercial/retail plaza between Jackson Street East and Main Street East.
15 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Planned Context Through the Downtown Hamilton Secondary Planning process, properties within Downtown Hamilton were comprehensively redesignated and rezoned in order to achieve the vision of Downtown being a “vibrant focus of attraction where all ages, abilities, and incomes can live, work, learn, shop, and play. The future Downtown shall be a healthy, safe, comfortable, accessible, and prosperous community that promotes a high quality of life. It will combine the best of our heritage with new concepts and designs while seamlessly linking together the Downtown, surrounding neighbourhoods, the Waterfront, and the Escarpment”. This includes as-of-right maximum permitted heights between 89 and 151 m for the block immediately to the north of the Site (between John Street South and Walnut Street).
Downtown Hamilton and the area surrounding the Site are envisioned to change gradually over time and accommodate additional height and density while being guiding by the principles and objectives set out in the Downtown Hamilton Secondary Plan which include respecting design and heritage, enhancing streets and public spaces, promoting Downtown living, and improving climate change mitigation and adaptation. Given the number of surface parking lots, the proximity to the Hamilton GO Centre, and location within Downtown Hamilton, the area immediately surrounding the Site is likely to evolve over the next 5-10 years as these surface parking lots are developed.
Urban Design Brief | 101 Hunter Street East 16 GSP Group Inc. | March 2021 4. Applicable Design Policies and Guidelines
Urban Hamilton Official Plan The Site is designated “Downtown Mixed Use Area” on “Schedule E-1 Urban Land Use Designations” and ”Downtown Mixed Use” on “Land Use Plan”, Map B.6.1-1 of the Downtown Hamilton Secondary Plan (“DHSP”). The Downtown is intended to be the pre-eminent node in Hamilton and is intended to accommodate 20% of the City-wide residential intensification.The Downtown Mixed use permits a variety of uses including multiple dwellings, commercial, and retail uses. The following design-related policies are relevant: • Vol. 1 B.3.3.2 – General urban design principles • Vol. 1 B.3.3.3 to B.3.3.3.12 – General urban design policies, • Vol. 1 E.2.3.1.9 - E.2.3.1.12 - Scale of Development in Downtown Urban Growth Centre • Vol. 1 E.4.4.10 - E.4.4.14 - Development in Downtown Mixed Use Designation • Vol. 2 - B.6.1.4.18 - B.6.1.4.47 - High-Rise (Tall) Buildings in Downtown Hamilton Secondary Plan
Transit Orientated Development Guidelines (TOD) (2010) TOD Guidelines complement the UHOP and the Downtown Hamilton Secondary Plan by providing development direction for the private and public realm along transit corridors. The directions promote compact mixed use development near transit facilities with high quality pedestrian environments. The City of Hamilton adopted the Transit Oriented Development Guidelines to establish a set of principles to be followed for development at key transit station locations. As Downtown Hamilton contains two primary transit corridors and two mobility hubs (Hamilton GO Centre and the West Harbour GO) as well as the MacNab Transit Terminal, the guidelines support the vision and objectives of the Downtown Hamilton Secondary Plan by encouraging better access to transit, concentration of development around transit stops and enhancing livability and quality of life in the Downtown.
Site Plan Guidelines Hamilton’s Site Plan Guidelines are intended to provide guidance to development projects that are subject to site plan approval. These guidelines convey the City’s preferences and expectations for site and building development. There is flexibility in the use of these guidelines and the City recognizes the need to co-operatively achieve both municipal objectives and private development requirements. Although a Site Plan Approval application has not yet been submitted for this Site, we have included the sections and guidelines that speak to general building location, massing, height, stepbacks, streetscaping and conceptual landscaping.
17 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Downtown Hamilton Tall Building Guidelines The Downtown Hamilton Tall Building Guidelines (February 2018) (“TBG”) implement the design direction for taller buildings in Downtown Hamilton, which is defined in the Tall Building Study as those over 12 storeys in height. The Site is within the Downtown and proposed at a height greater than 12 storeys and thus the guidelines are relevant and applicable for the proposed development. The Tall Building Guidelines have two core components for the design process.
The first component establishes recommended minimum site dimensions that inform evaluation of a site’s appropriateness for a tall building. The Site has frontage of approximately 42 m along Hunter Street East and a depth of 42 m on Catharine Street South to the north. Based on these measurements and the Site Assessment/Building Types matrix found within the TBG, the Site is appropriate for a point-tower building type which recommends a height of 50+ metres (appropriate height to be determined though application of other guidelines).
The Site’s location at the intersection of a collector and local road along with its proximity to the Hamilton GO Centre additionally lends to the Site’s suitability for a tall building as expressed elsewhere in the guidelines. RECOMMENDED* RECOMMENDED* RECOMMENDED* RECOMMENDED* FRONTAGE LOT DEPTH # STOREYS HEIGHT
The second component provides LOW-RISE design guidelines related to contextual 5 - 30m 20 - 90m 2 - 6 str 22m (max) (max) INFILL considerations, building form and articulation, and public realm relationships in the arrangement and design of tall buildings. 30m + 30 - 45m 7 - 12 str 255 - 44m (min) (min) (max) (max) MID-RISE These guidelines are meant to offer flexibility
and not limit creativity or contextually Appendix appropriate designs. 35m + 45m + 13 + str 50m + POINT
(min) (min) TOWER "E" to Report PED18074 Page 61 of 135 80m + 80m + 13 + str 50m + HYBRID (min) (min)
*These numbers are estimated values; depending on context, some sites may not be able to comply with the guidelines, and therefore may be considered inappropriate locations for tall buildings regardless of the lot dimensions 5
Urban Design Brief | 101 Hunter Street East 18 GSP Group Inc. | March 2021 5. Design Considerations and Analysis
This section provides a detailed response as to how the proposed redevelopment’s design is informed by and responds to the applicable design policies. The responses are broken down into general design themes that capture the corresponding policy and guidelines, followed by a description of the design response and contribution. Policies from each applicable document are highlighted in the colours and acronyms below:
Downtown Hamilton Tall Building Guidelines (TBG) Urban Hamilton Official Plan (UHOP) TOD Guidelines (TOD) Site Plan Guidelines (SPG)
Building Height and Scale Policy / Guideline Design Response and Contribution Reference TBG: 3.2.a, 3.4.f The development proposes a 27-storey building with a 4-storey podium and stepbacks at the 5th, and 12th storeys, UHOP (Vol. 2): stepping down towards the abutting low-rise residential dwellings (stepbacks are shown on the following page) The B.6.1.4.6, B.6.1.4.14 building typology is a point tower with a defined podium, tower, and tower top. The tower, at its highest point, rises SPG: 4.4 approximately 190 metres (ASL). The geodetic height of the Escarpment along Catharine Street is approximately 190.2 metres, as such the building will fall below the height of the Escarpment. The height, podium articulation, and stepbacks minimize the shadows impacts and allow the new net shows to sweep rapidly across the Site confirmed by the Sun-Shadow Study prepared by Kozlowski Architect.
The building height of 27-storeys is comparable to existing high-rise buildings in the immediate vicinity, including Landmark Place (43 storeys) located a block north at 100 Main Street East and the 25-storey mixed-use building currently under construction at the south east corner of Main Street East and Walnut Street. Stepbacks are provided along the eastern portion of the building, providing for a transition in height down towards the abutting low-rise buildings. The proposed tower is also located approximately 75 m north of the low-rise residential area to the south, separated by the elevated GO Railway allowing for an appropriate transition in height towards these low-rise buildings.
19 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Site Location
Building Anatomy
Fire Hydrant
6.4 Proposed transformer location
0.34
To be confirmed by HYDRO 0.14
3.77
1.71
1.56 Alleyway 0.91
3.19 LEVELS 26-27 3.09 Transformer
TOWER TOP 4.91 5.96 Balcony 2.93 Balcony
4.1 12.5 Siamese Connection
Roof Of Level 27 5.06 Height: + 88 m
Level 27 (Top of Livable Space) Level 27 5.99 Level 5 LEVELS 12-25 UPPER Level 2 Level 12 0.66 BUILDING5 Short Term 11.55 Bike Parking on Lvl 0 TOWER Outdoor
Balcony Amenity Area
41.5 Roof of Mechanical
Penthouse 12.09 Level 5 Condominium Entrance Balcony
CATHARINE STREET Height: + 92.55 m (190.02 m ASL) 4.58 11.57
6.47 2.56
LOWER Roof Of Level 27 LEVELS 5-11 BUILDING TOWER 12.5 0.49 0.8 6.03 1.06
5.02 Balcony
4.55 3.05 0.16 Daylight 3.49 0.96 1.99 Triangle 2.48
BUILDING 1.07 R5 0.55 7.5 4.64 4.29 R5 LEVELS 1-4 BASE Road Widening
41.56 24.54 Parking Garage Entrance
HUNTER STREET EAST
Source: Coletara Development Legend Property Boundary Survey Building Entrance/Exit Proposed Building MECHANICAL LEVELS 1-4 LEVELS 12- 25 Retail Entrance Landscape Open Area PENTHOUSE Building Exit Only Public Landscaped Open Area Sidewalk LEVEL 2 LEVEL 5-11 LEVELS 26-27 Scale 1:300 01 Site Plan 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021
Urban Design Brief | 101 Hunter Street East 20 GSP Group Inc. | March 2021 Building Base Design Policy / Guideline Design Response and Contribution Reference TBG: 3.2.b, 3.4.e Building Base: The 4-storey building base wraps both the Catharine Street South and Hunter Street East street and g., 3.5.b-d, edges with a consistent streetwall with setbacks ranging from 0 m to 2.0 m, within the recommended 2.0 m f-g, 4.2.1.a-b, f-h, maximum while still providing for additional space for increased pedestrian activity, plantings, and street furniture. 4.2.2.a-c, e-h, Retail and residential entrances along Catharine Street South are proposed as well as transparent glazing at the 4.2.3.b-e, g, 4.2.4.a- corner providing direct views from the corner retail/commercial unit and inviting pedestrian use. The building base f, 4.2.5.a-h and streetwall height (15 m) are proportionate to the width of the right-of-way widths of Catharine Street South UHOP (Vol. 1): (approximately 16 m) and Hunter Street East (20 m). The building base is generally parallel to the property lines B.3.3.2.4.e), and it introduces a uniformity to the built form along Catharine Street South and Hunter Street East. Shadow box B.3.3.2.5.c), windows are proposed on the east, west, and south sides of the building base on floors 2, 3, and 4 where the above- B.3.3.3.4, B.3.3.3.5 grade parking structure is located, to match the fenestration and articulation of the abutting buildings and to help UHOP (Vol. 2): facilitate a pedestrian-friendly streetscape. Shadow box windows are windows that still have a transparent window B.6.2.4.23.a), pane so as to appear like a normal window but there is an opaque panel that limits interior views from outside the B.6.1.4.26, building. The windows can be designed to allow for light to penetrate. B.6.1.4.27 TOD: 2.4.1 Building Entrances: The proposed retail/commercial and residential lobby entrances will provide direct, barrier-free SPG: 2.2, 4.2, 6.4 and flush access to the existing public sidewalks as shown in the image on the following page.The west facade is broken up by the separate retail and residential entrances which are emphasized through material differentiation and recessed entrances, thereby creating slight overhangs which allows for a level of weather protection for pedestrians. The ground floor is proposed with a taller floor-to-floor height to accommodate flexible uses as commercial or institutional uses over time and shadow box windows are proposed throughout the entire length of the south and west facades on the 2nd, 3rd, and 4th storeys. The building base height has been designed at 4-storeys to be proportionate to the right-of-way widths as well as ensure compatibility with both the existing and planned context of the area. The building footprint along Catharine Street South and Hunter Street East make up more than 75% of the lot line measurements and transparent glazing and building entrances are used to enhance visibility, interest, and activity in keeping with the guidance of the TBG.
21 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Site Location
Building Base Setbacks and BuildingFire HydrantEntrances
6.4 Proposed transformer location
0.14 m 0.34 m 0.34 To be confirmed by HYDRO 0.14
3.77
1.71
1.56 Alleyway 0.91
3.19
3.09 Transformer 4.91 5.96 Balcony 2.93 Balcony 4.1 m 4.1 12.5 Siamese Connection 0.91 m Roof Of Level 27 5.06 Height: + 88 m
Level 27 (Top of Livable Space) Level 27 5.99 Level 5
Level 2 Level 12 0.66 5 Short Term 11.55 Bike Parking0.66 on mLvl 0 Outdoor 1.8 m Balcony Amenity Area
41.5 Roof of Mechanical
Penthouse 12.09 Level 5 Condominium Entrance Balcony
CATHARINE STREET Height: + 92.55 m (190.02 m ASL) 4.58 11.57
6.47 2.56
Roof Of Level 27
12.5 0.49 0.8 0.49 m 6.03 1.06
5.02 Balcony
4.55 3.05 0.16 Daylight 3.49 0.96 0.96 m 1.99 Triangle 2.48
1.07 R5 0.55 7.5 4.47 m x 4.09 m 4.64 4.29 R5 Road Widening Daylight Triangle 0.16 m 0.7 m 1.07 m 41.56 24.54 Parking Garage Entrance
HUNTER STREET EAST Residential Entrance Hunter Street East Building Façade
Commercial/Retail Entrance Alley-Facing Facade Legend Property Boundary Survey
Building Entrance/Exit VehicleProposed Building Entrance 4-Storey Building Base
Retail Entrance Landscape Open Area
Building Exit Only CatharinePublic Landscaped Open Street Area South BuildingSidewalk Façade Source: Coletara Development Scale 1:300 01 Site Plan 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021 Urban Design Brief | 101 Hunter Street East 22 GSP Group Inc. | March 2021 Building Tower Design Policy / Guideline Design Response and Contribution Reference TBG: 3.6.a-g, Tower Placement: One tower is proposed on the Site with the bulk of massing situated along the western portion 4.3.1.a-c, 4.3.2.a-g, of the Site. Floors 12-26 of the tower are located 12.5 m from the eastern property line, meeting the recommended 4.3.3.a-b,f-h separation distance of 12.5 m in the TBG. The TBG recommend 12.5 m setbacks from all side and rear property UHOP (Vol. 1): lines while Zoning By-law 05-200 requires a reduced setback of 9.5 m for the portion of the building above 44 B.3.3.3.5.e), m/~12storeys when abutting a laneway. 1.56 m is proposed for a small portion of the northern facade with the UHOP (Vol. 2): majority of the building set back 3.09 m from the laneway (laneway is 3.77 m in width) (see image on the following B.6.1.4.23.c) and page). The building to the north has no openings or windows on the south facade and the portion located closest d), B.6.2.4.25.b), to the proposed building is a stairwell thereby minimizing overlook and privacy concerns associated with a reduced B.6.1.4.32 setback. The design intent behind the separation distance is to ensure privacy between towers, to minimize overlook, and to protect the development potential of other abutting sites. There are no openings/windows on the south facade of the abutting property to the north (55 Catharine Street South) thereby minimizing privacy and overlook concerns between buildings. Also, given the large lot area of the abutting property to the north there is sufficient space to meet the recommended 25 m separation distance with the proposed setbacks while still having enough space left for several possible tower configurations in excess of 800 sq m thereby maintaining the development potential of the property to the north.
Tower Stepbacks: Above the building base, the tower portion is stepped back between 1.56 m and 3.09 m along the north side, between 2.56 m and 4.58 m along the western lot line, and between 2.0 and 3.5 m along the southern lot line (see image on the following page). Although the full 3.0 recommended stepback is not achieved for the full length of the building, the stepbacks smaller than 3.0 m are limited in extent and the design intent of this guideline is still achieved through differentiation of the tower and building base through the proposed stepbacks and changes in building materiality. Along the eastern portion of the Site, a stepback of 5.06 m is proposed between the building base and levels 5-11 with an additional stepback of 6.57 m atop level 11 to levels 12-27. The proposed stepbacks along the eastern portion allow for a gradual transition in height towards the existing buildings to the east.
23 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Site Location
Tower Stepbacks and Setbacks
8-STOREY Fire Hydrant 6.86 m
6.4 Proposed transformer location
0.34
To be confirmed by HYDRO 0.14
3.77
1.71 1.56 3.09 m 1.56 m 9.4Alleyway m 12.5 m 0.91
3.19
3.09 Transformer 4.91 5.96 Balcony 2.93 Balcony
4.1 12.5 Siamese Connection 6.57 m Roof Of 5.06 m STEPBACK ATOP Level 27 5.06 THE 11TH STOREY 4.58 m Height: + 88 m
Level 27 (Top of Livable Space) Level 27 5.99 Level 5
Level 2 Level 12 0.66 5 Short Term 11.55 STEPBACK ATOP Bike Parking on Lvl 0 Outdoor 4TH STOREY 8-STOREY
Balcony Amenity Area
41.5 Roof of Mechanical
Penthouse 12.09 Level 5 Condominium Entrance Balcony
CATHARINE STREET Height: + 92.55 m (190.02 m ASL) 4.58 3.8 m 11.57 6.47 E 2.56 2-STOREY
2.56 m Roof Of Level 27 2-STOREY HUNTER ST
12.5 0.49 0.8 6.03 Source: Coletara Development 1.06
5.02 Balcony
4.55 3.05 0.16
4.55 m 3.49 0.7 m Daylight 0.96 1.99 Triangle 2.48
1.07 R5 0.55 7.5 4.64 4.29 3.5 m R5 2.0 mRoad Widening
41.56 24.54 Parking Garage Entrance MECHANICAL LEVELS 1-4 HUNTER STREET EASTLEVELS 12- 25 PENTHOUSE
Legend Property Boundary LEVEL 2 LEVEL 5-11 LEVELS 26-27 Survey
Building Entrance/Exit Proposed Building
Retail Entrance Landscape Open Area
Building Exit Only Public Landscaped Open Area SidewalkUrban Design Brief | 101 Hunter Street East 24 GSP Group Inc. | March 2021 Scale 1:300 01 Site Plan 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021 Escarpment Height 190.2 Escarpment Height 190.2 Mechanical Mechanical Smooth Precast Dark Penthouse Smooth Precast White Tempered Glass Smooth Precast Dark Penthouse Smooth Precast White 4.55 4.55
185.65 185.65 Roof Roof Tempered Glass Balcony (Typ. all balconies) 4.65 4.65 181.00 181.00 Level 27 Level 27 4 4
177.00 177.00 Level 26 Level 26 3 3 174.00 174.00 Clear Glass Tempered Glass Balcony Level 25 Level 25 3 (Typ. all balconies) 3 171.00 171.00 Level 24 Level 24 3 3 168.00 168.00 Level 23 Level 23 Tempered Glass Tempered Glass 3 3 165.00 165.00 Level 22 Level 22 3 3 162.00 162.00 Smooth Precast White Level 21 Level 21 3 3 159.00 159.00 Level 20 Level 20 3 Smooth Precast White 3 156.00 156.00 Level 19 Level 19 3 Smooth Precast White 3 153.00 153.00 Level 18 Level 18 3 3 150.00 150.00 Level 17 Level 17 3 3 147.00 147.00 Level 16 Level 16 3 3 144.00 Tempered Glass Balcony 144.00 92.55 Level 15 (Typ. all balconies) Level 15 92.55 3 3 88 141.00 141.00 88 Level 14 Level 14 3 Smooth Precast White 3 138.00 138.00 Level 13 Level 13 3 3 135.00 135.00 Level 12 Level 12 3 3 132.00 132.00 Level 11 Level 11 3 3 129.00 129.00 Level 10 Adjacent Level 10 3 Building 3 126.00 126.00 Level 9 Level 9 3 3 123.00 123.00 Level 8 Level 8 3 Smooth Precast Dark 3 120.00 120.00 Level 7 Level 7 3
Smooth Precast White 3 117.00 117.00 Level 6 Level 6 3 Black Metal Louvers 3 114.00 114.00 Level 5 Level 5 Shadow Box Spandrel Glass Smooth Precast White Smooth Precast White 5.65 Brick or Precast Brick 5.65 Panels 108.35 108.35 Adjacent Level 4 Level 4 3 Building Spandrel Glass 3 105.35 105.35 Level 3 Level 3 3 3 102.35 102.35 Level 2 Level 2 Clear Glass 4.7 4.7
97.65 97.65 Level 1 Approx. Average Level 1 Approx. Average Grade Grade 4 4 Hunter Street East 93.65 93.65 Basement Basement SouthSouth Elevation Elevation East Elevation Elevation LegendSource: Coletara Development Source: Coletara Development Building Entrance/Exit *Conceptual elevations only. All materials and colors are subject to change.
Scale 1:300 01 Conceptual Elevations 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021
25 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Escarpment Height 190.2 Escarpment Height 190.2 Mechanical Mechanical Smooth Precast Dark Penthouse Smooth Precast White Smooth Precast Dark Penthouse Smooth Precast White 4.55 4.55
185.65 185.65 Roof Roof Tempered Glass Balcony (Typ. all balconies) 4.65 4.65 181.00 181.00 Level 27 Level 27 4 4
177.00 177.00 Tempered Glass Balcony Level 26 Level 26 3 (Typ. all balconies) 3 174.00 174.00 Level 25 Tempered Glass Level 25 3 3 171.00 171.00 Level 24 Level 24 3 3 168.00 168.00 Level 23 Level 23 Tempered Glass Tempered Glass 3 3 165.00 165.00 Level 22 Level 22 3 3 162.00 162.00 Level 21 Level 21 3 3 159.00 159.00 Level 20 Level 20 3 Smooth Precast White 3 156.00 156.00 Level 19 Level 19 3 Smooth Precast White 3 153.00 153.00 Level 18 Level 18 3 3 150.00 150.00 Level 17 Level 17 3 3 147.00 147.00 Level 16 Level 16 3 3 144.00 Tempered Glass Balcony 144.00 92.55 Level 15 (Typ. all balconies) Level 15 92.55 3 3 88 141.00 141.00 88 Level 14 Level 14 3 Smooth Precast White 3 138.00 138.00 Level 13 Level 13 3 3 135.00 135.00 Level 12 Level 12 3 3 132.00 132.00 Level 11 Level 11 3 3 129.00 129.00 Level 10 Adjacent Level 10 3 Building 3 126.00 126.00 Level 9 Level 9 3 3 123.00 123.00 Level 8 Level 8 3 3 120.00 120.00 Level 7 Level 7
3 Smooth Precast Dark Spandrel Glass 3 117.00 117.00 Level 6 Level 6 3 3 114.00 114.00 Level 5 Smooth Precast White Shadow Box Spandrel Glass Level 5 Smooth Precast White 5.65 5.65
108.35 108.35 Level 4 Level 4
3 Brick or Precast Brick 3 105.35 Panels 105.35 Level 3 Level 3 3 3 102.35 102.35 Level 2 Level 2 Clear Glass Clear Glass 4.7 4.7
97.65 97.65 Level 1 Approx. Average Level 1 Approx. Average Grade Grade 4 Alleyway 4 93.65 Catharine Street South 93.65 Basement Basement NorthNorth Elevation Elevation WestWest Elevation Elevation LegendSource: Coletara Development Source: Coletara Development Building Entrance/Exit *Conceptual elevations only. All materials and colors are subject to change.
Scale 1:300 02 Conceptual Elevations 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021
Urban Design Brief | 101 Hunter Street East 26 GSP Group Inc. | March 2021 Building Tower Design Policy / Guideline Design Response and Contribution Reference Tower Floorplate Size: The tower floorplate sizes are shown in the figure below (1,037 sq m for floors 1,5-1 866 sq m for floors12-25 and 762 sq m for floors 26-27. The intent behind limiting the floorplate size to 750 sq m is to limit shadows and facilitate views. A number of floor configurations were modelled by the owner and architect before deciding upon the proposed design, including models with varying tower floorplate sizes of around 750 m for floors 5-25 plus the full tower setbacks from the northern property line. Based on the preliminary models, the reduced floorplates did not meaningfully impact shadows or views as protruding balconies would be included instead of the recessed balconies proposed in the current design. Balconies are excluded from the floorplate calculation but a 750 sq m floorplate plus wrap-around balconies would result in similar shadow and view impacts than the proposed 866 sq m floorplate with recessed balconies for floors 12-25.
1,037 sq m 866 sq m 762 sq m
Chute Chute 4.9 m² 4.9 m² Chute 52.3 SF 52.3 SF 4.9 m² Mech. 52.3 SF Mech. 4 m² 4 m² 43.1 SF Mech. 43.1 SF 4 m² 43.1 SF Stair Stair 19.7 m² 19.7 m² 211.9 SF Stair 211.9 SF 19.7 m² 211.9 SF Elev. Elev. 24.8 m² 24.8 m² 267.0 SF Elev. 267.0 SF 24.8 m² 267.0 SF Stair Stair 16.6 m² 16.6 m² Stair 179.1 SF 179.1 SF 16.6 m² 179.1 SF
LEVELS 5-11 LevelLEVELS 12 to 25 12-25 LevelLEVELS 26 to 27 26-27 Level 7 to 11 GFA: 9,320 sqft GFA: 8,141 sqft GFA: 11,157 sqft
27 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Building Tower Design Policy / Guideline Design Response and Contribution Reference Balconies: Recessed balconies are proposed on all sides of the building. The balcony railings are proposed to be clad with glass or other transparent material and will tie in visually through the use of similar railing accents (i.e. solid black hardware).
Views: As detailed in the Visual Impact Assessment prepared by GSP Group Inc. (prepared under separate cover), the proposed tower location will not obstruct public to views to the Niagara Escarpment and the proposed building will be viewed together with nearby tall buildings and within the existing and planned context of the immediate area and surrounding area.
RECESSED RECESSED BALCONIES ON BALCONIES ON EASTERN FACADE NORTHERN FACADE (FLOORS 12-25) (FLOORS 5-25) RECESSED BALCONIES ON RECESSED WESTERN FACADE BALCONIES ON (FLOORS 5-25) SOUTHERN FACADE (FLOORS 5-25)
BALCONIES ON EASTERN FACADE (FLOORS 6-11)
Source: Coletara Development
Source: Coletara Development
Urban Design Brief | 101 Hunter Street East 28 GSP Group Inc. | March 2021 Tower Top Design Policy / Guideline Design Response and Contribution Reference TBG: 4.2.6.f, 4.4.a- The proposed mechanical tower top is designed to integrate with the building architecture through cladding that is d, 4.4.g-i consistent with the quality of the entire building. All mechanical equipment and stair/elevator towers will be screened UHOP (Vol.2): from view by its location behind the building facade atop the 27th storey. Through these design decisions, the B.6.1.4.25.b), rooftop mechanical equipment will be screened from view from all neighbouring streets. SPG: 4.5 As discussed, stepbacks are employed atop the 25th storey and wrap-around balconies are proposed with transparent railings which will lighten the tower top volume and provide a termination to the continuous mid-volume of the tower. The tower top provides visual differentiation through increased glass on the top floor to create visual interest when viewed at from a distance. There are also white accent bands at the corners of the building that extend the entire length of the tower, stopping at the top of level 25. Above these accent bands, transparent balcony railings are used to lighten the appearance of the tower top. The top of the tower facing west is emphasized using continuous white accents that extend from the building base to the mechanical penthouse. This colouration and architectural accenting differentiates the top of the building from the tower and establishes interesting architectural features and roof treatment to add to Downtown Hamilton’s growing skyline.
Source: Coletara Development
29 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Streetscape and Public Realm Policy / Guideline Design Response and Contribution Reference TBG: 2.5.a-b, 3.4.e The proposed continuous streetwall created by the 4-storey podium along Hunter Street East and Catharine and g, 4.2.7.a-i, Street introduces a pedestrian-scale along these frontages with pedestrian amenities such as recessed entrances 4.3.3.e, 5.1.a, 5.1.c- and entrance canopies that offer weather protection and at-grade retail/commercial uses which will animate the j, 5.2.a-f, 5.3.b-e streetscape through increased pedestrian activity. Transparent glazing/glass is proposed along the majority of UHOP (Vol. Catharine Street South and the western portion of the Hunter Street East facade with most of the glass focused at 1): B.2.3.1.13, the corner in order to further animate the street corner. The proposed shadow box windows along Hunter Street East B.3.3.1.3-4, also help to reinforce the pedestrian scale of the street. B.3.3.2.3.g), B.3.3.2.4.d)-g), Also, as shown in the images on the following page, there are existing 1.5 m-wide concrete sidewalks along both B.3.3.2.5.a), b), Hunter Street East and Catharine Street South. The existing sidewalk combined with the proposed distances B.3.3.2.6.a), B.4.1.3, between the building face and the edge of the sidewalk allow for generous space (around 4.0 m) to facilitate B.4.4.2, B.4.4.10-13 increased pedestrian activity, planting beds/planters, street trees, street furniture (i.e. bike parking). These details UHOP (Vol. 2): will be provided at the Site Plan Approval stage of development. Any proposed landscaping within the public right-of- B.6.1.4.34-35 and way will be subject to encroachment agreements between the owner and the City. 38 TOD: 2.1.2, 2.1.4, 2.4.1, 2.4.3, 2.5.2, SPG: 4.3
Urban Design Brief | 101 Hunter Street East 30 GSP Group Inc. | March 2021 Escarpment Height 190.2 Escarpment Height 190.2 Mechanical Mechanical Smooth Precast Dark Penthouse Smooth Precast White Smooth Precast Dark Penthouse Smooth Precast White 4.55 4.55
185.65 185.65 Roof Roof Tempered Glass Balcony (Typ. all balconies) 4.65 4.65 181.00 181.00 Level 27 Level 27 4 4
177.00 177.00 Tempered Glass Balcony Level 26 Level 26 3 (Typ. all balconies) 3 174.00 174.00 Level 25 Tempered Glass Level 25 3 3 171.00 171.00 Level 24 Level 24 3 3 168.00 168.00 Level 23 Level 23 Tempered Glass Tempered Glass 3 3 165.00 165.00 Level 22 Level 22 3 3 Site Location 162.00 162.00 Level 21 Level 21 3 3 159.00 159.00 Level 20 Level 20 3 Smooth Precast White 3 Escarpment Height 190.2 Escarpment Height 190.2 156.00 156.00 Mechanical Mechanical Level 19 Level 19 Smooth Precast Dark Penthouse Smooth Precast White Tempered Glass Smooth Precast Dark Penthouse 3 Smooth Precast White 3 Smooth Precast White 153.00 4.55 153.00 4.55 Level 18 Level 18 3 3 185.65 185.65 150.00 150.00 Roof Roof Level 17 Level 17 Tempered Glass Balcony 3 3 (Typ. all balconies) 4.65 4.65 147.00 147.00 Level 16 Level 16 181.00 181.00
3 Level 27 3 Level 27
144.00 4 Tempered Glass Balcony 144.00 4 92.55 Level 15 (Typ. all balconies) Level 15 92.55 3 3 177.00 177.00 88 141.00 141.00 88 Level 26 Level 26 3 Level 14 Level 14 3 3 Smooth Precast White 3 174.00 174.00 138.00 Clear Glass 138.00 Tempered Glass Balcony Level 25 Level 25 3 Level 13 Level 13 (Typ. all balconies) 3 3 3 171.00 171.00 135.00 135.00 Level 24 Level 24 3 Level 12 Level 12 3 3 3 168.00 168.00 132.00 Level 23 Level 23 132.00 Tempered Glass Tempered Glass 3 Level 11 Level 11 3 3 3 165.00 165.00 129.00 129.00 Level 22 Level 22 3 Level 10 Adjacent Level 10 3 3 Building 3 162.00 162.00 126.00 126.00 Smooth Precast White Level 21 Level 21 3 Level 9 Level 9 3 3 3 159.00 159.00 Fire Hydrant 123.00 123.00 Level 20 Level 20 3 Level 8 Level 8 Smooth Precast White 3 3
6.4 Proposed transformer location 3 156.00 156.00
0.34
To be confirmed by HYDRO 0.14
3.77
1.71 120.00 120.00 1.56 Level 19 Level 19 3 Level 7 Level 7 Alleyway Smooth Precast White 3
3 Smooth Precast Dark Spandrel Glass 3 0.91 153.00 153.00
3.19
3.09 117.00 Transformer117.00 Level 18 Level 18
4.91 3 Level 6 5.96 3 Level 6 Balcony 2.93 Balcony 3 3 150.00 150.00 114.00 4.1114.00 12.5 Level 17 Level 17 3 Siamese Connection 3 Level 5 Smooth Precast White Shadow Box Spandrel Glass Level 5 4.5 m 147.00 147.00 Smooth Precast White Roof Of Level 16 Level 16 3 3 5.65 5.65 Level 27 5.06 144.00 Tempered Glass Balcony 144.00 92.55 A Height: + 88 m 92.55 108.35 108.35 Level 15 (Typ. all balconies) Level 15
Level 27 (Top of Livable Space) Level 27 3 Level 4 Level 4 5.99 3 Level 5
Level 2 Level 12
3 Brick or Precast Brick 88 3 141.00 141.00 88 Panels 0.66 105.35 5 Short Term 105.35 11.55 Level 14 Level 14 3 Level 3 Bike Parking on Lvl 0 Level 3 Smooth Precast White 3 3 1.5 m 3 Outdoor 138.00 138.00 102.35 Residential Entrance 102.35 Balcony Amenity Area Level 13 Level 13 3 Level 2 Level 2 3 Clear Glass Clear Glass 41.5 Roof of Mechanical
Penthouse 12.09 Level 5 135.00 Condominium Entrance Balcony 135.00 4.7 4.7 Commercial/Retail Entrance Level 12 Level 12 CATHARINE STREET Height: + 92.55 m (190.02 m ASL) 3 97.65 B 3 97.654.58 132.00 132.00 Level 1 Approx. Average Level 1 Approx. AverageCanopy/Overhang 11.57 Level 11 Level 11 Grade Grade 4 3
A B C 3 4 6.47 Alleyway 2.56 Existing Concrete Sidewalk 129.00 93.65 Catharine Street South 129.00 93.65 Level 10 Adjacent Level 10 Basement Roof Of Basement 3 Combined Private + Public Space Building 3 Source: Coletara Development Level 27 Transparent Cladding (at-grade) Between Building Edge and Sidewalk 126.00 126.00 North Elevation West Elevation Level 9 Level 9 3 C 12.5 3 1.8 m 123.00 123.00 0.49 0.8 6.03 Level 8 Level 8 1.06 3 5.02 Balcony 3 Legend 4.55 Smooth Precast Dark 3.05 0.16 120.00 3.49 120.00 Daylight 0.96 1.99 Building Entrance/Exit Triangle 2.48 Level 7 Level 7 3 *Conceptual elevations only.Smooth All Precast materials White and colors are subject to change. 3 1.07 R5 0.55 7.5 117.00 4.64 4.29 117.00 R5 Road WideningD Level 6 Level 6 3 Black Metal Louvers 3 Scale 1:300 114.00 114.00 Conceptual Elevations 41.56 Level 5 Level 5 02 24.54 Parking Garage Entrance 101 Hunter Street East, Date March 04, 2021 Shadow Box Spandrel Glass 4.1 m 4.4 m 4.7 m Smooth Precast White Smooth Precast White 5.65 Hamilton, Ontario HUNTER STREET EAST Brick or Precast Brick 5.65 Panels 108.35 108.35 Adjacent Level 4 Level 4 3 Building Spandrel Glass 3 Legend Property Boundary Survey 105.35 105.35 Level 3 Level 3 Building Entrance/Exit Proposed Building 3 3 Retail Entrance Landscape Open Area 102.35 102.35 Building Exit Only Public Landscaped Open Area Level 2 Level 2 Clear Glass Sidewalk 4.7 4.7 Scale 1:300 01 Site Plan 97.65 97.65 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021 Level 1 Approx. Average Level 1 Approx. Average Grade Grade 4 D 4 Hunter Street East 93.65 93.65 Source: Coletara Development Basement Basement Transparent Cladding (at-grade) South Elevation East Elevation
31 Urban Design Brief | 101 Hunter Street East Legend GSP Group Inc. | March 2021
Building Entrance/Exit *Conceptual elevations only. All materials and colors are subject to change.
Scale 1:300 01 Conceptual Elevations 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021 Streetscape and Public Realm Policy / Guideline Design Response and Contribution Reference Shadows: The UHOP requires that public sidewalks, and public and private outdoor amenity areas such as patios, sitting areas, and other similar areas receive a minimum of 3 hours of sun coverage between 10am and 4pm as measured on March 21st to September 21st. With the proposed stepbacks along with the tower’s geographic location at the southwest corner of a City block, the proposed development successfully satisfies the City’s criteria by allowing for a minimum of 3 hours of sun coverage between 10am to 4pm. The shadow impact study prepared by Kozlowsky Architect (dated January 1, 2021) states that all public sidewalks surrounding the Site will have a minimum of 3 hours of sun coverage and that private outdoor amenity spaces will have no more than 1.5 hours of shade during the day. Outdoor amenity areas are highlighted in the shadow diagrams of the study. There are also no public plazas, park, open spaces, school yards, or playgrounds affected by the shadows of the proposed building.
Wind: The pedestrian wind conditions predicted for the proposed development were been assessed through computational fluid dynamics modeling techniques by SLR Consulting.Their study found that the wind safety criterion is expected to be at all areas at-grade on- and off-site and that wind conditions at the numerous building entrances and outdoor rooftop amenity spaces are predicted to be suitable for the intended usage year-round (either sitting or standing comfort levels). Pedestrian wind levels were also tested for the elevated GO train platform. Wind will be maintained at a sitting or standing comfort levels. Based on these findings, the proposed building will result in a comfortable pedestrian experience and adverse wind impacts are not anticipated.
Urban Design Brief | 101 Hunter Street East 32 GSP Group Inc. | March 2021 Compatibility with Existing and Planned Community Policy / Guideline Design Response and Contribution Reference TBG: 3.2 The proposed building is located and organized to fit within the planned context of the area which is planned to UHOP (Vol. accommodate a range of mid- and high-rise transit-orientated development and proposes to intensify the Site given 1): B.3.3.1.5 the proximity to the Hamilton GO Centre and distance away from the low-rise residential neighbourhood to the and B.3.3.1.8, south. The proposed development will complement and animate the surroundings through the proposed streetwall B.3.3.2.3.a)-b), and at-grade retail/commercial uses and will minimize the impacts of shadowing and maximizing light to adjacent B.3.3.2.6.c)-d), properties and the public realm through the proposed building location, orientation and massing. B.3.3.3.2, B.3.3.3.3, UHOP (Vol. The proposed building design introduces a modern and clean aesthetic on the Site but complements the 2): B.6.1.4.6, surrounding area through the proposed use of smooth concrete, glass, and a contrasting colour pallette. B.6.1.4.21, B.6.1.4.28, Transitions in building height are proposed with stepbacks on the building’s 5th and 12th storeys with the majority of B.6.1.4.31 the tower located away from the abutting low-rise residential which facilitate an appropriate transition, recognizing the as-of-right zoning permissions on the site allow a building up to 44.0 m (approximately 12 storeys)
The tower height of 27 storeys is compatible with the existing and planned context of the area surrounding the Site, which features a range of mid- and high-rise buildings.
Source: Visual Impact Assessment, GSP Group Inc. Source: Visual Impact Assessment, GSP Group Inc.
33 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Building Materials, Articulation, and Detailing Policy / Guideline Design Response and Contribution Reference TBG: 4.2.9.a-i, Although building materials and detailed building design will be determined through the Site Plan Approval stage, 4.3.3.j the TBG, UHOP, and DHSP speak to these matters and are therefore discussed at a high-level in this report. The UHOP (Vol 1.): podium is proposed be clad with a combination of brick, concrete, and metal (see sample images/colours below). B.3.3.2.4.c) The ground floor is emphasized for retail/commercial use through the additional floor-to-floor height to accommodate UHOP (Vol. 2): a range of uses. More than 25% of the second and third storeys along both street frontages are comprised of B.6.2.4.30 shadow box windows and no building face is longer than 70 m, as per the recommended guidance of the TBG. There are no blank walls along the street frontages and the alleyway facade is articulated through the proposed shadow box windows.
The tower portion of the building is envisioned to be clad with contemporary materials such as transparent glass and smooth white pre-cast concrete with black and grey contrasting accents (see sample images/colours below). The contemporary architecture detailing, scale, and materiality of the tower is consistent with other buildings built within the last 5 years in the greater surrounding area (i.e. 154 Main Street East/49 Walnut Street South). Quoting from the CHIA, “new buildings should be of their own time and place” and re-using existing brick masonry is not recommended. However, the proposed use of a neutral-coloured masonry references the historic solid masonry used in earlier buildings found in the Corktown area.
In terms of articulation and fenestration, the proposed building takes cues from the massing and rhythm of buildings in the area, as shown in the images on the following page.
Proposed Building Materials
Urban Design Brief | 101 Hunter Street East 34 GSP Group Inc. | March 2021 Fenestration Inspiration and Cues from Neighbouring Buildings
Linden Hall (55 Catharine Street South, Hamilton)
150 Charlton Avenue 154 Main Street East East, Hamilton and 49 Walnut Street South, Hamilton
103 John Street South, Hamilton (John and Hunter)
35 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 Heritage Considerations Policy / Guideline Design Response and Contribution Reference TBG: 3.1.a-h A Cultural Heritage Impact Assessment (CHIA) was prepared by GBCA Architects, dated February 4, 2021. The City UHOP (Vol.1): has identified the property as Registered (Non-Designated), after a recommendation made under the Downtown Urban Design Built Heritage Inventory project (DBHI), conducted by ERA Architects in 2014. During the course of this process, the Goals B.3.3.1.5, property at 101 Hunter Street East was identified as ‘’Character Supporting’’ which meant they maintain or support B.3.3.2.3.c)-d) and the historic context(s) and can be related to a characteristic pattern of development or activity, property type or f), B.3.3.2.6.b) attribute of the area. The assessment of the property under Ontario Regulation 9/06 concluded that the property UHOP (Vol.2 ): does not meet the criteria and therefore is not of cultural heritage value. Considering the evaluation, the removal of B.6.1.3.1, B.6.1.11, the structure will not have negative impact on cultural heritage value. SPG: 2.4 This report describes the existing building as a 2.5 storey, semi-detached residential structure which is currently vacant, and is thought to be constructed in the late 1870’s. The existing structure has undergone several alterations and renovations including the painting of brick facades, the addition of new cladding materials on the roof, and replacement of all doors/windows with new wood units.
Speaking to the impacts on adjacent properties, the CHIA states there will be a visual impact given the introduction of a new tall building but these impacts are not necessarily negative. The report mentions the positive design attributes of the proposed building including the building base height proportions along Catharine and that the new development “will stitch together frontage on the site that is presently under utilized with surface level parking”.
Out of consideration for neighbourhood context, the report recommends: further podium definition/height to be aligned with the abutting 2.5 storey buildings along Hunter Street East; the use of solid masonry for the podium base; and the re-use/re-integration of the stained glass transom artefact. These should be considered during the detailed design phases of development.
Urban Design Brief | 101 Hunter Street East 36 GSP Group Inc. | March 2021 Site Location
Site Access, Parking, and Servicing/Loading Policy / Guideline Design Response and ContributionFire Hydrant
6.4 Proposed transformer location
Reference 0.34 To be confirmed by HYDRO 0.14
3.77
1.71
1.56 TBG: 3.4.f Vehicle access is proposed from one (1) driveway on Hunter Street East that leads into theAlleyway internal parking area 0.91
3.19 UHOP (Vol. 1): and ramps leading down and up to the various parking levels. The vehicle3.09 access is proposed away from the retail/ Transformer 4.91 5.96 B.3.3.7.1, B.3.3.9.1, commercial unit and residential lobby entrances to reduce conflicts betweenBalcony vehicles and 2.93 pedestrians.Balcony The public B.3.3.9.2, sidewalk along Hunter Street East will be well lit to help4.1 maximize pedestrian and cyclist visibility for vehicles12.5 Siamese Connection B.3.3.10.1, entering and existing the driveway. The sidewalk will be visually and materially continuous across the vehicle Roof Of B.3.3.10.4 access/driveway. Level 27 5.06 SPG: 3.2, 3.5 Height: + 88 m
Level 27 (Top of Livable Space) Level 27 5.99 Level 5 The development proposes 122 parking spaces whereasLevel 2 125 are currently required under applicable zoningLevel 12 0.66 requirements. According to the Transportation5 Short Term Impact Study, given the proposed Transportation Demand 11.55 Bike Parking on Lvl 0 Management measures (i.e. Long-term, secure bicycle parking) and the Site’s location adjacent to the HamiltonOutdoor GO Centre, the deficiency in 3 spaces is appropriate. 149 long-term,Balcony secure bicycle parking spaces areAmenity proposed Area
41.5 Roof of Mechanical
Penthouse 12.09 Level 5 on the parking levels and five (5) short-termCondominium Entrance bike parking spaces are provided near the residentialBalcony lobby entrance on Catharine Street along with nearby SOBICATHARINE STREET bicycle share stations (at HamiltonHeight: + 92.55 GO). m (190.02 These m ASL) features along with the 4.58 Site’s adjacency to the Hamilton GO Centre and within the Downtown, close to schools, restaurants, shops,11.57 and the 6.47 City’s network of on-street and protected bike lanes will 2.56encourage future residents and patrons to use active forms
of transportation and reduce or eliminate the need for a vehicle. Roof Of Level 27
12.5 0.49 0.8 6.03 1.06
5.02 Balcony
4.55 3.05 0.16 Daylight 3.49 0.96 1.99 Triangle 2.48
1.07 R5 0.55 7.5 4.64 4.29 R5 Road Widening
41.56Vehicle Entrance 24.54 Parking Garage Entrance
HUNTER HunterSTREET EAST Street East
Legend Property Boundary Survey 37 Building Entrance/Exit Proposed Building Urban Design Brief | 101 Hunter Street East Retail Entrance Landscape Open Area GSP Group Inc. | March 2021 Building Exit Only Public Landscaped Open Area Sidewalk
Scale 1:300 01 Site Plan 101 Hunter Street East, Hamilton, Ontario Date March 04, 2021 Private Amenity Space Policy / Guideline Design Response and Contribution Reference TBG: 4.2.8.a-i, Communal indoor amenity spaces are proposed on the 5th and 6th floors with outdoor amenity space on the 5th 4.3.3.f-h floor where a stepback is provided. These rooftop amenity spaces will provide space for landscaping within planters UHOP (Vol. 2): and raised planting beds and are also large enough to accommodate a number of amenities such as seating areas, B.6.1.4.29 tables, loungers, and programmable space for various activities. The proposed landscaping will contribute to the sustainability of the building by reducing the number of hard surfaces on the roof. Privacy fencing or a setback between the proposed amenity space and building edge is recommended along the eastern edge to minimize overlook from the amenity area onto the adjacent rear yards.
Chute 4.9 m² 52.3 SF Stair Mech. 19.7 m² 4 m² 211.9 SF 43.1 SF GYM: 5th Floor Outdoor 5th Floor: 5th Floor: Gym Amenity Common 121.3 m² 129.9 m² 1305.2 SF 6th Floor: Party RoomElev. 1398.5 SF Outdoor Amenity 24.8 m² 267.0 SF Space Stair 16.6 m² 5th Floor 179.1 SF
Floors 5 and 6
Urban Design Brief | 101 Hunter Street East Level 5 38 GSP Group Inc. | March 2021 GFA: 11,157 sqft Landscaping Policy / Guideline Design Response and Contribution Reference TBD: 5.1.a, c-e, g, i There are current no trees or vegetation on the Site as per the Tree Management Plan prepared by GSP Group. The proposed building setbacks and distance between the sidewalk edge will help to facilitate future landscaping within the private and public realm in the form of planting beds and/or street trees. These landscaped areas within the 0.5 m setback between the building base and the property line act as an extension of the public realm and public sidewalk and will effectively increase the amount of vegetation and landscaping within the proposed development and will improve upon the existing condition. Details on the planting type and location will be specified on a Landscape Plan to be submitted and reviewed as part of the Site Plan Approval process. UHOP (Vol. 1): B.3.3.2.8.b), SPG: 3.3, 6.4
39 Urban Design Brief | 101 Hunter Street East GSP Group Inc. | March 2021 6. Summary
Based on the review contained in this report, it is our opinion that the proposed building mass and height respects and appropriately responds to the applicable urban design policies and guidelines contained within the City of Hamilton’s Urban Hamilton Official Plan, the Downtown Hamilton Secondary Plan, the Downtown Hamilton Tall Building Guidelines, and the City of Hamilton Site Plan Guidelines. In summary, the proposed development is appropriate as it: • represents a transit-orientated development with direct access from the retail/commercial units and residential units to the abutting Hamilton GO Centre as well as appropriate short and long-term bicycle parking for future residents and proximity to existing SOBI bicycle share stations helping to promote active forms of transportation; • will facilitate a pedestrian-friendly environment through the 4-storey building base and creation of a consistent streetwall along both Catharine Street South and Hunter Street East, as well as through the proposed ground-floor retail/commercial uses and residential lobby entrance which will directly connect to the public sidewalk and facilitate direct access to the Hamilton GO Centre; • introduces a contemporary building design while incorporating massing and articulation cues from the surrounding area that respects the proportions and character of the adjacent right-of-ways and surrounding buildings; and • provides appropriate stepbacks atop the 5th and 11th storeys to facilitate a transition in height and massing from the proposed tower to the abutting properties.
Respectfully,
Kevin Muir, MCIP, RPP Ashley Paton, B.U.R.Pl, MCIP, RPP Senior Planner Planner/Urban Designer
Urban Design Brief | 101 Hunter Street East 40 GSP Group Inc. | March 2021 GSP Group Inc. 200 Locke Street South, Suite 200 Hamilton, ON L8P 4A9