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Urban Design Brief 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.
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