DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 213 King Street West, Hamilton, Ontario JULY 8, 2021

1 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 AGENDA 213 King Street West, Hamilton, Ontario

1.0 Policy Context

2.0 Existing Context Analysis

3.0 Proposed Development 3.1 Design Brief 3.2 Site Plan 3.3 Diagrams and Sections 3.4 Floor Plans and Landscape Plans/ Sections 3.5 Elevations 3.6 Renderings

4.0 Shadow Study and Visual Impact Assessment

5.0 Appendix

2 PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 213 King Street West, Hamilton, Ontario

1.0 POLICY CONTEXT

3 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 POLICY CONTEXT 213 King Street West, Hamilton, Ontario

Downtown Hamilton Secondary Plan Zoning By-law No. 05-200

• Designated Downtown Mixed Use Designation – Pedestrian Focus • Downtown Prime Retail (D2, H17, H19, H20) Zone • Multiple Residential and commercial uses are permitted • Multiple Dwelling and Hotel Permitted • High-Rise 2 Designation • Parking to be shared with Existing 20 George Street • 30 storey building is permitted as of right.

Subject Lands

4 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 POLICY CONTEXT 213 King Street West, Hamilton, Ontario

Zoning By-law No. 05-200 – Schedule “F” Zoning By-law No. 05-200 – Schedule “F”

• 89m (30 storey) height is permitted. Subject to Sun/Shadow Study, • 16m tall podium height is permitted. Minor Variance is required to allow for 22m Pedestrian Wind Study, Visual Impact Assessment, Traffic Impact Study tall podium. and Functional Servicing Report

Subject Lands

5 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 POLICY CONTEXT 213 King Street West, Hamilton, Ontario

Policy 6.1.4.23 Streetwall established along Caroline The street wall height shall be established in a manner that immediate to 213 King maintains comfortable pedestrian scale and street proportion where there is no consistent street wall height.

Policy 6.1.4.28

Development Shall: c) contribute to high quality spaces within the surrounding public realm; and, Streetwall not yet d) provide high quality spaces within the buildings established immediate themselves. to 213 King

Policy 6.1.6.2 a) Pedestrian Focus Streets shall complete the street wall and provide an uninterrupted building line at the street level. h) The ground floor frontage shall be clearly articulated in the massing of the façade, substantially glazed, with generous floor-to-floor heights

Policy 4.2.2

Maximum building base height at the street line should be equal to the width of the right-of-way to ensure sunlight access to the sidewalk across the street;

KING ST W

6 PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 213 King Street West, Hamilton, Ontario

2.0 EXISTING CONTEXT ANALYSIS

7 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 2.0 EXISTING CONTEXT ANALYSIS 213 King Street West, Hamilton, Ontario

15 16

8 14 13 12 6 5 9

1 12 2 18 10 4 7 3 11

SITE CONTEXT 8 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 2.0 EXISTING CONTEXT ANALYSIS 213 King Street West, Hamilton, Ontario

1- ART GALLERY 2-HAMILTON 3-HAMILTON CITY HALL 4-BMO BANK 5-STAYBRIDGE SUITE 6-NATION FRESH FOODS OF HAMILTON CONVENTION CENTRE

7-FIRST ONTARIO CONCERT HALL 8-FIRST ONTARIO CENTRE 9-SHERATON HAMILTON 10-CIBC & RBC BANK 11-SUPERIOR COURT 12-HAMILTON CITY CENTRE HOTEL OF JUSTICE

13- FARMER MARKET 14- HAMILTON 15- SALVATION ARMY 16- PHILPOTT CHURCH 17- HAMILTON MOSQUE 18- MC MASTER UNIVERSITY PUBLIC LIBRARY

SURROUNDING CONTEXT 9 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 2.0 EXISTING CONTEXT ANALYSIS 213 King Street West, Hamilton, Ontario

SURROUNDING CONTEXT 10 URBAN DESIGN BRIEF PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 213 King Street West, Hamilton, Ontario

3.0 PROPOSED DEVELOPMENT

11 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario Design Brief

The development proposal of a 30-storey mixed use point tower will be an Iconic Landmark in Hamilton’ There is extensive lounge area provided for the hotel at grade with presence along King and pedestrian Downtown core, creating a special node connection at King and Caroline. The articulation of the proposal accessfrom Caroline. There is an urban drop-offalong Caroline anticipated for hotel arrivals. Similarly for the consistsof a6-storeybasepodium,a30-storeytowerand afeaturedtowertop;comprisingof : rentalcomponent,thepedestrianaccessis fromKingwithimmediateaccessto thebackof houseand visitor A one-level underground facilitating the service functions for the above grade residential and hotel use; a 6- parkingbeyond. storey,110-unithotelpodiumwithitsassociatedindooramenityat level-1and 2,and a24-storey 241-unit- The double storey (6.0m) entrances at grade for both hotel and rental component feature impeccable view residentialrentalcomponentwithitsassociatedindoor/rooftopoutdooramenityat L15.Theproposedhotel of the lobbies from the street. Warm soffit surface finishes coupled with exterior light animates the and rental component will utilize the adjacent existing parking at 20 George Street rental tower, with new pedestrian experience at the corner of King and Caroline . It’s designed as glass entry foyers of high pedestrian connectionmade at L5, L6 and L7 of the 20 George Street parking podium. Visitor parkings are headroom with specialsceiling lights . The lobbies contain separate concierge, mail box, a sitting lounge and located at ground level to facilitate both Hotel and Residential arrivals. Exciting landscape features are separate elevators connecting to the residential units in the tower and the hotel suites in the podium. The proposedforthestreetscapeat thisimportantcorner. designalsoprovidesa6mclearheightoverroadwideningareaalongKingunderoverhangingpodium.

Specialsetbacks: Theproposal featuresinternalizedloadingand structuredparking. Agateis locatedadjacentto thedropoff areato separateloadingareafromCaroline.Approximate8visitorparkingswillbe providedat gradeforHotel There is a 3.05m setback at grade on King and 3.0m at Caroline (1.22 m setback is already in place for road and Residential use. There will be no garbage truck movement backing onto Caroline. The private garbage wideningat Caroline)to completetheshelteredpedestrianexperiencealongthecornerof KingandCaroline, truckwillbe sizedappropriatelyto facilitateinternalmaneuvering.Garbagemanagementareais internalized which would extend beyond the present proposed building eastwards towards the McMaster student and garbagewillbe pickedup duringoff-peakhoursduringtheday. residence and southwards towards20 George Street rental building. The building is again setback 3m from the edge of the podium at L7 from the east and west limits. The proposed tower portion starting L15 has a All other parkings necessary for hotel and rental uses are provided in the adjacent building podium of 20 furthersetbackof 12.5mfromtheneighboringproperties. George Street. At 20 George Street rental residence, parkings at L2 to L4 are public; parkings at L5 is designated for the hotel at 213 King St; parkings at L6-L7 are reserved for the rental at 213 King street. The The 6-storey podium, matching the existing 20 George Street rental tower podium, covers the site entirely residents at 213 King Street Rental will access via hydraulic elevator and stair to parkings at L6 and L7 at 20 with a max of 3.05 m setback at L1 from King for streetscape enhancement, allowing proper sidewalk GeorgeStreet. As forthehotel parkingaccess, thehotel residents at L4of 213King is connectedto L5of 20 becauseof futureroadwidening. Risingfromthelandscapedpodiumis arectilinearpointtowerwithafloor GeorgeStreetwitha rampand stair. plate sizeof notmore than 650 sqm. The City of Hamiltonsuggests a maximum floor plate sizeof 750 sqm, whilethecurrentproposalcallsfor650sqmfloorplatesize,whichis significantlysmallerin nature. Therefore, The 213 King Street proposal generates an approximate Gross Floor Area (GFA) of 25,126 sqm. (270, 452 theshadoweffectof thistowerplateis consideredacceptable. sq.ft.) with approximately 110 Hotel suits and 241 residential units. The resultant Floor Space Index (FSI) basedon anetsiteareaof 1,740.58 sq mor 1547.56 sq m(afterroadwidening)is approximately14.4or 16.2 There is a large dedicated rooftop landscaped terrace for the rental component located on L15 which has (after road widening). The 30 storey proposal for 213 King Street is appropriate in height and density for visual access towards the waterfront and the south view of the city. The indoor amenity program for rental Main Street Corridor, and will attribute to the City’s vision for intensification, focus on public transit and units includes a gym, a multipurpose room and a common kitchen associated with indoor dining. Another activatingpedestrianstreetscapeat thedowntowncore. rooftop landscaped terrace is located at L2 exclusively for hotel residents, next to the indoor hotel amenity functions such as a meeting room and a gym. Individual barrier free universal washrooms will be provided properlyforboththerentaland hotelamenityfunctionsat grade,L2and L15.

DESIGN BRIEF 12 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

SITE PLAN 13 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario SITE AREA/ BUILDING HEIGHT/ FSI SITE AREA 1740.58 sq m 1547.56 sq m (after road widening) BUILDING HEIGHT 88.95M from avg grade of King St (complied) Remarks: Height limit: 89m FSI 14.4 16.2 (after road widening) GFA BIKE PARKING Residential 18, 193 sq m (195, 831 sf) Short term Parkings Provided Parkings Required Remarks Hotel 6,933 sq m ( 74, 621 sf) Residential 8 (at surface) 5 Min. 5 Total 25,126 sq m (270, 452 sf) Hotel 0 0 No requirement UNIT COUNT Sub-total 8 (complied) 5 Residential 1B/1B+D 2B 2B+D Long term Sub-total 155 (64%) 61 (25%) 24 (11%) 241 Residential 121 (at P1) 121 0.5 per unit Hotel Suites 110 Hotel 0 0 No requirement Total 351 Sub-total 121 (complied) 121

STATISTIC 14 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario PARKINGS Residential Parkings Provided Parkings Required Remarks L1 (our site) 4 153 Units (<50 sq m): Unit 1-12 (0 per unit) L6 (at 20 George St) 78 Unit 13+(0.3 per unit) L7 (at 20 George St) 79 Units (>50 sq m): Unit 1-12 (0 per unit) Unit 13-50 (0.5 per unit) Unit 51+ (0.7 per unit) Sub-total 161 (complied) Hotel L1 (our site) 4 66 0.6 per hotel unit L5 (at 20 George St) 62 Sub-total 66 (complied)

AMENITY Residential Amenity Provided Amenity Required L15 indoor amenity 175.92 sq m (1894 sf) No requirement in bylaw L15 outdoor amenity 186.4 sq m (2006 sf)

Hotel L1 and L2 indoor amenity 588.98 sq m (6340 sf) No requirement in bylaw L2 outdoor amenity 160 sq m (1720 sf)

STATISTIC 15 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

PROGRAM DIAGRAM

SOUTH – EAST SIDE NORTH – WEST SIDE

PROGRAM DIAGRAMS 16 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario KING ST W OUR SITE 213 KING ST W 20 GEORGE ST Proposed Adjacent Escarpment Height: Development 190.9m above sea level

Building Height: 88.95m

44m

22m PARKINGS PARKINGS 16m PARKINGS

NS SECTION 17 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

EAST WEST ADJ LOT (McMaster Bldg.) OUR SITE 213 KING ST W CAROLINE ST

Escarpment Height: 190.9m above sea level

Building Height: 88.95m

44m

22m McMaster Bldg. McMaster Podium 16m

EW SECTION 18 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

SETBACK DIAGRAM

Escarpment Height: 190.9m above sea level

BUILDING HEIGHT: 88.95M

SOUTH – EAST SIDE NORTH – WEST SIDE

MASSING DIAGRAM 19 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 1 FLOOR PLAN 20 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LANDSCAPE CONCEPT PLAN 21 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

STREETSCAPE SECTIONS 22 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 2 FLOOR PLAN 23 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 3 FLOOR PLAN 24 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 4 FLOOR PLAN 25 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

OUR SITE (213 KING STREET)

LEVEL 4

EXISTING BUILDING UNDER SAME OWNERHSIP (20 GEORGE STREET)

LEVEL 5

L4 FLOOR PLAN (213 KING ST) L5 FLOOR PLAN (20 GEORGE ST) 26 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 5 FLOOR PLAN 27 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

OUR SITE (213 KING STREET)

LEVEL 5

EXISTING BUILDING UNDER SAME OWNERHSIP (20 GEORGE STREET)

LEVEL 6

L5 FLOOR PLAN (213 KING ST) L6 FLOOR PLAN (20 GEORGE ST) 28 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 6 FLOOR PLAN 29 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

OUR SITE (213 KING STREET)

LEVEL 6

EXISTING BUILDING UNDER SAME OWNERHSIP (20 GEORGE STREET)

LEVEL 7

L6 FLOOR PLAN (213 KING ST) L7 FLOOR PLAN (20 GEORGE ST) 30 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 7 FLOOR PLAN 31 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 8 FLOOR PLAN 32 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 9-14 FLOOR PLAN 33 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 15 FLOOR PLAN 34 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 16-29 FLOOR PLAN 35 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

LEVEL 30 FLOOR PLAN 36 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

Escarpment Height: 190.9m above sea level

BUILDING HEIGHT: 88.95M

NORTH ELEVATION WEST ELEVATION KING STREET CAROLINE STREET

ELEVATIONS 37 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

Escarpment Height: 190.9m above sea level

BUILDING HEIGHT: 88.95M

SOUTH ELEVATION EAST ELEVATION GEORGE STREET BAY STREET

ELEVATIONS 38 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario NW VIEW

NORTH WEST VIEWS 39 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario SE VIEW NE VIEW

SOUTH EAST AND NORTH EAST VIEWS 40 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario CAROLINE STREET ELEVATION KING STREET ELEVATION

KING & CARLOINE STREET ELEVATIONS 41 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario SOUTH ELEVATION EAST ELEVATION

EAST & SOUTH ELEVATIONS 42 URBAN DESIGN BRIEF PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

RENDERING (KING ST W) 43 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

PODIUM ELEVATION (KING STREET) 44 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

RENDERING (KING STREET) 45 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

RENDERING (KING ST W) 46 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

KING ST/ CAROLINE RENDERING 47 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

RENDERING (CAROLINE STREET) 48 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

RENDERING (CAROLINE ST) 49 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

RENDERING (KING STREET) 50 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 213 King Street West, Hamilton, Ontario

SHADOW STUDY AND VISUAL IMPACT ASSESSMENT 4.0

51 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 SHADOW STUDY & VISUAL IMPACT ASSESSMENT 213 King Street West, Hamilton, Ontario

9:00 AM 10:00 AM 11:00 AM 12:00 PM

13:00 PM 14:00 PM 15:00 PM 16:00 PM

Refer to Appendix for Shadow Study Terms.

17:00 PM 18:00 PM

SHADOW STUDY – JUNE 21ST 52 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 SHADOW STUDY & VISUAL IMPACT ASSESSMENT 213 King Street West, Hamilton, Ontario

9:00 AM 10:00 AM 11:00 AM 12:00 PM

13:00 PM 14:00 PM 15:00 PM 16:00 PM

Refer to Appendix for Shadow Study Terms.

17:00 PM 18:00 PM

SHADOW STUDY – MARCH/ SEPTEMBER 21ST 53 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 SHADOW STUDY & VISUAL IMPACT ASSESSMENT 213 King Street West, Hamilton, Ontario

VISUAL IMPACT ASSESSMENT AT KING ST WEST 54 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 SHADOW STUDY & VISUAL IMPACT ASSESSMENT 213 King Street West, Hamilton, Ontario

VISUAL IMPACT ASSESSMENT AT CAROLINE 55 PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 213 King Street West, Hamilton, Ontario

5.0 APPENDIX

56 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

MEZZANINE (L1) FLOOR PLAN 57 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

BASEMENT (P1) FLOOR PLAN 58 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 3.0 PROPOSED DEVELOPMENT 213 King Street West, Hamilton, Ontario

MPH FLOOR PLAN 59 DESIGN REVIEW PANEL PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 4.0 SHADOW STUDY & VISUAL IMPACT ASSESSMENT 213 King Street West, Hamilton, Ontario

5.0 TEST DATES, TIME ZONE, AND GEOGRAPHICAL COORDINATES

Dates Shadow Impact Studies will be conducted on March 21st and September 21st.

Times Shadow Impact Studies will be conducted at the following times: • Solar Noon (SN) • Hourly intervals starting 1.5HRS after sunrise and ending 1.5HRS before sunset

Time Zone Shadow Impact Studies will be prepared using the following: • Time Zone: Eastern • Standard Time: Universal Time minus 5HRS • Daylight Saving Time: Universal Time minus 4HRS

Geographical Coordinates Shadow Impact Studies will be prepared for the following geographical coordinates: • Latitude: N 43° : 14’30” • Longitude: W 79° : 51’00”

SUN STUDY TERMS 60 PROPOSED MIXED USE DEVELOPMENT – PROJECT 20-017 213 King Street West, Hamilton, Ontario

END

61 Heritage Impact Assessment

192-213 King Street W City of Hamilton June 2021 mccallumsather

table of contents - page ii executive summary - page 1

background 1.1 Purpose - page 2 1.2 Contact Information - page 3

research and analysis 2.1 Description of Property - page 5 2.2 Description of Adjacent Cultural Heritage - page 11

design approach 3.1 Design Principles - page16 3.2 Proposed Development - page 17 3.3 Description of Impact - page 31 3.4 Recommendations & Conclusion - page 36

4.0 references - page 38 5.0 appendices - page 39

page ii 192-213 king street west - heritage impact assessment executive summary executive summary

The purpose of this study is to evaluate the impact of the proposed The proposed building is situated at the southeast corner of King Street development on the site located at 192-213 King Street West. Construction West and Caroline Street South property lines, establishing a continuous of an approved development on the site is underway. The study evaluates street wall that lines the King and Caroline Street South perimeter of the site, the impact of the proposed six storey podium for a multiple dwelling with while allowing for a daylight triangle, creating a strong and continuous street an overall height of 30 storeys and to identify both design and mitigation presence is consistent with the pattern set immediately to the north and strategies to respond to any direct and indirect impacts to adjacent buildings, south of the site. The proposed design is in alignment with the proposed and property which form the cultural heritage context of this site, within apartments at 20-22 George Street to the south and the podium which is at the Central Established Historical Neighbourhood. The site is not included a similar height to the surrounding context on the south side of King Street. in the City’s Register of Property of Cultural Heritage Value or Interest, nor The form and composition of the design works well with the surrounding in the City’s Inventory of buildings of Cultural Heritage Value or Interest. existing neighbourhood character found in Hamilton Downtown. The King In our research, both archival and primary, we have validated that the site Street West massing provides transition to the adjacent development at has played an anchoring role at the intersection of Caroline Street and King 20-22 George Street by providing a step-back starting at the 15th level and Street West in relationship with the mixed-use buildings, across King Street adequate separation between the two masses. The Caroline Street South West, both to the west and east of the subject site. Our recommendations side of the proposal shows the continuity of the podium line in relation to are based on the following main points: the adjacent development which helps establishing a continuous street wall. The proposed residential and hotel towers are set back from the podium • Maintain appropriate physical relationships and visual settings that to create a clear break and address the pedestrian scale of the immediate contribute to the contextual signiﬁ cance of south east corner of Caroline context. Street and King Street West The proposal enhances the area as a community as it introduces diversity • Any new building adjacent to adjacent cultural heritage should be to the housing typologies and allows for intensiﬁ cation of the Hamilton contemporary as per Conservation Principle 7 - Legibility. We would Downtown core thereby providing more employment opportunities recommend that any new work be distinguishable from original and supporting vibrant neighbourhoods. The character of the proposed fabric and employ material and methods true to our current context. development is in alignment with other proposals in the area, such as 20- 22 George Street and provides a contemporary, and sympathetic contrast • The proposed development provides a contrast to the existing urban to the adjacent non-designated property at 10 George Street (former E.Van fabric while showing respect for scale in the design of the podium levels. Allen and Company and H.Bernard Stamp & Stencil Co. Ltd.) to the South and Where appropriate the horizontal datums and vertical rhythms of glazing the varied existing surrounding built context, while not physically impacting mullions may be explored to create a connection and harmony with the any adjacent cultural heritage properties. existing context.

page 1 mccallumsather

1.1purpose

mcCallumsather has been retained to prepare a Cultural Heritage Impact Assessment (CHIA) to eval uate the impact of the proposed development on the cultural heritage of the property at 192 - 213 King Street West. The purpose of the report is to evaluate the impact of the additional height proposed on the existing site by a 30-storey mixed-use development which is set within the broader context of the King Street Corridor, downtown Hamilton and adjacent to the King Street West Cultural Heritage Landscape.

In this report we have balanced the desire to respect history and continuity of the streetscape with the City’s initiative and plans for developing the community with increased density. As such, we have recommended a solution that addresses the site’s cultural value, development potential and physical constraints of the site.

The primary concern with this report is to address the impacts this development may have on surrounding cultural resources and to provide a design that responds to and contributes to the existing neighbourhood.

Our underlying strategy in the design of 192-213 King Street West development is to apply the heritage design principle of legibility which stands as a contrast to the history of the site, yet continues a prominent role along King Street.

page 2 192-213 king street west - heritage impact assessment contact information

1.2 contact information

Vrancor Group c/o Darko Vranich // Owner 366 King Street West, Hamilton, ON L8P 1B3 Darko Vranich ([email protected])

AJ Clarke. // Urban Planner 300-25 Main St W, Hamilton, ON L8P 1H6 T. 905.528.8761 Franz Kloibhofer ([email protected])

McCallum Sather // Heritage 286 Sanford Ave North Hamilton, Ontario, L8L 6A1 T. 905.526.6700 F. 905.526.0906 Christina Karney ([email protected]) Kanika Kushaul ([email protected])

page 3 mccallumsather

Figure 1. Aerial View Image of the Subject Site, annotated by McCallumSather. (Source: Google Earth)

page 4 192-213 king street west - heritage impact assessment research and analysis

2.1 description of property

The Site is located at the southeast corner of King Street West and Caroline Street South and municipally known as 192-213 King Street West. The site originally had a frontage of ±45m (±147.6ft) on King Street West and a depth of ±39.59m (±129.88ft) on Caroline Street South prior to the road Widening taken for the approved development, and currently has a total lot area of ±1,745 sq.m. (±0.1745 ha).

The Site is bound by two principal streets within Downtown Hamilton: Caroline Street South to the west - a three (3)-lane, two-way street with parallel on-street parking; and King Street West to the south - a four (4)- lane west bound one-way street. The site is open and has served as an on-grade parking lot and is currently vacant.

Directly east of the Site is a parking lot and a prominent 4-storey heritage (non-designated) building ‘The Textile Building’ that contains the Momentum Fitness, Hamilton Early Learning Centre and law and immigration consulting ﬁ rm oﬃ ces and one 30 storey residential building directly adjacent to the southeast corner on George Street, as well as another further southwest of the site. To the southwest of the site, on Caroline Street South is 7 storey mid-rise hotel building and a proposed 23 storey development further west of the subject site on the southeast corner of King St. West and Queen Street South. Directly west from the Site, at the southwest corner of Caroline Street South and King Street West is a shopping plaza and a parking lot. Low rise commercial development is directly north of the Site.

page 5 Map 2: Downtown Hamilton Secondary Plan Land Use Date: Feb. 25, Feb. 2009 Mar. 17, 2009 Mar. edium Density ixed Use M.S. M.S. eneral Open Space esidential entral Business rea Boundary econdary Plan pecialty Commercial ocal Commercial Initials: nstitutional . Policy G I Development Permit S Boundary Low Density R M Residential . L S Prime Retail Streets C District M . Community Park . Area or Site Specific A Map B.6.1-1 Land Plan Use Secondary Plan Secondary Hamilton Official Plan Official Hamilton Downtown Hamilton Downtown mmercial and Mixed Use Mixed and mmercial her Features her her Designations her A A A A A sidential Designations sidential ay 22,ay 2009 rks and Open Space Open and rks t To Scale eated by: eated t t M o r e a WORKING COPY WORKING No Revised by: Revised C O O te: Designations C Designations P R Legend Urban Urban C PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT DEVELOPMENT ECONOMIC & PLANNING Da Teranet Land Information Services Inc. and its licensors. [2009] its licensors. and Inc. Services Information Land Teranet PLAN A NOT IS THIS Permission. without Reproduced be Not May SURVEY OF

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QUEEN ST N QUEEN ST S igure 2. Downtown Hamilton Secondary Plan - Land Use Plan. Map B6.1-1, Urban Hamilton Oﬃ cial Plan Secondary Hamilton Map Oﬃ Plan. B6.1-1, Urban Hamilton - Land Use Plan Downtown 2. igure page 6 mccallumsather F

64 Map 8: Year Built page 7 A Year Built Year acant Land/Parking arks/Open Space 800 to 1840 840 to 1870 870 to 1900 900 to 1915 915 to 1930 930 to 1945 945 to 1960 960 to 1975 975 to 1990 990 to 2010 1 1 1 1 1 1 1 1 1 1 Downtown CIP V P Year Built: research and analysis and research te Plotted: y 19, 2011 19, y a Da M GIS-PLANNING&ANALYSIS Downtown Hamilton CIPA Hamilton Downtown ar Built ar gend e e Y L PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT DEVELOPMENT ECONOMIC AND PLANNING For further information, please contact the GIS - Planning and Analysis Section at 905-546-2424 or by email: by or 905-546-2424 at Section Analysis and Planning - GIS the contact please information, further For PLAN A NOT IS THIS Permission. without Reproduced [email protected] be Not May [2008] licensors. its and Inc. Services Information Land Teranet © SURVEY OF Although the information displayed in this map has been captured as accurately as possible, some errors may be may errors some possible, as accurately as captured been has map this in displayed information the Although information. outdated or insufficient to due present Subject Site Map 8: Downtown Hamilton Secondary Plan - Year Built. Downtown Hamilton CIPA Map 8: Downtown Hamilton Secondary Plan - Year Built. Downtown

192-213 king street west - heritage impact assessment assessment impact - heritage street west king 192-213 Figure 3. wntown Hamilton CIPA: Year Built Year CIPA: Hamilton wntown Do 70 mccallumsather

The property is located in the Central Established Historical neighbourhood matches the current context as the property to the south also has a 6 of Hamilton Downtown, near the west edge of the neighbourhood. storey podium with a similar height and massing with transitions of a 16 m The Urban Hamilton Offi cial Plan describes the Established Historical podium to the west at Bay and King. Neighbourhoods as “neighbourhoods that were substantially built prior to 1950. These neighbourhoods exhibit unique character, provide examples The proposal represents appropriate residential intensifi cation along with of historical development patterns, and contain concentrations of cultural commercial uses. The site is within the Downtown Hamilton core and is heritage resources.1” located in close proximity to parks, offi ces, retail and public transit. The site is vacant and is not listed or designated by the City. The proposed The following planning policies are applicable to the proposed development does not alter or negatively impact the adjacent cultural development: heritage resources (10 George Street and 216 King Street West).

The Urban Hamilton Offi cial Plan defi nes “established historical Section B.3.4.3.6 states that “The City shall protect established historical neighbourhood” as “physically defi ned geographical area that was neighbourhoods, as identifi ed in the cultural heritage landscape substantially built prior to 1950.” inventory, secondary plans and other City initiatives, by ensuring that new construction and development are sympathetic and complementary to Accordingly, the sections B.3.4.1.3 and B.3.4.3.6 of the Urban Hamilton existing cultural heritage attributes of the neighbourhood, including lotting Offi cial Plan, Volume 1, apply. and street patterns, building setbacks and building mass, height, and materials.” Section B.3.4.1.3 states that the aim is to “Ensure that all new development, site alterations, building alterations, and additions are Response: The subject site is vacant and is not identifi ed as a culturally contextually appropriate and maintain the integrity of all on site or signifi cant by the City. The proposal seeks to connect with the varied adjacent cultural heritage resources.” architectural typologies within the adjacent and surrounding context with a complementary and distinctly contemporary architectural design, in its Response: The proposal is of a contemporary architectural language, massing, composition and material selection. in materials and detailing, which is complementary and distinct from its cultural heritage context. This approach is in keeping with best Accordingly, the sections B.6.1.3.1(a), (b) and B. 6.1.11.1 (d) of the conservation principles. The design shows a deference in scale to the Downtown Hamilton Secondary Plan in the Urban Hamilton Offi cial Plan, existing historical and characteristic streetscape of its context by the Volume 2, apply. distinct lower podium elements in the proposal. The 6 stroey, 22m podium 1 Section 3.4.3 General Cultural Heritage Policies for Urban Areas, Established Section B. 6.1.3.1 (a) and (b) state to Historical Neighbourhoods, Urban Hamilton Offi cial Plan, pg. B3. 28, January 2019 a) Conserve and enhance the built heritage resources and cultural heritage page 8 192-213 king street west - heritage impact assessment research and analysis

landscapes of Downtown Hamilton. b) Ensure that new development is compatible with the design of surroundingbuilt heritage resource buildings. As per the Downtown Hamilton Secondary Plan, the property is also Response: The proposed development takes cues from the surrounding included in the ‘Heritage Character Zone’ area. heritage character’s massing, form and materials and expresses these in a contemporary manner, supporting the existing character. Objectives of the Downtown Heritage Character Zone Guidelines2: • To protect the existing character of areas within the Downtown Heritage Section B. 6.1.11.1 (d) states to “conservation of existing cultural heritage Character Zone; resources shall be a priority in all development. New development shall be • To ensure that inﬁ ll development and/or re-development within these compatible with on-site and adjacent cultural heritage resources. Adaptive areas will be sympathetic and complementary to the existing Heritage re-use will be given priority for all built heritage resources;” Character Zone character; and, Response: The proposed development is sympathetic to the characteristics • To avoid replicating historic architectural styles. of the surrounding neighbourhood and the adjacent heritage resources. No signiﬁ cant impacts by the proposed development are observed (see Please refer to the previous responses. section 3.3).

THE UHOP (Volume 2) also describes both King Street and Caroline Streets as ‘pedestrian focussed streets’.

Response: The proposed development is built at the street line to reinforce the streetscape. Pedestrian access from King Street West to the rental apartments and to the Hotel and its associative amenity spaces via Caroline Street is prominently visible and ensures security and street vitality. The building shall continue to maintain the historic, more intimate streetfront character on both King and Caroline Streets. The northwest perspective of the proposed development (Figure 29 ) illustrates a chamfered corner and the horizontal proportions of the podium, both contributing to the low- scale pedestrian ambience of King Street West and Caroline Street South intersection. The ground ﬂ oor elevation design will promote pedestrian friendly scale through the use of glazed areas. 2 6.5 Downtown Heritage Character Zone, Downtown Hamilton Secondary Plan Review, City of Hamilton, Planning and Economic Development Department. p.35 page 9 mccallumsather

216 King St.W

206 King St.W

194 King St.W* 215 King St. W*

subject site 68 George

St.*

10 George St.

150 Main Street W

Figure 4. Heritage Property Mapping, City of Hamilton Website. Retrieved from: https://www.hamilton.ca/city-planning/heritage-properties/heritage-resources

• Purple: Designated Properties (Part IV or Part V of the Ontario Heritage Act) • Orange: Included on Council Approved City Register (section 27 of Ontario Heritage Act) • Yellow: Included on City’s Inventory of Buildings of Cultural Heritage Value and/or Interest (no OHA status) • * Removed from the inventory. page 10 192-213 king street west - heritage impact assessment research and analysis

2.2 description of adjacent cultural heritage

The intent of this section is to provide written and visual descriptions of the properties. An Assessment of the compatibility of the proposed design in relation to these adjacent cultural resources will be detailed in section 4. The subject property is adjacent to the following properties included in the City’s Register of Property of Cultural Heritage Value or Interest (Registered properties under section 27, Ontario Heritage Act):

• 216 King Street West & • 10 George Street.

The subject property is also adjacent to the following properties included in the City’s Inventory of Buildings of Cultural Heritage Value and/or Interest (no status under Ontario Heritage Act):

• 194 King Street West - Removed from the inventory; • 206 King Street West; • 68 George Street - Removed from the inventory; • 215 King Street West - Removed from the inventory & • 150 Main Street West.

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216 King Street West

Figure 5. View of the Heritage Property located at 216 King Street West from Caroline Figure 6. Insurance Plan of the city of Hamilton (1898), Ontario. Annotated by Street North and King Street West intersection looking northwest. (Source: Google mcCallumSather to show adjacent cultural heritage resource at 216 King Street West. Earth, 2021) Insurance Plan of the city of Hamilton (1898), Ontario, Canada1 216 King Street West This property is included in the City’s Municipal Heritage Register of The Goad’s Fire Insurance Map, 1898 shows the property at 216 King Street Buildings of Cultural Heritage Value and/or Interest as a listed (non- West with a bay window in contrast to present day corner picture window designated) property. The property is also located within the Downtown which is a later contemporary incompatible renovation to the building. Hamilton Secondary Plan. The Downtown Hamilton Secondary Plan Review Background Report identiﬁ es this site as part of the King Street West Business Improvement Area.

216 King Street West is a two-storey detached building that forms a part of a historic commercial row built in 1890. It enjoys a prominent corner position at the northwest intersection of Caroline Street North and King Street West. The building is characterized by brick cladding, laid in stretcher bond, a projecting gable beyond the roof line. The facade is composed of segmental windows, with brick voussoirs on the King Street West facade and a window with a semi-circular arch on the second fl oor on the Caroline Street North facade. The entrance door incorporates a transom window on top. The corner window currently depicts a picture window which does not 1 Goad, Charles E., Fire Insurance - Hamilton, 1898-01. Retrieved online from: http:// emulate the original design and composition of the original windows. At ontarioarchitecture.com/regency/Hamilton.htm present, the building is being used as an offi ce for a law fi rm. page 12 192-213 king street west - heritage impact assessment research and analysis

Figure 7. Front facade of the Textile Building located at 10 George Street. (Source: Figure 8. Insurance Plan of the city of Hamilton (1898), Ontario. Annotated by Google Earth, 2021) mcCallumSather to show adjacent cultural heritage resource at 10 George Street.

10 George Street (Former E. Van Allen & Company; H. Bernard Insurance Plan of the city of Hamilton (1898), Ontario, Canada1 . The Goad’s Stamp & Stencil Co. Ltd., presently ‘The Textile Building’) Fire Insurance Map, 1898 shows the property at 10 George Street adjacent This property is included in the City’s Municipal Heritage Register of to a coal and wood yard. Buildings of Cultural Heritage Value and/or Interest as a listed (non- designated) property. The property is also located within the Downtown Hamilton Secondary Plan.

10 George Street is a three-storey detached building that was built in 1874 to its front property lines. Key elements that deﬁ ne the heritage character of the building include its masonry construction, brick cladding, commercial form, scale, central recessed entrance and atrium. The building also features original window proportions and is divided vertically into symmetrical arrangement of facade units or ‘bays’. These vertical divisions are demarcated using projecting piers. The building was redeveloped in 1988 and more recently in 2016. It is characterized by brick cladding, laid in stretcher bond. The facade is composed of tall segmental windows, with brick voussoirs. The entrance to the building is recessed to allow the second ﬂ oor above to provide shelter to the entrance. 1 Goad, Charles E., Fire Insurance - Hamilton, 1898-01. Retrieved online from: http:// ontarioarchitecture.com/regency/Hamilton.htm

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206 King Street West

Figure 9. View of the Heritage Property located at 216 King Street West from Caroline Figure 10. Insurance Plan of the city of Hamilton (1911), Ontario. Annotated Street North and King Street West intersection looking northwest. (Source: Google by mcCallumSather to show adjacent cultural heritage resource at 206 King Street Earth, 2021) West. 206 King Street West (Regal Shirt Co Ltd., McGregor Shirt Co. Insurance Plan of the city of Hamilton (1911), Ontario, Canada1. Ltd.) This property is listed on the City’s Inventory of Buildings of Cultural The Goad’s Fire Insurance Map, 1911 shows the property at 206 King Street Heritage Value and/or Interest as ‘Inventoried Property’. The property West. The map shows the Regal Shirt and Co. as the occupants of the is also located within the Downtown Hamilton Secondary Plan. The building with services like sewing, ironing and storage. Downtown Hamilton Secondary Plan Review Background Report identiﬁ es this site as part of the King Street West Business Improvement Area.

206 King Street West is a three-storey detached building that was built in 1903. It enjoys a prominent corner position at the northeast intersection of Caroline Street North and King Street West. The building is characterized by At present, the building is clad with horizontal and vertical siding.

1 Goad, Charles E., Fire Insurance - Hamilton, 1898-01. Retrieved online from: http:// digitalarchive.mcmaster.ca/islandora/object/macrepo%3A33330/-/collection page 14 192-213 king street west - heritage impact assessment research and analysis

Figure 11. Former Revenue Canada Building adaptively reused as a Condo Figure 12. Former Revenue Canada Building at Main Street West and Development. (Source: Google Earth, 2021) Caroline Street. Source: Ryan McGreal, 2011

150 Main Street West - Former Revenue Canada Building The former Revenue Canada Building and its later residential addition (Federal Building) acts as a precedent to the subject site under development. The proposed This property is included in the City’s Municipal Heritage Register of development at 213 King Street West is in line with what already exists and Buildings of Cultural Heritage Value and/or Interest as a Character Deﬁ ning with the residential intensiﬁ cation of this neighbourhood as proposed in Property (‘CDP’). The property is also located within the Downtown the Downtown Hamilton Secondary Plan. Hamilton Secondary Plan.

The former Revenue Canada Building is a six-storey detached building that was built in 1955 to its front property lines. Key elements that deﬁ ne the heritage character of the building include its masonry construction, brick cladding, scale & corner lot location. Architectural details include friezes and masonry bands. The building also features frames punched windows and is divided horizontally into storeys that accommodate a variety of uses. The demarcation of each storey is through horizontal bands of masonry coursing and change in materials. The building was redeveloped and is now re-purposed as a condominuim development. The new addition provides a quiet backdrop to the heritage building. Diﬀ erent yet compatible new materials and massing provide visual separation as per guidance from Canada’s Historic Places (Section 4.3.1: Exterior Form). page 15 mccallumsather

3.1 design principles

The following design principles will be utilized to guide the development towards a contextual and sensitive response to this signiﬁ cant location:

• Maintain appropriate physical relationships and visual settings that contribute to the Heritage Character Zone. • Recognize proportional rhythms in massing and fenestration along the street to strengthen contextual relationships. • Transition height between adjacent building through the design of the podium. • Set back tower from main streets to minimize visual and shadow impacts • New buildings are designed to be contemporary as per Conservation Principle 7 - Legibility. We would recommend that any new work be distinguishable from original fabric. Figure 13. View from King Street West showing the adjacent developments (looking southeast). Annotated by McCallumSather to show the subject site. The proposed design takes cues from its surrounding built context, and interprets these in a contemporary design solution that fi ts the site. The west elevation illustrates the compositional pattern in 20-22 George Street that is carried through the design of the podium through horizontal and vertical bays. Similar to the buildings on King Street West, the podium is designed in a symmetrical composition with an entrance off the central bay and the openings follow a similar rhythm. Similar to 150 King Street West at the corner of King Street West and Bay Street North, the proposed design amplifi es the corner through the a modern interpretation of a tower. The use of brick in a contrasting colour may be implemented in the podium in order to tie into the surrounding context.

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3.2 proposed development

3.2.1 Proposal Overview This part of the HIA describes the proposed plan of development of the subject site, it’s conceptual design vision and principles. This description is based on the Site Plan Approval (‘SPA’) design package of the subject site submitted to City of Hamilton’s Planning and Economic Department by A.J. Clarke & Associates Ltd. c/o Franz Kloibhofer (‘Applicant’) on behalf of DV Trillium Group Inc. (‘Client’).

The owner is proposing a mixed use-pedestrian focussed 30 storey mixed-use building consisting of 268 dwelling units. The new lot development is designed to front onto both King Street West and Caroline Street South and will enjoy a prominent corner location in Hamilton Downtown (Figure 14).

Figure 14. Proposed Site Plan (Source: ZO1 Architects, June 2021)

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3.2.2 Description of the Proposed Development

The rectangular shaped site has a lot area of 1,745 sq.m. The proposed development contemplates a mix of uses including residential rental units, hotel suites and amenity spaces.

A. Site Layout: Vehicular access to the proposed mixed-use development is planned exclusively from Caroline Street South, located at the south edge of the site (Figure 15). The main entrance to the rental lobby is from King Street West and the hotel suites are accessed by a separate entrance fronting Caroline Street South.

As the building sits on a corner site, it addresses both frontages. This design is congruous to the design guidelines recommended by the City of Hamilton’s document ‘Downtown Heritage Character Zone - Design Guidelines’ in section 6.1.1.2 Redevelopment site with frontage on two streets - ‘Each elevation is expected to address the visual relationships between the new building and its neighbours, and be compatible with the contextual character of the respective streetscape.’ and,

section 6.1.1.3 Redevelopment site located on a corner ‘A building corner addressing two streets should have a compatible visual relationship between the building and its neighbours as well as the intersecting streetscape. Figure 15. Floor Plan - Level 1 (Source: ZO1 Architects, June 2021) Daylight triangle requirements should be met according to City’s traﬃ c regulations.This may result in a building façade that is set back diagonally to the intersection.’

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B. Design Program

The owner is proposing to construct a six storey podium for a multiple dwelling with an overall height of 30 storeys for 268 dwelling units. Retail uses are poposed on the ground ﬂ oor. Parking (162 spaces) is located undergound at P1 and on the podium level.

Level 1 Rental Lobby and Amenity Space Hotel Lobby and Amenity Space Laundry, Garbage and loading and staging zone Elevator and stair shafts Ramp to and from parking level 1 8 parking spots

Level 2 16 Hotel Rooms and Amenity Space (indoor and outdoor) Linen Storage Elevator and stair shafts

Level 3 & 4 24 Hotel Rooms and Amenity Space (indoor and outdoor) Linen Storage Elevator and stair shafts Figure 16. Building Section - North South (Source: ZO1 Architects, June 2021)

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B. Design Program (cont.)

Level 5 & 6 23 Hotel Rooms and Amenity Space (indoor and outdoor) Linen Storage Elevator and stair shafts & connection to existing 20-22 George St. Lvl.6,7.

Level 7 Rental Units (Studio - 1, 1 BDR - 1, 1 BDR+D - 4, 2 BDR - 2, 2 BDR+D - 4) Stair and Elevator Shafts Garbage Chutes and other service shafts.

Levels 8-14 Rental Units (1 BDR - 3, 1 BDR+D - 6, 2 BDR - 2, 2 BDR+D - 2) Stair and Elevator Shafts Garbage Chutes and other service shafts.

Level 15 Rental Units (1 BDR - 1, 1 BDR+D - 2, 2 BDR - 3) Indoor and Outdoor Amenity Spaces Stair and Elevator Shafts Garbage Chutes and other service shafts.

Level 16-30 Rental Units (1 BDR - 2, 1 BDR+D - 4, 2 BDR - 3) Figure 17. Floor Plan - Level 2 (Source: ZO1 Architects, June 2021) Stair and Elevator Shafts Garbage Chutes and other service shafts.

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Figure 18. Floor Plan - Level 3 (Source: ZO1 Architects, June 2021) Figure 19. Floor Plan - Level 4 (Source: ZO1 Architects, June 2021)

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Figure 21. Floor Plan - Level 5 (Source: ZO1 Architects, June 2021) Figure 20. Floor Plan - Level 6 (Source: ZO1 Architects, June 2021)

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Figure 23. Floor Plan - Level 7 (Source: ZO1 Architects, June 2021) Figure 22. Floor Plan - Level 8 (Source: ZO1 Architects, June 2021)

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Figure 24. Floor Plan - Level 9-14 (Source: ZO1 Architects, June 2021) Figure 25. Floor Plan - Level 15 (Source: ZO1 Architects, June 2021)

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Figure 26. Floor Plan - Level 16-29 (Source: ZO1 Architects, June 2021) Figure 27. MPH Floor Plan (Source: ZO1 Architects, June 2021)

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Figure 28. George St. Perspective (left) and Bay St. Perspective (right) (Source: ZO1 Architects, June 2021)

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C. Scale, Form and Massing

The proposed building is situated at the southeast corner of King Street West and Caroline Street South property lines, establishing a continuous street wall that lines the King and Caroline Street South perimeter of the site, while allowing for a daylight triangle, creating a strong and continuous street presence is consistent with the pattern set immediately to the north and south of the site.

The proposed design is in alignment with the proposed apartments at 20- 22 George Street to the south and the podium (Figure 29) which is at a similar height to the surrounding context on the south side of King Street. The form and composition of the design works well with the surrounding existing neighbourhood character found in Hamilton Downtown.

The King Street West massing provides transition to the adjacent development at 20-22 George Street by providing a step-back starting at the 15th level and adequate separation between the two masses. The Caroline Street South side of the proposal shows the continuity of the podium line in relation to the adjacent development which helps establishing a continuous street wall.

The proposed residential and hotel towers are set back from the podium (Figure 29) to create a clear break and address the pedestrian scale of the Figure 29. Southeast (left) and northwest (right) perspective of the proposed immediate context. development. (Source: ZO1 Architects, June 2021)

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Figure 30. North (left) and South Elevation (right) (Source: ZO1 Architects, June 2021)

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D. Urban Design

The proposal will accommodate growth through compact development that makes eﬃ cient use of land resources and will support the objective of creating complete communities through the residential intensiﬁ cation of an under-utilized site in an area that provides for ease of access to transit, jobs and recreation.

The proposed development: - is transit-supportive as it is located adjacent to King Street West and Caroline Street South which both contain various transit routes. King Street is further identifi ed as a ‘LRT Corridor’ which will be used as a LRT route; - is consistent with the policies of the Provincial Policy Statement and will facilitate a compact, effi cient, and more transit-supportive built form and development pattern; - conforms to the policies of the Urban Hamilton Offi cial Plan as it supports a range of uses while maintaining the character of the surrounding area; - aligns with the overall vision and policy intent of the Downtown Hamilton Secondary Plan by contributing to a well-balanced community through a range of residential unit types, and promoting the use of public transit and other modes of transportation; & - is pedestrian-friendly as it will be connected to the municipal sidewalk system.

Figure 31. West (left) and East Elevation (right) (Source: ZO1 Architects, June 2021)

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3.2.3 Site Alteration

The subject site is not listed on the City’s Municipal Heritage Register. No building exists on site. The site was previously operated as an on-grade parking lot.

The current proposal would vitalize the subject site by the construction of the mixed-use development. The building line extends onto the property lines reinforcing the street edge. This would emulate the original lot development in terms of building footprint as seen in the 1911 Goad’s Fire Insurance Map (Figure 32).

Figure 32. Insurance Plan of the city of Hamilton (1911), Ontario. Annotated by mcCallumSather to show the subject site at 193-213 King Street West.

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3.3 description of impact

The proposed development complements the existing character and Shadow Impacts - Minimal Impact pattern within the neighbourhood through durable and thoughtfully It can be evaluated at a high level from the sun study by ZO1 Architects, applied materials and through the rhythm and composition of the that the adjacent heritage resources are generally not signifi cantly podium. The proposed new building respects the existing built more aff ected by the proposed shadows than the as-of right shadow edge along King Street West and Caroline Street South which is modelling. The sidewalk and front yard of the property at 206 King complementary to residential intensifi cation nd the proposed changes Street West will have some shadows for one hour as shown in the March/ to the streetscape from the LRT development. The proposed new September 21st study and is considered a minimal additional impact. buildings’s architecture takes cues from the surrounding neighbourhood Similar minimum impact is seen to the property at 216 King Street fabric through the use of scale (street oriented dwellings and mid-rise West for an hiour in the March/September 12-1pm study. The impact buildings) and densifi cation on compositional appropriateness along to surrounding heritage resource buildings is therefore minimal with Caroline and King Street. The development will honour the historical no shadows on the Textile Building. There is no undue impact to the tradition of innovation in this area of the City and contribute to the properties on the west side of Caroline Street or the north side of King economic growth of the neighbourhood. Street resulting from the proposed development as shadows do not exceed 2 hrs (Figures 34, 35). Potential Impacts: 192-213 King Street West Isolation Impacts - No Negative Impact Impact of Destruction - No Negative Impact There are no negative impacts from isolation as the proposed buildings There are no buildings currently on the site. will have a presence on King and Caroline Streets which will create a prominent presence and a contribution to the pedestrian traffi c within Impact of Proposed Site Alterations - No Negative Impact the community. The proposal will activate the site and streetscape in this No building occupies the site therefore there are no new impacts to prominent corner of the City of Hamilton. alterations. The proposed development will help revitalize the character of the heritage zone with the introduction of a corner building mass No signifi cant surrounding environmental elements, context or which were previously removed in earlier alterations. relationships were identifi ed as there are no existing buildings on site.

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Figure 33. Sun-Shadow Study - June (Source: ZO1 Architects, June 2021)

page 32 192-213 king street west - heritage impact assessment design approach

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Figure 34. Sun-Shadow Study - March/September (Source: ZO1 Architects, June 2021)

page 33 mccallumsather

Isolation Impacts - No Negative Impact Change in Use Impacts - Minimal Impact There are no negative impacts from isolation as the proposed buildings The building will function to intensify the site’s use through the provision will have a presence on King and Caroline Streets which will create a of commercial, amenity and residential units. This will benefi t the prominent presence and a contribution to the pedestrian traffi c within adjacent cultural heritage as many of the sites identifi ed in section are the community. The proposal will activate the site and streetscape in this being occupied for commercial, retail, and residential use. This proposal prominent corner of the City of Hamilton. is in line with the vision to develop King Street with greater residential accommodation along the future LRT route. No signifi cant surrounding environmental elements, context or relationships were identifi ed as there are no existing buildings on site. Land Alterations Impact - No Negative Impact No building occupies the site therefore there are no new cultural heritage Visual Impacts - Minimal Impact impacts due to alterations. The subject land is Downtown Mixed Use – Because the new construction of the proposed development is designed Pedestrian Focus (D2, H17, H19, H20) Zone per Zoning By-Law 05-200. with a high-rise tower resting on a street oriented podium, it impacts existing views that are available since the site is currently . However, the The property will be transitioning from a limited use (parking) to design is sympathetic to the adjacent CHRs and its surrounding context an intensifi ed use (increased density – 268 dwelling units). However, the as the podium design acts as a transition element addressing the existing proposed new use does not aff ect the adjacent CHR’s cultural condominium massing found in the adjacent context at 20-22 George heritage value. The commercial character of the area will Street. All buildings identifi ed on the north and south side of King Street change to mixed-use residential. will maintain their relationships to the street as the proposed building is designed to maintain an urban edge at the fi rst level. The multiple Positive impact is the elimination of surface parking and its relocation to dwelling 30 storey tower is defi ned from the podium by being set back an underground parking garage. starting at the fi rst level, and the residential suites are set back at the seventh level and the daylight triangle edge at the intersection maintains a visual connection at the intersection.

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Results of Impact Assessment The preceding assessment has determined that the proposed redevelopment will not result in signiﬁ cant direct and indirect impacts to the heritage attributes of the adjacent heritage resources.

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3.4 conclusion & recommendations

The proposed development at the subject site is sympathetic and fabric while showing respect for scale in the design of the podium levels. complementary to the existing Heritage Character and is distinguishable Where appropriate the horizontal datums and vertical rhythms of glazing from the existing historic architectural styles. This is in accordance with mullions may be explored to create a connection and harmony with the the City’s Design guidelines for the Downtown Heritage Character zone.1 existing context.

The adjacent heritage resources have been reviewed and analyzed for The proposal enhances the area as a community as it introduces diversity potential impact from the proposed development. In our research, to the housing typologies and allows for intensiﬁ cation of the Hamilton both archival and primary, we have validated that the site has played an Downtown core thereby providing more employment opportunities and anchoring role at the intersection of Caroline Street and King Street West supporting vibrant neighbourhoods. in relationship with the mixed-use buildings, across King Street West, both to the west and east of the subject site. Our recommendations are The character of the proposed development is in alignment with other based on the following main points: proposals in the area, such as 20-22 George Street and provides a contemporary, and sympathetic contrast to the adjacent non-designated • Maintain appropriate physical relationships and visual settings that property at 10 George Street (former E.Van Allen and Company and H.Bernard contribute to the contextual signiﬁ cance of south east corner of Stamp & Stencil Co. Ltd.) to the South and the varied existing surrounding Caroline Street and King Street West built context, while not physically impacting any adjacent cultural heritage properties. • Any new building adjacent to adjacent cultural heritage should be contemporary as per Conservation Principle 7 - Legibility. We would recommend that any new work be distinguishable from original fabric and employ material and methods true to our current context.

• The proposed development provides a contrast to the existing urban

1 Downtown Heritage Character Zone, Downtown Hamilton Secondary Plan Review, City of Hamilton, Planning and Economic Development Department. p.1 page 36 192-213 king street west - heritage impact assessment recommendations

In conclusion, the character of the proposed development is in alignment with other proposals in the area, such as 20-22 George Street and provides a contemporary contrast to the Textile Building and the Former Revenue Canada Building to the south and the varied existing surrounding built context, while not physically impacting any adjacent cultural heritage properties or signiﬁ cantly impacting the cultural heritage landscapes. The proposed material composition (solid and glazed) of the podium levels highlighted by the parapet and roof line, helps them stand out to make the connection to the Hamilton context, at the pedestrian level. There are no signiﬁ cant impacts to heritage resources.

It is important that new construction promotes architectural interest, human scale, and sympathetic design to the character-deﬁ ning attributes of the heritage structure. New, contemporary buildings may be sympathetically designed to incorporate concepts and elements from the adjacent heritage structure. For example, the use of red brick in the podium as a facade material.

page 37 mccallumsather references

4.0 references

Canada’s Historic Places Government of Ontario 2010 Standards and Guidelines for the Conservation of Historic Places in 2020 Provincial Planning Statement. Electronic Document: https://fi les. Canada. Second Addition. Canada’s Historic Places, Ottawa ontario.ca/mmahprovincial-policy-statement-2020-accessible-fi nal- en-2020-02-14.pdf City of Hamilton 1990 Ontario Heritage Act. Electronic Document: 2014 Downtown Built Inventory List. Retrived from: https://www. https://www.ontario.ca/laws/statute/90o18?search=heritage+act hamilton.ca/sites/default/fi les/media/browser/2014-12-16/downtown- Ministry of Heritage, Sport, Tourism and Culture Industries (MHSTCI) built-heritage-inventory-list.pdf 2014 Standards and Guidelines for the Conservation of Provincial 2021 Interactive Zoning Map. Retrieved Online from: Heritage Properties – Heritage Identifi cation and Evaluation Process. https://www.hamilton.ca/city-planning/offi cial-plan-zoning-by-law/ Ministry of Tourism, Culture and Sport, Toronto. interactive-zoning-mapping 2007 Infosheet: Eight Guiding Principles in the Conservation of Built 2021 Urban Hamilton Offi cial Plan. Electronic Document: https://www. Heritage Properties: Ministry of Tourism, Culture and Sport, Toronto. hamilton.ca/city-planning/offi cial-plan-zoning-by-law/urban-hamilton- offi cial-plan 2006. Heritage Resources in the Land Use Planning Process, Cultural Heritage and Archaeology Policies of the Ontario Provincial Policy 2020 Terms of Reference Heritage Impact Assessment. Statement, 2020. n.d Downtown Hamilton Secondary Plan Review. 2006 Ontario Heritage Tool Kit: Heritage Property Evaluation – A Guide to Listing, Researching, and Evaluating Cultural Heritage Property in Ontario n.d Downtown Heritage Character Zone. Accessed online from: Communities. Ministry of Tourism, Culture and Sport, Toronto. http://www2.hamilton.ca/NR/rdonlyres/F7AE9C2D-2574-43AF-9F53- 2BB438D43E81/0/DtwnHertCharZoneGuidelines.pdf Ontario Heritage Tool Kit: Designating Heritage Properties: A Guide to Municipal Designation of Individual Properties under the Ontario Goad’s Fire Insurance Maps (1898, 1911) Heritage Act. Ministry of Tourism, Culture and Sport, Toronto page 38 192-213 king street west - heritage impact assessment design approach

5.0 appendices

Appendix A : Archival Maps

A. Goad’s Fire Insurance Map, City of Hamilton, 1898 B. Goad’s Fire Insurance Map, City of Hamilton, 1911

page 39 mccallumsather

Figure 35. Insurance Plan of the city of Hamilton (1898), Ontario. Annotated by mcCallumSather to show the subject Site. (Source: Chas E. Goad Co.) page 40 192-213 king street west - heritage impact assessment design approach

Figure 36. Insurance Plan of the city of Hamilton (1911), Ontario. Annotated by mcCallumSather to show the subject site. (Source: Chas E. Goad Co.)

page 41 DV Trillium Group PROJECT CLIENT City of Hamilton 213 King St. West URBAN BRAILLE STANDARDS (TYP.) SIDEWALKS AS PER CITY OF HAMILTON PAVING PATTERN UNIQUE MIXED UNIT 1.2m HEIGHT DECORATIVE BENCHES & CONCRETE CUBE SEATS SCULPTURAL CONCRETE BOOMERANG BUILDING COLUMN - REFER TO ARCHITECTURAL METAL PATIO FENCING 100.80 MH

100.90 Msd) & (P2 15.118

101.04 100.78

101.21

100.75 MH

100.68 CAROLINE STREET 100.71

100.67 CB

100.86 100.92 525mm STORM 525mm STORM 100.85 100.65 100.87 100.80 100.96 100.76

101.09 100.89 100.95 100.88 100.91 100.79 100.77

100.95 100.67 100.87 101.12101.07 100.98 101.11 101.15 101.11 CONCRETE SIDEWALK HOTEL DROP-OFF AREA 100.83 101.03 CC KING 101.12

MH (P1 & Msd)

101.19 101.00

101.17 101.17 N17°04'30"E 101.19 100.68 101.22 100.60 CC 100.66 100.73 101.28

LP 100.64 101.28101.44 101.28

CAROLINE 100.59

101.28 100.67

101.43 100.65 TALL ORNAMENTAL GRASSES IN LARGE SQUARE PLANTERS

HH 100.68 100.48

101.24 N69°36'05"W 100.62

N69°36'25"W 100.60 BANDING ALONG BUILDING CONCRETE UNIT PAVERS AND CONTEMPORARY PRECAST FRONTAGE

100.61

100.604 CUTSTAR IN LARGE SQUARE PLANTERS TALL ORNAMENTAL GRASSES EXIT STAIR CONCRETE SCULPTURAL GLOW BENCH WITH UNDER LIGHTING

BIKE RACKS (4 UNITS) TREE GRATES BOULEVARD TREES IN 100.57 LOBBY

HOTEL 101.48

101.39 TO EXCEED 0.45m HEIGHT BENCHES& SEATS WITHIN

101.19 SIGHT LINE TRIANGLE NOT 100.56 101.18 CURB

CURB AND GUTTER (P1 & Msd)

101.25 100.48

100.50

KING STREET WEST 100.53 LANDSCAPE CONCEPT PLAN

100.54 100.42 100.35 101.03

100.39 CONCRETE SIDEWALK

100.98 BENCH WITH UNDER LIGHTING CONCRETE SCULPTURAL GLOW BOULEVARD (4 UNITS) BIKE RACKS IN UNIT PAVED

PATIO/DINING FURNITURE 100.44

100.42 LP CURB

RESIDENTIAL 100.40 LOBBY

N69°36'05"W 100.29 N69°36'30"W N69°36'25"W 100.26

100.38 100.39

100.42 100.94 100.24

100.27

100.35 LOADING TREE GRATES BOULEVARD TREES IN AREA JUNE 2021

100.34

100.87

EXIT STAIR 100.25

100.24 100.21

CURB AND GUTTER T 100.20

100.28

CURB DECORATIVE METAL SCREEN WITH GATE

100.27 100.29 STAIR EXIT

100.27

100.29 100.28

CC 100.26

100.25 100.35 SCR

100.35 100.32 100.22 100.87 100.82

0.2∅ TREE

ILS

100.37 100.51 100.26

100.38

100.42 100.53 100.52 100.30 100.12 CONCRETE BLOCK 100.40 100.44 100.44 N20°33'15"E 100.41 100.42 100.34

100.86 100.25

100.49 100.29

100.68 100.23 100.86 100.88

CURB (HOTEL AND RESIDENTIAL ENTRANCES) WITH ORNAMENTAL GRASSES LARGE SQUARE PLANTERS CONTEMPORARY STACKED UNIT PAVING CONCRETE CUBE BENCH PRECEDENT IMAGES 3 0

CONCRETE ACCENT BENCH (BOOMERANG) north WITH BANDING DARK CONCRETE UNIT PAVERS 1:250 CONTEMPORARY TREE GRATES (m) 5 10 PAVING PATTERN MIXED CORNER adesso CONCRETE GLOW BENCH WITH UNDER LIGHTING landscape architecture 218 Locke Street South, 2nd Floor CONTEMPORARY BIKE RACKS

design inc. DECORATIVE METAL FENCE STREETSCAPE PATIO WITH www.adessodesigninc.ca Hamilton, ON L8P 4B4 t. 905.526.8876

100.90 Msd) & (P2 15.118 101.04 100.78 DV Trillium Group PROJECT CLIENT City of Hamilton

213 King St. West 101.21

100.75 MH

100.68 100.71

100.67 CB 100.86

100.92 525mm STORM 525mm STORM 100.65 100.85 100.87 100.80

100.96 100.76 CAROLINE101.09 STREET

100.89 100.95 100.88 100.91 100.79 100.77

100.95 100.67 100.87 101.12101.07 100.98 101.11 101.15 101.11 CONCRETE SIDEWALK 100.83 101.03 CC KING + 101.12

MH (P1 & Msd)

101.19 101.00 100.77 101.22 101.17 39.624 101.17 N17°04'30"E

101.19 100.68

101.22 100.60 + CC 100.66 100.73 101.28

LP 100.64 101.28101.44 101.30 0.6 PILLAR101.28

CAROLINE

+ 100.59 101.28 101.43

100.87 100.65

HH + 100.68 100.48

101.24 N69°36'05"W 100.62

N69°36'25"W 100.60 PART 1

B 100.61

100.604 CUTSTAR AMENITY LOBBY / HOTEL

210.86 m 100.57

2270 t 101.48

101.39 101.19

101.18 CURB 100.56

CURB AND GUTTER (P1 & Msd) 19.508

101.25 100.48 74.57 m 803 t 19.510

100.50 ?

100.50

100.54 100.42 100.35 101.03 A A'

100.39 CONCRETE SIDEWALK

100.98 100.44 65.66 m 707 t

100.42 ? LP KING STREET WEST

CURB 100.40 ALLEYWAY

N69°36'05"W 100.29 N69°36'30"W N69°36'25"W

100.26 AMENITY LOBBY / RENTAL 100.38 100.39 137.07 m 1475 t 100.42 100.94 100.24

100.27

100.35 54.278

100.34 STREETSCAPE SECTIONS

100.87 PART 2

100.25

100.24 100.21 25.704

CURB AND GUTTER

100.20 (P3 & Set) 23.300

100.28 LP

CURB

100.27 100.29

JUNE 2021 100.40 100.34

100.27 100.87 +

100.29

100.28

CC + 100.26

100.25 100.35 SCR

100.35 100.32 100.22 100.87 100.82 + 0.2∅ TREE

ILS

100.37 100.51 100.26

100.38

100.42 100.53 100.52 100.30 100.12 CONCRETE BLOCK 100.40 100.44 100.44 N20°33'15"E 100.41 100.42 100.34

100.86 100.25

100.49 39.570 100.29 100.68 100.23

(P & Msd) 100.86 100.88

CURB A B

PROPOSED DEVELOPMENT PROPOSED DEVELOPMENT PROPERTY LINE PROPERTY STREET FRONTAGE FURNITURE ZONE WITH UNIT PAVING STREET FRONTAGE FURNITURE ZONE WITH UNIT PAVING 2.6 3.10 BRAILLE SIDEWALK HAMILTON URBAN PROPERTY LINE BRAILLE SIDEWALK HAMILTON URBAN 1.8 1.8 CONCRETE SCULPTURAL GLOW BENCH WITH UNDER LIGHTING EXTENT OF BUILDING OVERHANG - REFER TO ARCHITECTURAL IN LARGE SQUARE PLANTER TALL ORNAMENTAL GRASSES FURNITURE ZONE HOTEL DROP-OFF AREA STREET TREE / 1.4 2.7 adesso KING STREET WEST landscape architecture 218 Locke Street South, 2nd Floor HIGH BRANCHING DECIDUOUS STREET TREE IN GRATE EXTENT OF BUILDING OVERHANG - REFER TO ARCHITECTURAL

CAROLINE STREET design inc. 1.2m HEIGHT DECORATIVE FLEXIBLE PATIO FURNITURE METAL FENCE WITHIN PATIO SPACE TALL ORNAMENTAL GRASSES IN LARGE SQUARE PLANTER www.adessodesigninc.ca Hamilton, ON L8P 4B4 t. 905.526.8876 A' B' PRECEDENT IMAGES LOUNGE FURNITURE WITH COFFEE TABLES

RAISED CONCRETE PLANTER WITH SHADE TOLERANT PLANT SPECIES TO SCREEN ADJACENT HOTEL ROOMS

RIVER STONE SPLASH STRIP

ALUMINUM TRELLIS WITH LOUNGE FURNITURE AND GAS FIRE FEATURES

SMALL ORNAMENTAL FLOWERING TREES IN RAISED CONCRETE PLANTER

MIXED SEATING AREA (DINING & LOUNGE FURNITURE)

ORNAMENTAL GRASSES IN RECTANGULAR PLANTERS

TALL ORNAMENTAL GRASSES IN LARGE SQUARE PLANTERS

DINING TABLES

PRECAST CONCRETE LASER CUT DECORATIVE METAL SCREENS ALUMINUM TRELLIS UNIT PAVERS

INDOOR HOTEL AMENITY SPACE

RAISED CONCRETE PLANTER WITH SHADE TOLERANT PLANT SPECIES LASER CUT DECORATIVE METAL SCREENS SPACED THROUGHOUT RAISED PLANTER TO SCREEN ADJACENT BUILDING PLANTERS WITH ORNAMENTAL GRASSES GAS FIRE FEATURE RAISED CONCRETE PLANTERS

PROJECT north adesso design inc. 213 King St. West landscape architecture City of Hamilton HOTEL AMENITY SPACE CONCEPT 218 Locke Street South, 2nd Floor CLIENT JUNE 2021 1 0 1 2 4 Hamilton, ON L8P 4B4 DV Trillium Group t. 905.526.8876 www.adessodesigninc.ca 1:100 (m) SMALL TREES, SHRUBS AND GRASSES IN RAISED CONCRETE PLANTER

UNIT UNIT UNIT DINING TABLE OPEN LAWN

PLANTERTS AT PRIVATE PATIO

BAR HEIGHT TABLE AND STOOLS

BBQ COUNTER WITH DECORATIVE METAL SCREEN UNIT ORNAMENTAL GRASSES IN METAL PLANTERS

INDOOR OPEN ARTIFICIAL LAWN BISTRO TABLES AND CHAIRS GAS FIRE FEATURE AMENITY BISTRO TABLES AND CHAIRS

SPACE COLOURFUL MUSKOKA CHAIRS

UNIT UNIT UNIT GAS FIRE FEATURE

COUCHES UNDER SHADE TRELLIS

LOUNGE FURNITURE UNDER SHADE TRELLIS

EXTENSIVE north GREEN ROOF

3 1 0 2 4 8

1:200 (m)

METAL SHADE TRELLIS

PROJECT adesso design inc. 213 King St. West landscape architecture City of Hamilton RESIDENTIAL AMENITY ROOFTOP CONCEPT JUNE 2021 218 Locke Street South, 2nd Floor CLIENT Hamilton, ON L8P 4B4 DV Trillium Group t. 905.526.8876 www.adessodesigninc.ca

100.90 Msd) & (P2 15.118 101.04 100.78 DV Trillium Group PROJECT CLIENT City of Hamilton

213 King St. West 101.21

100.75 MH

100.68 100.71

100.67 CB 100.86

100.92 525mm STORM 525mm STORM 100.65 100.85 100.87 100.80

100.96 100.76 CAROLINE101.09 STREET

100.89 100.95 100.88 100.91 100.79 100.77

100.95 100.67 100.87 101.12101.07 100.98 101.11 101.15 101.11 CONCRETE SIDEWALK 100.83 101.03 + CC 101.12

MH (P1 & Msd)

101.19 101.00 100.77 101.22 101.17 39.624 101.17 N17°04'30"E

101.19 100.68

101.22 100.60 + CC 100.66 100.73 101.28

LP 100.64 101.28101.44 101.30

0.6 PILLAR101.28

+ 100.59 101.28 101.43

100.87 100.65

HH + 100.68 100.48

101.24 N69°36'05"W 100.62

N69°36'25"W 100.60 PART 1

B 100.61

100.604 CUTSTAR

210.86 m 100.57

2270 t 101.48

101.39 101.19

101.18 CURB 100.56

CURB AND GUTTER (P1 & Msd) 19.508

101.25 100.48 74.57 m 803 t 19.510

100.50

100.54 100.42 100.35 101.03 A A'

100.39 CONCRETE SIDEWALK

100.98 100.44 65.66 m 707 t

100.42 LP KING STREET WEST

CURB 100.40 ALLEYWAY

N69°36'05"W 100.29 N69°36'30"W N69°36'25"W

100.26

100.38 100.39 137.07 m 1475 t 100.42 100.94 100.24

100.27

100.35 54.278

100.34 STREETSCAPE SECTIONS

100.87 PART 2

100.25

100.24 100.21 25.704

CURB AND GUTTER

100.20 (P3 & Set) 23.300

100.28 LP

CURB

100.27 100.29

JUNE 2021 100.40 100.34

100.27 100.87 +

100.29

100.28

CC + 100.26

100.25 100.35 SCR

100.35 100.32 100.22 100.87 100.82 + 0.2∅ TREE

ILS

100.37 100.51 100.26

100.38

100.42 100.53 100.52 100.30 100.12 CONCRETE BLOCK 100.40 100.44 100.44 N20°33'15"E 100.41 100.42 100.34

100.86 100.25

100.49 39.570 100.29 100.68 100.23

(P & Msd) 100.86 100.88

CURB A B

PROPOSED DEVELOPMENT PROPOSED DEVELOPMENT STREET FRONTAGE FURNITURE ZONE WITH UNIT PAVING STREET FRONTAGE FURNITURE ZONE WITH UNIT PAVING 2.6 3.10 BRAILLE SIDEWALK HAMILTON URBAN PROPERTY LINE PROPERTY LINE BRAILLE SIDEWALK HAMILTON URBAN 1.8 1.8 IN LARGE SQUARE PLANTER MULTI-STEM DECIDUOUS TREE CONCRETE SCULPTURAL GLOW BENCH WITH UNDER LIGHTING EXTENT OF BUILDING OVERHANG - REFER TO ARCHITECTURAL FURNITURE ZONE HOTEL DROP-OFF AREA STREET TREE / 1.4 2.7 adesso KING STREET WEST landscape architecture 218 Locke Street South, 2nd Floor HIGH BRANCHING DECIDUOUS STREET TREE IN GRATE RECTANGULAR TILT BENCH CONCRETE CUBE AND EXTENT OF BUILDING OVERHANG - REFER TO ARCHITECTURAL

CAROLINE STREET design inc. www.adessodesigninc.ca Hamilton, ON L8P 4B4 t. 905.526.8876 A' B' No.: Date: Description:

ANY UNAUTHORIZED ALTERNATION, PUBLICATION, COPYING OR USE OF THE DRAWING WITHOUT THE WRITTEN CONSENT FROM ZO1 IS STRICTLY PROHIBITED AND SHALL BE DEEMED AN INFRINGEMENT UNDER THE COPYRIGHT ACT.

ZO1 RESERVES ALL PROPERTY RIGHTS IN AND TO THE DIGITAL DATA INCLUDING COPYRIGHT.

Architects:

Seal: N

June 21 @ 16:00 8 June 21 @ 15:00 7 June 21 @ 14:00 6 Client:

1 : 2000 SP-SH1 1 : 2000 SP-SH1 1 : 2000 SP-SH1

Project:

213 King St. W., Hamilton

Enter address

Drawing Title:

Sun & Shadow Study - June

Scale: Drawn by: 1 : 2000 B.S.

Checked by: Project No.: B.C. 20017

Date: Drawing No.: June 21 @ 13:00 5 June 21 @ 12:00 4 June 21 @ 11:00 3 June 21 @ 10:00 2 June 14, 2021 1 : 2000 SP-SH1 1 : 2000 SP-SH1 1 : 2000 SP-SH1 1 : 2000 SP-SH1 SP-SH1

Plot Date: 2021-06-14 9:02:03 AM No.: Date: Description:

ANY UNAUTHORIZED ALTERNATION, PUBLICATION, COPYING OR USE OF THE DRAWING WITHOUT THE WRITTEN CONSENT FROM ZO1 IS STRICTLY PROHIBITED AND SHALL BE DEEMED AN INFRINGEMENT UNDER THE COPYRIGHT ACT.

ZO1 RESERVES ALL PROPERTY RIGHTS IN AND TO THE DIGITAL DATA INCLUDING COPYRIGHT.

Architects:

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March/September 21 @ 16:00 8 March/September 21 @ 15:00 7 March/September 21 @ 14:00 6 Client:

1 : 2000 SP-SH2 1 : 2000 SP-SH2 1 : 2000 SP-SH2

Project:

213 King St. W., Hamilton

Enter address

Drawing Title:

Sun & Shadow Study - March/September

Scale: Drawn by: 1 : 2000 B.S.

Checked by: Project No.: B.C. 20017

Date: Drawing No.: March/September 21 @ 13:00 5 March/September 21 @ 12:00 4 March/September 21 @ 11:00 3 March/September 21 @ 10:00 2 June 14, 2021 1 : 2000 SP-SH2 1 : 2000 SP-SH2 1 : 2000 SP-SH2 1 : 2000 SP-SH2 SP-SH2

Plot Date: 2021-06-14 9:02:12 AM 213 KING STREET WEST HAMILTON, ON PEDESTRIAN WIND ASSESSMENT

PROJECT #2104318 JUNE 17, 2021

SUBMITTED TO SUBMITTED BY

Gunther Bluesz Hanqing Wu, Ph.D., P.Eng. [email protected] Senior Technical Director / Principal [email protected] Bellacor Design 366 King Street West Dan Bacon Hamilton, ON L8P 1B3 Senior Project Manager / Principal T: 905.921.4419 [email protected]

RWDI 600 Southgate Drive Guelph, Ontario N1G 4P6 T: 519.823.1311 x2245 F: 519.823.1316

rwdi.com This document is intended for the sole use of the party to whom it is addressed and may contain information that is privileged and/or RWDI Project #2104318 confidential. If you have received this in error, please notify us immediately. ® RWDI name and logo are registered trademarks in Canada and the United States of America. Pedestrian Wind Assessment June 17, 2021 1. INTRODUCTION

Rowan Williams Davies & Irwin Inc. (RWDI) was retained to conduct a to the immediate south, plus other tall buildings further away in other qualitative assessment of the pedestrian wind conditions around the directions, as shown in Image 1. proposed project at 213 King Street West in Hamilton, Ontario. This The proposed building consists of a 30-storey tower plus a mechanical effort is intended to inform good design and has been conducted in penthouse for a total height of approximately 93.5 m. As shown in support of the Design Review Panel (DRP). Image 2, the proposed tower sets back at various levels. Pedestrian The project site is located at the southeast corner of the intersection of areas of interest to the current assessment include building entrances, King Street West and Caroline Street South (Image 1). The site is public sidewalks, and outdoor amenity spaces at Levels 2 and 15. currently a parking lot. The existing surroundings include tall buildings

Image 1: Aerial View of the Existing Site and Surroundings (Photo Credit: Google Earth) Image 2: Southeast (left) and Northwest (right) Perspectives

RWDI Project #2104318 Pedestrian Wind Assessment 2 June 17, 2021 2. METHODOLOGY

Predicting wind speeds and occurrence frequencies is complex. It RWDI’s assessment is based on the following: involves the combined assessment of building geometry, orientation, • Design drawings received by RWDI on June 11, 2021; .position and height of surrounding buildings, upstream terrain and the local wind climate. • A review of the regional long-term wind data from John C. Munro Hamilton International Airport; Over the years, RWDI has conducted thousands of wind-tunnel model • Use of RWDI’s proprietary software (WindEstimator1) for providing a studies on pedestrian wind conditions around buildings, yielding a screening-level numerical estimation of potential wind conditions broad knowledge base. In some situations, this knowledge and around generalized building forms; experience, together with literature, allow for a reliable, consistent and efficient desktop estimation of pedestrian wind conditions without wind- • Wind-tunnel studies undertaken by RWDI for projects in the tunnel testing. This approach provides a screening-level estimation of Hamilton area and around the world; potential wind conditions and offers conceptual wind control measures • RWDI’s engineering judgement and knowledge of wind flows around for improved wind comfort, where necessary. buildings2, 3; and,

In order to quantify and confirm the predicted conditions or refine any • RWDI Criteria for pedestrian wind comfort and safety, which are of the suggested conceptual wind control measures, physical scale adapted by the City of Hamilton. model tests in a boundary-layer wind tunnel would be required. Note that other microclimate issues such as those relating to cladding and structural wind loads, door operability, building air quality, noise, vibration, etc. are not part of the scope of this assessment.

1. H. Wu, C.J. Williams, H.A. Baker and W.F. Waechter (2004), “Knowledge- based Desk-Top Analysis of Pedestrian Wind Conditions”, ASCE Structure Congress 2004, Nashville, Tennessee. 2. H. Wu and F. Kriksic (2012). “Designing for Pedestrian Comfort in Response to Local Climate”, Journal of Wind Engineering and Industrial Aerodynamics, vol.104-106, pp.397-407. 3. C.J. Williams, H. Wu, W.F. Waechter and H.A. Baker (1999), “Experience with Remedial Solutions to Control Pedestrian Wind Problems”, 10th International Conference on Wind Engineering, Copenhagen, Denmark.

RWDI Project #2104318 Pedestrian Wind Assessment 3 June 17, 2021 3. WIND DATA

Wind data from John C. Munro Hamilton International Airport for the period from 1990 to 2019 were used as a reference for wind conditions in the area as this is the nearest station to the site with long-term, hourly wind data. The distributions of wind frequency and directionality for the summer (May through October) and winter (November through April) seasons are shown in the wind roses in Image 3.

When all winds are considered, winds from the southwest and northeast quadrants are predominant throughout the year. Wind Speed

(km/h) Strong winds of a speed greater than 30 km/h measured at the airport Summer (May through October) Calm (red and yellow bands) occur more often in the winter than in the 1-10 summer season. They are also from the southwest and northeast 11-20 directions. These winds could be the source of uncomfortable or severe 21-30 wind conditions, depending upon the site exposure and development 31-40 >40 design.

Winter (November through April)

Image 3: Directional Distribution of Winds Approaching John C. Munro Hamilton International Airport (1990 to 2019)

RWDI Project #2104318 Pedestrian Wind Assessment 4 June 17, 2021 4. WIND CRITERIA

The RWDI pedestrian wind criteria are used in the current study. These Wind conditions are considered suitable for sitting, standing, strolling or criteria have been developed by RWDI through research and consulting walking if the associated mean wind speeds are expected for at least practice since 1974. They have also been widely accepted by municipal four out of five days (80% of the time). Wind control measures are authorities, building designers and the city planning community, typically required at locations where winds are rated as uncomfortable including the City of Hamilton. The criteria are as follows: or they exceed the wind safety criterion.

4.1 Safety Criterion Note that these wind speeds are assessed at the pedestrian height (i.e., 1.5m above grade or the concerned floor level), typically lower than Pedestrian safety is associate with excessive gust that can adversely those recorded in the airport (10m height and open terrain). affect a pedestrian’s balance and footing. If strong winds that can affect a person’s balance (> 90 km/h) occur more than 0.1% of the time or 9 These criteria for wind forces represent average wind tolerance. They hours per year, the wind conditions are considered severe. are sometimes subjective and regional differences in wind climate and 4.2 Pedestrian Comfort Criteria thermal conditions as well as variations in age, health, clothing, etc. can also affect people's perception of the wind climate. Wind comfort can be categorized by typical pedestrian activities:

For the current development, wind speeds comfortable for walking or Sitting (≤ 10 km/h): Calm or light breezes desired for outdoor seating strolling are appropriate for sidewalks and laneways; lower wind speeds areas where one can read a paper without having it blown away. comfortable for standing are required for building entrances where Standing (≤ 14 km/h): Gentle breezes suitable for main building pedestrians may linger, and calm wind speeds suitable for sitting are entrances and bus stops. desired in areas where passive activities are anticipated, such as the outdoor amenity spaces, especially during the summer. Strolling (≤ 17 km/h): Moderate winds that would be appropriate for window shopping and strolling along a downtown street, plaza or park.

Walking (≤ 20 km/h): Relatively high speeds that can be tolerated if one’s objective is to walk, run or cycle without lingering.

Uncomfortable: The comfort category for walking is not met.

RWDI Project #2104318 Pedestrian Wind Assessment 5 June 17, 2021 5. RESULTS AND DISCUSSION

5.1 Wind Flow Around Buildings 5.2 Existing Scenario

Buildings that are taller than their surroundings tend to intercept and The project site is currently a parking lot, surrounded by buildings in all redirect winds around them. The mechanism in which winds are directions. Our previous wind tunnel testing for the area indicates that directed down the height of a building is called Downwashing. These wind conditions on the parking lot and along sidewalks around the site flows subsequently move around exposed building corners, causing a are comfortable for sitting or standing in the summer and for standing localized increase in wind activity due to Corner Acceleration. When two or strolling in the winter. The only exception is the area around the buildings are situated side by side, wind flow tends to accelerate northwest corner of the podium of the existing tower to the south, through the space between the buildings due to Channelling Effect. where increased wind speeds are only comfortable for walking in the Stepped building facades or tower setbacks are positive design features winter – see corner accelerations of the prevailing winds in Image 5. to reduce the direct wind impact on the ground. These flow patterns are These conditions are appropriate for sidewalks and parking lots and schematically illustrated in Image 4. meet the wind safety criterion on the entire existing site.

a) Downwashing b) Corner Acceleration

c) Channelling Effect d) Stepped Façade/Tower Setback Image 4: Generalized Wind Flows Image 5: Existing Corner Acceleration of SW and SE Winds (Photo Credit: Google Earth)

RWDI Project #2104318 Pedestrian Wind Assessment 6 June 17, 2021 5. RESULTS AND DISCUSSION

5.3 Proposed Scenario Although the project will increase wind speeds in the immediate surroundings, several site and design features are favourable towards At 30 storeys, the proposed building will be taller than the existing reducing the potential for severe wind impacts. These features are: surroundings to the immediate southwest and northeast directions and, • dense, tall surrounding buildings in downtown Hamilton (Image 1); therefore, exposed to the prevailing winds. Strong downwashing and corner acceleration flows are predicted to result in increased wind • the abutting tall building to the south (Images 1 and 5); activity around the proposed building with the highest speeds expected • large tower setbacks at Levels 2, 7, 15 and 16 (Images 2 and 4d); and, around the exposed northwest corner at the intersection of King Street and Caroline Street. Image 6 shows the pattern of southwest and • recessed north and west facades at the ground level and chamfered northeast winds around the proposed building. northwest corner (Images 2 and 6). The following sections provide a discussion of the potential wind conditions around the project, taking these features into account. The expected wind comfort and safety conditions are shown in Images 7a and 7b for the summer and winter seasons, respectively.

5.4 Wind Safety

Wind conditions are expected to meet the wind safety criterion on and around the project. However, the prevailing southwest and northeast winds are expected to cause uncomfortable or even unsafe wind conditions around the northwest building corner during the winter season (Images 6 and 7b). Another potential windy area is the outdoor amenity space at Level 15, due to its elevation and exposure.

Wind tunnel testing is recommended at a later design stage to quantify these wind conditions and to determine the need and extent of wind mitigation for any windy areas.

Image 6: NE and SW Winds around the Northwest Corner of Proposed Building

RWDI Project #2104318 Pedestrian Wind Assessment 7 June 17, 2021 5. RESULTS AND DISCUSSION

WIND CATEGORIES Sitting / Standing Strolling Walking Uncomfortable

Image 7a: Predicted Wind Conditions - Summer

RWDI Project #2104318 Pedestrian Wind Assessment 8 June 17, 2021 5. RESULTS AND DISCUSSION

WIND CATEGORIES Sitting / Standing Strolling Walking Uncomfortable

Potential Safety Exceedance

Image 7b: Predicted Wind Conditions - Winter

RWDI Project #2104318 Pedestrian Wind Assessment 9 June 17, 2021 5. RESULTS AND DISCUSSION

5.5 Wind Comfort There are several positive design features for wind control around this corner, including the tower setbacks at Level 7, recessed ground floor As shown in Image 7a, the summer wind conditions are predicted to be and chamfered northwest building corner. Additional wind control comfortable for sitting or standing along the north and west building measures, if feasible, may include more tower setbacks, larger canopies, facades, including the hotel and rental entrances. Higher wind speeds arcades or colonnades along the west and north facades, dense comfortable for strolling or walking are expected around the northwest landscaping along sidewalks in order to diffuse wind accelerations. building corner, but they are considered appropriate for sidewalks. Examples of wind control features are provided in Image 8. In the winter (Image 7b), the wind speeds around the northwest corner 5.5.2 Main Entrances may become uncomfortable from time to time, while wind conditions along other sidewalks are predicted to be comfortable for strolling or The main hotel entrance is located at the middle of the west façade and walking. Wind speeds at the two main entrances are predicted to be the rental entrance is at the middle of the north facade. The proposed comfortable for strolling in the winter, slightly higher than desired for vestibules and lobbies are positive as they will provide indoor waiting main entrances. areas on windy days. For the two prevailing wind directions, each entrance is exposed to one and sheltered form the other. The following comments focus on the potential windy areas on the project site (Images 7a and 7b), with detailed descriptions of wind flows The resultant wind speeds around these two entrances are predicted to and potential wind control options. be appropriate in the summer (Image 7a), but slightly higher than desired in the winter (Image 7b). 5.5.1 Northwest Building Corner For wind control, the entrances can be further recessed from the The increased wind speeds at the northwest building corner may ground-floor façades, if feasible. Alternatively, wind screens / planters become uncomfortable or unsafe in the winter (Image 7b). This is can be placed on both sides of the entrances to improve user comfort caused by corner accelerations of the prevailing southwest and and door operability – see Image 8 for examples. northeast winds (Image 6). The prevailing winds may also be channelling along King Street and Caroline Street between the existing and Any future development up wind (southwest) from the site would proposed buildings. provide further wind protection at and around the proposed site.

RWDI Project #2104318 Pedestrian Wind Assessment 10 June 17, 2021 5. RESULTS AND DISCUSSION

Image 8: Examples of Wind Control Measures for the Northwest Building Corner and Building Entrances

RWDI Project #2104318 Pedestrian Wind Assessment 11 June 17, 2021 5. RESULTS AND DISCUSSION

5.5.3 Outdoor Amenity Potential wind control measures may include tall guardrails or landscaping rows along the perimeter of the Level 15 amenity. Localized The proposed hotel outdoor amenity at Level 2 (A1 in Image 9) is measures such as wind screens, planters and trellises may also be enclosed by the proposed building from the north and south sides, and considered for any planned seating areas – see Image 10 for examples. by the existing building to the south. Low wind speeds comfortable for sitting or standing are expected at this space throughout the year.

The outdoor amenity at Level 15 (A2 in Image 9) is more exposed, since both the northeast and southwest winds can reach this area. The resultant wind speeds are expected to be comfortable for strolling or walking in the summer, higher than desired for passive activities. Winter wind conditions may be uncomfortable or even exceed the safety criterion, but they are not a serious concern due to limited usage of the outdoor amenity in the cold months.

Image 9: Outdoor Amenity at Levels 2 (left) and 15 (right) Image 10: Examples of Wind Control Features for Level 15 Outdoor Amenity

RWDI Project #2104318 Pedestrian Wind Assessment 12 June 17, 2021 6. SUMMARY

RWDI was retained to provide an assessment of the potential pedestrian and rental entrances are also expected to be higher than desired in wind impact of the proposed project at 213 Main Street West in the winter. Hamilton, Ontario. Our assessment was based on the local wind climate, • On the above-ground amenity spaces, wind speeds are predicted to the current design of the proposed development, the existing be comfortable throughout the year at Level 2, but the Level 15 surrounding buildings, our experience with wind tunnel testing of amenity is expected to have higher wind speeds than those desired similar buildings, and screening-level modelling of wind flows around for passive activities. generic buildings.

• Conceptual wind control measures are discussed for these windy Our findings can be summarized as follows: areas. A wind tunnel test is recommended for a later design stage to quantify the level and frequency of high wind activity, confirm the The proposed building has incorporated several wind-responsive • need for wind control features and and to optimize mitigation features such as tower setbacks, recessed ground floor and efforts. chamfered northwest corner. No significant wind impact is expected to the surrounding areas. • Any future development up wind (southwest) from the site would provide further wind protection at and around the proposed site. • Suitable wind conditions are expected in the summer for all pedestrian areas at grade, including building entrances and sidewalks.

• Overall, wind conditions on and around the proposed project are not expected to exceed the recommended wind criterion for pedestrian safety. Potential exceptions are the northwest corner of the building at grade and the outdoor amenity at Level 15. These windy conditions typically occur in the winter.

• Wind speeds around the northwest building corner are predicted to be uncomfortable in the winter months. Wind speeds at the hotel

RWDI Project #2104318 Pedestrian Wind Assessment 13 June 17, 2021 7. APPLICABILITY OF RESULTS

The assessment presented in this report is for the proposed project at 213 King Street West based on the information listed in the table below. In the event of any significant changes to the design, construction or operation of the building or addition of surroundings in the future, RWDI could provide an assessment of their impact on the pedestrian wind conditions discussed in this report. It is the responsibility of others to contact RWDI to initiate this process.

File Name File Date Received Type (mm/dd/yyyy) 20017P06_213 King St_Package20077 PDF 06/11/2021

RWDI Project #2104318 Pedestrian Wind Assessment 14 June 17, 2021