Urban Design Brief

282 MacNab St N

June 2018 mccallumsather

page ii 282 macnab st n - urban design brief table of contents

Table of Contents Executive Summary

BACKGROUND / EXISTING CONDITIONS 1.1 Existing On-Site Attributes and Considerations ...... 3 1.1.1 Existing Topography and Vegetation ...... 3 1.1.2 Existing Buildings ...... 3 1.2 Description and Analysis of Site Context ...... 5 1.2.1 Community Context ...... 5 1.2.2 Neighbourhood Context...... 5 1.2.3 Streetscape Context ...... 5 1.2.4 Site Context ...... 7 1.3 Description and Analysis of Cultural Heritage 1.3.1 Adjacent Cultural Heritage ...... 9 1.3.2 Heritage Impact Assessment ...... 9 1.4 Municipal Policy Review ...... 19 1.3.1 City Policies and Guidelines ...... 19

SITE DESIGN 2.1 Proposed Design ...... 43 2.1.1 Site Design ...... 43 2.1.2 Building Design ...... 45 2.1.3 Landscape Design ...... 47 2.1.4 Constraints ...... 47 2.2 Analysis of Proposal and Recommendations ...... 49 2.2.1 Approach ...... 49 2.2.2 Context Fit ...... 49 2.2.3 Building Design ...... 49 2.2.4 Landscape Design ...... 49 2.2.5 Shadow Impacts ...... 49 2.2.6 Professional Recommendations ...... 49

CONTRIBUTIONS 3.0 Community Bene! ts / Conclusion ...... 51

APPENDICES page iii mccallumsather

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1.3 contact information

St Jean Realty Inc. Brokerage // Owners 88 Wilson Street W. 2nd Floor Ancaster, Ontario Direct: 289-239-8866

GSP Group Inc. // Urban Planner 162 Locke Street S, Suite 200 Hamilton, Ontario, L8P 4A9 T. 905.572.7477 F. 519.569.8643

mcCallum Sather // Architecture 157 Catharine Street North Hamilton, Ontario, L8L 4S4 T. 905.526.6700 F. 905.526.0906 Drew Hauser ([email protected]) Christina Karney ([email protected])

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page vi 282 macnab st n - urban design brief executive summary executive summary

The attached urban design brief describes the development of a new condominium at 282 MacNab St N. Based on the City of Hamilton (Jan 2015) terms of reference, the report is intended to support the applications for O cial Plan Amendment and Zoning By-law Amendment required to permit the development.

A review of the site’s geographical and social context supports the proposal to develop a 13 storey residential building on a currently underutilized site with 110 condominium units. The proposed building is comprised of a one storey podium which includes a shared lobby space, parking which ramps to below grade, and a 12 storey tower consisting of level 2 with interior and exterior amenity, and 11 levels of residential units. The attractive, e cient housing opportunities respond to market demand driven by appropriate intensi cation within the emerging North End Neighbouhood directly adjacent to the West Harbour GO station.

mcCallumSather prepared the report with the collaboration of St Jean Realty, GSP, Novus, WSP, Lanhack, MTE and Paradigm in order to demonstrate conformity with the City of Hamilton’s urban design policies and guidelines. The proposed design is in keeping with the local character of the neighbourhood and enhances the pedestrian experience of the community. The proposed building will not negatively impact existing view corridors, but will enhance the local fabric, support the existing GO and HSR transit routes and o ers a greater variety of housing options in a growing neighbourhood. The design illustrates the positive urban design principles valued by the City and, as such, warrants the support of sta and approval of council.

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SITE

Location Map page 2 282 macnab st n - urban design brief background / existing conditions

3 4 45 Subject Site

Subject Site

1.1 existing site attributes and considerations

1.1.1 EXISTING TOPOGRAPHY AND VEGETATION The Subject Site is located on the east side of MacNab Street N and lies directly south of the West Harbour GO station. The site is relatively at with a grade change of .89m subtlety sloping down towards the north end. The existing vegetation is minimal with small trees located directly o of MacNab Street N, directly behind an existing fence and on the north side facing the new public plaza of the West Harbour GO station. The ground plane is characterized by a driveway, and paved areas with patches of grass.

1.1.2 EXISTING BUILDINGS The property contains: • one (1) two-storey metal clad building, • one (1) two storey vinyl sided building • three (3) metal garages and; • one (1) metal roof storage space.

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Context Map page 4 282 macnab st n - urban design brief background / existing conditions

1 2 3

1.2 description and analysis of site context

1.2.1 COMMUNITY CONTEXT (neighbor to the north) which reenforces the site’s role as a gateway The Subject Site is situated in the West Harbour Secondary Plan (WHSP) Area. between Downtown and the North End. It is situated directly south from a The community context of 282 MacNab Street is situated adjacent to the CN transportation node. rail yard which is highlighted one of the three major areas of emphasis within 1.2.3 STREETSCAPE CONTEXT the WHSP. While this area is currently zoned for light industrial, there is a great opportunity for this site to play a more active role in supporting the changes The rail yard is a man-made barrier that interrupts many north south in the neighbourhood as a result of the new West Harbour GO station and its running streets, and as a result, MacNab is an important open corridor resulting economic and social growth. connecting downtown to the waterfront. The character of MacNab is varied and characterized by transit; it is interrupted at Hunter Street where The site is a gateway between the downtown and the North End. It is heavily the Downtown Go Station Tracks run across the street, and between Main in! uenced by its proximity to transit, urban notably to the West Harbour and King Street where the Bus Terminal is located. North of Barton, where GO station which began service on July 9th, 2015. Linkages between transit the subject site is located, the streetscape is varied, and is characterized and urban intensi" cation and growth have been clearly established and are by low rise residential, commercial, industrial and institutional built reinforced by public policy such as the Ontario ‘Places to Grow.’ The policy environment. Properties in the area include a combination of single has placed a high priority on transit corridors such as West Harbour and future family homes (both detached and row houses), duplexes with a larger linkages provided by LRT expansion. multi residential building to the West at 40 Murray Street. The setbacks are typically 3-4m for low rise residential. Institutional and commercial 1.2.2 NEIGHBOURHOOD CONTEXT setbacks vary from 6-12m. The street is relatively ! at and then slopes up The Subject Site is directly adjacent to the West Harbour GO station where the street crosses the at the railroad. page 5 mccallumsather

1 West Harbour GO Station Subject Site Workers Heritage 40 Murray Street

6 4

2 MacNab St N looking south toward the subject site coming over the bridge from the North End. The West 3 Harbour Go station is to the left and the Workers Heritage Museum is on the right with a 6 storey building beyond. 40 Murray St 5 2

MacNab St N looking west, across the street from the subject site. On MacNab there are several 1-2 1/2 storey single family homes with approximately 6 m setbacks. The multi-residential building on Murray St can be seen beyond is 6 storeys tall.

Subject Site

MacNab St N looking south. A primarily residential street with the Othodox Church to the right. The street has some mature trees and continuous sidewalks but the character is not consistent throughout. page 6 282 macnab st n - urban design brief background / existing conditions

1.2.4 SITE CONTEXT 4 The Subject Site is located on the east side of MacNab Street and lies Subject Site directly south to the West Harbour Go station. The site is relatively ! at with a grade change of .89m subtlety sloping down towards the north end of the site which then changes to an upward slope for the road to span over the train tracks below. North of the site there is an access road with one way tra" c leading out to MacNab street for commuter drop o# . The West Harbour GO has a paved plaza surrounding it to manage the in! ux of transit passengers. The station has urban landscaping in the form of light MacNab St N looking north. standards, planters boxes and street furniture such as metal benches, signs and bicycle racks. At the ‘gateway’ into the site, there is a canopy for shelter marked by a change in paving type and arranged in a geometric pattern in 5 Subject Site three tones.

Across the street there is a small surface parking lot, visually obscured by vegetation such as small trees and bushes. Where MacNab veers left to become Stewart Street, there is a small brick building and the Workers Heritage Museum, a heritage designated stone building facing the railway tracks.

Stuart St looking east. Railway Tracks are on the left (north) and the Workers Heritage Museum is on the rest Directly to the south lies an Orthadox church clad with distinctive (south) and the West Harbour Go Station is straight ahead. The subject site is beyond the brick building. yellow brick. The site has greater setbacks that other properties in the West Harbour GO Station neighbourhood creating a outdoor gathering space. The sidewalk has 6 Liuna Station several meters of concrete paving bounded by a metal fence de$ ning a Subject Site Stelco Tower more formal and private landscaped area.

James Street Bridge looking south towards the Downtown with taller buildings such as Stelco Tower in the distance. The Liuna Station is situated on a lower level to the left (east), The West Harbour GO to the right (west) to the north of the Subject Site page 7 mccallumsather

subject site

0 50 100 m

Heritage Map: https://www.arcgis.com/apps/webappviewer/index

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1.3 heritage impact assessment

1.3.1 ADJACENT CULTURAL HERITAGE The exterior of the building, select elements of the interior, and the scenic The subject property is located close to properties designated under Part IV of character of the property, are protected by an Ontario Heritage Trust the Ontario Heritage Act and considered a “protected heritage property” under conservation easement. The property is also designated by the City of the Provincial Policy Statement, including: Hamilton under Part IV of the Ontario Heritage Act (By-law No. 86-313).

• 51 Stuart St Historical/Associative: • 252 James St North, 360 James Street North Christ’s Church Cathedral is signi! cant for its association with the development • 256 MacNab St N, 260 MacNab St N of the Anglican community in Hamilton and was built on the original site of the ! rst Anglican Church in Hamilton. It is a signi! cant example of an English Further, the subject property is close to a number of other built heritage Decorated Gothic church, with contributions from prominent architects William resources included in the Register as non-designated properties, including: Thomas and Henry Langley. In 1873 the church hired Henry Langley (1836- 1907) to ! nish the renovations in anticipation of the appointment of Christ’s • 262 MacNab St N Church as the cathedral for the Anglican Diocese of Niagara (established 1875). Langley contributed a new nave to the Thomas chancel. The chancel The intent of this section is to provide written and visual descriptions of the was extended by Hamilton architect W.P. Whitton in 1925 as part of the 50th properties. An assessment of the compatibility of the proposed design in anniversary celebrations. relations to these adjacent cultural resources is detailed in section 1.4. Architecture 252 James St North (Christ Cathedral Church) The church is built of sandstone exposed on the exterior as dressed ashlar with The building at 252 James Street North, known as Christ’s Church Cathedral, is stepped buttresses dividing the walls into bays on the north, south and west situated at James Street North and Barton Street in the City of Hamilton. The sides. The nave and chancel have gabled ends with parapets and pinnacles sandstone building was designed in the Decorated Gothic style by architects on the lines of the buttresses. The nave has splayed stone reveals and below William Thomas and Henry Langley and was constructed in stages from 1852- the eaves there is a stone corbelled course with small brackets. The east end 1873. of the church has stone coping to the gable and the pinnacles have plain tops. The west end has raking parapets over the aisles " anking a central gable. Four buttresses have elaborate pinnacles with decorated ! nishes.

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subject site 252 James Street North

252 James Street North

The main window on the west and the aisle windows sit atop a stone stringer Designated Features: course. The windows of the church have splayed surrounds. The three doors Structure and Form on the west have pointed-arch surrounds with paired oak doors with carved • buttresses that divide the north, south and west sides of the church tracery lights overtop. There are single two-light pointed-arch stained-glass • parapet gables of the nave and chancel windows per bay in the aisle walls with simple wood tracery inspired by the • splayed stone reveals and parapets at the lines of the buttress of the early English Gothic style. The chancel and ambulatory arcade supports a four- nave light stone tracery window in each side bay and decorated wood, hammer- • stone corbelled course with small brackets beam truss roof over a sloping co ered ceiling. Four centre-point chancel • raking parapets at the west end of the church arches frame the east window with a seven-light stone tracery window with a • four chimney stacks with decorated tops Gothic-rose-inspired window. • symmetrical nave with side aisles with raised chancel arcade • masonry columns in the nave that support the clerestory The nave and chancel have pitched roofs, and the aisles have lean-to roofs. Windows and Doors There are four chimney stacks with decorated tops; two at the east end of • splayed window surrounds the nave, and two over the second buttress. The church has a ve-bay aisled • paired oak doors with pointed-arch surrounds nave and three-bay raised chancel arcade leading to the ambulatory. The • windows with trefoil and quatrefoil tracery in the nave masonry nave arcade columns support a clerestory above with two pointed- • seven-light stone tracery window with inlaid Gothic rose window arch openings per bay with quatrefoil tracery. The ribbed barrel-vaulted plaster • pointed-arch stained-glass windows in the aisles with wood tracery ceiling has small groined vaults over the lights. The ceiling is decorated with • chancel and ambulatory arcade carved bosses and corbels. • stone tracery windows in each side bay

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subject site

51 Stuart Street (Custom House)

51 Stuart Street

Interiors 51 Stuart Street (‘Custom House’ also known as ‘Workers • carved Caen stone reredos Heritage Art Museum’) • ribbed barrel-vaulted plaster ceiling with small groin vaults • carved bosses and corbels Context • hammer-beam truss roof The Custom House ranks as a heritage building of prime importance to the • co ered ceiling City and the Province. Commissioned by the United Province of Canada • wrought-iron parclose screens Legislative Assembly, it was built in 1850-60 as a custom house, a relatively uncommon building type in nineteenth century Ontario. It is the oldest and now the only major public building in the City of Hamilton that has survived relatively unaltered from the past century. It re! ects the City’s role as a major Great Lakes port and an important station on the Great Western Railway. It stands as a monument to Hamilton’s prominent role in the development of trade and commerce during the formative years of this country.

The Custom House is a designated National Historic Site and through the Ontario Heritage Foundation, have been recognized as a heritage easement site. The building went through many di erent uses after it stopped functioning as a Custom House; below is a brief chronology of the Custom House.

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Architecture History Designed by Frederick J. Rastrick and F.P. Rubridge, the Custom House is In 1855, the Legislature authorized construction of a new Custom House in Hamilton an excellent example of Italianate architecture in Canada. With its rusticated to handle the trade owing through the Port of Hamilton and along the new Great base and smooth upper storey, the building drew its inspiration from the Railway line. In 1858, teams of highly skilled stonecutters, stonemasons, carpenters, Renaissance palaces of Rome and Florence. The classical detailing and and other craftworkers, along with plenty of day labourers, began work on a stonework are exceptionally ne. The Italianate in uence was popular for building that the Hamilton Spectator called an “ornament to the city and a credit to commercial architecture in Canada from the 1840’s until the 1870’s. It was the commerce of Canada.” In 1860, construction was completed and the Customs designed in the Renaissance revival style of architecture popular at the time, Department moved into an elegant two-story structure. with the unity and regularity of a ‘’palazzo ‘’ block, the horizontal emphasis of uninterrupted string course and cornice, and the pedimented windows with In 1912, the Custom House stood empty and derelict – a leaking roof, broken side pilasters. The rhythmic progression of arched and pedimented windows, windows, gas and water torn out. When a re destroyed the three-story the elaborate treatment of the central bay and the nesse of the classical vinegar factory next door, its owner bought the Custom House to carry on decoration ·contribute· to the -artistic success·-of the building-. The high production. For a few more years vinegar was manufactured in the building. quality of workmanship is still clearly evident in the· ashlar masonry on all four From 1915- 1917 a series of tenants occupied the space including the facades. Woodhouse Invigorator Company, the American Computing Company, Ontario Yarn Company, and nally the Empire Wool Stock Company until the 1950s.

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360 James Street North

subject site

360 James Street North

In 1988, a martial arts academy opened in the building. The Provincial Government 360 James Street North (‘Hamilton CN Railway Station’ also poured $400,000 into renovations and restoration. In 1995, the Ontario Workers known as ‘Liuna Station’) Art and Heritage Centre bought the building and held a one-day, pre-renovation opening to celebrate the long working-class history of the building. Context Erected in 1929-1931 along Hamilton’s oldest rail corridor, the grand CN Designation Features Station occupies a prominent site at the north-east corner of James and • its compact rectangular massing under a % at roof; Murray and e! ectively anchors the northern edge of the historic James North • its hierarchically arranged % oors with a rusticated stone basement that business district. Its high visibility stems from the open space surrounding it on acts as a low podium, a prominent main storey featuring richly tooled all four sides: notably, the original grass-covered plaza in front, which provides and channelled masonry, and a second storey of smooth ashlar blocks an unobstructed view of its impressive Beaux Arts facade. The predecessor capped by an ornamented cornice and parapet; of the CN Station, built in 1875 for the Great Western Railway and located • the hierarchical use of classical orders and anthropomorphic west of Bay Street, was acquired by the Canadian National Railways in 1923. keystones in the decorative treatment around window and door The construction of the James North station complex and " ve new bridges openings; over the lowered tracks was initiated to replace the inadequate existing • its symmetrically organized façade with centre door beneath a double- facilities and also to provide a more convenient terminal with improved tra# c height portico; circulation and freight/passenger services. Hamilton’s long-awaited new • its rich vocabulary of Italianate motifs both inside and out, speci" cally facility rose as a symbol of CNR’s early prosperity and optimism. Increasingly wide voussoirs, stringcourses, tympana around windows, a decorative underutilized in recent years, however, the CN Station was " nally closed in frontispiece, and richly detailed wood- and plaster-work. 1993.

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Architecture The CN complex consists of the two-storey station facing Murray Street with two lower levels opening onto the south embankment of the rail cut; the concourse extending from the rear of the main oor lobby out over the tracks; and the one storey express building on the east side at track level. Designed by CNR architect, John Scho" eld, the Hamilton station represents a relatively late example of Beaux Arts Classicism, distinguished by its restrained elegance. Typical of Beaux-Arts buildings erected in Canada during the early subject site twentieth century, it displays classically-inspired detailing and rich materials fused with contemporary Canadian motifs. The symmetrical two-storey facade, clad in Queenston limestone, is dominated by a monumental Doric entrance portico. Over the three doorways are ornamental bronze grilles and has relief stone panels depicting transportation scenes across Canada. Inside, the 256 -262 MacNab Street North stately grandeur of the lobby, featuring a terrazzo oor, marble wainscoting, Ionic halfcolumns and pilasters, decorative bronzework, co ered ceiling, and large skylights, contrasts with the modern simplicity of the concourse: practical glazed brick on the lower walls, exposed steel trusses, unobstructed oor space, and an abundance of direct natural light. check lobbies) and ramp, including the terrazzo ooring, decorative co ered ceilings, marble wainscoting, classical columns and motifs, ornamental Along with the former Bank of Montreal (1928-1929) and the former Hamilton bronzework; and the undivided open space of the concourse, with its glazed Public Library (1913), the CN Station is one of Hamilton’s " nest surviving brick, large windows and visible roof trusses. Beaux- Arts Classical buildings. As one of Scho" eld’s most successful station designs, it ranks among Canada’s most distinguished early 20th century 256-258 MacNab Street North (2 units of 6 – unit brick house) railway stations of comparable size and has been recognized accordingly through designation under the Federal Heritage Railway Stations Protection Context Act. 256-258 MacNab Street North represent the two centre units of a six-unit, 2½ storey brick rowhouse built in 1879-80. Located two blocks south of Designation Features the Custom House between Murray and Barton Streets, this outstanding Important to the preservation of the CN Station are: Victorian terrace is a well-integrated component of the late nineteenth and • the original features of all four facades of the main building and early twentieth century residential area surrounding St. Mary’s Church. The attached concourse, including the limestone and brick masonry walls; unusual design and amboyant character of the MacNab Street North terrace, original windows and doors (some of which, including the front however. sets it apart from its neighbours and from other Victorian rowhouses entrance doors have been replaced); the pedimented portico; in the city. the ornamental stone and bronze work; and the two remaining ramp and stair wells at the north end of the concourse. • the original features of the main oor lobby areas (main, ante and page 14 282 macnab st n - urban design brief background / existing conditions

256-258 MacNab Street North 260-260 MacNab Street North

Architecture level and visually divides the terrace into two three-bay segments. Designed by the noted Hamilton architect, James Balfour, the terrace at 252- 262 MacNab Street North is one-of-a-kind in this city. Its brick masonry History construction, gabled bays and segmentally arched windows are characteristic Historically, the row is important for its association with Henry J. Larkin, a of rowhouses built in Hamilton from the 1880s through the 1910s. Its highly barrister and developer who built the ne Renaissance Revival commercial ornate square wooden bays decorated with bracketed cornices separating the block on James Street North known as Treble Hall (originally Larkin Hall), also rst and second ! oor windows and pilasters framing the tall paired windows, designed by James Balfour and erected in 1879. The MacNab Street North however, appear to have been inspired by the all-wood Italianate houses and terrace was owned by the Larkin family until 1889 and remained under single rowhouses built in San Francisco and other west and east coast American ownership until it was subdivided amongst ve owners in 1942. cities throughout the 1870s. The charm and uniqueness of the MacNab terrace derives from Balfour’s skilful blending of forms and details borrowed from Designation Features two quite distinct vernacular row housing traditions. The rst two ! oors of the Important to the preservation of 256-258 MacNab Street North is the street wooden bays, strikingly similar in design to San Francisco Italianate houses, facade, including the carriage entrance, ornate wooden bays, dormers, are crowned by steep-pitched gables decorated with bargeboard, a typical bargeboard, original doorways and windows, and roofs and chimneys (but High Victorian Gothic feature characteristic of 1880s row housing in Hamilton. excluding the later porch additions). The roo! ine is also punctuated by steep gabled dormers. The roofs and railings of the porches set between the square bays do not appear to have been part of Balfour’s original design. A distinguishing feature of the centre two units is the carriage entrance, which separates them at the ground ! oor

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260 MacNab Street Noth (1 units of 6 – unit brick house) contextual value..

Context Architecture 260 MacNab Street North is one unit of a six-unit, 2½ storey brick rowhouse The six-unit residential terrace that includes 262 MacNab Street North was built in 1879-1880. Located two blocks south of the Custom House between designed by James Balfour, a prominent architect responsible for numerous Murray and Barton Streets, this outstanding Victorian terrace is a well notable buildings in Hamilton, including Treble (formerly Larkin) Hall, integrated component of the late nineteenth and early twentieth century Ravenscli e Castle, Tuckettt Mansion (now the Scottish Rite), and Erskine residential area surrounding St. Mary’s Church. The unusual design and Presbyterian Church, as well as Alma College in London. The building appears " amboyant character of the MacNab Street North terrace, however, sets it to represent a unique style and displays a high degree of craftsmanship, and is apart from its neighbours and from other Victorian rowhouses in the city. considered to have design and physical value.

Architecture History See architectural description of 256 MacNab St. The six-unit residential terrace that includes 262 MacNab Street North was designed by James Balfour, a prominent architect. The terrace was History constructed for Henry J. Larkin, a noted local barrister and developer also See historical description of 256 MacNab St responsible for construction of Larkin (now Treble) Hall, and owned by the family until 1889. The property at 262 MacNab Street North appears to have Designation Features direct association with a person signi cant to the community (Larkin), and Important to the preservation of 260 MacNab Street North is the street associations that demonstrate the work of a designer (Balfour) signi cant to facade, including the carriage entrance, ornate wooden bays, dormers, the community. The property is considered to have historical and associative bargeboard, original doorways and windows, and roofs and chimneys (but value. excluding the later porch additions).

262 MacNab Street Noth (1 units of 6 – unit brick house)

Context 262 MacNab Street North remains in its original location, and its context within the six-unit residential terrace has remained substantially unchanged. The unit and the contextual terrace maintain and support the nineteenth-century residential character of this street and neighbourhood, and are physically and historically linked to its surroundings. The property is considered to have

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1.3.2 HERITAGE IMPACT AND RECOMMENDATIONS Visual Impacts: Minimal Impact General The proposed development is designed with a podium and tower, it minimizes The proposed development at 282 MacNab Street N complements the the negative impacts to existing views. The massing and articulation of existing character and pattern within the neighbourhood through durable and the tower e" ectively transitions into the surrounding neighbourhood. All thoughtfully applied materials and rhythm and composition of the podium. designated and buildings of interest identi! ed on the west side of MacNab The proposed new building respects the existing built edge along MacNab will maintain their relationships to the street as the building is designed to Street complementary to an urban centre and the proposed changes to the maintain an urban edge at the podium level. Likewise, the street presence and streetscape from development in public transit. The architecture takes cues views to the Custom House on Stuart Street and the CN Railway on James from the surrounding neighbourhood fabric and character through the use of Street are not impacted by the proposed building on the subject site. brick and metal, colour and details such as screens and signage. Change in Use Impacts: No Impact The development will honour the historical tradition of innovation in this area The proposed development is not altering any existing cultural heritage of the City and contribute to the economic growth of the neighbourhood. through a change of use. The proposed use enhances the site’s contribution to the neighbourhood. Potential Impacts Land Alterations Impact: No Impact Impact of Destruction: No Impact The proposed development is not altering the land and hydrological moment The proposed development includes demolition of several buildings, but none that would impact a historically signi! cant building. have historical signi! cance to be maintained. Recommendations Impact of Proposed Alterations: No Impact The proposed development provides a contrast to the existing urban fabric but ! nds The proposed development is not altering a historically signi! cant building. connection through a reinterpretation of existing materials. The proposed building is situated on the east side of MacNab Street N and is consistent with the pattern set Shadow Impacts: No Impact immediately to the north, east, and south of the site. The character of the proposed The proposed development does not shadow any adjacent cultural resources. development is in alignment with what is proposed for 41 Stuart Street and in contrast to the Holy Resurrection Romanian Orthodox Church to the south. However Isolation Impacts: No Impact the proposed building draws on this building’s masonry exterior and golden colour The proposed development does not isolate any existing cultural resources. as inspiration. It is realized through the application of brick, metal and massing articulation .

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page 18 282 macnab st n - urban design brief municipal policy review

1.4 municipal policy review

1.4.1 CITY POLICIES AND GUIDELINES Places to Grow: Growth Plan for the Greater Golden Horseshoe, 2013 Provincial Policy Statement, 2014 The Growth Plan directs growth to occur in existing urban areas and promotes The PPS sets a number of policies to be considered in reviewing and intensi! cation of the existing built-up area, with a focus on urban growth determining the appropriateness of the proposed redevelopment of the Site. centres, intensi! cation corridors, major transit station areas, brown! eld sites and grey! elds. Housing Section 1.3 of the PPS promotes housing and states that planning authorities The proposed development carries forward many of the principles and policies are to “provide for an appropriate range and mix of housing types and of the PPS, relating to landuse. The proposed intensi! cation satis! es the densities to meet projected requirements of current and future residents of Growth Plan by focusing development within an existing settlement area. the regional market area”. This includes permitting and facilitating all forms of housing. In order to be consistent with these policies, consideration of the Proposed Growth Plan for the Greater Golden Horseshoe, 2016 City’s housing supply will be required along with an analysis of the availability The Proposed Growth Plan expands upon the existing Growth Plan, and of infrastructure, public service facilities, public transit and residential intends to build upon the successes achieved through the Growth Plan, while intensi! cation standards. addressing key challenges that were encountered over the past ten (10) years of its existence. Long-term Economic Prosperity Section 1.7 of the PPS discusses how communities may support long-term Policy 2.2.6.1 of the Proposed Growth Plan, Housing, requires that a housing economic prosperity within their settlement areas. In particular, Policy strategy be developed by each municipality, which will provide o# cial plan 1.7.1c states that long-term economic prosperity should be supported by policies that incorporate a" ordable housing targets (both ownership and “maintaining and, where possible, enhancing the vitality and viability of rental) and include plans for a range of densities and housing types to assist in downtowns and main streets.” As well, Policy 1.7.1.d encourages “a sense achieving the density and intensi! cation targets of the Proposed Growth Plan. of place, by promoting well-designed built form and cultural planning, and by conserving, features that help de! ne character, including built heritage Policy 2.2.6.2 states that municipalities should ensure a mix and range of resources and cultural heritage landscapes.” housing types and densities, they will accommodate the forecasted growth, achieve the minimum density and intensi! cation targets of the Proposed Density, Aging Place and A" ordability Growth Plan. Additionally, they should review the existing housing stock Section 1.6.7 of the PPS discusses Transportation Systems and encourages with respect to types and densities, and plan for the creation of complete land use patterns and densities that promote a reduction in the length and communities by diversifying their overall housing supply. number of vehicle trips. It supports current and future use of transit and active transportation. page 19 mccallumsather

Subject Lands

Interactive Zoning Map page 20 282 macnab st n - urban design brief background / existing conditions

Urban Hamilton Official Plan The UHOP includes a more detailed urban land use Schedule that builds upon the Urban Structure. The Site is designated “J” District (Light and Limited The City of Hamilton’s Urban Hamilton O cial Plan (UHOP) was approved with Heavy Industry) , modi ed within the City of Hamilton’s Zoning By-law No. modi cations by the Ministry of Municipal A airs and Housing on June 16, 6593. 2011, and approved (with some exceptions) by the Ontario Municipal Board (OMB) on August 16, 2013. The existing zoning permits a variety of residential, institutional, public, and commercial uses, including multiple dwellings. An application for Zoning Sustainability By-law Amendment will be required to establish appropriate site speci c The UHOP makes numerous references to sustainability throughout the regulations with regards to parking, setbacks, and building envelopes of the document. The introduction to the plan states that “Hamilton has a vision proposed 13 storey building. for its future – a vision for a vibrant, healthy, sustainable city”1. It speaks to “sustainable economic growth and redevelopment.”2 Included is policy Intensi cation and Housing Policies direction on urban design, promoting environmental sustainability by The UHOP makes numerous references to intensi cation throughout the achieving compact development and resulting built form.3 Further, the UHOP document. The introduction states that “The City shall establish zoning that provides policy direction for a sustainable and integrated transportation permits residential intensi cation generally throughout the built-up area in network that provides a range of transportation modes.4 accordance with this Plan.”5

Residential Intensi cation The general residential intensi cation policies of the UHOP target Urban Nodes and Corridors as the City’s primary intensi cation areas. These Nodes and Corridors are to accommodate approximately 40% of the City’s overall residential intensi cation target and the City’s Neighbourhoods are to accommodate approximately 40% of the City’s overall residential intensi cation target. The Site is located within the Neighbourhoods designation.

High Density Multiple Dwellings

1 UHOP – Volume 1, Chapter A - Introduction 2 UHOP – Volume 1, Chapter A - Introduction 3 UHOP – Volume 1, Chapter B – Communities Policy b.3.2.8 a) 4 UHOP – Volume 1, Chapter C – Integrated Transportation Network, Policy C.4.0 5 UHOP – Volume 1, Chapter B - Community Policies 2.4.4

page 21 mccallumsather

PARKSIDE DR APPEALS

EVANS RD KERNS RD The southern urban boundary that generally extends from Upper Centennial Parkway and Mud Street East in the east, following the hydro corridor and encompassing the Red Hill Business Park to Upper James Street remains under ROBSON RD CONCESSION 7 E appeal.

CONCESSION 6 E CENTRE RD BOULDING AVE KING RD GARDEN LN

CONCESSION 5 E FIRST ST MILL ST Lake Ontario MOUNTAIN BROW RD MAIN ST N SubjectHAMILTON ST Lands

BRAEHEID AVE 5 PARKSIDE DR BEACH BL NORTH WATERDOWNHOLL DR YBUSH DR Hamilton Harbour VD QEW 6

QEW DUNDAS ST Lands Subject to Non-Decision 117 (a)

LEWIS RD CONCESSION 5 W WINONA RD (353 James Street North) MCNEILY RD GLOVER RD

WOODWARD AVE FRUITLAND RD Legend MILLGROVE SIDE RD FIFTY RD PARKDALE A QEW ARVIN AVE BARTON ST

YORK BL JONES RD Urban Structure Elements INDUSTRIAL DR NASH RD N OLD GUELPH RD KENILWORTH A ROCK CHAPEL RD DEWITT RD

MILLEN RD CONCESSION 4 W PATTERSON RD OTTAWA ST N BARTON ST E GAGE AVE N VE N GREEN RD VALLEY RD VD BURLINGTON ST SHERMAN AVE N Neighbourhoods

WENTWORTH ST N VICTORIA AVE N GRAYS RD 8 WELLINGTON ST N

JOHN ST N JAMES ST N YORK RD BAY ST N CENTENNIAL PKWY SYDENHAM RD BARTON ST E BIRCH AVE Employment Areas VE N

OFIELD RD ANNIA AVE ELEVENTH RD BRIT RHVP 8 RIDGE RD

TENTH RD 5 CANNON ST E

EIGHTH RD E Major Activity Centres BARTONQUEEN ST N W QUEENSTON RD LAKE AVE YORK BL NASH RD S MAIN ST E KING ST E VD CANNON ST W WILSON ST

OTT LONGWOOD RD KING ST E MOXLEY RD PARADISE RD GAGE A MACKLIN ST RIDGE RD MAIN ST E AWA ST S

YORK RD Major Open Space SYDENHAM RD KING ST W TAPLEYTOWN RD

JAMES ST S JOHN ST S VE KING ST E MAIN ST W CUMBER LAND A VE S DUNDURN ST S QUEEN ST S LAWRENCE RD MOUNT ALBION RD OFIELD RD BA Nodes

Y ST S

MOUNTAIN BROW BL COOTES DR CONCESSION ST STERLING KING ST W Downtown Urban Growth Centre FALLSVIEW RD E ST SHERMAN AC UPPER OTTA UPPER GAGE AVE

YORK RD DR OLYMPIC ABERDEEN GREEN MOUNTAIN RD E

MAIN ST W AVE QUEENSDALE UPPERAVE WENTWORTH ST UPPER WELLINGTON ST Sub Regional Service HARVEST RD EMERSON ST UPPER JAMES ST VE FENNELL A SECOND RD E THIRD RD ELEVENTH RD E KING ST E GREEN MOUNTAIN RD KING ST W WA ST MUD ST EAST TOWN LINE RD UPPER KENILWORTH ST VD GRANT BECKETT DR VE W TENTH RD E

HATT ST DUNDAS ST BLVD FENNELL A EIGHTH RD E OSLER DR WEST 5TH ST SEVENTH RD E Community

UPPER SHERMAN AVE

SIXTH RD E UPPER P UPPER CENTENNIAL PKWY GARTH ST RHVP WK RD E FIFTH RD E 8 MOHA MUD ST E WHITNEYAVE SCENIC DR Corridors 403 HIGHLAND RD FIRST RD E

ARADISE RD S NINTH RD E MAIN ST W MUD ST FIRST RD W Primary

SCENIC DR WEIRS LN GOVERNOR'S RD HIGHLAND RD E UPPER MOUNT ALBION RD Secondary WK RD W LIMERIDGE RD LINC MOHA SOUTH TOWN LINE RD ARAMOUNT DR TURNBULL RD UPPER HORNING RD P HIGHLAND RD W PRITCHARD RD Potential Expansion of DARTNALL RD 20

WILSON ST E LINC RED UPPER Secondary Corridor OLD DUNDAS RD

BINKLEY RD STONE CHURCH RD E SULPHUR SPRINGS RD STONE CHURCH RD RYMAL RD STONE CHURCH RD W HILL V Other Features GOLF LINKS RD MEADOWLANDS RYMAL RD E ALLEY PKWY MCNIVEN RD BLVD Rural Area LIONS CLUB RD NEBO RD GLOVER RD RYMAL RD W UPPER JAMES ST

MILES RD

FLETCHER RD

WESTBROOK RD SPRINGBROOK John C. Munro A 56 GARTH ST Hamilton International Airport KITTY MURRAY GOLF CLUB RD MINERAL SPRINGS RD VE STONEHENGE DR TRINITY CHURCH RD GARNER ROAD E TWENTY RD E HENDERSHOT RD LN SLOTE RD Niagara Escarpment TWENTY RD W

FIDDLER'S GREEN RD Urban Boundary

DICKENSON RD E 403 Municipal Boundary SOUTHCOTE RD GLANCASTER RD GUYATT RD Lands Subject to Non-Decision 118 WOODBURN RD 6 DICKENSON RD W BOOK RD E (2012 Upper James Street) Lands Subject to Non Decision WILSON ST W SMITH RD 113 West Harbour Setting Sail NEBO RD

ENGLISH CHURCH RD E GARNER ROAD W 52 JERSEYVILLE RD W Council Adoption: July 9, 2009 Ministerial Approval: March 16, 2011 HOMESTEAD DR Effective Date: August 16, 2013 FIDDLER'S GREEN RD

AIRPORT RD E BINBROOK RD 56 Urban Hamilton Official Plan BOOK RD W SHAVER RD Schedule E

6 Urban Structure TYNESIDE RD KIRK RD WOODBURN RD WHITE CHURCH RD E MILES RD

TRIMBLE RD

BUTTER RD FERRIS RD WHITE CHURCH RD W

WILSON ST W TRINITY RD HARRISON RD BELL RD GLANCASTER RD BERRY RD Not To Scale 6 CHIPPEWA RD E Date: October 2016 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT CHIPPEWA RD W CARLUKE RD C Teranet Land Information Services Inc. and its licensors. [2009] May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY UHOP Schedule ‘E’ Urban Structure

page 22 282 macnab st n - urban design brief background / existing conditions

B.2.4.1.4 Residential Intensi cation intensi cation.

2.4.1.4 Residential intensi cation developments shall be evaluated based on The proposed building transitions its into the surrounding area by setting back the following criteria: the bulk of its height away from the low-rise neighborhood to the south and a. balanced evaluation of the criteria in b) through g) as follows; west. The rst two stories of the development meet the sidewalk to create a b. the relationship of the proposal to existing neighbourhood character strong urban edge. It creates continuity and de nes the edge more clearly so that it maintains, and where possible, enhances and builds upon for pedestrians walking to the transportation plaza of the West Harbour GO desirable established patterns and built form; station to the north. Materially, the design proposes materials that reference c. the development’s contribution to maintaining and achieving a range the character of the station (metal panels) and the residential quality of of dwelling types and tenures; MacNab (brick) and uses window openings sizes, screens and other details to d. the compatible integration of the development with the surrounding maintain human scale. area in terms of use, scale, form and character. In this regard, the City encourages the use of innovative and creative urban design B.2.4.3 Residential Intensi cation & Cultural Heritage Resources techniques; e. the development’s contribution to achieving the planned urban 2.4.3.1 Residential intensi cation involving cultural heritage resources shall be structure as described in Section E.2.0 – Urban Structure; in accordance with Section B.3.4 – Cultural Heritage Resources Policies. f. infrastructure and transportation capacity; and, 2.4.3.2 Residential intensi cation in established historical neighbourhoods g. the ability of the development to comply with all applicable policies shall be in accordance with Policy B.3.4.3.6 and Policy B.3.4.3.7.

Design Response: The proposed development is compatible in scale to the Design Response: The subject site does not contain any listed or designated proposed development at 41 Stuart Street. While this adjacent building has resources but exists within the context of Adjacent Cultural Heritage buildings not yet formally been approved for SPA, the City Planner has advised that it and sites (see Section 1.3). The proposed design does not directly or indirectly be included as an existing condition due to its proximity to the subject site. impact these sites due to proximity (soil, shadow or wind). The proposed Together these two buildings form a gateway condition, appropriate given that design is a contrast to these historic sites, it does not intend to mimic details the site acts as a threshold between the North End and Downtown. or proportional relationships – however it maintains a strong cultural landscape and uses mass, setbacks and materials appropriately and thoughtfully as part The proposed development proposes a range of studio, 1 bedroom, 2 of the overall strategy. bedroom, and 3 bedroom units to accomodate familities, with the potential for larger units at the penthouse ! oors. It maintains a range of dwelling types. B.3.3.2 Urban Design Policies This mix and density is suitable given its proximity to the West Harbour GO This subsection contains policies describing general design principles and station, a signi cant transportation node that would bene t from greater directions that contribute to the achievement of the goals stated in Section page 23 mccallumsather

Subject Lands Resources, refer to Appendices F-1, F-2 Regional E 1 & F-3. 1 D Municipality R N O E I L of Halton S L I D S V R E L C L G N C E R E E B O N E 2 APPEAL TR P 1 C E B M RD S IL M N BU A T R D O O N I UG C H T U S OW S N ER O LI N E E NE I M C L 4 1 N O The southern urban boundary N WN O C E O I T S 7 S H N E D O C I C R W N that generally extends from S Y I N A N T L S T O RD S O E C T U C S P N P E AR O KS R ID Upper Centennial Parkway C E D ity G R of B W O u ILL rlin IAM R gto ST P n E and Mud Street East in the HIGHWAY NO 1 K 6 1 ER E NS N 0 RD 1 O I C N EN S T R O RE E O S I B east, following the hydro D RD S E 5 ON Wellington S R R C D S N M E IL N E L S L O T O C E I S R County I S C N 8 D BO KI L S U NG corridor and encompassing O L R N E E DI D C NG D R A O C D I I AV R E C G N E R S AR S R D O W D O S EN K G W L C O 0 E N R Lake Ontario C R the Red Hill Business Park to 1 A N H N P F B IO IGH IRS W O T N S A I S Y N C S E O 6 CEN M T A NC TRE ILL S T O E RD T N Upper James Street remains U C 6 MAIN ST N O N HA M O MI I LTO 7 S N S under appeal - see illustration h 9 T c S in O E sl N u D C f P L R E N E L D O o N A ip N G C E on Schedules E and E-1, h N O E BR s O I WO AEH 5 n N G EI w E W D O o R R 8 B A T R O VE N D N O D IO Y S C R B A Volume 1. ES K D EA C R W C N D H H O B C G L HO I QU V LL H E D YBU Hamilton Harbour EN V SH E A DR LI L ZA E HIG B N HW ET T H S AY W N S R O 6 AY D S W A

M I D N I M F L D N O I D C E U F N W L W D N T E G A E Y T E I L S S C R O it J I y O R T o L W O D f B AY R O L W D ur H V li ET F N N D V O ng IZAB Y to EL E E n N R R L UEE E Q R R U D D S R G R G I R D T G R D D R D M U W L D R E D E R I E W L P A E D L O E W A V L E 0 A A R P C VIN N 1 G R O AR O Y N I H R G N R E T D 8 D N K O O R R N R T O I IAL D R TR W S V O D US D R N D T D Y IN D R S W E S S Y D A A E D K E O 6 W D R M O W C R LE R N I 4 E N N I R H E E I R G D T T S D N O N S O I ON N L A O E R T K INGT E L T T C S A R I L I H F U A S T B I N S S L A O A A R T E G A R E V A S E S A V B D W W P L T W V N C E D E P I R E N o C C W E O E O N M A R A N w T N C O R E K D A V S C O n T LL T W N E T R W H 8 o Y NO I I A N N AY f 5 N A O HIGHW V A N G G E R AV W O A A C V I B E N O T E AN r 5 N T T S IT O R J V N R i O E B F RT m Y O H N A O N O O B IE A E O N P I C N s L W H S N E K R D H b K S N S R LA y E IG J D I R T R S E R C A G R D D H S ST E RD RID K N T N N O K M O N N T

D W O e T CAN ENS D E E N U N Q E T C s N

i E S D A R R M Y A NG TH S I I L d OR A K SM

O K E ST E S L K a B T IN r B S MA V X S R LV G H

A R D L a IN E D T K E Y

P R Legend O LO Y R P : M e 2 s m D

Y olu E V S T e A See MAIN S t N A D R T E B E D o Appendix KI S ST R C G ING T o A na NG K A K thco W a G S C D Str ST S E L n la M T I ary P ST E R V O nd ER V S I Seco HUNT ND A E R N LA R O E E B TO D M L A O E CU A M Q WRE N E H L C U U E I D R S D WE U R D J Q N O O R J N W H N A N D T M E E S R S T H D C T U D S L T S N RD E E D I I K R T W CD U LL N A G T E I O L I E ST E M L O R N LE P O V V SSI I G S E D N S A C C B N A W S E D N N A CO MO L M I E T I E Cultural Heritage Landscapes H L R L C Y V T E N R N H O D Y R A D N O A R R E S S E F R L N R I R N I T S M U R A K T E O L N D D S T T R OU N D O E D M V L D R T S A E EEN H T R EN Y E ERD RE S V G O S AB A D S S U Y I A D N I P R L X P L B T E C E E E E L O AVE R H M L Y U L E R E O O E W ENN U T F R P V T T E V S W P P G N S P A D IN R P E A K E K P E E L IN W ST E D K R B U N R I D S N A E M E G E W I Individually Designated Properties U S S G G T V M E L R R N W O W T L U R E P V Y S L U H D B U H Regional N E P C Y L P D V R O P T SLE P E E R S I P E R DR S E D ST N P E H MILL N P RD K F T E K N N D T T R W E A I G H E O T M I unic U U ipality M R R E H T T E R T F A E G T S R P 5 P W V O N E S H D H T W A T O P P A P G I N E T H I T 3 H L LE R E R of T N Wa E terloo R E 0 A N C W T W E 4 H R D S D R J R T S G A I F O N Y N O E S E O A D H T W I N E E I N D N R R T T N R L N R I P T R W Y T F S E O H M S A D S D D A T A U T A A A M M E T Heritage Conservation Districts O I D P R D R D T W D W W T H M V AN O R 5 W R R S H E L S R M H A GH K I ST H E N R G A E O T D N D S I N R O ' W I H S R D S D R D S E E S A U O T R Y S WE I C S T R N S V E E P R E D R H N E T C E D E D N I E D N P R V T W O R I W S E N S O L C D R D R C 8 G L R T U L D O NO N U WK M B R P MO W Y N HA E RD W A D RD DG R AN 20 A R MO LIMERI AR HIGHL RD NO S W U E KWY I AL U P E H T ANDER P T EGION Municipal Easements T D R X E C f D LE N o s A IG S A CH RD R A T U H O 8 R T ip ie O HIGHWAY N H N N M. NE CH r L O R O A h f N S O LINC ST s T A m S R n u A L (Part IV) R I N L w D D D E Regional o D B D W A R T th N MAL H R I RY r L o L U D O I D Y G R L N N Municipality N H S D K HIGHWAY NO. 8 D U W RD W R WA D CH R R D E LP L A CHU N H ST STONE D of Niagara Y H O O ON Ontario Heritage Trust Easements R N U M E C RD E D O R HU YMAL RC R G 5 S H 2 P RD L R M O (Part V) I V N E G A E S D R R D O RD W R MAL R I D B W RY S N KS L L D A W 5 K N V A G S LI D ND E W 4 O O E R 6 S N N R T LF RD E N H IO Y T S S ENTY RD R O S A K E O P TW CLUB Other Features D I E S W N R D G R GOLF S F E E R IN S F C H Y R S E IE N IG D G G C L O H R IN A N D C D V B R N O SPR 3 E C O H R AL 0 E E

D 4 O ER G B IN U N K R L O M Y P D A E

P R E W W N G E D R H C Rural Area OOD F I R O E K S I A L W N D T T H E S Y RD R T NT J E R A H W T O W T T F R Y A RD I IN L T C T 5 L I E E T A N L D N M M N RD E GUY R SO H UR I R D N R W R E E IO R ICK T S L A L D E 2 D S D R S D L E G N Y S N R R E O R S D A S IO D C N O W C T W 'S Y R S R W T N E U H O S D D S G O O ' M T U John C. Munro E R R T . C C R R H 5 O D S I N O E R L E C L 6 N L D O E C C R I N O N RD W E V N O B S S H E Y O T CKEN RD V E S R E E DI ATT U Hamilton International Airport O S R R GUY L D R G R I R D D R D D E N J W W OK R L RD BO N D Y E E W N R CH RD 4 R B D E SH CHU N E D RN ENGLI O IO N R A S R S R E 3 G N R E I 0 D D L 4 Niagara Escarpment NC R E O E O G C W N I O Y O K RD P OO W A N BINBR E T W H A

S o O L IGH T w M H R B S n E D R H F s S A I E O h D RD N T RT D i V R O D RPO K p Urban Boundary I O O E L E A BRO BIN K R E A . o

W R 5 W f R D R D 'S 6 R D D W G A E e L T RE V IL S s E V N E E t EY O N L S D i RS IL R R n E W D R H RD E c J C o TE CHUR 6 ITE l Municipal Boundary O H n H UT WAY N W K RD A B HIGH KIR R R IS F B I U EL R D RD W G R HURCH R W D W HITE C RD D E D W BELL I R R K R O Council Adopted: July 9, 2009 D O B W B E RD E O PEWA R HIP O C R

D T Y Ministerial Approval: March 16, 2011

R B R H I U M D W R D A RD HI A R EW B H IPP R N H G E W C L A R N E R I H Effective Date: August 16, 2013 R D L I R S D R W R R I E W E S D O S K D A B W A R I U N N U PO L L Y R B ER R G C R T A N G E T L L R T C D O Y A R L TO BU A NE T N I D F S 6 R E N U F N C RD MING V Urban Hamilton Official Plan E E R S A N AST LE I R I R L N D R I D DE Y G L N I E I R U T S D S R ER HALL R I RD R D O IN R D G N I D T R E R Y D Appendix F R D R Brant D D S HALDIBROOK RD County SAWMILL RD Cultural Heritage Resources Haldimand County

Not To Scale

Date: Dec. 1, 2015 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT

C Teranet Land Information Services Inc. and its licensors. [2009] May Not be Reproduced without Permission. UHOP Appendix F: Cultural Heritage Resources

page 24 282 macnab st n - urban design brief background / existing conditions

B.3.3.1. The successful integration of new development and redevelopment h. respecting prominent sites, views, and vistas in the City; and, of in the urban area and its integration with surrounding neighbourhoods i. incorporating public art installations as an integral part of urban requires the form of development to follow appropriate urban design design. principles. Every design direction will not apply in all situations. 3.3.2.1 The physical design of a site shall: Design Response: The proposed design ts within its context through the use a. relate to its role in the overall urban structure of the City; of materials (brick, glass and metal panel) and by setting the rst two oors b. enhance the function of the applicable urban structure element close to the property line. It maintains a strong urban edge with a pedestrian described in Section E.2.0 – Urban Structure; and, character. The bulk of the height is kept to the north and west side of the c. be in accordance with the applicable policies of Chapter E – Urban property to relate to the proposed 13 storey tower on Stuart Street and to Systems and Designations, secondary plans, speci c design studies the GO station. While early in the design phase, there is a desire to evoke and other plans or studies that make speci c design a high quality design through the use of signage, lighting, landscaping and recommendations. 3.3.2.2 The principles in Policies B.3.3.2.3 through architectural details such as screens, to animate and articulate the façade. B.3.3.2.10 inclusive, shall apply to all development and redevelopment, where applicable. B.3.4.3 Cultural Heritage Resources Policies Principles 3.3.2.3 Urban design should foster a sense of community Downtowns pride and identity by: 3.4.3.3 New development or redevelopment in downtown areas containing a. respecting existing character, development patterns, built form, and heritage buildings or adjacent to a group of heritage buildings shall: landscape; a. encourage a consistent street orientation in any new building forms; b. promoting quality design consistent with the locale and surrounding b. maintain any established building line of existing building(s) or built environment; form by using similar setbacks from the street; c. recognizing and protecting the cultural history of the City and its c. support the creation of a continuous street wall through built form on communities; streets distinguished by commercial blocks or terraces; d. conserving and respecting the existing built heritage features of the d. encourage building heights in new buildings that re ect existing City and its communities; built form wherever possible or encourage forms that are stepped e. conserving, maintaining, and enhancing the natural heritage and back at upper levels to re ect established cornice lines of adjacent topographic features of the City and its communities; buildings or other horizontal architectural forms or features; and, f. demonstrating sensitivity toward community identity through an e. re ect the character, massing, and materials of surrounding buildings. understanding of the character of a place, context and setting in both 3.4.3.4 The City shall encourage the use of contemporary architectural the public and private realm; styles, built forms, and materials which respect the heritage context. g. contributing to the character and ambiance of the community through appropriate design of streetscapes and amenity areas; B.3.4.2.12 Cultural Heritage Impact Assessment shall be required by the page 25 mccallumsather

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page 26 282 macnab st n - urban design brief background / existing conditions

City and submitted prior to or at the time of any application submission comply with the following criteria: pursuant to the Planning Act where the proposed development, site a. New development on large sites shall support a grid system of streets alteration, or redevelopment of lands (both public and private) has the of pedestrian scale, short blocks, street oriented structures, and a safe potential to adversely a! ect the following cultural heritage resources through and attractive public realm. displacement or disruption: b. Garages, parking areas, and driveways along the public street shall ii. Properties that are included in the City’s Register of Property of not be dominant. Surface parking between a building and a public Cultural Heritage Value or Interest or adjacent to properties included street (excluding a public alley) shall be minimized. in the City’s Register of Property of Cultural Heritage Value c. Adequate and direct pedestrian access and linkages to community or Interest; facilities/services and local commercial uses shall be provided. d. Development shall improve existing landscape features and overall Design Response: See Section 1.3.2 for design rational which addresses the landscape character of the surrounding area. adjacent cultural heritage relative to the subject site. e. Development shall comply with Section B.3.3 – Urban Design Policies and all other applicable policies. E.3.2.4-E.3.2.7 Neighbourhoods Designation – Scale and Design Design Response: The design supports intensi cation around the West 3.2.4 The existing character of established Neighbourhoods designated Harbour GO station with the use of quality materials and providing a high level areas shall be maintained. Residential intensi cation within these areas shall of glazing at the North West corner to improve the pedestrian experience. enhance and be compatible with the scale and character of the existing The parking entrance, is minimized and treated with signage, landscaping residential neighbourhood in accordance with Section B.2.4 – Residential and lighting. The increased density and height (from a maximum of 8 to 13) Intensi cation and other applicable policies of this Plan. is supported by connections to existing pedestrian, and bicycle and transit networks and close to many existing amenities. While taller than most of 3.2.5 Individual supporting uses in the Neighbourhoods designation shall be the surrounding buildings, the additional height is well supported given its no greater than 4 hectares in size. proximity to a transit hub , while its orientation minimizes its shadow impact to public streets, the public realm or residential areas (See Sun Shadow Study for 3.2.6 Supporting uses such as local commercial, community facilities/services, results). and open space and parks, should be clustered to create a focal point for the neighbourhood and to facilitate access by all forms of transportation. E.3.2.12 Innovative Design 3.2.12 Innovative neighbourhood designs incorporating energy and 3.2.7 The City shall require quality urban and architectural design. environmental design standards and the conservation of natural resources Development of lands within the Neighbourhoods designation shall be shall be promoted in accordance with Section B.3.3 – Urban Design Policies designed to be safe, e" cient, pedestrian oriented, and attractive, and shall and Section B.3.7 – Energy and Environmental Design Policies. page 27 mccallumsather

Lands Subject to Non-Decision 113 (West Harbour Secondary Plan - Setting Sail)

Legend

Residential Designations

Subject Lands Low Density Residential 3

Medium Density Residential 3

High Density Residiential 1a

High Density Residential 2

Commercial and Mixed Use Designations Hamilton Harbour Local Commercial

Mixed Use - Medium Density

Prime Retail W ST ON Parks and Open Space Designations GT IN Lands subject to Non-Decision 117(a) RL (353 James Street North) BU Parkette

Neighbourhood Park

E Community Park

T City Wide Park B

N Y

S S T T General Open Space

N N

Other Designations

Institutional

H Historic Site

J Marine Recreational STUART STREET RAIL YARD O

T Shipping & Navigation

Utility & Transportation B

H Other Features

Area or Site Specific Policy BARTON ST W BARTON ST E

J Proposed Roads

E T

A S N

Y F

A E

B R Secondary Plan Boundary N

O Council Adopted: July 9, 2009

A Ministerial Approval: March 16, 2011

YO E RK Effective Date: August 16, 2013 BL N VD Urban Hamilton Official Plan West Harbour CANNON ST W Secondary Plan Land Use Plan Map B.6.5-1

Not To Scale

Date: Aug. 16, 2013 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT WHSP - Land Use Plan

page 28 282 macnab st n - urban design brief background / existing conditions

d. Development shall: Design Response: The proposed design will employ high design standards i. provide adequate landscaping, amenity features, on-site with respect to detailing the exterior envelope. The balconies are a parking, and bu ering where required; combination of overhanging and inset which is desirable for this type of ii. be compatible with existing and future uses in the development; protecting them from wind and minimizes thermal bridging surrounding area in terms of heights, massing, and an details when possible. High performance glass in windows are required to arrangement of buildings and structures; and, improve thermal comfort and to protect from the acoustic impact of the rail iii. provide adequate access to the property, designed to yard. Finally, the design will employ as many energy saving strategies in order minimize con icts between tra c and pedestrians both on- to minimize the sizing and load of a mechanical system. site and on surrounding streets. e. In accordance with the policies of Section B.3.3 – Urban Design E.3.6.7 High Density Residential – Design Policies Policies, development shall contribute to an attractive public realm by Development within the high density residential category shall be evaluated minimizing the view of the following elements from on the basis of the following criteria: the abutting public streets (excluding public alleys): a. Development should have direct access to a collector or major i) surface parking areas; or minor arterial road. If direct access to such a road is not possible, ii) parking structures; the development may be permitted direct access to a collector or iii) utility and service structures such as garbage enclosures; and, major or minor arterial roads via a local road upon which abut only a iv) expanses of blank walls. small number of low density residential category dwellings. f) The City may require studies, in accordance with Chapter F b. High pro le multiple dwellings shall not generally be permitted - Implementation Policies, completed the satisfaction of the City, to immediately adjacent to low pro le residential uses. A separation demonstrate that the height, orientation, design and massing distance shall generally be required and may be in the form of a of a building or structure shall not unduly overshadow, block light, suitable intervening land use, such as a medium density residential or result in the loss of privacy of adjacent residential uses. g) use. Where such separations cannot be achieved, transitional features The orientation, design, and massing of a building or structure higher such as e ective screening and/or design features than six storeys shall take into account the impact on public view shall be incorporated into the design of the high density development corridors and general public views of the area of the Niagara to mitigate adverse impact on adjacent low pro le residential uses. Escarpment, waterfront, and other parts of the City as identi ed c. High pro le development may be considered appropriate, subject through secondary plans or other studies. to the other policies of this Plan, where it would result in the preservation of natural heritage system features or public view Design Response -The proposed development has access to MacNab St, a corridors which may otherwise be compromised by more dispersed, minor arterial road with direct access to public transit such as the GO train and lower pro le development. HSR busses. The tower of the development is set back from the adjacent low

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Lands Subject to Non-Decision 113 (West Harbour Secondary Plan - Setting Sail)

Subject Lands

Hamilton Harbour

Lands subject to Non-Decision 117(a) W (353 James Street North) ST ON GT IN RL

I N

B G

A T

Y O

S A N

T S

N T N Legend

Stable Areas

Corridors of Gradual Change

STUART STREET RAIL YARD

J Area or Site Specific Policy

H N

S Waterfront

N T A

B B Barton-Tiffany

C Ferguson-Wellington Corridor BARTON ST W

QU BARTON

MACNAB ST ST E Proposed Roads E

N E

J N

A S

Y M C Secondary Plan Boundary

A E

F N

B S

R T

G Council Adopted: July 9, 2009

N U

S Ministerial Approval: March 16, 2011 O

YO N RK Effective Date: August 16, 2013 BL A

VD V E

N Urban Hamilton Official Plan West Harbour CANNON ST W Secondary Plan Planning Area and Sub-Areas Map B.6.5-2

Not To Scale

Date: Aug. 16, 2013 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT WHSP -Planning Areas and Sub Areas

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rise properties, intermediate transition of medium density residential is not iii. encourage compatible development on abandoned, vacant and possible giving the size of the property, therefore the massing and articulation under-utilized land; of the tower is utilized to transition into the surrounding neighbourhood. The iv. support James Street as the area’s main commercial street; proposed building at 41 Stuart Street harmonizes with the proposed building v. encourage new commercial uses that cater to the local of 282 MacNab Street to create a gateway condition for the threshold between neighbourhood; West Harbour and downtown, a condition which supports higher density. vi) enhance the amenities and landscaping in existing neighbourhood parks; The sun shadow study contained in section 2.2. of this report, and the vi. augment existing parkland with additional publicly-accessible open supporting reports regarding wind and noise, conclude the development does spaces; not adversely impact the surrounding context. Conditions of wind may be vii. ensure existing and future neighbourhoods are well served by managed on the second oor outdoor amenity through the use of wind breaks community services such as schools, health care, libraries and and landscape features. The details of these elements will be developed emergency services; further with an application for SPA. Public view corridors toward the Niagara viii. improve access to the waterfront and Downtown from the Escarpment and waterfront are not adversely e ected by the development. neighbourhoods; ix. preserve, restore and/or reuse buildings of historic or architectural West Harbour Secondary Plan signi cance; x. preserve and maximize on street parking; and, A.6.3.2.2 Strengthen Existing Neighbourhoods xi. Generally avoid expropriation of residential and commercial properties. Together with the waterfront, the North End and portions of Strathcona, Central and Beasley neighbourhoods are the de ning elements of West Design Response: The proposed development is situated on a previously Harbour. There is much diversity within the neighbourhoods, physically light industrial zoned lot and an underutilized site. The design aims to and socially, re ecting the area’s rich and varied history. Where once local remediate the land to support the intended residential use and will provide the industries attracted workers and their families, the attractions for residents density to support commercial activity on James Street. It will also bring new now are the area’s historic character and waterfront amenities. This character residents and an expanded tax base to the area which will serve to support and the neighbourhoods’ physical relationship to the waterfront are assets to the development of amenities such as schools, libraries, and emergency be protected and enhanced. As changes in West Harbour continue, both on services. Because this building while be marketed to support an urban modern the waterfront and in the neighbourhoods, it is important to: lifestyle and will provide a proportion of on-site parking underground, it should i. ensure new development respects and enhances the character of the preserve existing street parking (See Transportation Report for Details). neighbourhoods; ii. relocate heavy industrial uses and clean-up contaminated sites; A.6.3.2.5 Enhance Physical and Visual Connections

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Lands Subject to Non-Decision 113 Initials: Date:

(West Harbour Secondary Plan - Setting Sail) Created by: M.S. Dec. 5, 2008 Revised by: M.S. Mar. 10, 2009 M.S. Mar. 12, 2009

WORKING COPY Subject Lands

W ST Lands subject to Non-Decision 117(a) ON GT (353 James Street North) IN RL

I N

B G

A T

Y O

N S

S N T Legend

Zone of Noise Influence

BARTON ST W Proposed Roads

QU BARTON ST E E

N E

T MACNAB ST

J N S

A Secondary Plan Boundary S

Y M T

A E

F N

B S

R T

G Council Adopted: July 9, 2009

N U

S Ministerial Approval: March 16, 2011 O

YO N RK Effective Date: August 16, 2013 BL A

VD V E

N Urban Hamilton Official Plan West Harbour CANNON ST W Secondary Plan Zone of Noise Influence Map B.6.5-3

Not To Scale

Date: Aug. 16, 2013 PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT

C Teranet Land Information Services Inc. and its licensors. [2009] WHSP -Zone of Noise In uence

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lighting to improve the pedestrian realm. The grid network of streets across most of West Harbour provides for e! cient movement in each of the neighbourhoods and links the area to Downtown. A.6.3.2.7iii Celebrate the City’s Heritage Signi" cant physical barriers, however, restrict easy access to the area generally and the waterfront in particular, especially for pedestrians and cyclists. These Hamilton’s rich cultural and industrial heritage are rooted in West Harbour. As barriers include the Stuart Street Rail Yard, the main CN line and the blu# s the urban fabric of the area continues to evolve, remnants of its past must not south of the rail yard and east of Macassa Bay. They also include busy streets be discarded and its history not forgotten. Conserving and celebrating West like York Boulevard, Cannon Street and Barton Street that can be di! cult to Harbour’s heritage is important and should include: cross. Physical and operational improvements in West Harbour, particularly to i) conserving and strengthening the overall character of the West the public realm of streets, parks and open spaces, should strive to achieve Harbour neighbourhoods and streetscapes; the following: ii) conserving, restoring and reusing historic buildings and structures; i) Mitigate or eliminate physical barriers to the waterfront; iii) re ecting and interpreting the city’s industrial, marine and cultural ii) Promote a connected open space system along the waterfront, heritage in the design of new buildings and open spaces; through the neighbourhoods and between Downtown and iv) encouraging the development of cultural institutions to inform the waterfront; residents and visitors about the area’s heritage; and, iii) Extend the existing grid of streets and blocks to the waterfront v) providing public open spaces for cultural festivals and other wherever feasible and appropriate; celebratory events iv) Preserve and augment important public vistas and view corridors to and from the waterfront; Design Response: The proposed design does not directly contribute to the v) Improve pedestrian, cycling and transit connections to the waterfront conservation of the West Harbour character. The added density, increased economic from Downtown and the Escarpment; potential and tax base indirectly support the desire to conserve and encourage the vi) Establish a pedestrian connection between Dundurn Park and the development of cultural institutions that celebrate the City’s industrial and marine Waterfront Trail; heritage. vii) Enhance the streetscapes of key north-south and east-west streets; viii) Develop a continuous waterfront trail. A.6.3.2.8 Promote Excellence in Design

Design Response: As a singular site, the proposed design is limited in All urban environments should be designed well; however, because West changing the infrastructure of the area to promote more connection, however Harbour is centrally located in Hamilton and conveys an image of the city the creation of height in conjunction with the proposed design at 41 Stuart to the world with its waterfront, the area should demonstrate the highest Street serves to act as a visual gateway to the waterfront. These buildings may standard of design. Achieving design excellence will respect the pride operate as a landmark to help signal increased activity where the existing rail of residents, attract tourists and encourage reinvestment in the area. In lines lie. The development provides enhancements with paving, signage and designing new buildings and open spaces in West Harbour, and enhancing

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Lands Subject to Non-Decision 113 (West Harbour Secondary Plan - Setting Sail)

Subject Lands

Hamilton Harbour

W ST ON Lands subject to Non-Decision 117(a) GT IN (353 James Street North) RL BU

W Legend

L I

N Existing Parks/Open Space

T O

N Potential Open Space

T N

B A Existing Trail Y

N Potential Trail Extension

Future Streetscape Initiative

STUART STREET RAIL YARD J

O Current Mobility Streetscape

H Initiative

S N T Potential Bridge Connection

Key Views/Vistas

Existing Trail Head Connection BARTON ST W

QU BARTON ST E E

N Potential Trail Head Connection E

J N

A S MACNAB ST

Y M

A E F N Proposed Roads

B S

N U

S Secondary Plan Boundary O

YO N RK BL A VD V

E Council Adopted: July 9, 2009

N Ministerial Approval: March 16, 2011 Effective Date: August 16, 2013 CANNON ST W Urban Hamilton Official Plan West Harbour Secondary Plan Public Realm Map B.6.5-5

Not To Scale

PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT WHSP - Public Realm

page 34 282 macnab st n - urban design brief background / existing conditions

existing ones, citizens, developers and the public sector have an obligation to: underground, with access from public streets or laneways; i. design and construct buildings that respect, complement and viii. direct driveway access to individual units, garages fronting public enhance the best attributes of West Harbour; streets and front yard parking shall not be permitted; ii. adopt “best practice” technologies to achieve energy e! cient ix. the main entrances to buildings shall face public streets; buildings; \ x. private amenity space shall be provided on balconies and terraces, iii. ensure the public realm—the area’s parks, squares, streets, trails at the front or rear of individual ground- oor units, and/or within and public buildings—is designed, up-graded and maintained to the internal courtyards outdoors and indoors; highest standards; xi. common amenity space shall be consolidated on the site to create iv. incorporate public art into the design of signi cant buildings and useable spaces; open spaces; and, v. promote the development of inspiring, meaningful and memorable Design Response: The proposed building is 13 stories tall, exceeding the places 8 storey maximum of Medium Density Residential 2 in the West Harbour Secondary Plan. The site satis es the requirements for a higher density Design Response: The massing looks to create de nition along the base, development given its proximity to transit and minimal shadow, wind and visual middle and top components, articulated through a change in materiality. While impact. Parking areas have been kept as far away from the main entrance as early in the design, quality materials have been identi ed on the façade which possible, and the parking kept to below grade / back of the site. The main will ensure that the building is durable, air tight and energy e! cient. entrance of the building is highlighted through glazing, overhangs and lighting and is located clearly on MacNab Street. A.6.3.3.1.13 Medium Density Residential 1 i. multiple dwellings are permitted; A.6.3.3.3 Heritage (re: Heritage Impact Assessment) ii. the density of development shall be in the range of 60 – 150 units per gross hectare; A.6.3.3.3.3 The City may introduce incentive programs pursuant to the iii. the height of buildings shall range from 3 to 5 storeys; provisions of the Ontario Heritage Act, the Ontario Planning Act, the iv. existing grid patterns of streets, blocks and open spaces, and/or Municipal Act and other applicable legislation, and may include grants, those proposed by this plan, shall be respected; loans, permit fee rebates and density bonuses, to encourage the appropriate v. front yard setbacks shall be generally consistent with the setbacks of retention, restoration and/or adaptive reuse of buildings with historic adjacent buildings; character or architectural value vi. for streets where a road allowance widening is required, the setback under the zoning by-law must be taken from the widened road Design Response: Please see Section 1.3.1 for a description of the adjacent allowance; cultural heritage and 1.3.2 for an assessment of the potential impacts of the vii. parking areas generally shall be provided at the rear of sites or design.

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A.6.3.3.4 - A.6.3.3.4.1 Urban Design A.6.3.7 Stable Areas A.6.3.3.4.1 New development, redevelopment and alterations to existing The Stable Areas are identi ed on Schedule “M-1”. They comprise the buildings in West Harbour shall respect, complement and enhance the best generally lowdensity neighbourhoods that de ne the residential character attributes of West Harbour and shall adhere to the following urban design of West Harbour. Signi cant physical change is not anticipated in Stable principles: Areas. The intent of the policies in this section is to maintain and reinforce i. Create a comfortable and interesting pedestrian environment; the character of existing neighbourhoods and to encourage the replacement ii. Respect the design, scale, massing, setbacks, height and use of of inappropriate industrial and commercial uses with sensitively-designed neighbouring buildings, existing and anticipated by this plan; residential development. iii. Generally locate surface parking at the rear or side of buildings; iv. Provide main entrances and windows on the street-facing walls of Design Response: The proposed development replaces inappropriate buildings, with entrances at grade level; and, industrial uses in favor of a sensitively-designed residential development. v. Ensure barrier-free access from grade level in commercial mixed use developments. James Street North Mobility Hub: http://hamilton.siretechnologies.com/sirepub/cache/2/ A.6.3.3.4.2 The City may establish a design review process to review xm0tcvluj10i01elxq10kzzw/4852605032017025528669.PDF development applications and proposed public initiatives in Areas of Major Change and Corridors of Gradual Change to help ensure proposals support Transit-Oriented Development Guidelines: the objective of this plan to achieve excellence in design. A.6.3.3.4.3 The City https://d3fpllf1m7bbt3.cloudfront.net/sites/default/ les/media/ shall demonstrate leadership by designing new public buildings and spaces browser/2014-12-18/transit-oriented-development-volume2.pdf and maintaining and upgrading existing public facilities, streets and spaces to a consistent and high standard. A.6.3.3.4.4 The integration of public art into 1. Promote Place Making - Creating a Sense of Place the design of buildings and open spaces is strongly encouraged. A.6.3.3.4.5 • TOD areas should be memorable and of a human scale The vistas of Hamilton Harbour and the key views leading to the harbour • Focus on promoting liveability, quality and uniqueness of each space identi ed on Schedule “M-5” shall be preserved. As development occurs and the public realm is extended, the City may identify additional important vistas Design Response: The design is distinctive within its context and acts as and view corridors for preservation without amendment to this Plan. a landmark on the street. The provision of street trees and bicycle parking Design Response: As previously identi ed, parking areas have been kept as reinforce the pedestrian feel of the neighbourhood. far away from the main entrance as possible, and the parking area has been kept to below grade / back of the site. The main entrance of the building is 2. Ensure A Mix of Appropriate Land Uses highlighted through glazing, overhangs and lighting and is located clearly on • An appropriate range of uses should be part of each particular MacNab Street and is barrier free. station/transit stop area

page 36 282 macnab st n - urban design brief background / existing conditions

• Get the “bones” right - plan for longer term land use transitions and • Accessibility and mobility for all multiple uses • Easily walkable, safe, and attractive streets • Mix of uses will promote 24 hour activity, pedestrian interest, • A pedestrian-oriented area is a transit oriented area convenience and safety Design Response: The building maintains an even walking plane and Design Response: The provision of residential uses (with a mix of studio, 1 eliminates barriers for an easy to navigate area for pedestrians for those with bedroom, 2 bedroom, and 3 bedroom units) will ensure the site is occupied accessibility concerns by eliminated steps and providing elevator access. throughout the day and night. Street lighting and eyes on the street will create a safer environment for residents and transit users compared with the former 6. Address Parking Management industrial use of the property. • Control the amount and location of parking • Ensure appropriate balance between automobiles and other modes 3. Require Density and Compact Urban Form of transportation • Plan for and build su! cient density to make transit viable • Compact form improves walkability Design Response: Parking is provided on site and below grade. The ratio • Density and compact form improves e! ciency (services, has been decreased due to the percentage of smaller units (less than 50 m2) infrastructure, etc.) and given its location directly adjacent to a major transportation hub, which encourages alternate forms of transportation. Design Response: The building provides greater density to support transit and builds on the walkability of the neighbourhood. 7. Respect Market Considerations • TOD areas should promote value recapture (utilize increased land 4. Focus on Urban Design value) • Orientation of buildings • Promote private sector “buy-in” and investment • Manage the look, feel and scale of an area • Ensure high quality and attractive design Design Response: Land value will increase due to the proposed changes and will increase private sector investment. Design Response: The building is oriented towards the street and the use of glass, brick and metal panel in a clear and composed design ensures a high 8. Take a Comprehensive Approach to Planning quality and attractive design. • Alignment of TOD plans and areas with greater community goals • TOD’s contribution to greater connectivity 5. Create Pedestrian Environments • Local TOD areas should be layered to create a larger system linked • Closely related to urban design and improved connectivity to greater planning objectives and transportation plans

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Design Response: The development leverages resources from the adjacent In summary, the spaces along the street must be properly designed to GO station and gives occupants many options for transportation including enhance and encourage pedestrian use, promote transit use and create an train, bus, bicycle (Station contains a SOBI Hub) and walking. The site is a high attractive environment for people passing along the street. The type and Walk Scope neighbourhood which means that many desirable amenities are scale of the streetscape will vary across the city, depending on the size of within a 20 minute radius. Parking on site does limit the need for street parking. the roadway and the type of uses along the street. Notwithstanding the di erences in scale, all streets should be well designed to encourage their use 9. Plan for Transit and Promote Connections (for all modes) by pedestrians and provide for a pleasant pedestrian experience. • TOD principles should be applied in station area and corridor planning Design Response: See response for UHOP B.3.3.2 Urban Design Policies and • Transit is the key driver in TOD planning and should be addressed E.3.2.4-3.2.7 Neighbourhoods Designation and the West Habour Secondary and accommodated in all aspects of TOD planning/design Plan A.6.3.3.4. • TOD areas should make connections to other modes, where appropriate, and improve connectivity to the larger City-region 3.2 Site Circulation 1. Parking requirements, including the minimum number of parking Design Response: Improvements to adjacent sidewalks directly connect to spaces, parking stall dimensions, minimum driveway widths, are a major transit hub with the West Harbour Station to the North. The project de ned in the Zoning By-law. will provide street and on site bicycle parking locations to support active 2. A sight triangle is required for intersection streets, and driveway transportation. intersections 3. Curb turning radii should be reviewed with City sta . 10. Promote Partnerships and Innovative Implementation 4. Bu er strips and landscaped bu ers must meet the minimum zoning • Promote community/investor “buy in” by-law requirements where applicable. 5. Fire truck access must meet Ontario Building Code requirements. Design Response: Community Events will be used to encourage community and investor buy in. Design Response: The proposed parking size meets the old guidelines of 2.6 x 5.5m per parking stall. It has been argued by the HBSA that this requirement should still stand in structured parking. The increase of the new bylaw of 2.7 x 6m challenges viability of structured parking within the parceled Site Plan Guidelines: boundaries of existing properties for structure and ramps. Parking studies have https://www.hamilton.ca/develop-property/policies-guidelines/site-plan-guidelines been provided to illustrate a comprehensive strategy to transit to minimize dependence on cars and smaller units justify a lower parking ratio of 0.54. It 2.2 Built Form, Public Realm and Streetscape is the intent that the provision of parking will be designed to meet market

page 38 282 macnab st n - urban design brief background / existing conditions

demand. space dimensions, are speci ed in the Zoning By-law. 2. Outdoor storage requirements are speci ed in the Zoning By-law. Sight triangles and curb turning radii will be reviewed with City sta! and Fire Loading: Column 2 use: 3.7m x 9.0m with 4.3m height Column 3 use: 3.7m x truck access meet OBC. 18.0m with 4.3m height

3.3 Landscape Design Response: While coordination with consultants for a loading space 1. Deciduous trees are required along property lines. has not been fully developed, we intend to provide a loading space within the 2. Landscape screening requirements are in addition to deciduous tree building envelope. To avoid unnecessary height while still accommodating requirements standard vehicles that would use this space we proposed a reduced size of 3. Landscaping should not be located within the de ned sight triangles 3.7m x 8m x 3m high, storage and utility areas will follow the guidelines set out identi ed in Appendix 13. by SPA. 4. Street row dwellings require one tree per lot along the street. No planting is allowed on the property line, and the use of small 3.6 Grading ornamental trees is encouraged to compliment the streetscape. 1. All grading plans must be stamped by a certi ed engineer, architect or 5. All fencing should meet minimum zoning requirements and fencing landscape architect. 2. All elevations on grading plan drawings must be by-laws where applicable. related to geodetic datum. A description of the geodetic benchmark used to establish the elevations must be included on the plan. 3. Site development Design Response: While landscape design has not been fully developed at this which requires new ll, or ll removal, is required to comply with the City time, it will follow the guidelines set out by SPA. of Hamilton Site Alteration By-law and may require a permit pursuant to Conservation Authority regulations. 4. Any retaining wall greater than 0.6 m 3.4 Waste Management Services in height should have a safety rail or fence. 5. Any retaining wall over 1.0 m in Waste collection services are regulated by the Waste Management By-law. height shall be certi ed by a structural engineer. 6. Sedimentation and erosion New development is subject to the City’s Waste Collection Design Standards control measures must be shown on the grading plan. for New Developments and Redevelopments (draft) document attached in Appendix 21. Design Response: See Drawings provided by Civil.

Design Response: While waste management has not been fully developed at 3.7 Stormwater Management this time, it will follow the guidelines set out by SPA. 1. Stormwater management is required on all sites where the receiving sewer does not have the capacity to handle the resultant ows from the 3.5 Loading, Storage and Utility Areas new development. 2. All stormwater management reports/design must be 1. The minimum number of loading space requirements, and loading prepared by a quali ed engineer. 3. A stormwater management strategy to address

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quality and quantity treatment may also be required by the local Conservation 3.9 Lighting Authority NA 3.10 Signage Design Response: See SWM plan provided by Civil. NA

3.8 Noise Attenuation 4.3 Microclimate Design

A noise impact study prepared by a quali ed noise consultant may be Shadow, snow deposition and wind conditions studies may be required by the City required by the City of Hamilton where new development may create or be is support of site plan approval or zoning by-law amendment applications where subject to possible noise impacts. This study will identify noise sources, noise adverse microclimate conditions may be created given building siting, height, levels and methods of noise attenuation. A noise study may be required for massing and adjacent activities. Shadow studies should assess the impact of noise sensitive uses such as housing in proximity to: building height, mass and location on shadows cast on adjacent residential amenity • freeways and expressways, such as Highway 403 and the Queen Elizabeth areas, public open space, public sidewalks, and the face of residential buildings. Way; • railways; • roads with high tra! c volumes, such as Rymal Road, Wilson 2. Shadow studies should be generated for December 21st and June 21st at 10:00 Street and Centennial Parkway; • industrial areas; and, • airports. am, 12:00pm, 2:00pm and 4:00pm conditions. 3. The City of Hamilton latitude and longitude is as follows: • Latitude: N 43 degrees – 14’-30” • Longitude: W 79 degrees – Design Response: See Noise Impact Assessment provided by WSP. The 51’-00” • Altitude: 76-2 Report has made the following actionable recommendations: • Outdoor Living Areas do not have any speci c requirements as they Design Response are not greater than 4 meters in depth. Sun Shadow Study Conclusions: • Alternative means of ventilation to open windows is required (central While the proposed development shadows some public streets and private air conditioning system is recommended for this building) residences we nd that no open public areas are a ected, no areas are • An upgraded window glazing system and facade construction impacted by two consecutive intervals, and that the proposed development exceeding the minimum required by the Ontario Building Code is required to does not pose signi cant impacts due to shadow given that the subject site meet indoor sound level requirements. is strategically located directly south from the West Harbour Go station and • Exterior wall assembly rated as an STC-53 or greater Railway Tracks. • Balcony Door assembly rated at an STC 33 or greater • Window Assembly rated an and STC 35 or better Wind Study Conclusions: • Provide Warning Clauses in property and tenancy agreements for The pedestrian wind conditions predicted for the proposed development Type A, Type D, CN and other Rail, Metrolinx/GO, and sound associated with at 282 MacNab Street in Hamilton have been assessed through numerical stationary noise. modelling techniques. Based on the results of our assessment, the following conclusions have been reached:

page 40 282 macnab st n - urban design brief municipal policy

• The wind safety criterion is met in all areas at grade and on the Level 2 6. Building design should break up large building facades at street terrace for both the Existing and Proposed Con! guration. level and avoid at or blank walls. Where large sections of blank • Wind conditions at the main and secondary entrances for the wall are unavoidable, architectural techniques such as modulation, development are considered suitable for the intended usage. display windows, textures and colour changes can be used to enhance • On the sidewalks surrounding the proposed development, wind the elevation conditions are similar between the Existing and Proposed 7. In urban neighbourhoods with buildings close to lot lines, buildings Con! gurations. Wind conditions are considered suitable for that abut lower or higher scale buildings should be designed to the intended usage. ensure a transition of scale. Building size and the location of • At the nearby transit stops, at the West Harbour GO Station and in the elements such as windows, cornices and roofs can be used to scale nearby park, wind conditions are suitable for the intended usage and proportion buildings that transition with adjacent structures. throughout the year in both the Existing and Proposed Con! gurations. 8. In urban neighbourhoods, designs that complement the more • No further wind study of the proposed development is required. elaborate existing buildings in the degree of complexity and detailing See Sun Shadow Study by mcCallumsather and Wind Study by Novus are encouraged. for a full description of impact. Design Response: The proposed design is oriented to the street and is 4.4 Massing and Building Design composed with a base, middle and top with a 2 storey podium, typical oors with articulated balconies and terraced penthouse oors at the top. The 1. The principal building facades should be oriented toward the public building’s glazing is balanced between goals of providing views and natural street and not the parking lots or other areas. surveillance with providing a thermally and acoustically resistant envelope. 2. Building designs should typically incorporate the concept of base, The main entrance is clearly articulated with an extended canopy, lighting and middle and cap to create visual interest at grade and reduce the scale signage. For more details, please see section 2.1.2 building design. of taller buildings. The architectural style and scale of the building should be considered and appropriate design strategies created. 4.5 Skyline and Rooftops 3. The main facades should have su" cient translucent glazing to provide Roof top mechanical equipment should be enclosed or screened to casual surveillance of outdoor areas. compliment the overall building shape and form and to reduce noise 4. The main entrances to a building should be emphasized through transferred to adjacent properties. The design of the screening should be the use of canopies and other treatments that will provide both visual integrated with the building design. identi! cation as well as weather protection for pedestrians 5. Tall buildings located close to the street should have their upper Design Response: The mechanical penthouse is clad in a way that incorporates oors stepback beyond the base oors to allow sunlight to reach use into the mass and design of the overall building. the street, minimize shadow impacts and reduce the scale of the building as perceived along the street.

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site plan page 42 282 macnab st n - urban design brief proposed design

2.1 proposed design

PROJECT STATISTICS 2.1.1 SITE DESIGN # Residential Units (L2-L13) 110Units Situated South of the West Habour GO station and on the east side of MacNab Street, the area of proposed development is well positioned to take Parking Proposed 53 Spaces advantage of multiple modes of transportation through connections to train, bus, and bicycle. These existing opportunities present an ideal situation to create a new pedestrian zone and animated streetscape starting from the subject site and connecting to up to the Pedestrian Plaza in front of the newly constructed Train Station. Vehicular to underground parking has been kept to one entrance on the south west side of the building away from the public corner to the north. No other opportunities were present to access parking as the building only sits on one street.

The urban quality of the site provides pedestrian access to local amenities, including but not limited to Bayfront Park, Liuna Sation, Workers Arts and Heritage Centre. These nearby destinations enrich the site by providing connections to retail, o! ce, restaurants and institutional use. Public transit, as mentioned above connects to further amenities and places of interest such as downtown Hamilton (via bicycle or bus), and destinations on Lakeshore West such as Burlington, Mississauga and Downtown Toronto.

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elevations page 44 282 macnab st n - urban design brief proposed design

2.1.2 BUILDING DESIGN The proposed building programme is developed as a thirteen (13) storey In the next iteration of design, of the building will review the impacts of the tower comprised of eleven (11) storeys of multiple dwelling units, one (1) level enclosed noise bu% ers recommended by HGC and respond to the noise of residential and amenity (interior and exterior) and one (1) level of parking conditions created by the Stuart Street Rail yard. This site speci# c constraint with residential connections to MacNab St N, bicycle program and back of will give the north and west facades a distinctive look from the south and east house (facilities, garbage room, service). A typical ! oor plate of average ten facades (solid vs irregular) and may create a more dynamic design. (10) units per ! oor is proposed including some smaller units (less than 50 m2) and larger two bedroom units at the corners. Amenity space has been Design Excellence allocated on the level 2 with access to the rooftop terrace. A sensitive approach to design ensures the success of the development for both the inhabitants and the community at large. The architectural design Fifty-one (51) spaces have been provided in the surface and underground parking responds to the urban densi# cation of Hamilton while respecting the unique areas with a parking access on the south side of the building facing MacNab Street. qualities of the site and its surrounds. Brick veneer, generous glazing, lighting The proposed parking supply is appropriate given the property’s proximity to urban and signage look to the future of this site responding to new transit networks amenities, transit and the target young professional demographic and is supported and economic expansion of the West Harbour Neighbourhood. by the Parking Study prepared by Lanhack. The design of any new residential facility should re! ect the lifestyle of its inhabitants. A modern aesthetic is the natural result of the evolution of Building Massing and Articulation contemporary living, while also incorporating an approach which enhances The primary approach to the building on MacNab Street North is a glazed indoor environmental quality and sustainability. This project embraces a fresh, entrance with a canopy and signage which activates the pedestrian layered facade that features natural materials including glass, brick, and metal streetscape with access to other amenities on Level 2. Providing a degree of with warm details in the screens. The strategy will be carried through to the transparency to the built form at the podium level is an opportunity for urban building’s interior, expressed in light, airy spaces with clean detailing and engagement, while the podium massing frames the street and enhances the authentic # nishes. connection to the pedestrian plaza at the West Harbour GO station. The ! oor plate is noted to allow balconies on the sourth and east facades that help articulate the façade and provide clear demarcations of materials between brick, metal panel, glazing and shading details. The upper storeys of the building employ a dynamic con# guration of balconies, allowing the basic form of the building to be functional and e$ cient while establishing appealing facades on the Hamilton skyline. The balconies also o% er all residents impressive vistas of the city surrounds.

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elevations page 46 282 macnab st n - urban design brief proposed design

2.1.3 LANDSCAPE DESIGN A detailed landscape plan has not been prepared, yet landscape concepts The Novus Wind Assessment found that the proposed building is of a and general intentions have been established. The MacNab Street frontage moderate height, but taller than its surroundings. Overall, the addition of in particular has been identi ed as a primary landscape and streetscape the proposed building to the site is expected to have minimal impact on the zone. It will establish the public perception of this development as an active existing conditions of the surrounding sidewalks along MacNab Street. It and vibrant pedestrian place, a gateway into the North End and a hub for also concluded that conditions at the main entrance lobby, parking lot and alternative transportation. The rooftop terrace has been identi ed as an areas sidewalks are expected to be suitable for the intended use. for future development to the bene t of building residents, but does not These constraints have been carefully managed to achieve the best possible impact the public experience. urban corridor built form in this context.

2.1.4 CONSTRAINTS The Geotechnical report by Soil-Mat anticipated that excavations for the underground basement levels will extend to depths of up to 6 to 8 metres In considering the maximum desirable height for the proposed buildings, below the existing grade, into the native silty sand. The report also anticipated shadow impacts became a major constraint. As designed, the 13 storey tower static groundwater at a depth of approximately 4 to 5 metres below the does not cast shadows during the spring and fall equinoxes for more than 1 existing ground surface, which will be within the anticipated excavation hour on adjacent stable low rise Neighbourhood lands. Generally the shadow depth. It is anticipated that the basement levels will extend to, or close to, of the building falls on the unoccupied rail lands to the north. The shadows do the property line requiring near vertical excavations. As such the provision of not impact surrounding houses. excavation support measures will be required. Tra c access has also been a constraint in establishing the best layout for The Storm Water Management report by Lanhack concluded that the stormwater the site. The building must accommodate a parking entrance on MacNab management practices for this development can be constructed to meet the as it does not face any other roads. Providing adequate parking within the requirements of the City of Hamilton and that the maximum water supply ow and constraints of the site are a challenge when accommodating for core elements the sanitary discharge at 282 MacNab Street North meet the design requirements of and ramps. The access to below grade parking (thus a new structural grid for the City of Hamilton and the Ministry of Environment (MOE). proposed tower) has constrained the options for the building framework. The nearby Stuart Street rail yards require noise abatement strategies. The Noise Impact Assessment by WSP concludes that it is feasible for this The HGC Noise and Vibration Feasibility found that road-tra c noise was development to be in compliance with the MOECC’s noise criteria. A detailed impact predicted to exceed the guideline limits at all modelled receptors. With the study will be required at the site plan approval stage, a central air conditioning implementation of appropriate façade construction such as higher acoustic system will be required as an alternative to opening windows, a speci c requirement ratings within the building envelope or interior wall assemblies, and inclusion for acoustical performance with the exterior facade will be required, Warning clauses of Warning Clauses the facility meets the requirements of NPC-300 for road- should be included in the O ers of Purchase or Sales, Lease or Rental Agreements, tra c sources. any outdoor areas greater than 4 metres in depth should be assessed for noise control at site plan approval stage, and veri cation of the noise control measures should be veri ed at the site plan approval stage. page 47 mccallumsather 1 10:00 AM 12:00 PM

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3. MacNab Street N 1. Parking Lot 1. West Harbour Go Station 2. Railway Tracks 2. Railway Lines

2:00 PM 4:00 PM

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1. West Harbour Go Station 1. Railway Tracks 3. Single Family Residence 2. Railway Lines 2. James Street North & Strachan St E 4. Church Sun Shadow Study - Dec 21(Worst Case)

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2.2 analysis of proposal and recommendations

2.2.1 APPROACH comprehensive streetscape plan including furniture, pavement designs, The customized response to this unique site will create a memorable and banner, lighting and other pedestrian amenities will be developed to the supportive project that strongly establishes the node of the West Harbour community’s satisfaction. Go Station and helps to orient pedestrians within the neighbourhood as it highlights the bene! ts of in! ll development in the promotion of alternative 2.2.5 SHADOW IMPACTS modes of transportation. The approach sensitively responds to the growing During the winter solstice the building shadows the parking lot at 41 Stewart needs for residential uses in the Hamilton and also provides a compelling Street from 10-12pm and the sidewalk on MacNab from 12-2pm. Some single vision for sustainable urban living. storey residential are shaded but are not impacted for more than 2 hours. While the proposed development shadows some public streets and private 2.2.2 CONTEXT FIT residences, it was concluded that no open public areas were a" ected, no areas were impacted by two consecutive intervals, and that the proposed The siting responds to the primary context edge of the West Harbour Go development does not pose signi! cant impacts due to shadow given that the Station and is also compatible with the proposed development at 41 Stuart subject site is strategically located directly south from the West Harbour Go Street. The site as formed becomes a gateway from the North End to station and Railway Tracks. Downtown and vice versa. 2.2.6 PROFESSIONAL RECOMMENDATIONS 2.2.3 BUILDING DESIGN From an urban design perspective, the project as con! gured complies in all A building typology of podium and tower has been custom tailored to this regards with the intent of the O# cial Plan and Secondary Plan policies. The context. In conjunction with a palette of high quality materials and traditional project has the potential to demonstrate positive intensi! cation strategies at a building design strategies, the project will establish a high quality tone that key highly visible location within the emerging West Harbour Neighbourhood will energize this section of MacNab Street as a vibrant and active street. and along existing GO transit corridors. It should be strongly supported To achieve the degree of desired intensi! cation a point tower strategy has through the approval processes to advance the vision set out for Hamilton’s been employed. The combination of these two (2) building strategies results future development. in a building design that ! ts the context while portending the appropriate evolution of MacNab Street development in the future. Through the full Site Plan Review process, the details of the project design will be ! nalized and secured ensuring the full implementation of these urban 2.2.4 LANDSCAPE DESIGN design controls and recommendations Through the Site Plan Approval process, there will be development in design to support the role of landscape, in particular along the streetscape. In conjunction with a municipal planting along MacNab Street North, a

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3.1 community bene! t

The e" cient use of this prominent land parcel to create an increased range A Human Scale of accommodation and use within the West Harbour Neighbourhood on Maintaining a human scale as the site evolves is important in ensuring a comfortable MacNab Street will allow for a more vibrant and safer pedestrian environment, pedestrian experience along MacNab St, as well as generating an overall sense of The degree of intensi! cation is sensitive to the existing low rise context and well-being and belonging in building users. The inclusion of the residential on the will have minimal impact with respect to scale, shadow and West Harbour site suggests that walkability throughout the site and to the nearby city amenities character The project as designed will contribute to the evolution of West and park space will be valuable to the inhabitants. Urban furniture, signage, lighting, Harbour and Hamilton as a more complete community, o# ering more landscaping and the con! guration of the outdoor spaces encourage this human- convenient housing and amenity options within a compact urban form that scaled use of the site. Additionally, the selection of tactile, familiar materials such as includes a walkable main street and nearby cultural heritage landscape. brick, metal and screens creates a relatable environment. Lighting and signage will This and similar in! ll projects based on the same urban design principles, will allow be designed to help people orient themselves within the space. MacNab Street to gradually grow to become a complete Primary Urban Corridor. • A Good Neighbour: The development does not cast large shadows onto the neighbouring buildings. Summary of Development A review of the project site’s geographical and social context supports the proposal of a high-rise building that provides shared amenity space above a This report was prepared by mcCallumSather, with the collaboration of St Jean parking structure. Realty and GSP, in order to demonstrate conformity with the City of Hamilton’s urban design policies and guidelines. The proposed design is in keeping The Tower proposes 91,160 square feet (8,469m2) of residential units. These areas are with the local character of the neighbourhood and enhances the pedestrian served by a ! fty-one (51) underground parking spots including 2 accessible parking experience of the community. The proposed buildings will not negatively spaces. impact existing view corridors, but will improve the local fabric, support the existing GO and HSR transit routes and o# ers a greater variety of housing options in a growing neighbourhood. The design illustrates the positive urban Setbacks: The Tower is set back from the podium providing a greater design principles valued the city and, as such, warrants the support of sta# separation on the south and east with the north and west positioned closer and approval of council. to the property line enhancing the street presence. Setbacks continue to increase as the building grows vertically. This creates a dynamic massing that utilizes various materials in response to the street edge, adjacent buildings and includes a heavier material on the north and east for acoustical consideration. Heights: The Tower is proposed as 46.5 m high thirteen (13) storey building

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