Urban Design Brief
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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 page iv 282 macnab st n - urban design brief table of contents 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]) page v mccallumsather 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. page 1 mccallumsather 1 1 2 2 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. page 3 mccallumsather 1 3 2 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 1 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.