Planning Justification Report
354 King Street West
King West Crossing Ltd.
City of Hamilton
Official Plan Amendment and
Zoning By-law Amendment
December 2019
Planning Justification Report
354 King Street West
King West Crossing Ltd.
City of Hamilton
Official Plan Amendment and
Zoning By-law Amendment
December 2019
Planning Justification Report | 354 King Street West, Hamilton i
GSP Group Inc. | December 2019
TABLE OF CONTENTS 1.0 INTRODUCTION .......................................................................................................... 1
1.1 Project Team ....................................................................................................... 1
2.0 SUBJECT LANDS DESCRIPTION AND SURROUNDING USES ................................ 3
2.1 Site Description ................................................................................................... 3
2.2 Site and Development History ............................................................................. 3
2.3 Surrounding Land Uses & Community Context .................................................... 6
2.4 Community Services and Amenities .................................................................. 10
2.5 Future Development and Queen LRT Station .................................................... 13
3.0 PROPOSED DEVELOPMENT ................................................................................... 14
3.1 Approved Development and Requested Modifications ....................................... 14
3.2 Supporting Plans, Drawings, Reports and Studies ............................................ 18
4.0 PLANNING POLICY, REGULATORY CONTEXT, AND PLANNING ANALYSIS ...... 31
4.1 Provincial Policy Statement, 2014 ..................................................................... 31
4.2 A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 ........... 38
4.3 Urban Hamilton Official Plan .............................................................................. 42
4.4 Strathcona Secondary Plan (OPA 11) ............................................................... 57
4.5 Strathcona Neighbourhood Plan ........................................................................ 66
4.6 Hamilton Zoning By-law No. 05-200 .................................................................. 68
5.0 PLANNING APPLICATIONS ..................................................................................... 74
5.1 Official Plan Amendment ................................................................................... 74
5.2 Zoning By-law Amendment ................................................................................ 74
6.0 PLANNING SUMMARY AND ANALYSIS .................................................................. 75
6.1 A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 ........... 75
6.2 Urban Hamilton Official Plan .............................................................................. 75
6.3 Strathcona Secondary Plan ............................................................................... 75
6.4 Strathcona Neighourhood Plan .......................................................................... 76
6.5 Hamilton Zoning By-law 05-200 ......................................................................... 77
7.0 RECOMMENDATIONS .............................................................................................. 78
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Figures and Tables
Figure 1 – Site Location ......................................................................................................... 2
Figure 2 – Aerial Image of site ............................................................................................... 4
Figure 3 – Community Context .............................................................................................. 8
Figure 4 – Community Services and Amenities .................................................................... 12
Figure 5a – Approved Site Plan ........................................................................................... 16
Figure 5b – Proposed Modified Plan……………………………………………………………...17
Figure 6 – Schedule E – Urban Structure of the UHOP ....................................................... 44
Figure 7 – Schedule E-1 Urban Land Use Designations of the UHOP ................................. 47
Figure 8 – Strathcona Secondary Plan Land Use Plan (Map B.6.6-1) .................................. 58
Figure 9 – Strathcona Neighbourhood Plan Map 6804 ........................................................ 67
Figure 10 – Zoning By-law 05-200 ....................................................................................... 69
Table 1 - Requested Modifications to “TOC1, 295” Zone in By-law 05-200 .......................... 70
Table 2 - Transit Orientated Corridor Parking Requirements Versus Downtown Parking
Requirements ...................................................................................................................... 72
Table 3 - Parking Requirement Comparison ........................................................................ 72
Table 4 - Breakdown of Required and Provided Short- and Long-Term Bicycle Parking ...... 73
Appendices
Appendix A: Waivers of Formal Consultation Requirements (September 2017 and April 16,
2019)
Appendix B: Draft Official Plan Amendment
Appendix C: Draft Zoning By-law Amendment
Appendix D: Public Consultation Strategy
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1.0 INTRODUCTION
This Planning Justification Report has been prepared by GSP Group in support of the Official
Plan and Zoning By-law Amendment applications (the “Subject Applications”) on behalf of King
West Crossing Ltd. (the “applicant” or “owner”) to permit additional storeys atop the Site Plan
Approved six (6) storey multiple dwelling and ten (10) storey hotel storey on the lands
municipally known 354 King Street West within the City of Hamilton (the “site” or “subject
lands”) (Figure 1). An additional 19 storeys are proposed on the multiple dwelling building and
an additional two (2) storeys are proposed on the hotel bringing the total heights to 25 and
twelve (12) storeys, respectively.
The Subject Applications seek to permit additional height atop the approved multiple dwelling
and hotel while the below-grade, at-grade, and podium elements of the development, including
vehicle access locations will be substantially in accordance with what is Site Plan approved.
The site is located at the north west corner of King Street West and Queen St North, directly
adjacent to the proposed Queen Station of the Hamilton Light Rail Transit (“LRT”) along King
Street West, as shown on Figure 1.
Specifically, the proposed amendments are as follows:
• An Official Plan Amendment application to establish an Urban Site Specific Area in the
UHOP to permit a total height of 25-storeys for the multiple dwelling and twelve (12)
storeys for the hotel. A draft Urban Site Specific policy for inclusion in the UHOP has
been prepared and appended to this Report (see Appendix B).
• A Zoning By-law Amendment is required to create a site-specific exception to the
Transit Orientated Corridor Mixed Use Medium Density (TOC1) zone with modified
regulations to address the proposed design (see Appendix C).
1.1 Project Team
Owners: King West Crossing ltd.
Planning, Urban Design, and Landscape Architecture: GSP Group Inc.
Architects: SRM Architects Inc.
Cultural Heritage: McCallum Sather Architects Inc.
Civil Engineering: MTE Consultants Inc.
Noise & Vibration: dBA Noise Consultants
Traffic & Transportation: Paradigm Transportation Solutions Ltd.
Wind: RWDI
Site
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Site LocationSource: City of Hamilton Open Data (2019); GSP Group (2019)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
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2.0 SUBJECT LANDS DESCRIPTION AND SURROUNDING USES
2.1 Site Description
The site is located at the north west corner of King Street West and Queen Street North,
abutting the western boundary of Downtown Hamilton. The site is approximately 0.704 ha
(1.74 acres) in area with frontages of ±94.9 m along King Street West), ±57.4 m along Queen
Street North, and ±70.3 m along Market Street (see Figure 2 for an aerial of the subject lands).
The site sat vacant between 2015 and 2019, after the demolition of the former Mount St.
Joseph orphanage in 2015. The overall lot configuration as well as the location of the site
within the City of Hamilton is illustrated in Figure 1, with aerial imagery shown in Figure 2.
2.2 Site and Development History
2.2.1 Formal Consultation and Design Review Panel (2017)
The applicant met with senior level planning staff and received a Waiver of Formal
Consultation (“FC”) Requirements from the City of Hamilton in September 2017 stating that an
FC application is not required prior to the submission of a Site Plan Control application for an
eleven (11) storey hotel and an FC application is not required prior to the submission of OPA,
ZBA, and SPA applications for the 25-storey student residence (Appendix A). City staff
indicated that the proposal would require review by the Design Review Panel prior to
submission of the Site Plan Control applications.
On October 12, 2017 the 11-storey hotel and 25-storey apartment building concept was
presented to the Design Review Panel (“DRP”).
Site
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George St
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Site Location Source: Google Aerial Imagery (2019)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
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2.2.2 Site Plan Approval (2018 – Present)
In April 2018, the applicant submitted a Site Plan Control Application for a six (6) storey
multiple dwelling and ten (10) storey hotel, pursuant to the as-of-right zoning on the subject
lands and the FC waiver (Application No. DA-18-096). On August 17, 2018, the application
was conditionally approved by the City. The conditionally-approved Site Plan included a ten
(10) storey hotel with a two (2) storey podium, six (6) storey multiple dwelling building, and six
(6) two (2) storey townhouse-looking units fronting Market Street, with at-grade parking and
two (2) levels of underground parking.
Between August 2018 and October 17, 2019, the applicant worked to clear the SPA conditions.
As per a letter issued by the City of Hamilton dated October 17, 2019, all the conditions
required to be cleared prior to the issuance of a full building permit were cleared.
At the time of writing this report, a foundation building permit has been issued and the owner
has initiated construction on the foundation for the approved ten (10) storey hotel and six (6)
storey multiple dwelling building. A road right-of-way (“ROW”) widening and daylighting
triangle were legally transferred to the City of Hamilton as part of the SPA process.
2.2.3 Minor Variance Applications (2018 – Present)
During the SPA process, it was determined that Minor Variances were needed to By-law 05-
200 to facilitate the ten (10) storey hotel and six (6) storey multiple dwelling (HM/A-19:167,
previously approved under HM/A-18:277).
An application for Minor Variance was submitted to the City in August 2018 and approved on
November 1, 2018 (decision was final and binding November 22, 2018) (Application No.
HM/A-18:277). The following variances were approved:
1. A height increase from 22 m to 36.5 m (measured from average grade) for the
proposed ten (10) storey hotel (due largely to the definition of “average grade” as the
subject lands slope downwards towards Market Street);
2. An increase from one (1) permitted access to the site to four (4) accesses to address
the size and complexity of the development;
3. A decrease in the minimum height of the proposed dwelling units facing Market Street
from 11.0 m to 7.0 m to address urban design comments to create a more active
streetscape along Market Street.
Following the approval of the above three (3) variances, City Zoning staff identified the need
for an additional variance as it relates to the setback from the property at 21/23 Queen St N.
23 Queen Street N was purchased by the City/Metrolinx with the intention that both 21 and 23
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Queen Street N will be used for utility purposes for the future LRT. Currently, these properties
contain residential uses and therefore the Zoning By-law required a 7.5 m setback. The
applicant was initially told this variance was not required.
An application for Minor Variance was submitted in April 2019 and approved on June 13, 2019
(HM/A-19:167) (final and binding on July 4, 2019) which permitted the following:
1. A minimum interior side yard of 1.9 m shall be permitted along the interior side lot line
measuring 18.712 m (north west corner) and a minimum interior side yard of 0.8 m
shall be permitted along the interior side lot line measuring 29.764 m (northwest corner)
instead of the minimum 7.5 m side yard required along a lot containing a residential
use.
As these Minor Variances were approved to facilitate the conditionally-approved Site Plan,
these variances have been incorporated into the requested Zoning By-law Amendment, which
are described in more detail in Section 4.6 of this report.
2.2.4 Consent for Financing Purposes
In June 2018, the applicant submitted a stratified consent application for financing purposes
in order to secure separate financing for the hotel portion (HM/B-19:70). The consent
application was stratified to include the level of underground parking that will be used solely
by hotel guests.
A consent for financing purposes was conditionally-approved by the Committee of Adjustment
on August 29, 2019.
2.3 Surrounding Land Uses & Community Context
The site straddles the border between Downtown Hamilton and the Strathcona Neighbourhood
and occupies the eastern portion of the city block bounded by Market Street to the north,
Queen Street North to the east, King Street West to the south, and Ray Street North to the
west. Figure 3 illustrates the location of the site in context of the surrounding community.
Adjacent land uses are comprised of the following:
North: A surface parking lot is located on north side of Market Street. This property has
received conditional Site Plan Approval (DA-18-098) for a 15-storey mixed-use building. Two
semi-detached dwelling are located at the southwest corner of Queen and Market Streets
directly northeast of the Site. As previously noted, one of two of these buildings has been
purchased by the City/Metrolinx for utility purposes associated with the future LRT.
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Low-rise 1 - 2.5 storey single detached dwellings are located to the north west along Market
Street and Ray Street. Further north and north east are two (2) apartment buildings: 44 Queen
Street North (18 storeys) and 75 Queen Street North (21 storeys) as illustrated in Image 1.
East: East of the Site along Market
Street are low-rise residential
dwellings (1.5 - 2.5 storeys) as well
as 2-storey mixed-use buildings
along King Street West. Further east
along Market Street are three (3)
high rise apartment buildings: 160
Market Street (25 storeys); 155
Market Street (13 storeys); and 150
Market Street (12 storeys). Mid- and
low-rise commercial and residential
uses exist east along King Street
West.
South: Located on the south side of
King Street West is the Scottish Rite
building (a 5-storey building with a
members-only event space). A 23-
storey mixed-use (residential and
place of worship) has been approved
at 15 Queen Street South which is at
the south east corner of King Street
West and Queen Street South, which
is currently under construction (see
image to the right (Source: Platinum
Condominiums, Coletara
Development).
Image 1: Queen Street N, north of Market Street, looking north towards 44 Queen Street N (right) and 75 Queen Street N (left). Source: Google Streetview
Image 2: Queen Street N, north of Market Street, looking north towards 44 Queen Street N (right) and 75 Queen Street N (left). Source: Google Streetview
Image 3: King Street W looking east of Queen Street towards commercial and residential uses. Source: GSP Group.
Site
Scottish Rite Building4 Queen St S
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Office Building368 King St W
Good Sheppherd Building
30 Pearl St N
Lands Owned by Applicant
160 Market St
13 Storey Apartment
8 Storey Apartments
21 Storey
Apartment
3-8 Storey Apartments
23 Storey Apartment
(under construction)
25 Storey Apartment 12 Storey
Apartment
32 Storey Apartment
13 Storey Apartment
15 Queen St S
44 Queen St N
Low Density along Ray St
King St W
York Blvd
Main St W
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SINGLE / SEMI-DETACHED DWELLINGS
LAND USE
TOWNHOUSES
APARTMENTS
COMMERCIAL
INSTITUTIONAL
PARKS & OPEN SPACE
MIXED-USE (RESIDENTIAL & COMMERCIAL)
Community ContextSource: Google Aerial Imagery (2019)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
3
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West: Low-rise residential dwellings (1 -
2.5 storeys) are located west of the Site
along Market Street (Image 3) as well as 2
to 2.5 storey mixed-use buildings along
King Street West. Further west at King
and Ray Streets is Good Shepherd
Square including a seniors’ building,
assisted housing and a women’s shelter is
located further west. This block contains
a number of mid-rise buildings (400 King
Street West and 15, 21, 25 Ray Street
North).
In the broader community context, the Site
is located on the eastern boundary of the Strathcona neighbourhood, abutting the boundary
of what is defined as “Downtown Hamilton”. Strathcona is roughly defined as the area between
Highway 403 to the west, Queen Street North to the east, York Boulevard to the north, and
Main Street West to the south. The neighourhood is comprised of a mix of low-rise residential
dwelling types, historical places of worship, mid- and high-rise apartment buildings, and
commercial uses along the major thoroughfares of King Street West and Main Street West.
The Strathcona Neighbourhood can be described as the following:
“The Strathcona Neighbourhood has a long history, with settlement being traced back
to 1793. Harbour and industrial development around Burlington Bay contributed to the
residential and commercial development in central Hamilton and began to extend to
the Strathcona area by the late 1800s. Access to the neighbourhood was enhanced
in 1873 when the Hamilton Street Railway (HSR) was incorporated. As the Strathcona
Neighbourhood became established, the demand for educational and religious
institutions grew, the remnants of which can still be seen today in the neighbourhood.
The history and development of the Strathcona Neighbourhood is represented by the
built heritage existing within the neighbourhood, including the variety of housing types
and older buildings used for institutional uses such as the places of worship or schools.”
– Strathcona Secondary Plan Background Report, pg. 2
The Strathcona neighbourhood contains a mix and range of commercial spaces, including
restaurants and commercial services found along King Street West, Main Street West, and
Dundurn Street South. The subject lands are within walking distance (10 minutes or less) to
these mixed-use corridors. Also, within close walking distance (100 m) is Hess Village located
on the east side of Queen Street South which contains an eclectic mix of shops, restaurants,
Image 4: Looking south east on Market Street towards residential dwelling at 229 Market Street. Source: Google Streetview
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and bars. The site is conveniently located within a 10-minute walk to a number of landmarks
and places of significance within the Downtown (i.e., Jackson Square Mall, Hamilton City Hall,
Art Gallery of Hamilton, FirstOntario Centre and Concert Hall).
2.4 Community Services and Amenities
The subject lands are in proximity to several existing public services. These facilities, as
shown in Figure 4, include:
Schools
• Sir John A. Macdonald Secondary School +(400 m to the north east)
• Hess Street Public Elementary School (+450 m to the north east)
• Strathcona Public Elementary School (+550 m to the north west)
• Ryerson Public Elementary School (+730 m to the south)
• St. Joseph Catholic Elementary School (+1.2 km to the south west)
• Earl Kitchener Public Elementary School (+1.3 km to the south west)
• Westdale Public Secondary School (+1.7 km to the west)
• Cathedral Catholic High School (+2.6 km to the east)
Parks and Open Space:
• Victoria Park (+300 m to the west)
• Central Park (+500 m to the north east)
• Hill Street Park (+650 m to the south west)
• Cathedral Park (+850 m to the west)
• Tom Street Park (+1.0 km to the north west)
Community and Recreation Centres:
• Victoria Park Outdoor Pool(+300 m to the west)
• Main Hess Senior Centre (+400 m to the south east)
• Ryerson Recreation Centre (+700 m to the south)
• YMCA – Hamilton Downtown (+950 m to the south east)
• Soccer World (+1.2 km to the south west)
• Beasley Community Centre (+1.4 km to the north east)
Child Care/Family Support Facilities:
• Wesley Child Care Centre (150 m to the north)
• Wesley School Age Program – Hess Street site (+450 m to the north east)
• Hamilton Early Learning Centre (+400 m to the south east)
• YWCA Child Care Centre – Hamilton Downtown (+800 m to the south east)
• Hamilton West EarlyON Child and Family Centre (+500 m to the north)
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• Ryerson Recreation Centre Family Support Program (+700 m to the south)
• Little Learning House Child Care Centre (+1.1 km to the south east)
• St. Joseph Before and After School Program (+1.2 km to the south west)
• YMCA School Age Child Care (Earl Kitchener School) (+1.3 km to the south west)
• Kids and Company Hamilton (+1.5 km to the west)
• Central Day Care (+1.3 km to the south east)
• First Class Children’s Centre (+1.3 km to the east)
Grocery Stores:
• B+T Foods (+350 m to the north)
• Nations Fresh Foods (+450 m to the east)
• The Mustard Seed Co-operative Grocery (+700 m to the north west)
• Goodness Me! Natural Food Mart (+700 m to the south west)
• Fortinos (+750 m to the west)
Libraries:
• Hamilton Public Library – Central Library (+650 m to the east)
• Hamilton Public Library – Locke Branch (+1.1 km to the south west)
• Hamilton Public Library – Westdale Branch (+1.6 km to the west)
Site
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Hess Street Public Elementary SchoolSir John A. Macdonald Secondary SchoolStrathcona Public Elementary School Ryerson Public Elementary School St. Joseph Catholic Elementary SchoolEarl Kitchener Public Elementary School
Victoria Park Central Park Hill Street Park Cathedral Park Tom Street Park
Victoria Park Outdoor PoolMain Hess Senior Centre Ryerson Recreation Centre YMCA – Hamilton Downtown Soccer World
Wesley Child Care Centre Wesley School Age Program – Hess Street Site Hamilton Early Learning Centre YWCA Child Care Centre – Hamilton Downtown Hamilton West EarlyON Child and Family Centre Ryerson Recreation Centre Family Support Program St. Joseph Before and After School Program YMCA School Age Child Care (Earl Kitchener School) Kids and Company Hamilton
B+T Foods Nations Fresh Foods The Mustard Seed Co-operative Grocery Goodness Me! Natural Food Mart Fortinos
Hamilton Public Library – Central Library Hamilton Public Library – Locke Branch
PARKS & OPEN SPACE
SCHOOLS
FACILITIES
COMMUNITY & RECREATION CENTRES
CHILD CARE / FAMILY SUPPORT FACILITIES
GROCERY STORES
750m Radius (15 minute walk)
LIBRARIES
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1110987
654321
Community Services and AmenitiesSource: Google Aerial Imagery (2019)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
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2.5 Future Development and Queen LRT Station
The Hamilton LRT is planned along King Street West with the proposed Queen Station located
adjacent to the subject lands. The image below showing a preliminary design released by the
City of Hamilton/Metrolinx, 2017. The LRT corridor along King Street West is anticipated to
see an influx in transit-orientated developments constructed over the next 10+ years which will
likely result in the gradual intensification of the area.
Construction of a highrise building has been approved kitty corner to the Site at the southeast
corner of King Street West and Queen Street South. 15 Queen Street South is known as the
“Platinum” development and is comprised of a three (3) storey podium and 20-storey mixed-
use (residential and place of worship) tower, totalling 23 storeys.. A Zoning By-law Amendment
application (ZAC-17-004) was approved for this property adding a site-specific provision
(Downtown Prime Retail Streets (D2, 625) to permit a maximum building height of 78.0 m. 292
dwelling units are proposed along with at-grade retail uses (168 m2) and a place of worship
(490 m2). A Site Plan Approval application was submitted in 2018 (DA-18-114) and at the time
of writing this report, construction on the approved development has commenced.
subject lands
Image 5: Location of Proposed Queen LRT Station. Source: Metrolinx
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3.0 PROPOSED DEVELOPMENT
3.1 Approved Development and Requested Modifications
As mentioned above, a six (6) storey multiple dwelling, a ten (10) storey hotel, two (2) storey
dwelling units facing Market Street, along with two (2) levels of shared underground parking
have been approved on the site through the Site Plan Control process.
The Subject Applications seek to permit additional height atop the approved multiple dwelling
and hotel while the below-grade, at-grade, and podium elements of the development,
including vehicle access locations and building entrances will be substantially in accordance
with what has already been approved. Figure 5 shows the approved Site Plan and Figure
5b shows the proposed modified Site Plan.
Of note, there are a few areas on Figure 6 that differ from the approved Site Plan which
include:
- additional outdoor amenity areas;
- additional future vehicle access along the western lot line; and
- relocation of the electrical transformers to the north west corner of the site.
Below is a comparison between what has been approved on the site along with the
requested modifications:
Approved
Development
Proposed Under
Subject
Applications
Difference
(+ / -)
MD = Multiple Dwelling
H = Hotel
Units (MD) 86 units (78 units
within the 6-storey
building and eight (8)
units along Market
Street)
322 units (314 units
within the 25-storey
building and eight
(8) units along
Market Street)
+ 236 units
Suites (H) 126 suites 154 suites + 28 suites
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Approved
Development
Proposed Under
Subject
Applications
Difference
(+ / -)
MD = Multiple Dwelling
H = Hotel
Max. Building
Height (storeys)
6-storeys (MD) 25-storeys (MD) + 19 storeys (MD)
10-storeys (hotel) 12-storeys (hotel) + 2 storeys (H)
Max. Building
Height (metres)
25.810 m (MD) 77.2 m (MD) + 51.39 m (MD)
36.188 m (hotel) 41.78 m (hotel) + 5.592 m (H)
GFA Total: 7,666.14 m2 Total: 9,011.14 sq m Total: + 1,345 m2
377.54 m2 (MD) 377.54 sq m (MD) No change
7,288.60 m2 (H) 8,633.60 m2 (H) + 1,345 m2
Parking Total: 233 spaces Total: 255 spaces Total: + 22 spaces
Multiple Dwelling
Units
107 spaces 140 spaces + 33 spaces
Hotel 126 spaces 115 spaces - 11 spaces
Long-Term
Bicycle Parking
Total: 48 spaces Total: 166 spaces Total: + 118 spaces
Multiple Dwelling
Units
43 spaces 161 spaces + 118 spaces
Hotel 5 spaces 5 spaces No change
Amenity Area
(MD)
Total: 557.7 m2 Total: 1,766.3 m2 Total: + 1,208.6 m2
Indoor 293.2 sq m 1,038.5 sq m + 745.3 sq m
Outdoor 264.5 sq m 728.3 sq m + 463.8 sq m
UP
SITE DATA354 King Street West, Hamilton, Ontraio
ZONING BY-LAW 05-200
LOT AREA
LOT FRONTAGE
NO. OF UNITS
COMMERCIAL GFA
PERMITTED USES
COMBINED WIDTH OF GROUND FLOOR FACADE
SETBACKS
REQUIRED / PERMITTED IN TOC1, 295
PROPOSED
BEFORE ROAD WIDENING: 0.72 ha (7,234.5 sq m)
AFTER ROAD WIDENING: 0.70 ha (6,967.6 sq m)
69.820 m (KING ST. W.)74.317 m (QUEEN ST. S.)70.322 m (MARKET ST.)
4.5 m (MIN.)4.3 a)
86 MULTIPLE DWELLING UNITS126 HOTEL SUITES
APARTMENT: 377.54 sq mHOTEL: 7,288.60 sq m
MULTIPLE DWELLINGRETAILRESTAURANTHOTEL
MULTIPLE DWELLINGRETAILRESTAURANTHOTEL
11.1.1
146.572 m11.1.3 g) iii) AND iv) MIN. 50% OF ALL LOT LINES ABUTTING THE STREET: 107.229 m
SETBACK FROM STREET LINE
1.96 - 2.0 m (KING ST.)2.0 m (MARKET ST.)<0.01 - 0.75m (QUEEN ST.)
SCHEDULE C - SITE SPECIFIC #295
2.0 m (MAX.)
REAR YARD 7.5 m (WEST)11.1.3 b) 7.5 m (MIN.)
INTERIOR SIDE YARD
2.08 m1.08 m
11.1.3 c) 7.5 m ABUTTING A LOT CONTAINING A RESIDENTIAL USE (MIN.)
BUILDING HEIGHT
MINIMUM BUILDING HEIGHT
7.0 m (MULTIPLE DWELLING UNITS ALONG MARKET ST.) / 2 STOREYS
11.1.3 d) 7.0 m (MIN.)APPROVED UNDER MINOR VARIENCE DECISION HM/A-18:277
MAXIMUM BUILDING HEIGHT
HOTEL = 36.188 mAPARTMENT = 25.810
36.5 m (MAX.)APPROVED UNDER MINOR VARIENCE DECISION HM/A-18:277
PARKING
PARKING SPACE DIMENSIONS
3.0 m x 5.8 m (TYPICAL SURFACE PARKING)
5.2 b) i) 2.6 m x 5.5 m (MIN.)3.0 m x 6.0 m (MAX.)
3.0 m x 5.8 m (MIN.) -*CURRENTLY UNDER APPEAL
2.8 m x 5.8 m (TYPICAL UNDERGROUND PARKING FOR P1 AND P2 LEVELS)
5.2 b) ii) 2.8 m x 5.8 m (MIN. FOR UNDERGROUND PARKING STRUCTURE)
PARKING SPACES 70 SPACES @ P1 LEVEL + 37 SPACES @ SURFACE LEVEL = 107 TOTAL SPACES PROVIDED FOR MULTIPLE DWELLING UNITS
5.6 c)
UNITS MIN. MAX.
MULTIPLE DWELLING UNITS
1-14 UNITS (14)
0.7 / UNIT = 9.8
1.25 / UNIT = 17.5
15-50 UNITS (36)
0.85 / UNIT = 30.6
1.25 / UNIT = 45
51+ UNITS (36)
1 / UNIT = 36
1.25 / UNIT = 45
TOTAL 76.4 107.5
HOTEL
1 GUEST SUITE = 126 x 1 = 126
COMBINED REQUIRED / PERMITTED PARKING
MIN. : 76 + 126 = 203 SPACESMAX. : 107 + 126 = 234 SPACES
116 SPACES @ P2 LEVEL + 10 SPACES @ SURFACE LEVEL = 126 TOTAL SPACES PROVIDED FOR THE HOTEL (22 OF THE HOTEL SPACES WILL BE DEDICATED FOR VALET HOTEL PARKING)
SMALL CAR PARKING
13 SMALL CAR SPACES10% OF REQUIRED PARKING SHALL BE 2.6 m x 5.5 m IF CLEARLY IDENTIFIED AS BEING RESERVED FOR THE PARKING OF SMALL CARS
10% OF 203 = 20.3 = 20 SPACES
BARRIER FREE PARKING SPACE DIMENSIONS
4.4 m x 5.8 m5.2 f) 4.4 m x 5.8 m (MIN.)
BARRIER FREE PARKING SPACES
8 BF PROVIDED (3 FOR HOTEL AND 5 FOR MULTIPLE DWELLING UNITS)
5.5 MIN. 2 SPACES + 2% OF TOTAL NUMBER OF REQURIED PARKING SPACES (203)
2 + 4 (2% OF 201) = 6 BF SPACES
SHORT-TERM BICYCLE PARKING
5 SHORT-TERM SPACES5.7 c) 5 SHORT-TERM SPACES FOR MULTIPLE DWELLING UNITS
LONG-TERM BICYCLE PARKING
43 LONG-TERM SPACES FOR MULTIPLE DWELLING UNITS
5.7 c) 86 UNITS X 0.5 SPACES PER MULTIPLE DWELLING UNIT = 43 SPACES
5 LONG-TERM SPACES FOR HOTEL
5.7 c) 5 SPACES FOR THE HOTEL (BETWEEN 1,001.0 sq m AND 10,000.0 sq m)
PARKING STALL BREAKDOWNMULTIPLE DWELLING UNITS HOTEL
PARKING GARAGE P2 - HOTEL ONLYSTANDARD PARKING - 2.8 m x 5.8 mVALET PARKING - 2.8 m x 5.8 mSMALL CAR SPACE - 2.6 m x 5.5 mBARRIER FREE - 4.4 m x 5.8 mSHORT-TERM BICYCLE PARKINGLONG-TERM BICYCLE PARKINGPARKING GARAGE P1 - MULTIPLE DWELLING ONLYSTANDARD PARKING - 2.8 m x 5.8 mVALET PARKING - 2.8 m x 5.8 mSMALL CAR SPACE - 2.6 m x 5.5 mBARRIER FREE - 4.4 m x 5.8 mSHORT-TERM BICYCLE PARKINGLONG-TERM BICYCLE PARKINGSURFACE PARKING STANDARD PARKING - 2.8 m x 5.8 mVALET PARKING - 2.8 m x 5.8 mSMALL CAR SPACE - 2.6 m x 5.5 mBARRIER FREE - 4.4 m x 5.8 mSHORT-TERM BICYCLE PARKINGLONG-TERM BICYCLE PARKINGTOTALAMENITY AREA
AMENITY AREA FOR MULTIPLE DWELLING UNITS
11.1.3 h) 6.0 sq m FOR EACH DWELLING UNIT MORE THAN 50 sq m IN AREA
6.0 sq m x 86 UNITS = 516 sq m
264.5 sq m (OUTDOOR)293.2 sq m (INDOOR)557.7 sq m (TOTAL)
OUTDOOR AMENITY AREA
INDOOR AMENITY ROOMS: 138.5 sq m (LEVEL 1)
LOBBY / LOUNGE: 154.7 sq m
INDOOR AMENITY AREA
0 820 220 90 30 00 0
66 00 04 00 00 043 5
32 100 00 05 05 00 0107 - VEHICLE / 48 - BICYCLE 126 - VEHICLE / 5 BICYCLE
ROOFTOP AMEN. : 148.6 sq m
LEVEL 1 OUTDOOR SEATING / AMENITY AREA: 83.9 sq m
BALCONIES: 32.0 sq m
KING STREET W.
QUE
EN S
TREE
T
MARKET STREET
RAY
STRE
ET
SUBJECT SITE - 354 KING STREET W. PROPOSED 6 STOREY RESIDENTIAL TOWER + 10 STOREY HOTEL TOWER
QUEEN ST. - P2 PARKING ENTRANCE(FOR HOTEL PARKING ONLY)
M A R K E T S T R E E T
Q U
E E
N
S T
R E
E T
(ON
E W
AY)
K I N G S T R E E T (ONE WAY)
EXISTING 1 STOREY DUPLEX DWELLING
EXIS
TIN
G F
IRE
HYD
RAN
T
EXISTING FIRE HYDRANT
FUTURE LRT STOP
CENTRE LINE OF STREET
EXISTING CENTRE LINE OF STREET
CSW
PRINCIPLE ENTRANCE FOR APARTMENT COMPLEX
47 APARTMENTPARKING STALLS
(5 B.F. INCL.)
LOADING ZONE 3.7m X 9.0m
FIRE TRUCK ACCESS
CEN
TRE
LIN
E O
F S T
REE
TC
ENTR
E LI
NE
OF
STR
EET
LAN
DSC
APIN
G
CSW
APARTMENT OUTDOOR
AMENITY AREA83.9 m2
B/F
CSW
ASPHALT PAVING
HEAVY DUTY ASPHALT DRIVE LANE (FOR
GARBAGE TRUCK ROUTE)
B/F
1070mm HIGH GUARD
RETAINING WALL (ATTACHED TO STRUCTURE)
1070mm HIGH GUARDRAIL
7 QUEEN STREET NORTH10 STOREY HOTEL126 HOTEL SUITES
BASEMENT FFE - 102.89mLEVEL 1 FFE - 106.05mLEVEL 2 FFE - 110.51m
(AVERAGE GRADE - 107.19m)
HO
TEL
PRIM
ARY
ENTR
ANC
E
MAINTENANCE ENTRANCE AREA
LEVEL 2 ROOF
LEVE
L 2
RO
OF
NO STREET PARKING AREA
DAYLIGHT TRIANGLE
(AREA DEDICATED TO LRT
DEVELOPMENT)
B/F
DAYLIGHT TRIANGLE (REFER TO DWG A1.2 FOR SIZE) IN WHICH THE MAXIMUM HEIGHT OF ANY OBJECTS OR MATURE VEGETATION IS NOT TO EXCEED A HEIGHT OF 0.70 METRES ABOVE THE CORRESPONDING PERPENDICULAR CENTRELINE ELEVATION OF THE ADJACENT STREET
SHORT-TERM BICYCLE PARKING (5 SPACES)
BALCONYBALCONY
BALCONY BALCONY
BALCONY BALCONY
1.8m HIGH WOOD PRIVACY FENCE (REFER TO LANDSCPAE DRAWINGS FOR DETAILS)
PEDESTRIAN ACCESS FROM STREET TO SITE DECK - LEVEL 1
CSW
CSW
PROPOSED HOTEL ELEC.TRANSFORMER LOCATION
MINOR VARIANCE APPLICATION HM/A-18:277 APPROVED
BUILDING HEIGHT OF 2 STOREY TOWNHOUSES ALONG
MARKET STREET IS PERMITTED TO BE A MINIMUM OF 6.0m
DIA
GO
NAL
HAT
CH
IN
DIC
ATES
RO
AD
WID
ENIN
G
DIAGONAL HATCH INDICATES ROAD WIDENING
DIAGONAL HATCH INDICATES ROAD WIDENING
MINOR VARIANCE APPLICATION HM/A-18:277 APPROVEDBUILDING HEIGHT PROPOSED HOTEL IS PERMITTED TO BE A
MAXIMUM OF 36.2m
5000
5000
5000
5000
MINOR VARIANCE APPLICATION HM/A-18:277 APPROVEDFOUR (4) DRIVEWAY ENTRANCES >/= 6.0m IN WIDTH PERMITTED
TO ACCESS SITE
N68°26'55"W 69.820N68°26'55"W 94.879
PART 1
N84°18'05"W
17.498
N68°26'55"W26.391
PART 27.163N70°54'00"E
9.58
5
N40°
34'25
"E
7.17
3
N23°
59'2
5"E
7.166N72°50'15"E
24.5
44
PART
3
N16°
20'0
5"E
32.8
98
57.4
32
N16°
20'0
5"E
N16°
20'0
5"E
55.3
323.
000
N70°
27'0
0"W
N71°28'45"W 29.764
N16°
20'0
5"E
18.7
12
N66°30'50"E
70.322
N16°
39'1
5"E
26.7
04
0.117N17°13'45"W
N16°
29'1
0"E
6.87
9N1
8°52
4'20
5"E
9.70
5
N16
°42'
10"E
35.9
66
1.000N16°42'10"E
227 MARKET STREET2 STOREY APARTMENTDWELLING225 MARKET STREET2 STOREY APARTMENTDWELLING
223 MARKET STREET2 STOREY APARTMENTDWELLING221 MARKET STREET2 STOREY APARTMENTDWELLING 217 MARKET STREETAPARTMENTDWELLING
215 MARKET STREET2 STOREY APARTMENTDWELLING213 MARKET STREET2 STOREY APARTMENTDWELLING
4000
4000
VISIBILITY TRIANGLE VISIBILITY
TRIANGLE
MARKET STREET PARKING ENTRANCE TO P1 LEVEL(APARTMENT RESIDENCE ONLY)
5000
5000
5000
5000
VISIBILITY TRIANGLE (TYP.)
B/F
LAN
DSC
APIN
G
354 KING STREET WEST6 STOREY APARTMENT COMPLEX
78 APARTMENT UNITS
PARKING GARAGE P2 FFE - 102.89mPARKING GARAGE P1 FFE - 106.05m
LEVEL 1 (GRADE) FFE - 110.20m(AVERAGE GRADE = 107.19m)
5000
500050
00
5000
3150 2323
2182
6000
LEVEL 1
LEVE
L 1
DASHLINE INDICATES EXTENT OF ROOF / CANOPY @ LEVEL 2
PLANTING STRIP
1.8m HIGH WOOD FENCE
6000
PLANTING STRIP
EXTE
NT
OF
RO
OF
ABO
VE
CLEAR HEIGHT UNDER CORNER OF BUILDING ABOVE = +/- 3050mm
BALCONY BALCONY
1500
1500
3000
3000
3000
3000
3000
14827 19986
CSW
2027
CSW
4 3 2 1
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
47
46
45
44
43
42
41
40 LAN
DSC
APIN
G
ENCLOSED MECHANICAL PENTHOUSE
ROOFTOP AMENITY AREA (150m2)
3000
3000
3000
3000
3000
3000
3000
3000
4400
4400
5800
PLANTING STRIP
FRONTAGE52764
FRONTAGE12927
ARC DIMESION = 25700 FRONTAGE
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3000
3048
5800
4400
5800
1270
6000
DASHED LINE INDICATES EXTENT OF PARKING STRUCTURE BELOW GRADE (T/O STRUCTURAL SLAB @ 110.05 m)
LANDSCAPED AREA SLOPES DOWN TOWARD MARKET STREET (REFER TO GRADING PLAN FOR FURTHER DETAIL)
3505
3505
219 MARKET STREETAPARTMENTDWELLING
3700
9000
3148 3148
3148 31483091 3091
3148 3148
5800
3000
8 APARTMENT UNITS
1270
5800 6394 5800
T/O EXISTING C.I.P. CONCRETE RETAINING WALL @ 229 MARKET STREET = 110.22 m
T/O EXISTING C.I.P. CONCRETE RETAINING WALL @ 229 MARKET STREET = 109.51 m
T/O EXISTING C.I.P. CONCRETE RETAINING WALL @ 229 MARKET STREET = 110.22 m
T/O EXISTING C.I.P. CONCRETE RETAINING WALL @ 229 MARKET STREET = 109.51 m
EXISTING CHANLINK FENCE
EXISTING CHANLINK FENCE
LIGHT BOLLARD
POLE MOUNTED B.F. PARKING SIGNAGE
POLE MOUNTED B.F. PARKING SIGNAGE
POLE MOUNTED B.F. PARKING SIGNAGE
POLE MOUNTED B.F. PARKING SIGNAGE
LINE OF AWNING ABOVE
CSW
FIRE DEPARTMENT CONNECTION
FIRE DEPARTMENT CONNECTION
914
EXISTING CONCRETE SIDEWALK TO BE REMOVED
TIE IN OF NEW CONCRETE SIDEWALK TO EXISTING
EXISTING CONCRETE SIDEWALK TO REMAIN
EXISTING CONCRETE SIDEWALK TO REMAIN
EXISTING CONCRETE SIDEWALK TO REMAIN
DEC
OR
ATIV
E PA
VIN
G (R
EFER
TO
LA
NSC
APE
DR
AWIN
GS)
9000
21 / 23 QUEENS STREET S.
3000
2099 1800152
REAR YARD SETBACK7500
11683
REAR YARD SETBACK7500
8048
13401270
1340
1340
1340
1790
500
MAX
. SET
BAC
K20
00
1524
3533
296
65
747
49
2
408
NEW DEPRESSED CONCRETE SIDEWALK
NEW RD-107 TYPE CONCRETE CURB DETAIL
TIE
IN O
F N
EW
CO
NC
RET
E SI
DEW
ALK
TO
EXIS
TIN
G
7000
NEW DEPRESSED CONCRETE SIDEWALKNEW RD-107 TYPE CONCRETE CURB DETAIL
9000
EXISTING CONCRETE SIDEWALK TO REMAIN
NEW DEPRESSED CONCRETE SIDEWALK
NEW RD-107 TYPE CONCRETE CURB DETAIL
NEW
DEP
RES
SED
C
ON
CR
ETE
SID
EWAL
KN
EW R
D-1
07 T
YPE
CO
NC
RET
E C
UR
B D
ETAI
L
SETBACK7500
MAX
. SET
BAC
K20
00
SETB
ACK
7500
MAX. SETBAC
K2000
MAX. SETBACK2000
MAX. SETBACK
2000
MAX. SETBACK2000
EXIT
EXIT
EXITEXIT
3000
3000
1960
5954
6559
1948
1901
2023
879
RETAINING WALL
EX. PM.
EX. LS. TO BE RELOCATED
EX. PM. TO BE REMOVED
EX. LS.
EX. SIGN TO BE RELOCATEDEX. BUS SHELTER TO BE RELOCATED
EX. WASTE RECEPTACLE TO BE RELOCATEDPROPOSED BUS SHELTER LOCATION
EX. LS.
EX.HP.
EX. TL.
EX. HP.
EX. HP.
EX. SIGN TO BE RELOCATED
ABBREVIATION LEGEND
EX. - EXISTINGLS. - LIGHT STANDARDHP. - HYDRO POLEPM. - PARKING METERCOMM. - COMMUNICATIONSTL. - TRAFFIC LIGHTWL - WALL MOUNTED LIGHTSL - SOFFIT LIGHT
EX. HP.
EX. SIGN
EX. SIGN
EX. SIGN TO BE RELOCATED
EX. SIGN TO BE RELOCATEDEX. SIGN
EXISTING COMM. PEDESTALS TO BE RELOCATED
EX. PM. TO BE REMOVED
EX. PM. TO BE REMOVED EX. PM. TO BE REMOVED
EX. DRIVEWAY ACCESS TO BE REMOVED AND SIDEWALK TO BE REPLACED AS PER RD-103
EX. DRIVEWAY APRON TO REMAIN FOR
MAINTENANCE ACCESS
3700
3700
ASPHALT PAVING
1500
1500
1922
ONE WAY
1800
2840
6863
4544
15001500
15001500
15001500
10261
STREET PARKING
6700STREET PARKING
6700STREET PARKING
6700
2400
2400
B/F 39
3000
3000
3000
3000
3000
4400
34
35
36
37
38
3000
3700
6394
SLSL
SLSL
SLSL
SL
SL
SL
SL
SL
SL
WL
WL
WL
WL
WL
WLWL
WLWL
WLWL
WLWL
WL WL
WL
WL
WL
WLWL
SL
LS.
LS.
LS.
LS.
LS.
LS.
6000
ARCHITECTURAL EQUIPMENT SCREEN
EXHAUST WELL
EXHAUST WELL
EXHAUST WELL
4000
4000 2000
PROPOSED APARTMENT ELEC.TRANSFORMER LOCATION
ARCHITECTURAL EQUIPMENT SCREEN
FIRE DEPARTMENT CONNECTION
ELECTRIAL GENERATOR
6000
4000
1800
1799
1500
1500
1500
1726
1500
3757
UP
GR
ADES
TO
EXI
SITN
G C
ON
CR
ETE
SID
EW
ALK
ALO
NG
QU
EEN
STR
EET
(INC
LUD
ING
UR
BAN
BR
AILL
E) T
O B
E C
ON
STR
UC
TED
BY
OW
NE
R
FLUSH GRATE IN SLAB
110.510 m
6298
6000
3000 30003000
NO DRIVE AISLE ENTRY SIGNAGE
POLE MOUNTED CONVEX MIRROR FOR BACK-UP ASSIST FROM SHORT-TERM PARKING STALLS
SHORT TERM - CHECK IN PARKING / DROP-OFF
3000
3000
5700
6000
EXISTING CONCRETE SIDEWALK TO BE REMOVED
10500
10002
PRO
POSE
D S
NO
W
STO
RAG
E AR
EA -
28.5
m2
PROPOSED SNOW STORAGE AREA -24.3 m2
1800mm HIGH ALUMINUM FRAMED CLEAR GLASS WINDSCREEN AROUND NORTH END OF AMENITY SPACE
ARCHITECTS
LICENCEEDWARD THOMAS
5572
OF
ONT
AR
IOASSOCIATIO
N
ARCHITECTS INC.
r s m
Do n
ot s
cale
draw
ings
. Co
ntra
ctor
s m
ust c
heck
and
ver
ify a
ll dim
ensio
ns a
nd re
port
any
disc
repa
ncies
to th
e Ar
chite
ct b
efor
epr
ocee
ding
with
the
work
. All d
ocum
ents
rem
ain
the
prop
erty
of t
he A
rchi
tect
. Una
utho
rized
use
, mod
ificat
ion, a
nd/o
r rep
rodu
ction
of th
ese
docu
men
ts is
pro
hibi
tted
with
out w
ritte
n pe
rmiss
ion.
The
Con
tract
Doc
umen
ts w
ere
prep
ared
by
the
Cons
ulta
nt fo
r the
acco
unt o
f the
Own
er.
The
mat
erial
con
tain
ed h
erein
refle
cts
the
Con
sulta
nts
best
judg
emen
t in
light
of t
he in
form
ation
ava
ilabl
e to
him
at t
he ti
me
of p
repa
ratio
n An
y us
e wh
ich a
third
par
ty m
akes
of t
he C
ontra
ct D
ocum
ents
, or a
ny re
lianc
e on
or d
ecisi
ons
to b
e m
ade
base
d on
them
are
the
resp
onsib
ility
of s
uch
third
par
ties.
Th
e Co
nsul
tant
acc
epts
no
resp
onsib
ility
for d
amag
es, i
f any
, suf
fere
d by
any
third
par
ty a
s a
resu
lt of
dec
ision
s m
ade
or a
ction
s ba
sed
on th
e Co
ntra
ct D
ocum
ents
.
Drawing No.
Status
Drawing Scale
Plot Date / Time
Checked by
Drawn by
Project Date
Project No
Project North True North
Revision No.
As indicated
9/6/2019 10:16:01 AM
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2019-07-12
SITE PLAN
6 STRY APARTMENT &10 STRY HOTEL
354 KING STREET WESTDA-18-096
18025
ISSUED FORFOUNDATION PERMIT
JAD
1 : 2001 SITE PLAN
No. Date Revision
4 2018-12-07 RE-ISSUED FOR SPA5 2018-12-18 RE-ISSUED FOR SPA8 2019-04-17 ISSUED FOR SPA9 2019-05-23 ISSUED FOR COORDINATION10 2019-06-07 ISSUED FOR FOUNDATION PERMIT11 2019-06-26 RE-ISSUED FOR SPA12 2019-07-30 RE-ISSUED FOR SPA14 2019-09-05 RE-ISSUED FOR SPA
2.0m HIGH NOISE BARRIER(REFER TO LANDSCAPEDRAWINGS FOR DETAILS)
1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.
2. ALL WORK SHALL COMPLY WITH THE 2012 ONTARIO BUILDING CODE AND AMENDMENTS.
3. CONTRACTORS MUST CHECK AND VERIFY ALL DIMENSIONS AND SPECIFICATIONS AND REPORT ANY DISCREPANCIES TO THE ARCHITECT BEFORE PROCEEDING WITH THE WORK.
4. ALL CONTRACTORS AND SUB-CONTRACTORS SHALL HAVE A SET OF APPROVED CONSTRUCTION DOCUMENTS ON SITE AT ALL TIMES.
5. ALL DOCUMENTS REMAIN THE PROPERTY OF THE ARCHITECT. UNAUTHORIZED USE, MODIFICATION, AND/OR REPRODUCTION OF THESE DOCUMENTS IS PROHIBITED WITHOUT WRITTEN PERMISSION. THE CONTRACT DOCUMENTS WERE PREPARED BY THE CONSULTANT FOR THE ACCOUNT OF THE OWNER.
6. THE MATERIAL CONTAINED HEREIN REFLECTS THE CONSULTANTS BEST JUDGEMENT IN LIGHT OF THE INFORMATION AVAILABLE TO HIM AT THE TIME OF PREPARATION. ANY USE WHICH A THIRD PARTY MAKES OF THE CONTRACT DOCUMENTS, OR ANY RELIANCE ON/OR DECISIONS TO BE MADE BASED ON THEM ARE THE RESPONSIBILITY OF SUCH THIRD PARTIES.
7. THE CONSULTANT ACCEPTS NO RESPONSIBILITY FOR DAMAGES, IF ANY, SUFFERED BY ANY THIRD PARTY AS A RESULT OF DECISIONS MADE OR ACTIONS BASED ON THE CONTRACT DOCUMENTS.
GENERAL NOTES
1. ALL WORK INVOLVED IN THE CONSTRUCTION, RELOCATION, REPAIR OF MUNICIPAL SERVICES FOR THE PROJECT SHALL BE TO THE SATISFACTION OF THE DIRECTOR OF PLANNING, CHIEF PLANNER, AND PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT.
2. FIRE ROUTE SIGNS AND 3-WAY FIRE HYDRANTS SHALL BE ESTABLISHED TO THE SATISFACTION OF THE CITY FIRE DEPARTMENT AND AT THE EXPENSE OF THE OWNER.
3. MAIN DRIVEWAY DIMENSIONS AT THE PROPERTY LINE BOUNDARIES ARE PLUS OR MINUS 7.5M UNLESS OTHERWISE STATED.
4. ALL DRIVEWAYS FROM PROPERTY LINES FOR THE FIRST 7.5M SHALL BE WITHIN 5% MAXIMUM GRADE, THEREAFTER, ALL DRIVEWAYS SHALL BE WITHIN 10% MAXIMUM GRADES.
5. THE APPROVAL OF THIS PLAN DOES NOT EXEMPT THE OWNER’S BONDED CONTRACTOR FROM THE REQUIREMENTS TO OBTAIN THE VARIOUS PERMITS/APPROVALS NORMALLY REQUIRED TO COMPLETE A CONSTRUCTION PROJECT, SUCH AS, BUT NOT LIMITED TO THE FOLLOWING:
• BUILDING PERMIT• SEWER AND WATER PERMITS• ROAD CUT PERMITS• RELOCATION OF SERVICES• APPROACH APPROVAL PERMITS• ENCROACHMENT AGREEMENTS (IF REQUIRED)• COMMITTEE OF ADJUSTMENT
6. ABANDONED ACCESSES MUST BE REMOVED AND THE CURB AND BOULEVARD RESTORED WITH SOD AT THE OWNER’S EXPENSE TO THE SATISFACTION OF THE TRAFFIC ENGINEERING SECTION, PUBLIC WORKS DEPARTMENT.
7. FOR VISIBILITY TRIANGLES AT VEHICULAR ACCESS POINTS, THE FOLOOWING NOTE BE PROVIDED: "5.0m X 5.0m VISIBILITY TRIANGLES IN WHICH THE MAXIMUM HEIGHT OF ANY OBJECT OR MATURE VEGETATION IS NOT TO EXCEED A HEIGHT OF 0.7m ABOVE THE CORRESPONDING PERPENDICULAR CENTRELINE ELEVATION OF THE ADJACENT STREET."
8. CALL BEFORE YOU DIG, ARRANGE FOR UNDERGROUND HYDRO CABLE LOCATE(S) AND GAS PIPELINES BEFORE BEGINNING CONSTRUCTION BY CONTACTING ONTARIO ONE CALL @ 1-800-400-2255.
9. THE PROPOSED DEVELOPMENT IS INELIGABLE FOR MUNICIPAL WASTE COLLECTION SERVICE. THE COLLECTION OF WASTE MATERIALS IS REQUIRED THROUGH A PRIVATE HAULER. PARTICIPATION IN WASTE DIVERSION PROGRAMS INCLUDING RECYCLING COLLECTION AND ORGANIC WASTE COLLECTION IS ENCOURAGED.
10.PROPOSED SIGNAGE SHALL CONFORM TO THE CITY'S SIGN AND OTHER DEVICES BY-LAW NO. 10-197.
11.LIGHTING MUST BE DIRECTED ON SITE AND MUST NOT SPILL OVER TO ADJACENT PROPERTIES OR STREETS.
12.APPLICABLE TO APARTMENT BUILDING - CANADA POST'S MULTI-UNIT POLICY, WHICH REQUIRES THAT THE OWNER/DEVELOPER PROVIDE THE CENTTALIZED MAIL FACILITY (LOCK BOX ASSEMBLY) AT THEIR OWN EXPENSE (LESS THAN 100 UNITS WILL REQUIRE A FRONT LOADING BOX ASSEMBLEY AND MORE THAN 100 UNITS WILL REQUIRE A REAR LOADING LOCK BOX ASSEMBLY WHICH WILL REQUIRE A MAIL ROOM) WILL BE IN AFFECT FOR BUILDINGS AND COMPLEXES WITH A COMMON LOBBY, COMMON INDOOR OR SHELTERED SPACE.
GENERAL SITE PLAN NOTES
UNDERTAKING
RE: 354 King Street West, Hamilton File No. DA-18-096
I,_________________, the owner of the land, hereby undertake and agree without reservation, a) To comply with all the content of this plan and drawing and not to vary therefrom; b) To perform the facilities, works or matters mentioned in Section 41(7)(a) of the Planning Act shown on this plan and drawing(s) in accordance with the conditions of approval as set out in the Letter of Approval dated ____________________________; c) To maintain to the satisfaction of the City and at my sole risk and expense, all of the facilities, works or matters mentioned in Section 41(7)(b) of the said Act, shown in this plan and drawing, including removal of snow from access ramps and driveways, parking and loading areas and walkways; d) To affix the physical municipal numbers of 7 Queen St. N, 213 to 227 Market St. and 354 to 360 King St. W. to each building in a manner that is visible from the street; e) In the event that the Owner does not comply with the plan dated, the owner agrees that the city may enter the land and do the required works, and further the Owner authorizes the city to use the security filed to obtain compliance with this plan.f) To construct an Acoustical Barrier around the rooftop amenity space as shown in Figure 4 of the revised Noise Study dated September 11, 2019. The barrier shall be 2.0m in height constructed of safety glass or equivalent, must have a minimum surface density of 20 kg/m2 and be designed and constructed with no cracks or gaps.g) The following Warning Clauses shall be included in all agreements of purchase and sale and/or leases: 1.) With respect to all units in all buildings: “Warning Clause “D" “This dwelling unit has been supplied with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the Municipality's and Ministry of Environment's noise criteria." 2.) Condition regarding calculation of specific building components “Prior to the issuance of building permit(s), a Professional Engineer qualified to provide acoustical engineering services in Ontario will be required to provide calculations to determine specific building components (windows, walls etc) that will be required to be incorporated into building drawings, in order to satisfy MOECP requirements, and to determine if the STC calculations identified in the noise study titled "Environmental Noise Impact Study, 354 King Street West, Hamilton, On" revised date September 2019, are correct based on the submitted floor plans and drawings. Prior to final inspection and release for occupancy, these dwellings shall be certified by a Professional Engineer qualified to provide acoustical engineering services in Ontario as being in compliance with the recommendations of the Noise Study."
Dated this __________ day of _________________ 2019. ______________________________ ______________________________(seal) Witness (signature) Owner (signature) ______________________________ ______________________________(seal) Witness (print) Owner (print)
___________________________________________________________________Address of Witness
15 2019-10-03 RE-ISSUED FOR SPA
Approved Site PlanSource: SRM Architects (October 2019)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
5a
UP
UP
QUEEN ST. - P2 PARKING ENTRANCE(FOR HOTEL PARKING ONLY)
M A R K E T S T R E E T
Q U
E E
N
S T
R E
E T
(ON
E W
AY)
K I N G S T R E E T (ONE WAY)
EXISTING 1 STOREY DUPLEX DWELLING
EXIS
TIN
G F
IRE
HYD
RAN
T
EXISTING FIRE HYDRANT
FUTURE LRT STOP
CENTRE LINE OF STREET
EXISTING CENTRE LINE OF STREET
CSW
PRINCIPLE ENTRANCE FOR MULTIPLE COMPLEX
43 PARKING STALLS(4 B.F. INCL.)
LOADING ZONE 3.7m X 9.0m
FIRE TRUCK ACCESS
CEN
TRE
LIN
E O
F S T
REE
T
CEN
TRE
LIN
E O
F ST
REE
T
CSW
B/F
CSW
ASPHALT PAVING
HEAVY DUTY ASPHALT DRIVE LANE (FOR
GARBAGE TRUCK ROUTE)
1070mm HIGH GUARD
RETAINING WALL (ATTACHED TO STRUCTURE)
1070mm HIGH GUARDRAIL
12 STOREY HOTEL
BASEMENT FFE - 102.89mLEVEL 1 FFE - 106.05mLEVEL 2 FFE - 110.51m
(AVERAGE GRADE - 107.19m)
HO
TEL
PRIM
ARY
ENTR
ANC
E
MAINTENANCE ENTRANCE AREAW/ ENTRANCE CANOPY
LEVEL 2 ROOF
LEVE
L 2
RO
OF
NO STREET PARKING AREA
DAYLIGHT TRIANGLE
(AREA DEDICATED TO LRT
DEVELOPMENT)
B/F
DAYLIGHT TRIANGLE (REFER TO DWG A1.2 FOR SIZE) IN WHICH THE MAXIMUM HEIGHT OF ANY OBJECTS OR MATURE VEGETATION IS NOT TO EXCEED A HEIGHT OF 0.70 METRES ABOVE THE CORRESPONDING PERPENDICULAR CENTRELINE ELEVATION OF THE ADJACENT STREET
SHORT-TERM BICYCLE PARKING (5 SPACES)
BALCONYBALCONY
BALCONY BALCONY
BALCONY BALCONY
2.0m HIGH WOOD PRIVACY FENCE (REFER TO LANDSCAPE DRAWINGS FOR DETAILS)
PEDESTRIAN ACCESS FROM STREET TO SITE DECK - LEVEL 1
CSW
CSW
PROPOSED HOTEL ELEC.TRANSFORMER LOCATION
DIA
GO
NAL
HAT
CH
IN
DIC
ATES
RO
AD
WID
ENIN
G
DIAGONAL HATCH INDICATES ROAD WIDENING
DIAGONAL HATCH INDICATES ROAD WIDENING
5000
5000
5000
5000
N68°26'55"W 69.820N68°26'55"W 94.879
PART 1
N84°18'05"W
17.498
N68°26'55"W26.391
PART 27.163N70°54'00"E
9.58
5
N40°
34'25
"E
7.17
3
N23°
59'2
5"E
7.166N72°50'15"E
24.5
44
PART
3
N16°
20'0
5"E
32.8
98
57.4
32
N16°
20'0
5"E
N16°
20'0
5"E
55.3
323.
000
N70°
27'0
0"W
N71°28'45"W 29.764
N16°
20'0
5"E
18.7
12
N66°30'50"E
70.322
N16°
39'1
5"E
26.7
04
0.117N17°13'45"W
N16°
29'1
0"E
6.87
9N1
8°52
4'20
5"E
9.70
5
N16°
42'1
0"E
35.9
66
1.000N16°42'10"E
227 MARKET STREET2 STOREY MULTIPLEDWELLING225 MARKET STREET2 STOREY MULTIPLEDWELLING
223 MARKET STREET2 STOREY MULTIPLEDWELLING221 MARKET STREET2 STOREY MULTIPLEDWELLING 217 MARKET STREETMULTIPLEDWELLING
215 MARKET STREET2 STOREY MULTIPLEDWELLING213 MARKET STREET2 STOREY MULTIPLEDWELLING
VISIBILITY TRIANGLE VISIBILITY
TRIANGLE
MARKET STREET PARKING ENTRANCE TO P1 LEVEL(MULTIPLE RESIDENCE ONLY)
5000
5000
5000
5000
VISIBILITY TRIANGLE (TYP.)
B/F
LAN
DSC
APIN
G
25 STOREY MULTIPLE DWELLING COMPLEX
PARKING GARAGE P2 FFE - 102.89mPARKING GARAGE P1 FFE - 106.05m
LEVEL 1 (GRADE) FFE - 110.20m(AVERAGE GRADE = 107.19m)
5000
500050
00
5000
2323
2182
6000
LEVEL 1
LEVE
L 1
DASHLINE INDICATES EXTENT OF ROOF / CANOPY @ LEVEL 2
PLANTING STRIP
1.8m HIGH WOOD FENCE
6000
PLANTING STRIP
EXTE
NT
OF
RO
OF
ABO
VE
CLEAR HEIGHT UNDER CORNER OF BUILDING ABOVE = +/- 3050mm
BALCONY BALCONY
1500
1500
3000
3000
3000
3000
3000
14827 19986
CSW
2027
4 3 2 1
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
47
46
45
44
43
42
41
40 LAN
DSC
APIN
G
3000
3000
3000
3000
3000
3000
3000
3000
4400
4400
5800
PLANTING STRIP
FRONTAGE52764
FRONTAGE12084
ARC DIMESION = 25700 FRONTAGE
2098
530
0030
0030
0030
0030
0030
0030
0030
0045
0030
0030
0030
48
5800
4400
5800
1270
6000
DASHED LINE INDICATES EXTENT OF PARKING STRUCTURE BELOW GRADE (T/O STRUCTURAL SLAB @ 110.05 m)
219 MARKET STREETMULTIPLEDWELLING
3700
9000
3148 3148
3148 31483091 3091
3148 3148
8 MULTIPLE UNITS
1270
5800 6394 5800
T/O EXISTING C.I.P. CONCRETE RETAINING WALL @ 229 MARKET STREET = 110.22 m
T/O EXISTING C.I.P. CONCRETE RETAINING WALL @ 229 MARKET STREET = 109.51 m
T/O EXISTING C.I.P. CONCRETE RETAINING WALL @ 229 MARKET STREET = 110.22 m
T/O EXISTING C.I.P. CONCRETE RETAINING WALL @ 229 MARKET STREET = 109.51 m
EXISTING CHANLINK FENCE
EXISTING CHANLINK FENCE
LIGHT BOLLARD
POLE MOUNTED B.F. PARKING SIGNAGE
POLE MOUNTED B.F. PARKING SIGNAGE
POLE MOUNTED B.F. PARKING SIGNAGE
LINE OF AWNING ABOVE
CSW
FIRE DEPARTMENT CONNECTION
FIRE DEPARTMENT CONNECTION
914
TIE IN OF NEW CONCRETE SIDEWALK TO EXISTING
EXISTING CONCRETE SIDEWALK TO REMAIN
EXISTING CONCRETE SIDEWALK TO REMAIN
EXISTING CONCRETE SIDEWALK TO REMAIN
SOD
9000
21 / 23 QUEENS STREET S.
3000
3899152
REAR YARD SETBACK7500
11683
REAR YARD SETBACK7500
8048
13401270
1340
1340
1340
MAX
. SET
BAC
K20
00
1524
56
872
272
246
652
NEW DEPRESSED CONCRETE SIDEWALK
NEW RD-107 TYPE CONCRETE CURB DETAIL
TIE
IN O
F N
EW
CO
NC
RET
E SI
DEW
ALK
TO
EXIS
TIN
G
7000
NEW DEPRESSED CONCRETE SIDEWALKNEW RD-107 TYPE CONCRETE CURB DETAIL
9000
EXISTING CONCRETE SIDEWALK TO REMAIN
NEW DEPRESSED CONCRETE SIDEWALK
NEW RD-107 TYPE CONCRETE CURB DETAIL
NEW
DEP
RES
SED
C
ON
CR
ETE
SID
EWAL
KN
EW R
D-1
07 T
YPE
CO
NC
RET
E C
UR
B D
ETAI
L
SETBACK7500
MAX
. SET
BAC
K20
00
SETB
ACK
7500
MAX. SETBAC
K2000
MAX. SETBACK2000
MAX. SETBACK
2000
MAX. SETBACK2000
2000
EXIT
EXIT
EXITEXIT
3000
3000
1960
5954
6559
1948
1901
2023
879
RETAINING WALL
EX. PM.
EX. LS. TO BE RELOCATED
EX. PM. TO BE REMOVED
EX. LS.
EX. SIGN TO BE RELOCATEDEX. BUS SHELTER TO BE RELOCATED
EX. WASTE RECEPTACLE TO BE RELOCATEDPROPOSED BUS SHELTER LOCATION
EX. LS.
EX.HP.
EX. TL.
EX. HP.
EX. HP.
EX. SIGN TO BE RELOCATED
ABBREVIATION LEGEND
EX. - EXISTINGLS. - LIGHT STANDARDHP. - HYDRO POLEPM. - PARKING METERCOMM. - COMMUNICATIONSTL. - TRAFFIC LIGHTWL - WALL MOUNTED LIGHTSL - SOFFIT LIGHT
EX. HP.
EX. SIGN
EX. SIGN
EX. SIGN TO BE RELOCATED
EX. SIGN TO BE RELOCATEDEX. SIGN
EXISTING COMM. PEDESTALS TO BE RELOCATED
EX. PM. TO BE REMOVED
EX. PM. TO BE REMOVED EX. PM. TO BE REMOVED
EX. DRIVEWAY ACCESS TO BE REMOVED AND SIDEWALK TO BE REPLACED AS PER RD-103
EX. DRIVEWAY APRON TO REMAIN FOR
MAINTENANCE ACCESS
3700
3700
ASPHALT PAVING
1500
1500
1922
ONE WAY
2840
6863
4544
15001500
15001500
15001500
10261
STREET PARKING
6700STREET PARKING
6700STREET PARKING
6700
2400
2400
B/F39
3000
3000
3000
3000
3000
4400
34
35
36
37
38
3000
3700
6394
SLSL
SLSL
SLSL
SL
SL
SL
SL
SL
SL
WL
WL
WL
WLWL
WLWL
WLWL
WLWL
WL WL
WL
WL
WL
WLWL
SL
LS.
LS.
LS.
LS.
LS.
LS.
6000
ARCHITECTURAL EQUIPMENT SCREEN
EXHAUST WELL
EXHAUST WELL
EXHAUST WELL
FIRE DEPARTMENT CONNECTION
1800
1799
1500
1500
1500
3757
UP
GR
ADES
TO
EXI
SITN
G C
ON
CR
ETE
SID
EW
ALK
ALO
NG
QU
EEN
STR
EET
(INC
LUD
ING
UR
BAN
BR
AILL
E) T
O B
E C
ON
STR
UC
TED
BY
OW
NE
R
FLUSH GRATE IN SLAB
110.510 m
6000
3000 3000
3000
NO DRIVE AISLE ENTRY SIGNAGE
POLE MOUNTED CONVEX MIRROR FOR BACK-UP ASSIST FROM SHORT-TERM PARKING STALLS
SHORT TERM - CHECK IN PARKING / DROP-OFF
3000
3000
5700
6000
EXISTING CONCRETE SIDEWALK TO BE REMOVED
10500
10002
PRO
POSE
D S
NO
W
STO
RAG
E AR
EA -4
2.9
m2
1800mm HIGH ALUMINUM FRAMED CLEAR GLASS WINDSCREEN.
GAS
MET
ER
GAS METER
PROPOSED MULTIPLE SWITCHGEAR LOCATION
PROPOSED MULTIPLE ELEC. TRANSFORMER LOCATION 7000
GAS
MET
ER ROOFTOP AMENITY@ 16TH LEVEL W/ 2.0m HIGH
WIND SCREEN
SK - 1051
107.480 m
1981
21592000
1500
3353
3000
1500 2159
2158
3353
106.250 m
2.0m WIDECONCRETESIDEWALK
2.0m WIDECONCRETESIDEWALK
2159
1981
3000
TH
TH
TH
TH
TH
TH
TH
THV
V
V
V
V
CS
CS
C
A
A
A
A
A
A
A
A
C
C
C
C
C
C
C
C
C
C
C
C
C
C
MULTIPLE OUTDOOR
AMENITY AREA93.3 m²
METAL OVERHEAD STRUCTURE(REFER TO LANDSCAPING)
BOX PLANTERS(REFER TO LANDSCAPING)
OUTDOOR FURNITURE(N.I.C)
WALKWAY
685
4940
686
METAL OVERHEAD STRUCTURE(REFER TO LANDSCAPING)
SOD
UP
1119
LOCATION OF GAS METER T.B.D.
1795
DASHED LINE INDICATES CANOPY ABOVE
ROOFTOP AMENITY@ MECH. PH LEVEL
W/ 2.0m HIGH WIND SCREEN
SITE DATA354 King Street West, Hamilton, Ontraio
ZONING BY-LAW 05-200
LOT AREA
LOT FRONTAGE
NO. OF UNITS
COMMERCIAL GFA
PERMITTED USES
COMBINED WIDTH OF GROUND FLOOR FACADE
SETBACKS
REQUIRED / PERMITTED PROPOSED
BEFORE ROAD WIDENING: 0.72 ha (7,234.5 m²)AFTER ROAD WIDENING: 0.70 ha (6,967.6 m²)69.820 m (KING ST. W.)74.317 m (QUEEN ST. S.)70.322 m (MARKET ST.)
4.5 m (MIN.)4.3 a)
322 MULTIPLE DWELLING UNITS154 HOTEL SUITES
APARTMENT: 377.54 m²HOTEL: 8633.60 m²
MULTIPLE DWELLINGRETAILRESTAURANTHOTEL
MULTIPLE DWELLINGRETAILRESTAURANTHOTEL
11.1.1
146.572 m11.1.3 g) iii) AND iv) MIN. 50% OF ALL LOT LINES ABUTTING THE STREET: 107.229 m
SETBACK FROM STREET LINE
1.96 - 2.0 m (KING ST.)2.0 m (MARKET ST.)<0.01 - 0.75m (QUEEN ST.)
SCHEDULE C - SITE SPECIFIC #295
2.0 m (MAX.)
REAR YARD 1.109m TO PARKING STRUCTURE 8.048m TO 2 STOREY MULTIPLE DWELLING11.963m TO 25 STOREY MULTIPLE DWELLING
11.1.3 b) 7.5 m (MIN.)
INTERIOR SIDE YARD
2.08 m1.08 m
11.1.3 c) 7.5 m ABUTTING A LOT CONTAINING A RESIDENTIAL USE (MIN.)
BUILDING HEIGHTMINIMUM BUILDING HEIGHT
7.0 m (MULTIPLE DWELLING UNITS ALONG MARKET ST.) / 2 STOREYS
11.1.3 d) 11.0 m (MIN.)
MAXIMUM BUILDING HEIGHT
HOTEL = 41.78 mAPARTMENT = 77.12 m
22.0 m (MAX.)
PARKING
PARKING SPACE DIMENSIONS
3.0 m x 5.8 m (TYPICAL SURFACE PARKING)
5.2 b) i) 2.6 m x 5.5 m (MIN.)3.0 m x 6.0 m (MAX.)
3.0 m x 5.8 m (MIN.) -*CURRENTLY UNDER APPEAL
2.8 m x 5.8 m (TYPICAL UNDERGROUND PARKING FOR P1 AND P2 LEVELS)
5.2 b) ii) 2.8 m x 5.8 m (MIN. FOR UNDERGROUND PARKING STRUCTURE)
PARKING SPACES 93 SPACES @ P1 LEVEL + 47 SPACES @ SURFACE LEVEL = 140 TOTAL SPACES PROVIDED FOR MULTIPLE DWELLING UNITS
5.6 a) MULTIPLE DWELLING UNITS
COMBINED REQUIRED / PERMITTED PARKING
MIN. : 226+154 = 380 SPACESMAX. : 402 + 154 = 556 SPACES
115 SPACES @ P2 LEVEL= 115 TOTAL SPACESPROVIDED FOR THE HOTEL (25 OF THE HOTEL SPACES WILL BE DEDICATED FOR VALET HOTEL PARKING)
SMALL CAR PARKING
20 SMALL CAR SPACES10% OF REQUIRED PARKING SHALL BE 2.6 m x 5.5 m IF CLEARLY IDENTIFIED AS BEING RESERVED FOR THE PARKING OF SMALL CARS10% OF 380 = 38 SPACES
BARRIER FREE PARKING SPACE DIMENSIONS
4.4 m x 5.8 m5.2 f) 4.4 m x 5.8 m (MIN.)
BARRIER FREE PARKING SPACES
7 BF PROVIDED (3 FOR HOTEL AND 4 FOR MULTIPLE DWELLING UNITS)
5.5 MIN. 2 SPACES + 2% OF TOTAL NUMBER OF REQURIED PARKING SPACES (203)2 + 5 (2% OF 267) = 7 BF SPACES
SHORT-TERM BICYCLE PARKING
5 SHORT-TERM SPACES5.7 c) 5 SHORT-TERM SPACES FOR MULTIPLE DWELLING UNITS
LONG-TERM BICYCLE PARKING
161 LONG-TERM SPACES FOR MULTIPLE DWELLING UNITS
5.7 c) 322 UNITS X 0.5 SPACES PER MULTIPLE DWELLING UNIT = 161 SPACES
5 LONG-TERM SPACES FOR HOTEL
5.7 c) 5 SPACES FOR THE HOTEL (BETWEEN 1,001.0 m² AND 10,000.0 m²)
PARKING STALL BREAKDOWN MULTIPLE DWELLING UNITS HOTELPARKING GARAGE P2 - HOTEL ONLYSTANDARD PARKING - 2.8 m x 5.8 mVALET PARKING - 2.8 m x 5.8 mSMALL CAR SPACE - 2.6 m x 5.5 mBARRIER FREE - 4.4 m x 5.8 mSHORT-TERM BICYCLE PARKINGLONG-TERM BICYCLE PARKINGPARKING GARAGE P1 - MULTIPLE DWELLING ONLYSTANDARD PARKING - 2.8 m x 5.8 mVALET PARKING - 2.8 m x 5.8 mSMALL CAR SPACE - 2.6 m x 5.5 mBARRIER FREE - 4.4 m x 5.8 mSHORT-TERM BICYCLE PARKINGLONG-TERM BICYCLE PARKINGSURFACE PARKING STANDARD PARKING - 2.8 m x 5.8 mVALET PARKING - 2.8 m x 5.8 mSMALL CAR SPACE - 2.6 m x 5.5 mBARRIER FREE - 4.4 m x 5.8 mSHORT-TERM BICYCLE PARKINGLONG-TERM BICYCLE PARKINGTOTALAMENITY AREA (SEE DRAWINGS A7.3, 7.4, 7.5, 7.6 & 7.7 FOR AMENITY AREA PLANS
AMENITY AREA FOR MULTIPLE DWELLING UNITS
6.1.3 f) 4.0 m² FOR EACH DWELLING UNIT < 50m 4.0 m² x 123 UNITS = 492 m²6.0 m² FOR EACH DWELLING UNIT < 50m 6.0 m² x 199 UNITS = 1194 m²TOTAL = 1686 m²
728.3 m² (OUTDOOR)1038.5 m² (INDOOR)1767 m² (TOTAL)
0 750 240 130 30 00 0
84 00 09 00 00 0161 5
43 00 00 04 05 00 0140 - VEHICLE / 161 - BICYCLE 115 - VEHICLE / 5 BICYCLE
UNITS MIN. MAX.UNITS <50 m²(123)
0.3/UNIT = 36.9
1.25/UNIT = 153.75
UNITS 1-14 (14)
0.7/ UNIT = 9.8
1.25 / UNIT = 17.5
SUB-TOTAL 226 402
UNITS 15-50(36)
0.85/ UNIT = 30.6
1.25 / UNIT = 45
255 SPACES TOTAL
UNITS 51+(149)
1.0/ UNIT = 149
1.25 / UNIT = 186.25
HOTEL1SPACE/GUEST SUITE= 154 SPACES
* AMENDMENT TO PARKING REQUIREMENTS IS INCLUDED IN ZONING BY-LAW APPLICATION
* AMENDMENT TO PARKING REQUIREMENTS IS INCLUDED IN ZONING BY-LAW APPLICATION
ARCHITECTS
LICENCEEDWARD THOMAS
5572
OF
ONT
AR
IOASSOCIATIO
N
ARCHITECTS INC.
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Drawing No.
Status
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Plot Date / Time
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Project Date
Project No
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Revision No.
1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS.
2. ALL WORK SHALL COMPLY WITH THE 2012 ONTARIO BUILDING CODE AND AMENDMENTS.
3. CONTRACTORS MUST CHECK AND VERIFY ALL DIMENSIONS AND SPECIFICATIONS AND REPORT ANY DISCREPANCIES TO THE ARCHITECT BEFORE PROCEEDING WITH THE WORK.
4. ALL CONTRACTORS AND SUB-CONTRACTORS SHALL HAVE A SET OF APPROVED CONSTRUCTION DOCUMENTS ON SITE AT ALL TIMES.
5. ALL DOCUMENTS REMAIN THE PROPERTY OF THE ARCHITECT. UNAUTHORIZED USE, MODIFICATION, AND/OR REPRODUCTION OF THESE DOCUMENTS IS PROHIBITED WITHOUT WRITTEN PERMISSION. THE CONTRACT DOCUMENTS WERE PREPARED BY THE CONSULTANT FOR THE ACCOUNT OF THE OWNER.
6. THE MATERIAL CONTAINED HEREIN REFLECTS THE CONSULTANTS BEST JUDGEMENT IN LIGHT OF THE INFORMATION AVAILABLE TO HIM AT THE TIME OF PREPARATION. ANY USE WHICH A THIRD PARTY MAKES OF THE CONTRACT DOCUMENTS, OR ANY RELIANCE ON/OR DECISIONS TO BE MADE BASED ON THEM ARE THE RESPONSIBILITY OF SUCH THIRD PARTIES.
7. THE CONSULTANT ACCEPTS NO RESPONSIBILITY FOR DAMAGES, IF ANY, SUFFERED BY ANY THIRD PARTY AS A RESULT OF DECISIONS MADE OR ACTIONS BASED ON THE CONTRACT DOCUMENTS.
GENERAL NOTES
As indicated
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2019-10-18
SITE PLAN
354 KING STREET WEST
18025
ISSUED FOR OPA/ZBA
MSW
1 : 2001 SITE PLAN
No. Date Revision
1 2019-11-27 ISSUED FOR OPA/ZBA SUBMISSION
Proposed Modified Site PlanSource: SRM Architects (July 2019)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
5b
Planning Justification Report | 354 King Street West, Hamilton 18
GSP Group Inc. | December 2019
Overall, the proposal will:
• Further intensify a site abutting Downtown Hamilton and adjacent to public and active
transportation routes including Hamilton Street Railway (“HSR”) Bus routes (1a,5+, 10 [B-
Line], 34, and 51), the SoBi bicycle sharing service, and sidewalks along King Street West;
• Allow for a transit-supportive density adjacent to a proposed LRT station which will
facilitate additional residents and visitors to be located along the future transit corridor
which will help improve the financial viability of the significant public investment the City
and Province have dedicated;
• Add to the City’s student housing stock and encourage economic development through
the addition of hotel units;and
• Increase and diversify the housing stock within the Strathcona neighbourhood, bringing
additional residents and vitality into the wider downtown area.
3.2 Supporting Plans, Drawings, Reports and Studies
In addition to the Conceptual Site Plan described in Section 3.1, several other plans, drawings
and documents were required as part of the complete applications pursuant to the Waiver of
Formal Consultation, dated April 16, 2019 (Appendix A) including the following:
• Urban Design Report and Visual Impact Assessment;
• Archaeological Assessment;
• Cultural Heritage Impact Assessment;
• Tree Protection Plan;
• Record of Site Condition;
• Grading Plan;
• Functional Servicing Report;
• Servicing Options Report;
• Water and Wastewater Servicing Study;
• Noise Impact Study;
• Sun/Shadow Study;
• Wind Study;
• Transportation Impact Study and Transportation Demand Management Options Report;
• Parking Needs Analysis; and
• Public Consultation Strategy.
In response to these requirements, the following provides a summary of the key findings and
conclusions of the primary supporting studies. However, the individual reports should be reviewed
in their entirety.
Planning Justification Report | 354 King Street West, Hamilton 19
GSP Group Inc. | December 2019
3.2.1 Urban Design Report (including a Visual Impact Assessment)
GSP Group Inc., December 2019
An Urban Design Report (“UDR”), including a Visual Impact Assessment (“VIA”), was prepared
by GSP Group in support of the Subject Applications. The UDR is further to the scoped Urban
Design Brief prepared in May 2019 as part of the Site Plan approval process. The UDR’s
organization and content follow the guidance from the City of Hamilton’s terms of reference for
Urban Design Briefs (January 2013). The additional building height and revised plan were
reviewed and considered against the urban design policies and guidelines contained in:
1. Urban Hamilton Official Plan
2. Strathcona Secondary Plan
3. Strathcona Urban Design Guidelines
4. City-Wide Corridor Planning Principles and Design Guidelines
5. Tall Building Guidelines
6. Transit-Oriented Development Guidelines
7. Site Plan Guidelines
The UDR reviews and responds to fifteen (15) design areas: building base siting, massing, and
scale; ground floor design; tower height, massing and scale; building articulation and materials;
pedestrian access and circulation; vehicular access and circulation; parking, loading, and
services; streetscape and public realm; site landscaping; private amenity areas; shadow impacts;
wind impacts; visual impacts; signage and lighting; and sustainable design.
The Visual Impact Assessment(“VIA”) is based on twelve (12) observation locations and three
(3) vistas and includes a summary of the observed impacts. In summary:
• The proposed buildings do not negatively impact any significant vistas in Downtown
Hamilton. Although the 25-storey tower form is visible from several longer distance
vantage points, it is perceived together with surrounding taller buildings and will dominate
those vistas.
• The proposed buildings do not block any view corridors of the Niagara Escarpment. For
the site, the proposed building would not block any potential views up the Queen Street
corridor to the Niagara Escarpment; the hotel building would similarly frame this corridor
to the recently approved tower at 15 Queen Street South on facing the site.
• The proposed additional height proposed by the Amendments does not negatively impact
any direct views at the pedestrian level to surrounding heritage buildings or landmarks,
which would be obscured anyways by a building constructed using low and mid-rise
building permissions.
Planning Justification Report | 354 King Street West, Hamilton 20
GSP Group Inc. | December 2019
3.2.2 Archaeological Assessment
Archaeological Research Associates Ltd., May 6, 2019
Stage 1 and 2 Archaeological Assessments were prepared by Archaeological Research
Associates Ltd. (“ARA”) as part of the SPA application (DA-18-096). The Stage 1 and 2
assessments were conducted in May 2019 under Project Information Form #P007-0996-2019.
The Assessments were submitted and reviewed by the Ministry of Tourism, Culture, and Sport
(“MTCS”), and in a letter dated July 9, 2019 MTCS staff state:
“Based on the information contained in the report, the Ministry is satisfied that the fieldwork
and reporting for the archaeological assessment are consistent with the Ministry's 2011
Standards and Guidelines for Consultant Archaeologists and the terms and conditions for
archaeological licences. This report has been entered into the Ontario Public Register of
Archaeological Reports.”
In the Assessments, ARA provided a summary of the settlement history of the site including pre-
contact (9000 BC to AD 1600) and post-contact (1600’s – 1890’s). They stated: “During pre-
contact and early contact times, the vicinity of the study area would have comprised a mixture of
coniferous trees, deciduous trees and open areas. Indigenous communities would have managed
the landscape to some degree. During the late 18th and early 19th centuries, Euro-Canadian
settlers arrived in the area and began to clear the forests for agricultural and settlement purposes”
(pg. 5).
The Mount St. Joseph orphanage for girls was built on the property in 1936 which was a “multi-
storey building construction of fire-resistant materials” (pg. 6). There were also a mix of
“commercial and residential structures occupying the peripheral positions of the property along
Ray Street North, King Street West and Queen Street North” (pg. 6).
The assessments were completed through a combination of visual inspections and test pit
surveys. A portion of the property was not assessed because of disturbance that had occurred on
the property (pg. 19). A total of 174 artifacts were found including mostly construction material
(i.e. brick, nails, window glass), tableware, and unclassifiable scrap material (pg. 21)
ARA concluded:
“The Stage 1 assessment determined that the study area comprised a mixture of areas of
archaeological potential and areas of no archaeological potential. The Stage 2
assessment of the identified areas of archaeological potential resulted in the identification
of numerous archaeological materials from heavily disturbed contexts. These
archaeological materials represent decontextualized aspects of fill deposits and do not
retain further CHVI. ARA recommends that no further assessment be required within the
project lands.” (pg. 24)
Planning Justification Report | 354 King Street West, Hamilton 21
GSP Group Inc. | December 2019
3.2.3 Cultural Heritage Impact Assessment
McCallum Sather Architects Inc., December 2019
A Heritage Impact Assessment (“HIA”) was prepared by McCallum Sather Architects Inc. to
evaluate the impact of the additional proposed height, above the approved 6 storey apartment
building and 10 storey hotel, and to identify both design and mitigation strategies to respond to
any direct and indirect impacts to adjacent buildings and property which form the cultural heritage
context of this site.
The site is not included in the City’s Register of Property of Cultural Heritage Value or Interest,
nor in the City’s Inventory of buildings of Cultural Heritage Value or Interest but there are several
properties adjacent to the site that are. The HIA states that the subject property is adjacent to a
number of properties included in the City’s Register of Property of Cultural Heritage Value or
Interest (Registered properties under section 27, Ontario Heritage Act) as well as properties that
are included in the City’s Inventory of Buildings of Cultural Heritage Value and/or Interest (no
status under Ontario Heritage Act).
The HIA provided written and visual descriptions of each property and provided an assessment
of the compatibility of the proposed building design in relation to these adjacent cultural heritage
resources. In terms of impact of the proposed development and height, the HIS states:
- There would be no negative impacts of destruction, proposed alterations, or isolation
impacts (pg. 28).
- The adjacent heritage resources are generally not significantly more affected by the
proposed shadows than the as-of-right shadow modelling and the impact to surrounding
heritage resource buildings is therefore minimal.
- The proposed development/additional height would impact existing views since the site
was previously vacant, prior to construction of the approved development but that the
design is sympathetic to its surrounding context as the podium design acts as a transition
element addressing the existing mixed massing found in the adjacent context.
- The proposed intensification will benefit the adjacent cultural heritage buildings as many
of the sites identified in the HIA are being occupied for commercial, retail, and residential
uses.
The HIA concludes that “the character of the proposed development is in alignment with other
proposals in the area, such as 15 Queen Street South and provides a contemporary contrast to
the Scottish Rite Club to the south and the varied existing surrounding built context, while not
physically impacting any adjacent cultural heritage properties. The proposed material composition
(solid and glazed) of the podium levels highlighted by the parapet and roof line, helps them stand
out to make the connection to the Hamilton context, at the pedestrian level. There are no
significant impacts to heritage resources.” (pg. 36)
Planning Justification Report | 354 King Street West, Hamilton 22
GSP Group Inc. | December 2019
3.2.4 Tree Protection Plan
GSP Group Inc.
Not Included in the OPA/ZBA Submission (Already approved under DA-18-096)
A Tree Management Plan (Drawing TM-1), dated June 13, 2019 and prepared by GSP Group
was submitted, reviewed, and approved by the City of Hamilton (stamped June 26, 2019) as part
of the SPA process. As construction of the approved six (6) storey student residence and ten (10)
storey hotel has commenced at the site, there are no changes required to this plan.
3.2.5 Record of Site Condition
Soil-Mat
Not Included in the OPA/ZBA Submission
Through the SPA and building permit process, City staff were satisfied that the soils were of
appropriate quality and that the components of the soil complied with public health and safety
regulations. Accordingly, foundation building permit was issued without a Record of site Condition.
3.2.6 Grading Plan
MTE Consultants Ltd. , Revision 12 dated December 16, 2019
A Grading Plan (prepared by MTE Consultants) was approved through the SPA process. The
plan (Drawing C1.2) has been updated to reflect the changes made during the OPA/ZBA process
including the additional vehicle access on the western lot line and the revised transformer
locations.
3.2.7 Functional Servicing and Stormwater Management Report
MTE Consultants, Revision dated December 16, 2019
A Functional Servicing and Stormwater Management Report (“FSSMR”) was prepared by MTE
Consultants and approved through the SPA process. This report has been updated to reflect the
requested additional height in support of the Subject Applications.
The FSSMR summarizes and concludes the following:
Stormwater Management
• For the 2-year to 100-year events, the total proposed conditions peak discharge rates from
the site do not exceed the allowable release rate. This satisfies the stormwater
management quantity control requirement set by the City of Hamilton (pg. 11);
• Sufficient storage volume is provided on the apartment building and hotel rooftops as well
as within the storm tank to contain stormwater (pg. 11);
• Overland flow to King Street West for proposed conditions will be less than existing
conditions (pg. 12);
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GSP Group Inc. | December 2019
Water Quality Control
• Stormwater runoff generated from the remainder of the site perimeter (Catchment 204)
will flow overland uncontrolled to the abutting right-of-ways. Since these areas are
comprised of walkways and landscaped areas, stormwater runoff is generally considered
to be clean and therefore no water quality controls will be provided for these areas (pg.
12);
• Due to grading constraints and the nature of the proposed development with the buildings
and parking lot taking up the majority of the subject site, there are limited opportunities for
proposed low impact development (LID) features on the site (pg. 12);
Sediment and Erosion Control
• The proposed sediment and erosion control measures to be implemented during
construction include:
o Installation of silt control fencing at strategic locations around the perimeter of the
site where feasible (pg. 13);
o Preventing silt or sediment laden water from entering inlets (catch basins / catch
basin manholes) by wrapping their tops with filter fabric or installing silt sacks;
o Construction of 6m x 8m mud mat at the exit from the site to Market Street to
mitigate the transportation of sediments to the surrounding roads (pg. 13);
o Maintaining sediment and erosion control structures in good repair (including
periodic cleaning as required) until such time that the Engineer or City of Hamilton
approves their removal. Erosion control measures to be inspected daily and after
any rainfall event (pg. 13);
Sanitary Demands
• Based on the calculated sanitary discharge rate and the capacity of the Queen Street
North combined sewer, it is not expected at the proposed development will adversely
impact the existing combined sewer system (pg. 15);
• In the future, the owner may consider a property severance where by the multiple dwelling
units and apartment will be under one property address and the hotel will be another
property address. Therefore, two sanitary connections are proposed for the current
development (pg. 15);
• City staff has recommended that backup prevention measures be included due to the
presence of the combined sewer system. For this reason, on-site sewer back-up
prevention measures are recommended in the form of a backwater valve and should be
located within the proposed building as indicated in drawing C1.2 (pg. 15);
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GSP Group Inc. | December 2019
Domestic and Fire Water Supply Servicing
• The available flow calculations show that the existing municipal system does have
sufficient capacity available to meet the OBC requirement of 9000L/min. In addition, an
internal sprinkler system with fire pumps is proposed for the 25 storey apartment and 12
storey hotel (pg. 17)
• The available flow calculations show that the existing municipal system does not have
sufficient capacity available to meet the FUS requirement of 28,895L/min. Therefore, an
internal sprinkler system with fire pumps is proposed for the 25 storey apartment and 12
storey hotel (pg. 18);
• In the future, the owner may consider a property severance where by the multiple dwelling
units and apartment will be under one property address and the hotel will be another
property address. Therefore, 2 domestic water connections are proposed for the current
development (pg. 18);
• All building’s fire department connections will be within 45m of one of the aforementioned
fire hydrants (pg. 18).
In conclusion, MTE states the development can be constructed to meet the requirements of the
City of Hamilton subject to implementing the recommendations in the FSSMR.
3.2.8 Environmental Noise Impact Study
dBA Acoustical Consultants Inc., November 2019
An Environmental Noise Impact Study (“Noise Study”) was prepared to determine the Noise
impact from King Street West and Queen Street North vehicular traffic and the proposed Hamilton
LRT. The Noise Study outlined a number of recommendations that are required to be
implemented in order to meet MOE Publication NPC-300 entitled “Stationary & Transportation
Sources - Approval & Planning Guidelines”. These recommendations include (pg. 9):
- Central Air Conditioning are recommended for all units throughout the Site Plan including
the apartment complex, apartment units facing Market Street, noted in Table 7.
- PTAC, or other suitable heating/air condition unit or system for the hotel in Table 7.
- Specific Window, Door, and Wall construction as recommended in Table 6.
- Registered Warning Clause Type “D” on title for the apartment complex, apartment units
facing Market Street, and Hotel noted in Table 7.
- Minimum EW4 for all specific buildings as recommended in Table 6.
- It is recommended that a qualified acoustical consultant certify that the required noise
control measures have been incorporated into the builder’s plans prior to issuance of a
building permit.
- It is recommended that a qualified acoustical consultant certify that the required control
measures have been properly installed prior to an occupancy permit.
Planning Justification Report | 354 King Street West, Hamilton 25
GSP Group Inc. | December 2019
The owner has agreed to implement the above recommendations and to install the recommended
noise barriers surrounding this rooftop amenity spaces and the outdoor amenity area east of the
multiple dwelling.
3.2.9 Sun/Shadow Study
SRM Architects, November 2019
SRM Architects prepared the Shadow Study for the proposed development using the method and
criteria of the terms of reference for a Shadow Impact Study for Downtown Hamilton. The Study
addresses impacts on public sidewalks, private amenity areas, public parks, open spaces, and
primary gathering spaces. The Study demonstrates that the more significant impacts of the longer
tower form occur generally from 3PM on to sunset and describes how the building design and
orientation assists in minimizing shadow impacts. With respect to the established criteria, the
Study finds that the proposed development:
• Satisfies criteria for impacts on private amenity spaces (greater than 3 hours);
• Satisfies criteria for impacts on primary gathering spaces (no shadows cast on listed
downtown gathering spaces);
• Satisfies criteria for impacts on public park and public open spaces, except for one time
period (6PM on March 21st) where shadows on Maclaren Park would exceed the maximum
(43% sunlight versus 50%); the Study notes that the additional shadows affect the northern,
significantly treed portion of the park.
• Fails to satisfy the criteria for impacts on the public sidewalks for March 21st and September
21st, principally concerning impacts on the Market Street sidewalks; however, the Study
notes that even the 2-storey building mass along the site’s Market frontage would shadow
the southern side sidewalks, minimizing the impact of the tower height.
3.2.10 Wind Study
RWDI, December 19, 2019
RWDI prepared a Pedestrian Wind Study based on the additional proposed height as well as the
preliminary configuration of the development at 200 Market Street. The study concludes
(executive summary of the report):
• With the addition of the proposed 354 King Street West development, wind conditions on
the project site are expected to increase slightly overall. Appropriate wind conditions are
expected at most entrance and sidewalk areas throughout the year.
• During the winter, uncomfortable wind conditions are expected in the parking areas
between the residential building and hotel building, and between the residential building
and townhouses. Since these areas are parking lot, pedestrians are not expected to linger
for an extended period of time.
Planning Justification Report | 354 King Street West, Hamilton 26
GSP Group Inc. | December 2019
• Wind conditions on the roof amenity areas are expected to be appropriate for the intended
use in the summer.
• Wind conditions on and immediately around the existing project site are expected to meet
the safety criterion. With the addition of the proposed development, the criterion is
predicted to be met at all but one location on the project site, in the parking lot between
the residential and hotel buildings.
• Of note, the applicant owns the property north of the site (200 Market Street) and a
preliminary design concept was incorporated into this study. The preliminary design at 200
Market Street is subject to change and a separate wind study will be conducted should a
formal planning application be submitted in the future.
3.2.11 Transportation Impact and Transportation Demand Management Study
Paradigm Transportation Solutions Limited, December 2019
Paradigm Transportation Solutions Limited prepared a Transportation Impact and Transportation
Demand Management Study (“TIS/TDM Report”) to address traffic, parking and Transportation
Demand Management (“TDM”) measures as a result of the proposed additional height and units.
Detailed traffic analysis was conducted for each of the study area intersections under Base Year
(2019) traffic conditions and 2026 Background and total traffic conditions.
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GSP Group Inc. | December 2019
Based on traffic data and analyses completed, the following is noted (Executive Summary, pg. i -
ii):
• King Street West at Ray Street – This intersection is expected to see increased delay for
the southbound right turn movement and operate at level of service (LOS) E under the
weekday AM peak hour. The southbound right turn movement is projected to have a
volume to capacity (v/c) ratio of no greater than 0.23 and the 95th percentile queue is not
projected to exceed 4 vehicles. The number of vehicles making the right-turn from Ray
Street North onto King Street West is no more than 60 vehicles during any one peak
period. As a result, drivers may seek an alternative route via Napier Street and Locke
Street North. Additionally, the poor LOS is likely due to the high westbound through
Image 6: Figure 3.1 from the TIS/TDM Report, Paradigm Transportation Solutions, Dec. 2019
Planning Justification Report | 354 King Street West, Hamilton 28
GSP Group Inc. | December 2019
volume on King Street West. The method of analysis employed by the Synchro software
program does not consider gaps which will be available on King Street West due to the
downstream traffic signal at Queen Street. The high delay is likely overstated and
mitigation measures do not appear appropriate due to these factors.
• King Street West with Driveway A and Driveway B - The proposed right in/out driveway
connections (Driveway A and Driveway B) to King Street West are projected to operate at
LOS E during the weekday AM peak hour for the southbound right turn movement. A v/c
ratio no greater than 0.23 and the 95th percentile queue length is not projected to exceed
4 vehicles. As stated previously, Synchro does not consider gaps which will be available
on King Street West due to the downstream traffic signal at Queen Street. The high delay
is likely overstated and mitigation measures do not appear appropriate due to these
factors.
• All other intersections and driveway connections are projected to operate with
acceptable levels of delay and queuing with build out of the proposed development.
A preliminary review of the proposed driveway locations was conducted, which concluded
(Executive Summary, pg. i - ii):
• The full movement driveway connection (Driveway D) to Market Street is spaced between
60 m – 90 m from adjacent unsignalized intersections and is adequately positioned.
• The restricted driveway connections (Driveway A, B and C) will be spaced between 45 m
to 90 m from the signalized intersection of King Street West and Queen Street and
between 25 m to 95 m from adjacent unsignalized intersections. Given the limited frontage
along King Street West and Queen Street North, and these driveways being restricted to
right in/out, these driveways are forecast to operate efficiently and safely without any
issues related to sightlines, corner clearance, access conflicts, heavy truck
movements and transit operational conflicts.
TDM Measures
Pg. 51 of the report states that the Site Plan proposed several TDM measures including:
• Sidewalk connections linking the dwelling units to the existing municipal sidewalks;
• Its location adjacent to Light Rail Transit;
• 166 Long-term bicycle parking;
• 5 Short-term bicycle parking;
• A welcome packet provided to residents outlining schedules for local and regional transit
services, bicycle and trail networks and the location of retail and recreational
establishments;
• Unbundled parking for the student residence;
• Should the SOBI wish to locate a station on the property at their own expense, the
development would work with SOBI to accommodate a mutual aggregable location; and
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GSP Group Inc. | December 2019
• Allocating two (2) surface parking spaces for the use of a carshare vehicle.
Overall Recommendations (pg. 52 of the report):
• “The development be approved with no off-site road improvements required to the
roadways within the study area;
• City of Hamilton monitor the volumes on King Street West after the opening of the LRT
service to determine if further study is warranted;
• The TDM strategies proposed and through design as outlined in Chapter 6 be
implemented by the development to encourage sustainable travel modes; and
• City of Hamilton optimize signals at King Street West and Queen Street, if necessary, after
occupancy to better support the future traffic volumes and travel patterns.”
3.2.12 Parking Needs Analysis
Paradigm Transportation Solutions Limited, December 2019
A Parking Needs Analysis was prepared in order to review the City’s zoning requirements and to
determine an appropriate supply level of parking to ensure a balance in parking supply and
demand for the site.
The Analysis details that the site is located on the boundary line between the Downtown Zoning
and Transit Orientated Corridor Mixed Use Medium Density 1 (TOC1) zone. These zones have
drastically different minimum parking requirements based on the premise that the Downtown is
more walkable and transit-friendly and that less people access Downtown properties via cars.
Under the TOC1 zone, the additional units would require a total of 381 spaces (227 spaces for
the multiple dwelling units and 154 for the hotel).
The analysis states that “if [the site] were to be located on the east side [of Queen Street North],
it would then fall within the Downtown district that would require 196 spaces… As the surrounding
built form, transportation network and, amenities are similar for either the east or west sides of
Queen Street North; the supply of parking should be similar rather than requiring one side of the
roadway to provide nearly double the parking supply.”
The Analysis concludes that: “data collected at a local level and through industry standard data
is reflected of real-world conditions and supports a lower level of parking demand than what is
proposed under both the TOC1 and DZ requirements. The projected demand provides a
statistically valid justification that the proposed parking supply of 255 spaces is sufficient for the
intended use.” (pg. 7)
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GSP Group Inc. | December 2019
3.2.13 Public Consultation Strategy
GSP Group Inc., December 2019
GSP Group Inc. has prepared a Public Consultation Strategy which forms part of this Planning
Justification Report (can be found in Appendix D). In summary, the applicant is proposing a
community open house to be held in early 2020 which will be coordinated with the Strathcona
Community Council and the Councillor’s office. In addition, following the submission of the Subject
Applications, GSP Group will prepare and manage a microsite to ensure that the community has
access to all submission documents as well as project updates (i.e. community open house
dates/details, revised submission material)
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GSP Group Inc. | December 2019
4.0 PLANNING POLICY, REGULATORY CONTEXT, AND PLANNING ANALYSIS
The following section identifies and analyzes the applicable policy and regulatory frameworks that
applies to the site and provides justification as to why the Subject Applications are appropriate
and represent good planning. Text with a green background indicates the analysis and
applicability to the site/Subject Applications.
4.1 Provincial Policy Statement, 2014
The Provincial Policy Statement, 2014 (“PPS”) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS is issued under the authority of
Section 3(1) of the Planning Act and came into effect on April 30, 2014. Section 3(5) of the
Planning Act requires that decisions affecting planning matters be consistent with the PPS.
Therefore, the Subject Application must be considered in the context of the PPS and be consistent
with the applicable policies. Below is an analysis as to how the Subject Applications are consistent
with the applicable policies.
Building Strong and Healthy Communities
The PPS supports the efficient use of land within urban areas. The policies focus growth within
settlement areas and remove development from significant or sensitive areas which may pose a
risk to public health and safety. The PPS recognizes that the wise management of development
involves directing, promoting or sustaining growth. The PPS also directs that land use be carefully
managed to accommodate appropriate development to meet the full range of current and future
needs, while achieving efficient land use and development patterns.
Section 1.1 outlines the policies in relation to the management and direction of land use to achieve
efficient and resilient development and land use patterns. Applicable to the site are the following
policies:
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GSP Group Inc. | December 2019
Policy 1.1.1 Response
a) Promoting efficient
development and land use
patterns which sustain the
financial well-being of the
Province and municipalities
over the long term;
The site is within the existing urban boundary
and built-up area, surrounded by existing
development, and serviced by existing municipal
infrastructure. The additional building height,
multiple dwelling units and hotel suites represent
an efficient land use pattern by promoting infill
redevelopment and will sustain the financial well-
being of the Province and municipalities by
taking advantage of the existing transit and
proposed LRT adjacent to the site.
b) Accommodating an
appropriate range and mix of
residential (including second
units, affordable housing and
housing for older persons),
employment (including
industrial, and commercial),
institutional (including places
of worship, cemeteries and
long-term care homes),
recreation, park and open
space, and other uses to meet
long-term needs;
The proposed additional units will offer additional
housing options for future residents by offering
rental apartment units catered to students. These
units will add to the variety and range of rental
housing stock in the neighbourhood which
ranges in age and style.
The additional hotel suites will provide additional
employment opportunities as well as provide for
additional short-term accommodation for visitors
in the area.
c) Avoiding development and
land use patterns which may
cause environmental or public
health and safety concerns;
Through the SPA and building permit process,
City staff were satisfied that the soils were of
appropriate quality and that the components of
the soil complied with public health and safety
regulations and a foundation building permit was
issued.
d) Avoiding development and
land use patterns that would
prevent the efficient expansion
of settlement areas in those
areas which are adjacent or
close to settlement areas;
The site is within an existing settlement area and
built-up boundary.
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Policy 1.1.1 Response
e) Promoting cost-effective
development standards to
minimize land consumption
and servicing costs;
The site is already serviced by municipal
infrastructure, public transit and is within walking
distance to daily destinations such as banks,
grocery stores, and schools. No major
construction of municipal infrastructure or public
service facilities is required to accommodate the
additional height/units, thereby promoting cost-
effective development.
f) Improving accessibility for
persons with disabilities and
older persons by identifying,
preventing and removing land
use barriers which restrict their
full participation in society;
The approved development provides barrier-free
entrances for the multiple dwelling units, the
hotel and the retail/commercial units. The
interiors of the buildings will be accessible,
through the provision of elevators.
g) Ensuring that necessary
infrastructure, electricity
generation facilities and
transmission and distribution
systems, and public service
facilities are or will be available
to meet current and projected
needs; and
Alectra Utilities has been consulted throughout
the SPA process and is able to provide service
to the Site.
h) Promoting development and
land use patterns that
converse biodiversity and
consider the impacts of a
changing climate.
The additional height and units will be atop an
already approved development, not resulting in
any loss of biodiversity. The additional units
promote infill intensification within an existing
settlement area and along a public transit
corridor. This will increase the availability of
housing within the City and reduce the need to
build outside of the City’s existing settlement
areas. Building outside of settlement areas
increases reliance on single-occupancy vehicle
trips and removes land otherwise inhabited by
wildlife.
Section 1.1.3 contains policies relating to settlement areas, which the site is located within.
Settlement areas are required to be the focus of “growth and development, and their vitality and
regeneration shall be promoted” (Policy 1.1.3.1). The proposed additional building height and
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additional units represent better use of the site. Land use patterns within settlement areas are to
be based on the following:
Policy 1.1.3.2 Response
a) Densities and a mix of land uses
which:
The site is within an existing settlement area and
built-up boundary and promotes intensification of a
site adjacent to frequent public transit and existing
municipal infrastructure. 1. Efficiently use land and
resources;
2. Are appropriate for, and
efficiently use, the
infrastructure and public
service facilities which are
planned or available and
avoid the need for their
unjustified and/or
uneconomical expansion;
The site is located within a Primary Corridor
adjacent to Downtown Hamilton, abuts existing
surface transit stops and the future Queen LRT
station and is within walking distance to Downtown,
shopping areas, and places of employment. The
additional residents and customers as a result of
the additional height and density will be able to
utilize existing public service facilities and
infrastructure.
3. Minimize negative impacts to
air quality and climate
change, and promote energy
efficiency;
Due to the site’s proximity to existing and future
public transit as well as to a range of services,
amenities, and places of employment, residents
and customers will be encouraged to use public and
active forms or transportation rather than the use of
their personal vehicles. This will, in turn, help to
minimize emissions related to vehicle use and will
help to promote energy efficiency.
4. Support active transportation; The site is within a short walk to the shops,
restaurants, and places of employment in
Downtown Hamilton and is adjacent to the City’s
on-street bicycle network along Market Street.
These options support and encourage future
residents to use active forms of transportation.
5. Are transit-supportive, where
transit is planned, exists or
may be developed;
The additional building height and units will allow
for a transit-supportive density adjacent to a
proposed LRT station which will help improve the
financial viability of the significant public investment
the City and Province have dedicated.
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Policy 1.1.3.2 Response
b) A range of uses and opportunities
for intensification and
redevelopment in accordance
with the criteria in policy 1.1.3.3,
where this can be
accommodated.
The Subject Applications will allow for the
intensification and redevelopment of residential and
commercial uses (additional residential units and
additional hotel suites) along a Primary Corridor (as
identified in the UHOP) for which intensification is
intended to occur along due to the planned public
transit and availability of municipal infrastructure.
Housing
Policy 1.4.3 states that planning authorities shall provide for an appropriate range and mix of
housing and densities to meet projected requirements of current and future residents of the
regional market by:
Policy 1.4.3 Response
b) permitting and facilitating:
1. all forms of housing required to meet
the social, health and wellbeing
requirements of current and future
residents, including special needs
requirements; and
2. all forms of residential intensification,
including second units, and
redevelopment in accordance with
policy 1.1.3.3;
The Subject Applications will permit and
facilitate the addition of 236 multiple
dwelling units above the 86 units already
approved on the site as well as 28
additional hotel suites, helping to meet
the needs of existing and future residents
and visitors of the City of Hamilton.
c) directing the development of new
housing towards locations where
appropriate levels of infrastructure and
public service facilities are or will be
available to support current and
projected needs;
The site is serviced by existing municipal
infrastructure (i.e., water, wastewater
etc.) and is adjacent to the proposed
Queen LRT station.
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Policy 1.4.3 Response
d) Promoting densities for new housing
which efficiently use land, resources,
infrastructure and public service
facilities, and support the use of active
transportation and transit in areas where
it exists or is to be developed; and
The proposed increase in density
coupled with the site’s central location
will promote the efficient use of land,
resources, infrastructure, and public
service facilities. The proposed
residential density and additional units
will also encourage the use of active
transportation as well as existing and
planned public transit due to the site’s
location along King Street West and
adjacent to the proposed Queen LRT
station.
Sewage, Water, and Stormwater
Policy 1.6.6.2 promotes intensification and redevelopment within settlements areas on existing
municipal sewage services and municipal water services. As supported by the FSSMR, the
proposed development can be accommodated through the existing municipal sewage and water
services, subject to implementing a number on-site recommendations stated in the report.
Transportation Systems
Policy 1.6.7.2 states that “Efficient use shall be made of existing and planned infrastructure,
including through the use of transportation demand management strategies, where feasible.” As
per the Transportation Impact and Transportation Demand Management Study (dated December
2019, prepared by Paradigm Transportation Solutions Inc.) the plan proposes several TDM
measures including:
• Sidewalk connections linking the dwelling units to the existing municipal sidewalks;
• Its location adjacent to Light Rail Transit;
• 166 Long-term bicycle parking;
• 5 Short-term bicycle parking;
• A welcome packet provided to residents outlining schedules for local and regional transit
services, bicycle and trail networks and the location of retail and recreational
establishments;
• Unbundled parking for the student residence;
• Should the SOBI wish to locate a station on the property at their own expense, the
development would work with SOBI to accommodate a mutually acceptable location; and
• Allocating two (2) surface parking spaces for the use of carshare vehicles.
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Policy 1.6.7.3 states that “As part of a multimodal transportation system, connectivity within and
among transportation systems and modes should be maintained and, where possible, improved
including connections which cross jurisdictional boundaries.” The proposed development
provides connectivity to the planned LRT along King Street which will provide residents and
visitors a cross-city transit option. There are also several GO transit bus stops along King Street
West that provide service to other local municipalities and regional transit hubs (i.e., Toronto’s
Union Station, Pearson International Airport, and SquareOne bus terminal). The proposed
development also connects to the existing cycling network along Market Street and Napier Street
which is indicated on the City’s cycling map as a “Signed On-Street Bike Route”.
Policy 1.6.7.4 of the PPS states that “A land use pattern, density, and mix of uses should be
promoted that minimize the length and number of vehicle trips and support current and future use
of transit and active transportation”. As mentioned previously, the site is located adjacent to the
proposed Queen LRT stop and a short walk to the shops, restaurants, and places of employment
in the Downtown. The proximity to transit as well as other amenities and services will encourage
future residents of the development to utilize transit and active forms of transportation when
travelling to these destinations rather than personal vehicles.
Long-Term Economic Prosperity
Below is a review and analysis of the how the Subject Applications are consistent with the policies
in Section 1.7.1, which states that long-term economic prosperity should be supported by:
Policy 1.7.1 Response
a) promoting opportunities for
economic development and
community investment-
readiness;
The Subject Applications promote economic
investment and promote community investment-
readiness by permitting additional height, hotel suites,
and multiple dwelling units adjacent to a future LRT
station and on a site that is in close proximity to
Downtown Hamilton as well as existing community
services (i.e., parks, schools, shops, etc.). The LRT
was planned for and intends to encourage infill
development and intensification along the route in
order to encourage transit usage, stir economic
development, and to leverage the considerable public
investment that is being put into the LRT. This
proposal will promote economic development and
community investment-readiness.
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Policy 1.7.1 Response
b) Optimizing the long-term
availability and use of land,
resources, infrastructure,
electricity generation facilities
and transmission and
distribution systems, and
public services facilities
The Subject Applications will permit additional housing
on a lot connected to the City’s electrical grid and in
walking distance to existing and planned public transit,
public service facilities, as well as community
amenities such as shops, restaurants, grocery stores,
etc.
In summary, the Subject Applications are consistent with the applicable policies of the
Provincial Policy Statement, 2014.
4.2 A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019
On May 16, 2019 “A Place to Grow: Growth Plan for the Greater Golden Horseshoe” (“Growth
Plan”) came into effect, replacing the 2017 “Growth Plan for the Great Golden Horseshoe”. The
Growth Plan applies to the area designated as the “Greater Golden Horseshow Growth Plan Area”
which includes the entire City of Hamilton. All decisions that affect a planning matter must conform
to the Growth Plan. The site abuts the “Downtown Hamilton Urban Growth Centre” to the east
which is located on the east side of Queen Street North. The following is a summary of the
application policies and how they have been addressed.
Managing Growth
Section 2.2.1 contains policies relating the management of growth and the general locations
where growth shall be directed to occur. The table below contains the policies in Section 2.2.1
that are applicable as well as an analysis of how the Subject Applications conform to these
policies.
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Section 2.2.1 Response
2. Forecasted growth to the horizon of
this Plan will be allocated based on the
following:
a) the vast majority of growth will be
directed to settlement areas that:
i. have a delineated built
boundary;
ii. have existing or planned
municipal water and
wastewater systems; and
iii. can support the
achievement of complete
communities;
The site is within the City of Hamilton’s
settlement area and delineated built
boundary, have existing connections to
existing municipal water and wastewater
systems, and can support the achievement
of complete communities due to the
proximity of the site to Downtown Hamilton,
existing and planned public transit facilities,
nearby shopping, schools, parks, and places
of employment.
c) within settlement areas, growth will
be focused in:
i. delineated built-up areas;
ii. strategic growth areas;
iii. locations with existing or
planned transit, with a priority
on higher order transit where
it exists or is planned; and
iv. areas with existing or
planned public service
facilities;
Consistent with this policy, the site is:
• within a delineated built-up area,
• within a Primary Corridor (as identified in
the UHOP),
• located along an existing bus route and
planned LRT route and
• is within an area that has existing public
services facilities.
4. Applying the policies of this Plan will
support the achievement of complete
communities that:
a) Feature a diverse mix of land uses,
included residential and
employment uses, and convenient
access to local stores, services,
and public service facilities;
The proposed additional units and
accommodation options for students and
visitors along a Primary Corridorand LRT
route will support local stores and
employment uses an support the
achievement of complete communities.
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Section 2.2.1 Response
b) Improve social equity and overall
quality of life, including human
health, for people of all ages,
abilities, and incomes;
The proposed development will permit
additional storeys on the proposed student
residence and hotel. Due to the site’s
proximity to the proposed LRT and existing
community amenities, customers and
residents will be encouraged to walk and
take active forms of transportation which are
more affordable forms of transportation
versus the traditional model of car
ownership. In addition to these forms of
transportation being more affordable and
accessible to more groups of people, these
forms of transportation are also known to
increase physical activity as well as produce
less greenhouse gases which in turn will aid
in improving overall quality of life and human
health.
c) Provide a diverse range and mix of
housing options, including second
units and affordable housing, to
accommodate people at all stages
of life, and to accommodate the
needs of all household sizes and
incomes;
The proposed development will offer
additional housing options for future
students and visitors by offering rental
apartment units. These units will add to the
variety and range of rental housing stock in
the neighbourhood which ranges in age and
architectural style.
d) provide for a more compact built
form and a vibrant public realm,
including open spaces;
The additional height requested as part of
the Subject Applications will provide for 236
additional multiple dwelling units and 28
additional hotel suites within the same
property footprint, thereby increasing the
density of the site and providing for a more
compact built form than what is currently
provided for in the Urban Hamilton Official
Plan. The proposed development will
provide a vibrant public realm through the at-
grade residential, retail, and hotel entrances
along all three street frontages (King Street
West, Queen Street North, and Market
Street).
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Section 2.2.1 Response
e) mitigate and adapt to climate
change impacts, improve
resilience, and reduce greenhouse
gas emissions and contribute to
environmental sustainability;
The additional requested building height and
units will increase the number of residents
within walking distance to places of
employment, a proposed LRT station,
existing shopping areas, grocery stores,
restaurants, and parks thereby encouraging
residents to use active forms of
transportation. Encouraging the use of
active transportation reduces greenhouse
gas emissions from personal vehicles and
contributes to environmental sustainability.
Delineated Built-Up Areas
Policy 2.2.2.1 states that by the time the next municipal comprehensive review is approved “a
minimum of 50 percent of all residential development occurring annually within the cities
of…Hamilton…will be within the delineated built-up area”. The additional dwelling units on the
site will aid the City in meeting this intensification target by directing new residential development
to occur within an existing settlement area and built boundary.
Transit Corridors and Station Areas
The Growth Plan defines a “Major Transit Station Area” as the “area including and around any
existing or planned higher order transit station or stop within a settlement area; or the area
including and around a major bus depot in an urban core. Major transit station areas generally
are defined as the area within an approximate 500 to 800 metre radius of a transit station,
representing about a 10-minute walk”. The site is located adjacent to the proposed Queen LRT
which is considered a Major Transit Station Area. Also, as shown on Schedule 5 of the Growth
Plan, the proposed LRT route is identified as being a “Priority Transit Corridor”. Policy 2.2.4.3
states that “Major transit station areas on priority transit corridors or subway lines will be planned
for a minimum density target of… b) 160 residents and jobs combined per hectare for those that
are served by light rail transit..”. The Subject Applications contemplate a density that achieves
this minimum density target.
Policy 2.2.4.9a), c) and d) states that “Within all major transit station areas, development will be
supported, where appropriate, by:
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Policy 2.2.4.9 Response
a) planning for a
diverse mix of uses,
including second
units and affordable
housing, to support
existing and planned
transit service
levels;
The approved development includes a mix of residential uses
(in the form of student residences), retail, and commercial (in
the form of a hotel). The additional units and hotel suites will
serve to increase pedestrian activity along King Street West
(i.e. people entering and exiting the building more frequently)
which will help to support the existing bus services and
planned LRT.
c) providing alternative
development
standards, such as
reduced parking
standards; and
Although located just outside of the area considered to be
“Downtown” in Zoning By-law 05-200, the requested Zoning
By-law Amendment requests that the parking rates for
Downtown be utilized which represents a reduced parking
standard. Based on the Parking Needs Analysis prepared by
Paradigm Transportation Solutions (dated December 2019),
the projected demand detailed in the analysis provides a valid
justification that the proposed parking supply of 255 spaces is
sufficient for the intended hotel, residential, and
retail/commercial uses.
d) prohibiting land uses
and built form that
would adversely
affect the
achievement of
transit-supportive
densities.
The approved development includes a mix of residential,
retail, and commercial uses. The requested additional height,
density and hotel suites will contribute to the achievement of
a transit-supportive density.
Policy 2.2.4.10 states: “Lands adjacent to or near to existing and planned frequent transit should
be planned to be transit-supportive and supportive of active transportation and a range and mix
of uses and activities”. In conformity with this policy, the Subject Applications contemplate an
increase in residential density that is transit-supportive and located in proximity to existing and
proposed public transit lines and active transportation routes.
Based on the above analysis, the Subject Applications conform to the applicable policies
of the Growth Plan.
4.3 Urban Hamilton Official Plan
The City of Hamilton Urban Official Plan (“UHOP”) was adopted by City Council on July 9, 2009,
approved by the Ministry of Municipal Affairs and Housing (“MMAH”) on March 16, 2011 and came
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into effect on August 16, 2013. The UHOP provides direction and guidance on the management
of land use change and physical development within the City.
Urban Structure
The site is located along a “Primary Corridor” as identified on “Schedule E – Urban Structure” of
the UHOP (shown on Figure 6). Policy E.2.4.3 states that “Urban Corridors shall be the location
for a range of higher density land uses along the corridor, including mixed uses where feasible,
supported by higher order transit on the Primary Corridors” and Policy E.2.4.8 requires that
Primary Corridors be served by the higher order of transit service. In conformity with these
policies, the additional requested height will provide for a range of higher density land uses along
an Urban Corridor along existing local and regional surface transit routes as well as a planned
higher order transit route (LRT).
In conformity with Policies E.2.4.6 and E.2.4.10, the approved development provides for at-grade
retail along King Street West and maintains a high percentage of commercial space (i.e. hotel).
The UHOP includes design criteria for development within Urban Corridors which includes:
Policy Response
E.2.4.14 Urban Corridors
shall provide a comfortable
and attractive pedestrian
experience
As per the Wind Study the conditions in the summer along
King Street West and Queen Street North are expected to
have a comfort category of “Standing” or “Strolling” meaning
that gentle to moderate breezes are expected and are
appropriate for main building entrances, bus stops, and
strolling along a downtown street (pg. 6 of the Wind Study).
During the winter there are some areas in the parking area
between the hotel and multiple dwelling where uncomfortable
conditions are anticipated, including directly in front of the
entrance to the multiple dwelling. Additional mitigation
measures may be required which can be determined through
the detailed design stage of development.
Legend
Municipal Boundary
Urban Boundary
Niagara Escarpment
Rural Area
Other Features
Neighbourhoods
Community
Primary
Secondary
Sub Regional Service
Downtown Urban Growth Centre
Employment Areas
Major Open Space
Major Activity Centres
Nodes
Corridors
Urban Structure Elements
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CUMBER LAND AVE
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PARAMOUNT DR
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HAMILTON ST
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T
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DPA
RA
DIS
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D
SPRINGBRO
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AVE
MCNIVEN RD
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RTN
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UP
PE
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OU
NT A
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N R
D
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ITCH
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ND
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ST
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FIDDLER'S GREEN RD
YO
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ST
W
BOULDINGAVE
BRAEHEIDAVE
FIRST ST
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WHITNEY
AVE
GRANT
BLVD
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BULL
RD
STERLING
ST
EM
ER
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N S
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BINBROOK RD
MO
UN
TAIN
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D
UP
PE
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EN
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ST
56
20
56
6
52
8
5
6
QEW
8
QEW
QEW
LINC
LINC
6
8
403
5
403
6
RHVP
RHVP
Lake Ontario
Hamilton Harbour
Not To Scale
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
Teranet Land Information Services Inc. and its licensors. [2009]May Not be Reproduced without Permission. THIS IS NOT A PLANOF SURVEY
C
Date: August 2018
Urban Structure
Schedule EUrban Hamilton Official Plan
Council Adoption: July 9, 2009Ministerial Approval: March 16, 2011Effective Date: August 16, 2013
John C. Munro Hamilton International Airport
Lands Subject to Non-Decision 117 (a)(353 James Street North)
APPEALS
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 appeal.
Legend
Municipal Boundary
Urban Boundary
Niagara Escarpment
Rural Area
Other Features
Neighbourhoods
Community
Primary
Secondary
Sub Regional Service
Downtown Urban Growth Centre
Employment Areas
Major Open Space
Major Activity Centres
Nodes
Corridors
Urban Structure Elements
Lands Subject to Non Decision 113 West Harbour Setting Sail
YORK RD
CO
NC
ES
SIO
N 6
E
CO
NC
ES
SIO
N 5
E
ROBSON RD
MILLGROVE SIDE RD
SYDENHAM RD
SYDENHAM RDOFIELD RD
PATT
ER
SO
N R
D
OLD GUELPH RD
PARKSIDE DR
FALLSVIEW RD E
ROCK CHAPEL RD
VALLEY RD
YO
RK
BLV
D
KING
RD
TRINITY RD
SULPHUR SPRINGS RD
MINERAL SPRINGS RD
SHAVER RD
BOOK RD E
BUTTER RD
GLA
NC
AS
TER
RD
MILE
S R
D
ENGLISH CHURCH RD E
DICKENSON RD E
AIRPORT RD E
WHITE CHURCH RD E
CHIPPEWA RD E
HARVEST RD
WIL
SON ST
E
DICKENSON RD W
WHITE CHURCH RD W
BOOK RD W
TWENTY RD E
MILE
S R
D
NE
BO
RD
TRIN
ITY C
HU
RC
H R
D
FLETC
HE
R R
D
GOLF CLUB RD
KIRK RD
BELL RD
WO
OD
BU
RN
RD
HE
ND
ER
SH
OT R
D
WE
STB
RO
OK
RD
GUYATT RD
GREEN MOUNTAIN RD
FIFTY R
D
ELE
VE
NTH
RD
TEN
TH R
D
SOUTH TOWN LINE RD
HIGHLAND RD E
HIGHLAND RD
MUD ST E
MUD ST
TAP
LEY
TOW
N R
D
THIR
D R
D
RIDGE RD
GREEN MOUNTAIN RD E
EA
ST TO
WN
LINE
RDFIR
ST R
D E
SE
CO
ND
RD
E
FIFTH R
D E
SIX
TH R
D E
SE
VE
NTH
RD
E
EIG
HTH
RD
E
EIG
HTH
RD
E
TEN
TH R
D E
NIN
TH R
D E
ELE
VE
NTH
RD
E
TYN
ES
IDE
RD
EVANS RD
CENTRE RD
GARDEN LN
CO
NC
ES
SIO
N 7
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OLD
DU
ND
AS
RD
SMITH RD
CONCESSION 4 W
BE
RR
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D
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JERSEYVILLE RD W
WILSON ST W
CARLUKE RD
GLA
NC
AS
TER
RD CHIPPEWA RD W
FER
RIS
RD
HA
RR
ISO
N R
D
TRIM
BLE
RD
WO
OD
BU
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CONCESSION 5 W
BINKLEY RDM
OXLEY RD
SLOTE RD
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SOUTHCO
TE RD
HILL VA
LLEY
PK
WY
UP
PE
R R
ED
PAR
KS
IDE
DR
NO
RTH
WA
TER
DO
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DR
GOVERNOR'S RD
UP
PE
R PA
RA
DIS
E R
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GA
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WE
ST 5TH
ST
UP
PE
R W
EN
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UP
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R JA
ME
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T
UP
PE
R W
ELLIN
GTO
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RYMAL RD E
STONE CHURCH RD E
BARTON ST E
LIMERIDGE RD
MOHAWK RD E
FENNELL AVE
UP
PE
R S
HE
RM
AN
AVE
UP
PE
R G
AG
E AV
E
UP
PE
R O
TTAW
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ION
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VE
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D
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N R
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EE
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NN
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KW
Y
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N
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OD
WA
RD
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KD
ALE
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NILW
OR
TH AV
E N
OTTA
WA
ST S
GA
GE
AVE
N
KING ST E
BURLINGTON ST
SH
ER
MA
N AV
E N
WE
NTW
OR
TH S
T N
MAIN ST E
WE
LLING
TON
ST N
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N S
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ES
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BA
Y S
T S
QU
EE
N S
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KING ST W
MAIN ST W
OSLER DR
COO
TES DRSCENIC DR
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KS RD
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A R
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LEW
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D
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NE
ILY R
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VE
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D
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FRU
ITLAN
D R
DDE
WITT R
D
RIDGE RD
HO
ME
STE
AD
DR
BEACH BLVD
DUNDAS ST
OLY
MP
IC D
R
LAWRENCE RD
BECKETT DR
INDUSTRIAL DR
SHERMAN AC
MAIN ST N
KERNS RD
CONCESSION ST
KING ST E
MA
IN S
T W
HIGHLAND RD W
FIRS
T RD
W
TWENTY RD W
RYMAL RD W
STONE CHURCH RD W
MOHAWK RD W
FENNELL AVE W
GA
RTH
ST
WIL
SO
N S
T W
MO
UN
TAIN
BR
OW
RD
KING ST W
SCENIC DR
MAIN ST E
MAIN ST W
ABERDEEN
AVE
BARTON ST W
GARNER ROAD E
KING ST E
VIC
TOR
IA AV
E N
GARNER ROAD W
UP
PE
R C
EN
TEN
NIA
L PK
WY
YO
RK
RD
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STONE CHURCH RD
UPPER HORNING
RD
QU
EE
N S
T N
JOH
N S
T S
JAM
ES
ST S
BAY
ST N
GA
GE
AVE
S
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WA
ST N
NA
SH
RD
S
UP
PE
R JA
ME
S S
T
CANNON ST W
CANNON ST E
CUMBER LAND AVE
NE
BO
RD
FIDDLER'S GREEN RD
PARAMOUNT DR
HOLLYBUSH DR
HAMILTON ST
MILL ST
MA
CK
LIN S
T
LON
GW
OO
D R
DPA
RA
DIS
E R
D
SPRINGBRO
OK
AVE
MCNIVEN RD
STONEHENGE DR
MEADOW
LANDS
BLVD
WILSON ST
DA
RTN
ALL R
D
UP
PE
R M
OU
NT A
LBIO
N R
D
PR
ITCH
AR
D R
D
BRITANNIA AVE
BIR
CH
AVE
LIONS C
LUB RD
DU
ND
AS
ST
QUEENSDALE AVE
KITTY MURRAY
LN
FIDDLER'S GREEN RD
YO
RK
RD
KING
ST
W
BOULDINGAVE
BRAEHEIDAVE
FIRST ST
HATT ST
WHITNEY
AVE
GRANT
BLVD
TURN
BULL
RD
STERLING
ST
EM
ER
SO
N S
T
BINBROOK RD
MO
UN
TAIN
BR
OW
BLV
D
UP
PE
R K
EN
ILWO
RTH
ST
56
20
56
6
52
8
5
6
QEW
8
QEW
QEW
LINC
LINC
6
8
403
5
403
6
RHVP
RHVP
Lake Ontario
Hamilton Harbour
Not To Scale
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
Teranet Land Information Services Inc. and its licensors. [2009]May Not be Reproduced without Permission. THIS IS NOT A PLANOF SURVEY
C
Date: August 2018
Urban Structure
Schedule EUrban Hamilton Official Plan
Council Adoption: July 9, 2009Ministerial Approval: March 16, 2011Effective Date: August 16, 2013
John C. Munro Hamilton International Airport
Lands Subject to Non-Decision 117 (a)(353 James Street North)
APPEALS
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 appeal.
Site
Urban Hamilton Official Plan - Urban StructureSource: Urban Hamilton Official Plan Schedule E (August 2018)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
6
Planning Justification Report | 354 King Street West, Hamilton 45
GSP Group Inc. | December 2019
Policy Response
E.2.4.16 New
development shall
respect the existing
built form of
adjacent
neighbourhoods
where appropriate
by providing a
gradation in
building height.
New development
shall locate and be
designed to
minimize the effects
of shadowing and
overview on
properties in
adjacent
neighbourhoods.
The additional storeys on the apartment building will be located closer
to the centre of the site, with the building height dropping to 15 storeys
along the western portion, providing a gradation in building heights
towards the adjacent neighbourhoods to the west. The additional two
(2) storeys on the Hotel will provide for a gradation in height to the
east. The approved (2) storey Market Street units show deference to
the lower density residential character of the south side of Market
Street.
Based on the sun/shadow study prepared by SRM Architects
(November 2019), the majority of the net new shadows are shown to
be cast onto the sidewalks on Market Street, stating that “While the
proposed development casts shadows onto the sidewalks at the Ray
St N and Market St intersection (March 21st 10:51AM, Sept 21st,
10:36AM) and the Queen St N and Market St intersection (March 21st
3:51PM, Sept 21st 3:36PM), the proposed 25-storey dwelling avoids
casting even more adverse shadows by being situated along the
southern edge of the site (1.96 – 2.00 metres from the King St W
street line), in between Ray St N and Queen St N.” (pg. 3).
SRM also states that “The orientation of the 25-storey tower and step-
back at Level 16 mitigate the shadow effect to the north of the site on
Market Street and in turn the largest portions of the shadows cast fall
to the east of the site in the downtown core where existing tall
buildings currently shroud the majority of the shadow path of the
proposed development.” (pg. 4)
Based on the above, a gradation of building height is provided and
the additional storeys have been designed and located in order to
minimize the effects of shadows on the adjacent neighbourhood to
the north west.
E.2.4.17
Reductions in
parking
requirements shall
be considered in
order to encourage
a broader range of
uses and densities
Although located just outside of the area considered to be
“Downtown” in Zoning By-law 05-200, the requested Zoning By-law
Amendment requests that the parking rates for Downtown be utilized
which represents a reduced parking standard. Based on the Parking
Needs Analysis prepared by Paradigm Transportation Solutions
(dated December 2019), the projected demand detailed in the
analysis provides a statistically valid justification that the proposed
Planning Justification Report | 354 King Street West, Hamilton 46
GSP Group Inc. | December 2019
Policy Response
to support existing
and planned transit
routes
parking supply of 255 spaces is sufficient for the intended hotel,
residential, and retail/commercial uses.
Based on the above, the Subject Applications meet the intent of the Urban Corridor policies
of the UHOP.
Mixed Use - Medium Density
On “Schedule E1 – Urban Land Use Designations” the site is designated “Mixed Use – Medium
Density” (Figure 7). The requested additional height and units will sit atop the approved mixed-
use development which will provide for residential, commercial, and at-grade retail uses
throughout the site.
The maximum permitted height within the Mixed Use – Medium Density designation is six storeys
(Policy E.4.6.7) which can be increased up to eight storeys with appropriate justification related
to minimizing shadow impacts, providing progressive stepbacks in building height, and providing
setbacks from the street (Policy E.4.6.8). The predominant built form is intended to be mid-rise
and low-rise buildings with the intent of the designation being to increase the proportion of multiple
storey, mixed use buildings that have retail and service commercial stores at grade (Policy
E.4.6.9). An Amendment to the UHOP is requested to permit the additional 19 storeys atop the
approved multiple dwelling and two (2) storeys atop the approved hotel. A more detailed
discussion of the requested height can be found in Section 4.4. of this Report.
Industrial Land
Niagara Escarpment
Municipal Boundary
Urban Boundary
John C. Munro Hamilton International Airport
Open Space
Rural Area
Other Features
Utilitiy
Institutional
Shipping & Navigation
Downtown Mixed Use Area
Mixed Use - High Density
District Commercial
Mixed Use - Medium Density
Neighbourhoods
Lands Subject to Non Decision 113 WestHarbour Setting Sail
Arterial Commercial
Commercial and Mixed Use Designations
Employment Area Designations
Airport Employment Growth District
Business Park
Lake Ontario
Hamilton Harbour
56
20
56
6
52
8
5
6
66
QEW
8
QEW
QEW
LINC
LINC
6
6
8
RHVP
RHVP
NO
RTH
WAT
ER
DO
WN
DR
403
PAR
KS
IDE
DR
YO
RK
RD
GOVERNOR'S RD
UP
PE
R PA
RA
DIS
E R
D S
WE
ST 5TH
ST
UP
PE
R W
EN
TWO
RTH
ST
UP
PE
R JA
ME
S S
T
UP
PE
R W
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GTO
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T
RYMAL RD E
STONE CHURCH RD E
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FENNELL AVE
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UP
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HE
RM
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UP
PE
R G
AG
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TTAW
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GREEN MOUNTAIN RD
MO
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ION
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NILW
OR
TH AV
E N
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T S
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AVE
N
KING ST E
BURLINGTON ST
SH
ER
MA
N AV
E N
WE
NTW
OR
TH S
T N
MAIN ST E
WE
LLING
TON
ST N
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N S
T N
JAM
ES
ST N
BAY
ST S
QU
EE
N S
T S
DU
ND
UR
N S
T S
YORK BLVD
KING ST W
MAIN ST W
MILBUROUGH TOWN LINE
CO
NC
ES
SIO
N 6
E
CO
NC
ES
SIO
N 5
E
ROBSON RD
MILLGROVE SIDE RD
TRINITY RD
SULPHUR SPRINGS RDMINERAL SPRINGS RD
OSLER DR
SYDENHAM RD
SYDENHAM RD
OFIELD RD
COO
TES DR
SCENIC DR
GOLF LIN
KS RD
SOUTHCO
TE RDFIDDLER'S G
REEN RD
SHAVER RD
BOOK RD E
BUTTER RD
GLA
NC
AS
TER
RD
MILE
S R
D
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D
ENGLISH CHURCH RD E
DICKENSON RD E
AIRPORT RD E
WHITE CHURCH RD E
CHIPPEWA RD E
TYN
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IDE
RD
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INITY
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MA
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EA
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WN
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GARNER ROAD E
KING ST E
VIC
TOR
IA AVE
N
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UP
PE
R C
EN
TEN
NIA
L PK
WY
BINBROOK RD
KING
RD
ROCK CHAPEL
RD
YO
RK
RD
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STONE CHURCH RD
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RD
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BLV
D
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N S
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403
5
CANNON ST W
CANNON ST E
CUMBER LAND AVE
GUYATT RD
NE
BO
RD
FIDDLER'S GREEN RD
MUD ST W
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HOLLYBUSH DR
HAMILTON ST
MILL ST
MA
CK
LIN S
T
LON
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OO
D R
DPA
RA
DIS
E R
D
SPRINGBRO
OK
AVE
MCNIVEN RD
STONEHENGE DR
MEADOW
LANDS
BLVD
WILSON ST
DA
RTN
ALL R
D
UP
PE
R M
OU
NT A
LBIO
N R
D
PR
ITCH
AR
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D
BRITANNIA AVE
BIR
CH
AVE
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AS
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LIONS C
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D
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SMITH RD
SMITH RD
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RK
RD
CONCESSION 4 W
BE
RR
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D
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D W
WILSON ST W
CARLUKE RD
GLA
NC
AS
TER
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FER
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N 7
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BINKLEY RD
FIRST ST
BOULDING AVE
BRAEHEID AVE
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TURNBULL
RD
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ST
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AVE
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BLVD
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UP
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© Teranet Land Information Services Inc. and its licensors. [2009] May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
Not To Scale
Date: June 3, 2019
Urban Hamilton Official PlanSchedule E-1
Urban Land Use Designations
Council Adoption: July 9, 2009Ministerial Approval: March 16, 2011Effective Date: August 16, 2013
N.T.S.
RuralUrban
Note: For Rural Land Use Designations, refer to Schedule D of the Rural Hamilton Official Plan.
Key Map
Lands Subject to Non-Decision 117(a)(353 James Street North)
Detail Inset
Detail Inset
APPEALSAPPEALS
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 appeal.
UHOPA NO. 69 APPEALS - PL171450
- 71 Main Street West and 10 Baldwin Street, Appellant # 8 - 3011 Homestead Drive (Glanbrook), Appellant # 4 - Certain Lands between Wilson Street West and south and north of Portia Drive (Ancaster), Appellant # 15 - 221-225 John Street South and 70-78 Young Street (Hamilton), Appellant # 20 - 237 Upper Centennial Parkway (Stoney Creek), Appellant # 14
Industrial Land
Niagara Escarpment
Municipal Boundary
Urban Boundary
John C. Munro Hamilton International Airport
Open Space
Rural Area
Other Features
Utilitiy
Institutional
Shipping & Navigation
Downtown Mixed Use Area
Mixed Use - High Density
District Commercial
Mixed Use - Medium Density
Neighbourhoods
Lands Subject to Non Decision 113 WestHarbour Setting Sail
Arterial Commercial
Commercial and Mixed Use Designations
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© Teranet Land Information Services Inc. and its licensors. [2009] May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
Not To Scale
Date: June 3, 2019
Urban Hamilton Official PlanSchedule E-1
Urban Land Use Designations
Council Adoption: July 9, 2009Ministerial Approval: March 16, 2011Effective Date: August 16, 2013
N.T.S.
RuralUrban
Note: For Rural Land Use Designations, refer to Schedule D of the Rural Hamilton Official Plan.
Key Map
Lands Subject to Non-Decision 117(a)(353 James Street North)
Detail Inset
Detail Inset
APPEALSAPPEALS
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 appeal.
UHOPA NO. 69 APPEALS - PL171450
- 71 Main Street West and 10 Baldwin Street, Appellant # 8 - 3011 Homestead Drive (Glanbrook), Appellant # 4 - Certain Lands between Wilson Street West and south and north of Portia Drive (Ancaster), Appellant # 15 - 221-225 John Street South and 70-78 Young Street (Hamilton), Appellant # 20 - 237 Upper Centennial Parkway (Stoney Creek), Appellant # 14
Site
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
7Urban Hamilton Official Plan - Urban Land Use Designations
Source: Urban Hamilton Official Plan Schedule E-1 (June 2019)
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Below are some additional design criteria for development within the Mixed Use - Medium Density
designation:
Policy Response
E.4.6.16 New development
shall be designed and oriented
to create comfortable, vibrant
and stimulating pedestrian
oriented streets within each
area designated Mixed Use -
Medium Density.
The additional storeys and units will contribute to a
vibrant public realm through increased pedestrian activity
along the three street frontages (King Street W, Queen
Street N, and Market Street) and existing and proposed
transit stations.
E.4.6.17 Areas designated
Mixed Use - Medium Density
are intended to develop in a
compact urban form with a
streetscape design and building
arrangement that supports
pedestrian use and circulation
and create vibrant people
places.
The additional height requested as part of the Subject
Applications will provide for 236 additional multiple
dwelling units and 28 additional hotel suites within the
same property footprint, thereby increasing the density of
the site and providing for a more compact built form.
No changes are proposed to the approved development
that would impact the streetscape and pedestrian use or
circulation.
E.4.6.22 Development
applications shall be
encouraged to provide a mix of
uses on the site.
Approved mixed use development conforms to this
policy.
E.4.6.24 New development
shall respect the existing built
form of adjacent
neighbourhoods by providing a
gradation in building height and
densities, and by locating and
designing new development to
minimize the effects of
shadowing and overview on
properties in adjacent
neighbourhoods.
As discussed above, a gradation of building height is
provided and the additional storeys have been designed
and located in such a way that helps to reduce the effects
of shadows on the adjacent neighbourhoods to the north
west.
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Policy Response
E.4.6.25 Areas designated
Mixed Use - Medium Density
shall be integrated with the
surrounding neighbourhoods
through frequent street and
pedestrian linkages.
Not applicable to requested height increase, addressed
through approved Site Plan.
E.4.6.26 Automobile access
shall continue to be an important
mode of transportation from the
surrounding neighbourhoods,
but it shall be balanced with the
need to improve pedestrian
access and opportunities for
active transportation.
The location of the vehicle accesses were approved
through the SPA process and based on the
Transportation Impact and Demand Management Report
prepared by Paradigm Transportation Solutions, the
proposed driveways are adequately positions and are
forecasted to operate efficiently and safely with the
additional units, “without any issues related to sightlines,
corner clearance, access conflicts, heavy truck
movements and transit operational conflicts.” (pg. 51).
4.6.27 Reduced parking
requirements shall be
considered to encourage a
broader range of uses and take
advantage of a higher level of
transit service.
Although located just outside of the area considered to
be “Downtown” in Zoning By-law 05-200, the requested
Zoning By-law Amendment requests that the parking
rates for Downtown be utilized which represents a
reduced parking standard. Based on the Parking Needs
Analysis prepared by Paradigm Transportation Solutions
(dated December 2019), the projected demand detailed
in the analysis provides a statistically valid justification
that the proposed parking supply of 255 spaces is
sufficient for the intended hotel, residential, and
retail/commercial uses.
Based on the above, the requested height increases meet the intent of the Mixed Use
Medium Density land use designation.
Residential Intensification
Section B.2.4 contains policies related to residential intensification policies. The UHOP defines
residential intensification as “intensification of a property, site or area which results in a net
increase in residential units or accommodation and includes:
a) redevelopment, including the redevelopment of brownfield sites;
b) the development of vacant or underutilized lots within previously developed areas;
c) infill development;
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Based on the above, the additional building height and units are considered residential
intensification and therefore the policies contained in Section B.2.4 apply.
Policy B.2.4.1.2 states that the “City’s primary intensification areas shall be the Urban Notes and
Urban Corridors” which are to generally accommodate 40% of the City’s residential intensification
target.
Residential Intensification developments are to be evaluated based on the criteria contained in
Policy B.2.4.1.4. See below a description and analysis of how the Subject Applications meet
these criteria:
Policy B.2.4.1.4 Response
a) a balanced evaluation of
the criteria in b) through
g), as follows;
See below.
b) the relationship of the
proposal to existing
neighbourhood character
so that it maintains, and
where possible, enhances
and builds upon desirable
established patterns and
built form;
As it relates to the additional building height, the surrounding
neighbourhood cannot be characterized by any one type of
built form as it contains a variety of low-, mid- and high-rise
buildings built in various time periods and includes a variety of
residential, retail, commercial, and institutional uses. The
character of the area is not homogenous in terms of age,
height, building material, or use of buildings. For example,
north of the subject lands along Market Street, just west of
Queen Street North, two-storey brick Victorian townhouses
co-exist with the abutting 18-storey post-war, ‘tower-in-the-
park’-esqe apartment tower.
The Heritage Impact Assessment states “the proposed street-
oriented dwellings fronting on Market Street show deference
to the lower density residential character of the south side of
the street, while providing a good transition to the higher
density forms of the apartment building on the property directly
across the street to the north and north east” (pg. 36)
c) the development’s
contribution to maintaining
and achieving a range of
dwelling types and
tenures;
The approved development including multiple dwellings and
rental units targeted to students, contributes to the range of
dwelling types and tenures in the neighbourhood. The request
height increase provides more units.
d) the compatible integration
of the development with
With respect to use, the approved mixed-use form of
development is compatible with the existing residential high-
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Policy B.2.4.1.4 Response
the surrounding area in
terms of use, scale, form
and character. In this
regard, the City
encourages the use of
innovative and creative
urban design techniques;
rises to the north and north east along Queen Street North and
Market Street as well as the commercial and retail corridor
along King Street West.
With respect to scale and form, the proposed heights of the
student residence tower (15 and 25-storeys) and hotel (12
storeys) are similar to several existing high-rise residential
apartment buildings along Queen Street North and Market
Street (44 and 75 Queen Street North, 18 and 21 storeys,
respectively; 160 Market Street, 25 storeys; 155 and 150
Market Street, 13 and 12 storeys, respectively) along with the
23-storey mixed-use residential and institutional development
currently under construction at 15 Queen Street South,
located kiddie corner to the site. The scale and form of the
approved street-oriented dwellings on Market Street are
compatible with the low-rise dwellings west along Market
Street.
As mentioned above, the built form and character of the area
is not homogenous in terms of age, height, building material,
or use of buildings in both the immediate and greater area
surrounding the subject lands. Recently constructed and
approved buildings in the area represent more modern
architectural styles. These include: the Good Shepherd
Administration and Development Offices (400 King Street
West); the Good Shepherd Martha House (25 Ray Street
North); the Good Shepherd Bishop Tonnos Seniors
Apartments (10 Pearl Street North); as well as the 23-storey
development at 15 Queen Street South that is currently under
construction.
The HIA states “the character of the proposed development is
in alignment with other proposals in the area, such as 15
Queen Street South and provides a contemporary contrast to
the Scottish Rite Club to the south and the varied existing
surrounding built context, while not physically impacting any
adjacent cultural heritage properties. The proposed material
composition (solid and glazed) of the podium levels
highlighted by the parapet and roof line, helps them stand out
to make the connection to the Hamilton context, at the
pedestrian level.” (pg. 36)
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Policy B.2.4.1.4 Response
e) the development’s
contribution to achieving
the planned urban
structure as described in
Section E.2.0 – Urban
Structure;
Due to the high cost of the new proposed LRT, the Subject
Application’s request to increase the height will promote a
density that will ensure that the full potential benefits of the
transit investment are realized. This includes an increased
number of potential transit fares and increased development,
retail, and pedestrian activity in the immediate area resulting
in the growth of assessed values and property taxes and
increased business activity.
f) infrastructure and
transportation capacity;
and,
The FSSMR, prepared by MTE, states the development can
be constructed to meet the servicing requirements of the City
of Hamilton subject to implementing the recommendations in
the FSSMR.
g) the ability of the
development to comply
with all applicable policies.
By and large, the addition building height conforms with the
applicable policies with the notable exception of the maximum
height requirement. It is for this reason that an Official Plan
Amendment is being sought. On balance, the proposed
development achieves the primary policy goals set out in the
UHOP as outlined above.
Housing
Section B.3.2.1 of the UHOP identifies the following goals for urban housing:
B.3.2.1.1 Provide for a range of housing types, forms, and densities to meet the social, health
and well-being requirements of all current and future residents.
B.3.2.1.2 Provide housing within complete communities.
B.3.2.1.3 Increase Hamilton’s stock of affordable housing of all types, particularly in areas of
the City with low levels of affordable housing.
B.3.2.1.4 Increase Hamilton’s stock of housing for those whose needs are inadequately met by
existing housing forms or tenure, affordability or support options.
B.3.2.1.5 Maintain a balance of primary rental and ownership housing stock as outlined in the
Affordable Housing Strategy.
B.3.2.1.6 Increase the mix and range of housing types, forms, tenures, densities, affordability
levels, and housing with supports throughout the urban urea of the City.
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The additional height and units are in keeping with the goals outlined above by increasing the
overall student housing stock and hotel beds in the surrounding area and Hamilton overall in an
effort to achieve a complete community.
Urban Design
The UDR prepared and submitted with the Subject Applications reviews the applicable urban
design policies including Sections B.3.3, E.2.4, and E.4.6 of the UHOP. In summary these policies
speak to compatibility with surrounding areas and respecting the character of the surrounding
area. The proposed building height, through its gradation in building height towards the west,
north, and east, increased setbacks adjacent to the existing residential uses, and by the
placement of the tallest portion of the tower (25-storey) in the centre of the site and towards King
Street, these policies have been addressed.
Site Logistics
Section B.3.3.7 of the UHOP contains the following policies in relation to storage, service, and
loading areas. Matters related to the servicing and loading areas have been addressed through
the approved Site Plan and are anticipated to accommodate the additional units.
Sections B.3.3.9, B.3.3.10, and B.3.3.11 contain policies related to access and circulation,
parking, and barrier free design, respectively. These policies have been addressed through the
SPA process.
Vehicle Circulation
Vehicle Circulation along with the location of the vehicle accesses were reviewed and approved
by Transportation Planning at the City of Hamilton through the SPA process and based on the
Transportation Impact and Demand Management Report prepared by Paradigm Transportation
Solutions, the proposed driveways are adequately positioned and are forecasted to operate
efficiently and safely with the additional units, “without any issues related to sightlines, corner
clearance, access conflicts, heavy truck movements and transit operational conflicts.” (pg. 51).
Cultural Heritage and Archaeology
As per staff comments received through the SPA process (comments dated June 22, 2018 from
Chelsey Tyers, Cultural Heritage Planner), the subject lands are in proximity to a number of
properties along Queen Street North and Market Street that are listed on the Municipal Heritage
Register (non-designated). An HIA has been submitted under separate cover as part of the
Subject Applications satisfying policy B.3.4.2.12 which states that Cultural Heritage Impact
Assessment is required where proposed development has the potential to adversely affect cultural
heritage resources included in the City’s Inventory of Buildings of Architectural or Historical
Interest. The HIA concludes the following:
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- There would be no negative impacts of destruction, proposed alterations, or isolation
impacts (pg. 28).
- The adjacent heritage resources are generally not significantly more affected by the
proposed shadows than the as-of-right shadow modelling and the impact to surrounding
heritage resource buildings is therefore minimal.
- The proposed development/additional height would impact existing views since the site
was previously vacant, prior to construction of the approved development but that the
design is sympathetic to its surrounding context as the podium design acts as a transition
element addressing the existing mixed massing found in the adjacent context.
- The proposed intensification will benefit the adjacent cultural heritage buildings as many
of the sites identified in the HIA are being occupied for commercial, retail, and residential
uses.
Satisfying policies B.3.4.4.2, which requires that an archaeological assessment be submitted for
areas of archaeological potential, Stage 1 and 2 Archaeological Assessments (dated June 5,
2019) were prepared by Archaeological Research Associates Ltd. (“ARA”) and submitted to the
Ministry of Tourism, Culture and Sport as part of the SPA process.
Conforming to Policy B.3.4.4.5 which requires the archaeological assessment to state that there
are no further archaeological concerns. A letter dated July 9, 2019 confirms review and entry of
these assessments into the Ontario Public Register of Archaeological Reports. ARA concluded
the following: “The Stage 1 assessment determined that the study area comprised a mixture of
areas of archaeological potential and areas of no archaeological potential. The Stage 2
assessment of the identified areas of archaeological potential resulted in the identification of
numerous archaeological materials from heavily disturbed contexts. These archaeological
materials represent decontextualized aspects of fill deposits and do not retain further CHVI. ARA
recommends that no further assessment be required within the project lands.” (pg. 24)
Climate Change
As per Section B.3.6.2 of the UHOP, there are “several policies and goals [that] directly and
indirectly contribute to the improvement of air quality and reduce greenhouse gases”. These
include:
a) promoting compact, mixed use urban communities;
b) integrating the transportation network to include all modes of transportation;
c) promoting walking, cycling, and use of public transit;
d) achieving a natural heritage ecosystem through the protection and enhancement of
natural heritage features and functions;
e) implementing urban design features to reduce fugitive dust;
f) enhancing vegetative cover; and,
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g) reducing the heat island effect through the use of reflective roofs, green roofs, natural
landscaping, and increasing the tree canopy.
The additional height, units, and hotel suites will help the City achieve these goals by providing a
more compact urban form and promoting higher density forms of development by providing
additional units within the approved building footprint. A more compact urban form encourages
the efficient use and conservation of energy and water through multi-unit buildings, which are
known to use less energy than large lot and single-use neighbourhoods. The site is located within
walking distance to a number of community amenities (i.e. parks, schools) and daily destinations
(i.e. grocery stores, banks, restaurants). In addition, additional residents and hotel patrons on the
site adjacent to the proposed LRT station will encourage more people to use public transit and
discourage car-use. Also, due to the proximity to places of employment, additional residents,
tenants, and customers will be encouraged to walk, thereby further mitigating greenhouse gas
emissions.
Noise, Vibration, and Other Emissions
As required by Policy B.3.6.3.1 and B.3.6.3.7, a Noise Impact Study was prepared in accordance
with Policy B.3.6.3.2. The Noise Study outlined a number of recommendations that are required
to be implemented in order to meet MOE Publication NPC-300 entitled “Stationary &
Transportation Sources - Approval & Planning Guidelines”. These recommendations include (pg.
9):
- Central Air Conditioning as recommended for all units throughout the Site Plan including
the apartment complex, apartment units facing Market Street, noted in Table 7.
- PTAC, or other suitable heating/air condition unit or system for the hotel in Table 7.
- Specific Window, Door, and Wall construction as recommended in Table 6.
- Registered Warning Clause Type “D” on title for the apartment complex, apartment units
facing Market Street, and Hotel noted in Table 7.
- Minimum EW4 for all specific buildings as recommended in Table 6.
- It is recommended that a qualified acoustical consultant certify that the required noise
control measures have been incorporated into the builder’s plans prior to issuance of a
building permit.
- It is recommended that a qualified acoustical consultant certify that the required control
measures have been properly installed prior to an occupancy permit.
The owner has agreed to implement the above recommendations and to install the recommended
noise barriers surrounding this rooftop amenity spaces and the outdoor amenity area east of the
multiple dwelling.
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Energy and Environmental Design
Policy B.3.7.1 deals with energy efficient land use patterns. The requested height increases
supports and conforms with these polices as the additional units and height equate to a more
compact urban form along an existing Primary Corridor. The additional building height and units
allow for a transit-supportive density within an approved mixed-use building, adjacent to existing
public transit and a proposed LRT station. Finally, the requested height increase proposes to
accommodate 236 additional multiple dwelling units and 28 additional hotel suites. These
additional residents and patrons will be within a 10 minute walk to Downtown Hamilton, which is
a major employment centre for business, professional, and government offices as well as short
distance to several other employment areas in the City including McMaster University thereby
reducing commuting distances. The site’s proximity to Downtown Hamilton as well as existing
and proposed higher-order transit will encourage more people to take active and public forms of
transit, thereby having the potential to reduce traffic congestion.
Road Network
King Street West is identified on “Schedule C – Functional Road Classification” of the UHOP as
a Major Arterial with Queen Street N identified as a Minor Arterial. Market Street is considered to
be a local road. As indicated on “Schedule C2 – Future Right-of-Way Dedications” both King
Street W and Queen Street N, adjacent to the site have ultimate right-of-way widths of 26.213 m.
Dedications of 1.0 m and 3.0 m, respectively, have been transferred to the City through the SPA
process for the purposes of road widening in addition to a large daylight triangle at the corner of
King Street West and Queen Street North. A road widening was not required by City staff along
Market Street, stating that an ultimate width of 15.24 m is acceptable as the site is located in an
older urban built-up area. The policies in Section C.4.5.2 related to the functional road
classification of the roads adjacent to the site as well as in Section C.4.5.6 related to right-of-way
dedications have, therefore, already been addressed.
Complete Streets and Traffic Management
A Transportation Impact and Demand Management Report, prepared by Paradigm
Transportation Solutions, dated December 2019 has been prepared and submitted in conjunction
with the Subject Applications, satisfying the requirements of Policy C.4.5.12. This policy states
that the City shall require transportation impact studies as part of applications for Official Plan and
Zoning By-law Amendments to assess the impact of proposed developments on current travel
pattern and/or future transportation requirements.
Parking and Loading
Policy C.4.5.15 states that “Parking and loading requirements regulated through the Zoning By-
Law or Site Plan approval shall ensure adequate parking for the site, while avoiding excess
parking supply that can discourage transit use and active transportation choices.” Policy C.4.5.19
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GSP Group Inc. | December 2019
states “New development on properties adjacent to major arterial and minor arterials and where
necessary, collector roads, shall include provisions for sufficient parking, loading, maneuvering
and off-street parking.”
Although located just outside of the area considered to be “Downtown” in Zoning By-law 05-200,
the requested Zoning By-law Amendment requests that the parking rates for Downtown be utilized
which represents a reduced parking standard. Based on the Parking Needs Analysis prepared by
Paradigm Transportation Solutions (dated December 2019), the projected demand detailed in the
analysis provides a statistically valid justification that the proposed parking supply of 255 spaces
is sufficient for the intended hotel, residential, and retail/commercial uses.
Summary
Based on the above analysis, the additional building height generally conforms to the
polices of the UHOP with the exception of the maximum permitted height. The requested
amendment to the UHOP to permit a maximum height of 25 storeys for the student
residence and twelve (12) storeys for the hotel meets the intent of the Urban Corridor, land
use, and urban design policies and is therefore appropriate for the site.
4.4 Strathcona Secondary Plan (OPA 11)
The Strathcona Secondary Plan (“SSP”) area is located west of downtown Hamilton, and is
bounded to the west by Highway 403, to the east by Queen Street, to the north by York Boulevard
and to the south by Main Street West.
The site is designated “Mixed Use – Medium Density” and in Area Specific Policy “L” as per
“Strathcona Secondary Plan – Land Use Plan: Map B.6.6-1” (Figure 8).
The Area Specific Policy “L” specifically prohibits drive through facilities, gas bars, car washes,
and vehicular service stations. None of these uses are proposed on the site and therefore are not
applicable.
Not To Scale
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT Teranet Land Information Services Inc. and its licensors. [2012]May Not be Reproduced without Permission. THIS IS NOT A PLANOF SURVEY
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January 2019
Urban Hamilton Official PlanStrathcona
Secondary Plan Land Use Plan
Map B.6.6-1
Parks and Open Space Designations
Residential Designations
Legend
Other Designations
Other Features
Commercial and Mixed UseDesignations
Area or Site Specific Policy
Neighbourhood Node
Secondary Plan Boundary
Low Density Residential 3
Medium Density Residential 2
High Density Residential
Mixed Use - Medium Density
Parkette
Neighbourhood Park
Community Park
General Open Space
Natural Open Space
Institutional
Utility
.
.
Pedestrian FocusNot To Scale
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT Teranet Land Information Services Inc. and its licensors. [2012]May Not be Reproduced without Permission. THIS IS NOT A PLANOF SURVEY
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Urban Hamilton Official PlanStrathcona
Secondary Plan Land Use Plan
Map B.6.6-1
Parks and Open Space Designations
Residential Designations
Legend
Other Designations
Other Features
Commercial and Mixed UseDesignations
Area or Site Specific Policy
Neighbourhood Node
Secondary Plan Boundary
Low Density Residential 3
Medium Density Residential 2
High Density Residential
Mixed Use - Medium Density
Parkette
Neighbourhood Park
Community Park
General Open Space
Natural Open Space
Institutional
Utility
.
.
Pedestrian Focus
Site
Strathcona Secondary Plan - Land Use PlanSource: Urban Hamilton Official Plan Strathcona Secondary Plan Map B.6.6-1
(January 2019)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
8
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GSP Group Inc. | December 2019
The SSP establishes land use and development standards that guide development within the
SSP area. The additional requested height meets the objectives of the SSP (Vol. 2 – B.6.6.3) by:
- promoting additional units within an approved building footprint that will foster a
healthy, safe, efficient, connected and visually pleasing urban environment through
active street frontages and increased pedestrian activity (B.6.6.3.a Strengthen Existing
Neighbourhood);
- supporting existing and planned public transit and decreasing the reliance on the
private automobile by providing for additional units and hotel suites adjacent to existing
local and regional bus transit service and the proposed Queen LRT station (B.6.6.3.b
Active Transportation, Transit and Transportation Linkages);
- promoting residential intensification along major and minor arterials (King Street West
and Queen Street North) (B.6.6.3.f Land Use);
- ensuring compatibility of the additional height between areas of different land use and
development intensity through the provision of adequate setbacks, gradation in
building height and landscape buffers (B.6.6.3.g Land Use); and,
- ensuring adequate services, public facilities and infrastructure are in place to service
the additional height and units (B.6.6.3.a Municipal Services and Utilities);
Policy B.6.6.4.1 contains the following evaluation criteria to be considered for new
development/redevelopment:
Criteria Response
i. Compatibility
with adjacent
land uses
including
matters such
as shadowing,
grading,
overlook,
noise, lighting,
traffic and
other nuisance
effects;
With respect to shadowing, the Sun/Shadow Study prepared by
SRM Architects Inc.:
• satisfies criteria for impacts on private amenity spaces
(greater than 3 hours);
• satisfies criteria for impacts on primary gathering spaces
(no shadows cast on listed downtown gathering spaces);
• satisfies criteria for impacts on public park and public open
spaces, except for one time period (6PM on March 21st)
where shadows on Maclaren Park would exceed the
maximum (43% sunlight versus 50%); the Study notes that
the additional shadows affect the northern, significantly
treed portion of the park
The Study states: “The majority of shadows are shown to be cast
onto the sidewalks on Market St. However, with the 8 proposed
multiple dwellings located along Market St on the northern-most
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Criteria Response
edge of the site, avoiding casting any shadows onto Market St
sidewalks would be difficult to achieve due to their northern
exposure. While the proposed development casts shadows onto
the sidewalks at the Ray St N and Market St intersection (March
21st 10:51AM, Sept 21st , 10:36AM) and the Queen St N and
Market St intersection (March 21st 3:51PM, Sept 21st 3:36PM),
the proposed 25-storey dwelling avoids casting even more
adverse shadows by being situated along the southern edge of the
site (1.96 – 2.00 metres from the King St W street line), in between
Ray St N and Queen St N.”
A Grading Plan (prepared by MTE Consultants) was approved
through the SPA process. The plan (Drawing C1.2) has been
updated to reflect the changes made during the OPA/ZBA process
including the additional vehicle access on the western lot line and
the revised transformer locations.
With regards to overlook, no balconies are proposed for both the
approved development or additional storeys on the multiple
dwelling and hotel. Without balconies, the windows on the upper
levels of the buildings will only be passively used in the sense that
residents will not be sitting for long periods of time as they would
be if there were balconies. The absence of balconies thereby
reduces adverse overlook concerns on adjacent land use. Small,
2nd storey balconies are proposed along street-orientated dwelling
units along Market Street. These small balconies provide views to
the public sidewalk and will not result in adverse overlook impacts
on adjacent land uses. The rooftop amenity areas proposed atop
the 15th floor and 25th storey are inset 3 m from the building edges,
therefore minimizing overlook from residents who are utilizing the
outdoor amenity spaces.
With regards to noise, King Street West and Queen Street North
are identified as a “full time truck route” and see a number of cars,
medium, and heavy trucks travel on these routes daily (pg. 5 of
the Nosie Study). The additional vehicles and commercial
deliveries along King Street West and Queen Street as a result of
the additional units will not add a significant amount of noise along
these routes as they are already full-time truck routes. The
additional traffic in and out of the Market Street access as a result
of the additional units will be comprised mainly of resident vehicles
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Criteria Response
which are quieter than large trucks, thereby mitigating adverse
noise impacts on the adjacent land uses as a result of the
additional units.
The TIS/TDM report summarizes that the increased traffic as a
result of the additional height do not require mitigation measures
for the intersections surrounding the Site and recommends that
the development be approved with no off-site road
recommendations for the roads within the immediate area. Based
on this, the traffic resulting from the additional units and building
height can be accommodated within the existing road network
thereby minimizing adverse impacts on surrounding land uses.
ii. The
consideration
of transition in
height to
adjacent and
existing
residential
development;
and,
Low rise 1-2 storey single detached dwellings are located
immediately to the west along Market Street. The approved
podium along Market Street is two storeys in height demonstrating
deference to the lower density residential character of Market
Street to the west.
The 25-storey tower is located further away from this low rise
development, closer to the centre of the site and King Street W.
In addition, a portion of the student residence to the west of the
25-storey tower is at 15-storeys, providing both separation and a
gradation in building heights from the adjacent existing low rise
development to the west.
The twelve (12) storey Hotel, located east of the 25-storey tower
provides a gradation in height to the east as well. The low-rise
commercial development is located approximately 24 m from the
face of the proposed podium of the hotel and approximately 26 m
from the face of the propose tower portion of the hotel which
provides for adequate separation distance and transition in height.
.
iii. The height,
massing, scale
and
arrangement of
the buildings
and structures
are compatible
With respect to the height, massing, scale, and character, the HIA
states “the character of the proposed development is in alignment
with other proposals in the area, such as 15 Queen Street South
and provides a contemporary contrast to the Scottish Rite Club to
the south and the varied existing surrounding built context, while
not physically impacting any adjacent cultural heritage properties.
The proposed material composition (solid and glazed) of the
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Criteria Response
with adjacent
development
and are
sympathetic to
the character
and heritage of
the
neighbourhood
.
podium levels highlighted by the parapet and roof line, helps them
stand out to make the connection to the Hamilton context, at the
pedestrian level.” (pg. 36)
The additional units will be accommodated within the approved
building footprint and the approved two (2) storey dwellings along
Market Street are sympathetic to the height and scale of the
existing residential dwellings located west along Market Street.
The proposed height and scale is similar to the approved
development at 15 Queen Street South and will not reach the
height of the Niagara Escarpment.
Specifically related to the “Mixed Use – Medium Density”, the SSP permits a maximum building
height of six (6) storeys with the possibility of increasing the maximum height to ten (10) storeys
subject to satisfying a number of criteria. These criteria relate to the mitigation of impacts on
adjacent low-density residential area, the provision of an angular plane (if applicable in the Zoning
By-law), and the provision of stepbacks from the street (Vol. 2 - B.6.6.6.1.b and c).
Notwithstanding the maximum height of ten storeys that is currently permitted, the proposed
development with heights of 25 and 12 storeys will meet the intent of these policies by mitigating
adverse impacts on the adjacent residential uses through the following measures:
- The bulk of the 25-storey tower is proposed closer to the centre of the site and towards King
Street, with the height decreasing to 15 storeys towards the western portion of the site, twelve
(12) storeys towards the east, and two (2) storeys along Market Street, which will mitigate
shadow effects to the north of the site on Market Street;
- The approved street-orientated dwellings along Market Street provide a progressive stepback
in height and transition in density to the residential neighbourhood to the north west;
- The apartment building’s 15-storey tower portion is set back 11.7 metres from the western
property line where it is shared with the abutting commercial building along King Street; its
25-storey tower portion is set back in excess of 25 metres where it is shared with the
residential property on Market Street. These distances provide sufficient separation to
abutting residential properties
- The tower portions of the hotel and apartment buildings are separated approximately 23.6
metres. This is generally in keeping with the 25 metres tower separation recommended as
per the Tall Building Guidelines to ensure sky views
- A 1.8 m-high solid wood fence will be provided along the western property line and will be
approximately 33.5 m in length, running the length of the area where the subject lands abut
existing residential dwellings;
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- Soft landscaping, including shrubs, grass, deciduous trees will be provided to ensure
adequate at-grade buffering features along the western property line.
Based on the above measures, impacts of the proposed building heights will be mitigated through
increased setbacks adjacent to the existing residential area to the west, soft landscaping buffers
including grass, shrubs, and deciduous trees, fencing along the western property line, and the
gradation of building heights outwards from the centre of the site.
The remaining following policies in Section Vol 2 – B.6.6.6.1 provide policy direction which largely
relates to ground-related and land use issues which have been addressed through the Site Plan
Approval process.
An Urban Design Report has been prepared by GSP Group which provided design commentary
and assessment of the proposed height against the policies and guidelines of the UHOP and the
SPP, along with a number of other applicable guidelines. Below is a summary of how the
additional requested height conforms to the policies contained in Vol. 2 - B.6.6.10:
Policy B.6.6.10.1.a) requires that development shall be sympathetic to and reflect the historic
character of the existing built form of the neighbourhood. The HIA prepared by McCallum Sather
states “The proposal is of a contemporary architectural language, in materials and detailing, which
is complementary and distinct from its cultural heritage context. This approach is in keeping with
best conservation principles. The design shows a deference in scale to the existing historical and
characteristic streetscape of its context by the distinct lower podium elements in the proposal.”
(pg. 8). The proposed architectural style provides a “contemporary, and sympathetic contrast to
the Scottish Rite Club to the south and the varied existing built context” (pg. 1). Based on this
analysis, the additional storeys which will embody the same contemporary architectural style as
approved for the site and will be sympathetic to the character of the existing built form of the
neighbourhood.
Policy B.6.6.10.1.g) requires mitigation between new development and adjacent lands designated
Low Density Residential 3 through landscaping, fencing/trees, setbacks, massing and scale.
Grade-level matters such as fencing and landscaping have been dealt with through the SPA
process. In terms of the massing and scale, the additional storeys on the apartment building will
be located closer to the centre of the site, with the building height dropping to 15 storeys along
the western portion, providing a gradation in building heights towards the adjacent
neighbourhoods to the west. The additional two (2) storeys on the Hotel will provide for a gradation
in height to the east. The approved (2) storey Market Street units show deference to the lower
density residential character of the south side of Market Street.
Policy B.6.6.10.1.k) requires that views and vistas shall be maintained and enhanced. With
respect to vistas surrounding the Site, the VIA infers that the proposed buildings do not negatively
impact any significant vistas in Downtown Hamilton. Although the 25-storey tower form is visible
from several longer distance vantage points, it is perceived together with surrounding taller
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buildings and will dominate those vistas.” With respect to view corridors, the proposed buildings
do not block any view corridors of the Niagara Escarpment. For the site, the proposed building
would not block any potential views up the Queen Street corridor to the Niagara Escarpment; the
hotel building would similarly frame this corridor to the recently approved tower at 15 Queen Street
South on facing the site. Based on the analysis done, the views and vistas in the Strathcona
Secondary Plan area will be maintained and enhanced.
Policy B.6.6.10.1.l) requires that development along King Street West be consistent with the
Stratchona Secondary Plan Urban Design Guidelines (2013). These Guidelines identify the
western half of the Site as a “landmark site” on Figure 2 of the Guidelines due to the presence of
the former builder that existed on the site with the eastern half identified as an “Intensification Site
Along Corridors” (Figure 2.2 of the Guidelines). On Figure 2.2. of the Guidelines, King Street,
adjacent to the Site is earmarked for “Intensification along Corridors”. As it relates to the requested
building height, the Guidelines speak to ensuring appropriate transitions to existing
neighbourhoods and respecting the unique character of the existing buildings. Based on the
above explanation
Figure 4.0 outlines the intended building height for the Site is 8-10+ storeys and Figure 8.1
provides a sample concept plan for the Site. Figure 8.1 illustrates “appropriate transitions into the
existing neighbourhood” through street-orientated dwellings which have already been approved
on the Site. The additional building height is generally in keeping with guidelines as it maintains
the vision of this site as an area of intensification and by providing for an active and pedestrian-
focused streetscape.
Road widening dedications have already been transferred to the City as part of the SPA process
which will be used for LRT purposes, satisfying Policies Vol. 2 - B.6.6.12.2.12 and Vol. 2 -
B.6.6.12.4.7.
The general transportation and active transportation policies in Section Vol 2 – Policies B.6.6.12.2
and 6.6.12.3 relate to ground-related matters such as pedestrian connections and amenities and
have been addressed through the approved Site Plan.
Related to the public transit network policies in Section Vol 2. – B.6.6.12.4, the following policies
apply:
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Policy Response
B.6.6.12.4.1 In order to support public
transit, intensification shall be directed
towards major and minor arterials, in
accordance with the policies of Section 6.6.6
– Commercial and Mixed Use Designations
and Section 6.6.5.5 – High Density
Residential Designation
The subject lands are located at the
intersection of a major and minor arterial;
King Street West and Queen Street North,
respectively. The additional height and units
represent intensification of the site and will
further support existing and proposed public
transit as the units will be located adjacent
to an existing bus stop that is serviced by
several local and regional bus routes and is
adjacent to the proposed Queen LRT
station.
B. 6.6.12.4.2 Development along public
transit routes shall also incorporate a high
quality design, promote pedestrian
connectivity along the street and incorporate
access to public transit and public transit
infrastructure, where feasible.
Design related to the streetscape and
pedestrian connectively along the street has
already addressed through the approved
Site Plan.
Summary
Based on the above analysis, the additional building height generally conforms with the
polices of the Strathcona Secondary Plan with the exception of the maximum permitted
height. The intent of the maximum height policies in the SSP are to minimize impacts to
adjacent low density residential areas. Besides height, the proposed development
incorporates several other features and measures to ensure impacts such as shadowing,
wind, and noise are minimized. The requested amendment to the UHOP to permit a
maximum height of 25 storeys for the student residence and twelve (12) storeys for the
hotel meets the intent of the SSP and is therefore appropriate for the site.
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4.5 Strathcona Neighbourhood Plan
Neighbourhood Plans are endorsed by City Council but not incorporated into the Official Plan as
per Policy F.1.2.7 of the UHOP. This policy also states that any proposal for development or
redevelopment must conform to the designations and policies in the Neighbourhood Plan. As per
Policy F.1.2.8, any amendment to the Neighbourhood Plan must be evaluated using the
provisions of Policies F.1.1.3 and F.1.1.4 and shall require a formal Council decision to enact the
amendment.
As shown on “Map 6804” of the Strathcona Neighbourhood Plan (Council Approved August 31,
1972), the site is designated “Civic and Institutional” (Figure 9).
The SNP provides no detailed guidance on specific land use categories, rather provides direction
in terms of the potential evolution of certain areas. For example, while there are no specific
policies related to the site or the “Civic and Institutional” designation, the SNP states that for the
area between Locke and Queen Street and north of King Street, “the only envisaged change is
the ultimate designation of industrially-zoned properties on Queen Street for multiple residential
purposes”. This indicates a trend to introduce higher density residential uses (i.e. multiple
dwellings).
The SNP contains general wording and does not indicate any finite built form or density policies,
stating: “It is practically impossible, however, to gauge the rate at which population increase
through redevelopment will take place. It is also highly likely that a number of areas designated
as potential redevelopment sites will in fact remain in their present state for years and years to
come. In other words, unlike the capacity calculations for newly developing Mountain
neighbourhoods there is no guaranty of capacity realization within a finite time period, due to the
inestimable longevity of existing development in a built-up neighbourhood.”
As the Mount St. Joseph orphanage no longer remains on the subject lands (demolished in 2015),
the “civil and institutional” designation no longer reflects the existing use nor does it reflect the
vision and goals of the mixed-use designation contemplated in the UHOP and SSP.
An amendment to the Strathcona Neighbourhood Plan is required to redesignate the site
from “civil and institutional” to “commercial and apartments” which is consistent with the
approved urban structure and land use designation in the UHOP and conforms to policies
F.1.1.3 and F.1.1.4 of the Urban Hamilton Official Plan.
PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT
Scale 1:5000
MAP 6804(Map 2 of 2)
StrathconaApproved Plan
Council Approved: Aug. 31, 1972
Population: 7030 (2001) 6610 (2006)
6803 6701
6804 6704
6102
Teranet Land Information Services Inc. and its licensors.[2015] May Not be Reproduced without Permission.THIS IS NOT A PLAN OF SURVEY
6904
6905
6101
Coo
tes
Para
dise
Legend
Neighbourhood Boundary
Heritage District
Environmentally Sensitive Area
Trails
Single and Double
Attached Housing
Medium Density Apartments
High Density Apartments
Commercial
Commercial and Apartments
Civic and Institutional
Industrial
Park and Recreational
Open Space
Utilities
Date:April 2016
PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT
Scale 1:5000
MAP 6804(Map 2 of 2)
StrathconaApproved Plan
Council Approved: Aug. 31, 1972
Population: 7030 (2001) 6610 (2006)
6803 6701
6804 6704
6102
Teranet Land Information Services Inc. and its licensors.[2015] May Not be Reproduced without Permission.THIS IS NOT A PLAN OF SURVEY
6904
6905
6101
Coo
tes
Para
dise
Legend
Neighbourhood Boundary
Heritage District
Environmentally Sensitive Area
Trails
Single and Double
Attached Housing
Medium Density Apartments
High Density Apartments
Commercial
Commercial and Apartments
Civic and Institutional
Industrial
Park and Recreational
Open Space
Utilities
Date:April 2016
Site
Strathcona Neighbourhood Plan Source: Urban Hamilton Official Plan Strathcona Neighbourhood Plan
Map 6804 Map 2 of 2 (April 2016)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
9
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4.6 Hamilton Zoning By-law No. 05-200
The site is currently zoned “Transit Orientated Corridor Mixed Use Medium Density (TOC1)” with
exception 295 (Figure 10). The TOC1 zone was introduced in 2016 when Council adopted By-
law 16-265 amending By-law 05-200 to create new Transit Orientated Corridor Zones, in
anticipation for the future rapid transit/LRT route. This amendment was appealed to the Ontario
Municipal Board (now the Local Planning Appeal Tribunal). Based on a decision dated May 1,
2017, the By-law was deemed to have come into force on October 12, 2017 except for three (3)
specific addresses. The site is not part of these appeals and therefore By-law 05-200, as amended
by By-law 16-265, is in-effect for the site.
A Zoning By-law Amendment is required in order to create a site-specific exception for the subject
lands (i.e. TOC1, 295, ___) which will amend the minimum required interior side yard setback,
the minimum and maximum building heights, the maximum number of permitted vehicle
accesses, a regulation related to the orientation of a principal building entrance, as well as the
parking requirements for multiple dwellings and hotels.
The TOC1 – 295, zone, permits a wide variety of uses including multiple dwellings, restaurant,
retail, and hotel as proposed. Exception 295 permits a maximum building setback from a street
line of 2.0 m.
In addition to the requested modifications in Table 1 below, the variances below that were
previously approved under HM/A-19:167 have been incorporated into the Zoning By-law
Amendment as these minor variances related to the approved site plan and no longer apply to
the requested changes/additional height:
• A minimum interior side yard of 1.9 m shall be permitted along the interior side lot line
measuring 18.712 m (north west corner) and a minimum interior side yard of 0.8 m shall
be permitted along the interior side lot line measuring 29.764 m (northwest corner) instead
of the minimum 7.5 m side yard required along a lot containing a residential use
• A decrease in the minimum height of the proposed dwelling units facing Market Street
from 11.0 m to 7.0 m to address urban design comments to create a more active
streetscape along Market Street.
• An increase from one (1) permitted access to the site to five (5) accesses to address the
size and complexity of the development. Four (4) accesses were approved through HM/A-
19:167 and a fifth access is proposed along the western lot line which will provide internal
access to the lands to the west, which the applicant owns.
Site
City of Hamilton Zoning By-law 05-200Source: City of Hamilton Zoning By-law 05-200 Online Mapping (2019)
Planning Justification Report | 354 King Street West, Hamilton GSP Group | December 2019
Figure
10
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The following modifications to the TOC1, 295 zoning regulations are requested as part of the
Zoning By-law Amendment, creating a new exception number:
Table 1 - Requested Modifications to “TOC1, 295” Zone in By-law 05-200
Regulation No.
Regulation Required / Permitted TOC1, 295
Requested Modification
Justification
11.1.3 b) Minimum Rear Yard
7.5 m 1.1 m Following the SPA process, it was determined that the electrical transformer was needed to be relocated to the north west corner of the site. The approved Site Plan showed this area as a grassed area with no part of the parking garage protruding from below-grade. The electrical transformer requires a level ground to be placed on. This has resulted in a portion of the below-grade parking structure to protrude. The requested rear yard setback of 1.1 m only applies to this portion of the structure rather than a building. The part of the structure protruding will be landscaped with decorative stone and sod to minimize the visual impact on adjacent properties. The setbacks to the residential buildings remain at 8.05 m (2-storey multiple dwelling), 11.63 m (15-storey portion), and 25+ m (25-storey portion).
11.1.3 d) ii) Maximum Building Height
22.0 m 77.3 m Justification provided in UHOP and SSP sections above. Impacts (i.e. sun/shadow, noise, wind, visual) on adjacent low-rise neighbourhoods have been minimized.
New Rear Yard Setback as it
applies only to part of below-grade
parking structure that will protrude
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Regulation No.
Regulation Required / Permitted TOC1, 295
Requested Modification
Justification
11.1.3 g) vii) Principal Entrances Facing Street
All principal entrances shall face the street and be accessible from the building façade with direct access from the public sidewalk
Principal entrance to the multiple dwelling 25-storey building doesn’t directly face King Street as it faces eastward.
Based on preliminary wind study results, the orientation and design of the door were revised from a south facing principal entrance (approved during SPA process) to an east facing one which was designed to create a more comfortable pedestrian experience.
5.6 c) Parking Requirements
Refer to section 4.6.1 to follow.
For the multiple dwelling units and hotel suites, that the parking requirements for Downtown Zones apply.
Based on the Parking Needs Analysis provided by Paradigm Transportation Solutions, dated December 2019, due the location of the site being adjacent to the Downtown area and the proximity to existing and proposed transit, along with a parking demand analysis using a proxy site “the projected demand provides a statistically valid justification that the proposed parking supply of 255 spaces is sufficient for the intended use.” (pg. 7)
4.6.1 Requested Amendments to Required Parking Rates
One of the requested modifications to the Zoning By-law is to have the parking regulations for
Downtown zones apply, rather than the regulations for the Transit Orientation Corridors based on
the site’s location abutting the Downtown Zone and adjacent to existing and proposed public
transit.
Paradigm Transportation Solutions state in their Parking Needs Analysis, that “as the surrounding
built form, transportation network and, amenities are similar for either the east or west sides of
Queen Street North; the supply of parking should be similar rather than requiring one side of the
roadway to provide nearly double the parking supply” (pg. 7).
Below is a chart outlining the parking requirements under By-law 05-200 for properties in a Transit
Orientated Corridor Zone as well the parking requirements for the Downtown Zones:
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Table 2 - Transit Orientated Corridor Parking Requirements Versus Downtown Parking Requirements
Required Parking for Properties within
Transit Orientated Corridor Zones
Required Parking for Properties in Downtown
Zones
Hotel = 1 space per guest room Hotel = 0.6 spaces per guest room
Min. Max. Min. Max.
Dwelling Units <50 sq m 0.3/unit
1.25/unit
Dwelling Units <50 sq m
(Units 1-12)
0/unit
1.25/unit
Dwelling Units <50 sq m
(Units 13+)
0.3/unit
Dwelling Units >50 sq m
(Units 1-14)
0.7/unit Dwelling Units >50 sq m (1-
12 units)
0/unit
Dwelling Units >50 sq m
(Units 15-50)
0.85/unit Dwelling Units >50 sq m (13-
50 units)
0.5/unit
Dwelling Units >50 sq m
(Units 51+)
1.0/unit Dwelling Units >50 sq m
(51+ units)
0.7/unit
Dwelling Units with 3+
Bedrooms (Units 1-12)
0/unit
Dwelling Units with 3+
Bedrooms (Units 13+)
0.3/unit
Below is a table comparing the minimum number of parking spaces required under the TOC zone,
Downtown zone, as well as what is proposed on the site:
Table 3 - Parking Requirement Comparison
Minimum Required
Parking for Transit
Orientated Corridor
Zones
Minimum Required
Parking for Downtown
Zones
Provided Parking
Multiple Dwelling
Units 226 spaces 103 spaces 140 spaces
Hotel 154 spaces 92 spaces 115 spaces
Restaurant 0 spaces 0 spaces 0 spaces
TOTAL 380 spaces 195 spaces 255 spaces
Using a proxy student residence site in the City of Waterloo that was deemed acceptable by the
City of Hamilton (Appendix A of the Parking Needs Analysis) along with a review of national
Parking Generation literature, Paradigm states the projected parking demand on the site is 137.1
spaces. They conclude: “data collected at a local level and through industry standard data is
reflected of real-world conditions and supports a lower level of parking demand than what is
proposed under both the TOC1 and DZ requirements. The projected demand provides a
statistically valid justification that the proposed parking supply of 255 spaces is sufficient for the
intended use” (pg. 7)
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Based on the requested parking requirements, the barrier-free (“BF”) parking requirement where
the required number of parking spaces is between 101 and 200 spaces is a minimum of 4% of
the total number of required parking spaces which totals 7 BF spaces (4% of 195 spaces = 7.8
spaces which is rounded down to 7 spaces as per 5.5.c). 7 BF spaces are provided.
Zoning By-law 05-200 permits a number of parking spaces to be smaller than the typical parking
stall size so long as they are identified as and clearly reserved for “small cars only”. The By-law
permits not more than 10% of the required parking spaces to be a width of 2.6 m x 5.5. Based on
the requested required parking of 195, the site is permitted to have 19 ‘small car spaces”. 20
small car spaces are provided.
Bicycle Parking
No amendments are requested to the short- and long-term bicycle parking requirements as
Zoning By-law 05-200 requires the same rate of both short-term and long-term bicycle parking for
Downtown and Transit Orientated Corridor zones. Below is a summary of the required and
proposed bicycle parking spaces:
Table 4 - Breakdown of Required and Provided Short- and Long-Term Bicycle Parking
Short-Term Bicycle Parking for Downtown
(D1, D2, and D5), TOC, and Commercial
and Mixed Use Zones
Provided
Multiple Dwelling 5 spaces 5 spaces
Hotel 0 spaces
Restaurant 0 spaces if use is <450 sq m 0 spaces
TOTAL 5 spaces 5 spaces
Long-Term Bicycle Parking for Downtown
(D1, D2, and D5), TOC, and Commercial
and Mixed Use Zones
Provided
Multiple Dwelling 0.5 spaces per dwelling unit
0.5 * 322 units = 161 spaces 161 spaces
Hotel Based on an area of 8,633.6 sq m, 5 spaces
are required 5 spaces
Restaurant 0 spaces if use is <450 sq m 0 spaces
TOTAL 166 spaces 166 spaces
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5.0 PLANNING APPLICATIONS
5.1 Official Plan Amendment
An Official Plan Amendment is required to permit the height of the proposed development. A draft
site-specific exception for inclusion in the UHOP has been prepared and appended to this Report
(see Appendix B).
5.2 Zoning By-law Amendment
A Zoning By-law Amendment is required to create a new site-specific exception and rezone the
site to “TOC1, 295, ___” (see Appendix C for the Draft Zoning By-law Amendment). Below are
the requested site-specific provisions:
1) For the purpose of the definitions contained in Section 3 and the regulations contained
in Sections 4, 5, and 11.1 of the City of Hamilton Zoning By-law No. 05-200, as amended by this By-law, the boundary of the “TOC1, 295,___” Zone, shall be deemed to be the lot lines for this purpose, and the regulations of the “TOC1, 295, ___” Zone shall be from the boundaries of this zone, and not from the individual property boundaries of the dwelling units created by future severances;
2) Notwithstanding Section 11.1.3.b), a minimum rear yard of 1.1 m shall be permitted
only as it applies to setback of the parking structure. A rear yard of 7.5 m shall still apply to any building or residential dwelling;
3) Notwithstanding Section 11.1.3.c), a minimum interior side yard of 0.8 m abutting the lot line measuring 29.7 m and 1.9 m abutting the lot line measuring 18.7 m shall be permitted;
4) Notwithstanding Section 11.1.3.d) i), a minimum building height of 7.0 m shall be
permitted; 5) Notwithstanding Section 11.1.3.d) ii), a maximum building height of 78 m shall be
permitted; 6) Notwithstanding Section 11.1.3.g) v), four (4) vehicle accesses with a maximum width
of 6.0 m are permitted for ingress and egress onto public roads and one (1) vehicle access with a maximum width of 6.0 m is permitted for ingress and egress from the adjacent lands to the west of the site (366, 368, 370, and 372 King Street West);
7) Notwithstanding Section 11.1.3.g) vii), the principal entrance to the 25-storey multiple
dwelling building shall face eastward with direct access from the public sidewalk; 8) Notwithstanding Section 5, the parking schedules in Section 5.6.a) i) a) and Section
5.6.a) iv. c) shall apply for multiple dwellings and hotel uses, respectively and the parking schedules in 5.6.c) iv. shall apply for restaurant and retail uses;
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6.0 PLANNING SUMMARY AND ANALYSIS
6.1 A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019
The Subject Applications conform to the policies in the Growth Plan by:
• focusing additional units and intensification along an existing transit route, planned higher
order transit corridor, and within a major transit station area;
• reducing greenhouse gas emissions and contributing to environmental sustainability by
permitting additional height and units atop an approved development, resulting in a more
compact form of development adjacent to the existing and planned public transit and the
City’s downtown, thereby discouraging vehicle; and
• further contributing to meet the minimum density target of 160 residents and jobs per
hectare for areas served by LRT.
6.2 Urban Hamilton Official Plan
The Subject Applications meet the intent of the land use designation policies for development
within the Mixed Use - Medium Density designation by proposing additional units and building
height atop an approved development resulting in a more a compact urban form and contributing
to increased pedestrian activity surrounding the site. Based on the Sun and Shadow Study
completed along with the Cultural Heritage Impact Assessment, the proposed development
achieves the intent of the maximum height policies by minimizing effects of shadowing, overlook,
and noise on adjacent properties.
The requested height and units meet the residential intensification criteria in the UHOP by:
• proposing development that is similar in use, height, and massing to buildings in the
immediate area and that will complement the emerging modern architectural style in the
area;
• proposing a development that will complement and maintain the commercial and mixed-
use nature of King Street West; and
• proposing a variety of accommodation types and tenures;
As discussed in detail above, the Subject Applications conform to the policies in the UHOP related
to: housing, urban design, site logistics, cultural heritage, archaeology, health and public safety,
climate change, noise and vibration, energy and environmental design, road network, complete
streets, traffic management, and parking and loading.
6.3 Strathcona Secondary Plan
The Subject Applications and additional requested height meet the intent of the policies within the
SSP by:
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• ensuring compatibility of the additional height with adjacent land uses by minimizing
shadow, noise, grading, traffic, wind, and other nuisance effects. Impacts to adjacent land
uses will be minimized through the provision of landscape buffers, distance separations,
fencing, dark-sky friendly lighting, and wind barriers;
• providing for a transition and gradation in height to adjacent and existing residential
development by the placement of the tallest portion of the tower (25-storey) in the centre
of the site and decreasing the building height outward to the east (12-storey hotel), west
(15-storey portion), and north (2-storey street-orientated multiple dwellings);
• providing for a building height, massing, scale and arrangement that is sympathetic to both
the existing buildings in the area and to the intention of the Primary Corridor UHOP policies
that King Street West develop into a transit and pedestrian-orientated corridor with transit
supportive densities;
• contributing further to the modern architectural style that is evident throughout the
approved development that will further complement the existing character of the area
which is currently comprised of buildings from a range of historical periods and
architectural styles;
• providing soft and hard landscaping throughout the site providing a buffer between
adjacent residential uses;
• encouraging increased day and night activity along King and Queen Streets through the
proposed residential, hotel, and restaurant/retail uses; and,
• focusing intensification at the intersection of a major and minor arterial road.
Based on the above analysis, the Subject Applications conform to most of the polices of the SSP
with the exception of the maximum permitted height in the “Mixed Use – Medium Density”
designation. The intent of the maximum height policies are to minimize impacts to adjacent low
density residential areas and to provide a height gradation as you move into the downtown.
Besides height, the proposed development incorporates several other features and measures to
ensure impacts such as shadowing, wind, and noise are minimized. The requested amendment
to the UHOP to permit a maximum height of 25 storeys for the student residence and twelve (12)
storeys for the hotel meets the intent of the SSP and is therefore appropriate for the site.
6.4 Strathcona Neighourhood Plan
An amendment to the Strathcona Neighbourhood Plan is required to redesignate the site from
“civil and institutional” to “commercial and apartments” which better reflects the UHOP’s urban
structure and land use designations.
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6.5 Hamilton Zoning By-law 05-200
A Zoning By-law Amendment is required to create a site-specific exception for the subject lands
with modified regulations pertaining to:
• minimum rear yard setback as it applies to the parking structure (previously approved via
minor variance);
• minimum interior side yard setback (previously approved via minor variance);
• minimum building height (previously approved via minor variance);
• maximum building height;
• number of vehicles accesses;
• orientation of principal building entrance; and
• minimum parking requirements.
The justification for each modification has been provided above in Section 4.7 of this report. These
modifications conform to the policies in the UHOP and SSP except for the maximum building
height for which justification has been provided that explains how the intent of the height policies
have been achieved through the proposed development.
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7.0 RECOMMENDATIONS
It is our opinion that the requested increase in building height and associated Official Plan and
Zoning By-law Amendments represent good land use planning and should be approved for the
following reasons:
a) The Subject Applications are consistent with the policies of the Provincial Policy
Statement;
b) The Subject Applications are in conformity with A Place to Grow: Growth Plan for the
Greater Golden Horseshoe, 2019;
c) The Subject Applications maintain the intent of the policies of the Urban Hamilton
Official Plan and Strathcona Secondary Plan;
d) The Subject Applications provide for an opportunity for further intensification at an
appropriate height and scale within the context of the immediate area;
e) The site is adjacent to existing and planned transit and active transportation facilities
and will help leverage the considerable public investment that is being put into the
LRT by facilitating additional residents and patrons to be located next to the proposed
Queen Station; and
f) The additional height provides for increased efficiency of the use of land and existing
municipal infrastructure.
Respectfully,
Brenda Khes, MCIP, RPP Ashley Paton, B.U.R.Pl
Associate - Senior Planner Planner
Appendix B: Draft Official Plan Amendment
Authority: Item __, Planning Committee Report: 20-__ (PED ___)
CM: _____ 2020
Bill No. ___
CITY OF HAMILTON
BY-LAW NO. 20-__
To Adopt:
Official Plan Amendment No __ to the Urban Hamilton Official Plan
Respecting:
354 King Street West
(Hamilton) NOW THEREFORE the Council of the City of Hamilton enacts as follows:
1. Amendment No. __ to the Urban Hamilton Official Plan consisting of Schedule “1”, hereto annexed and forming part of this by-law, is hereby adopted.
PASSED this __, day of _______, 2020 _________________________ _________________________ Fred Eisenberger Rose Catarini Mayor City clerk
Appendix B: Draft Official Plan Amendment
Urban Hamilton Official Plan Amendment No. ___
The following text, constitutes Official Plan Amendment No. ___ to the Urban Hamilton
Official Plan.
1.0 Purpose and Effect:
The purpose of this Amendment is to establish Urban Site Specific Area “UHC-__” to
permit a maximum height of 25 storeys on lands designated “Mixed Use Medium Density”.
2.0 Location:
The lands affected by this Amendment are known municipally as 354 King Street West
within the former City of Hamilton.
3.0 Basis:
The basis for permitting this Amendment is as follows:
• The requested height increase is consistent with the Provincial Policy Statement and conforms to A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019;
• The proposed amendment is in keeping with the policies of the Urban Hamilton Official Plan;
• The proposed development is suitably located near the proposed Light Rail Transit (LRT) Queen Station with access to existing local and regional public transit and active transportation options and will further support the financial viability and sustainability of these facilities;
• The requested height is compatible with the surrounding development and will provide additional dwelling units and hotel accommodations along a Primary Corridor; and
• The requested height increase will provide additional commercial development (hotel) to service the existing and future needs of the community.
4.0 Actual Changes: 4.1 Text Changes
Appendix B: Draft Official Plan Amendment
Volume 3, Chapter C – Urban Site Specific Policies
4.1.1 Urban Hamilton Official Plan Volume 3, Chapter C, Urban Site
Specific Policies is amended by:
a) Adding a new Site Specific Policy - UHC-___to read as follows:
UHC-__ Lands located at 354 King Street West
1.1 Notwithstanding Policies Volume 2 - B.6.6.6.1.b) and
Volume 2 - B.6.6.6.1.c), a maximum height of 25 storeys
shall be permitted for the multiple dwelling and twelve (12)
storeys shall be permitted for the hotel.
4.2 Mapping Changes
Urban Hamilton Official Plan Volume 3: Map 2a be amended by:
Identifying the property located at 354 King Street West, Hamilton as
“UHC-__”, as shown on Appendix “B” to this Amendment.
5.0 Implementation:
An implementing Zoning By-law Amendment and Site Plan Amendment will give effect to
the Amendment to the height.
This is Schedule “__” to By-law No. ______ passed on the ___ day of _________, 2020.
The
City of Hamilton
_________________________ _________________________ Fred Eisenberger Rose Catarini MAYOR CITY CLERK
Appendix C: Draft Zoning By-law Amendment
Authority: Item Planning Committee
Report: 19-___ (PED19___) CM: ___
CITY OF HAMILTON
BY-LAW NO. ______
To Amend Zoning By-law No. 05-200 (Hamilton), Respecting Lands Located at 354 King Street West (Hamilton)
WHEREAS the City of Hamilton Act, 1999, Statutes of Ontario, 1999 Chap. 14, Sch. C. did incorporate, as of January 1,2001, the municipality "City of Hamilton"; AND WHEREAS the City of Hamilton is the lawful successor to the former Municipalities identified in Section 1.7 of By-law No. 05-200; AND WHEREAS Zoning By-law No. 05-200 was enacted on the 25th day of May, 2005; AND WHEREAS the Council of the City of Hamilton, in adopting Item __ of Report 20-___ of the Planning Committee, at its meeting held on the ___ day of ________, 2020, recommended that Zoning By-law No. 05-200, be amended as hereinafter provided; AND WHEREAS this By-law is in conformity with the Urban Hamilton Official Plan upon approval of Official Plan Amendment No. __. NOW THEREFORE the Council of the City of Hamilton enacts as follows: 1. That Maps 909 of Schedule “A” – Zoning Maps, of Zoning By-law No. 05-200, be
amended by modifying the zoning from the Transit Orientated Corridor Mixed Use Medium Density (TOC1, 295) Zone to the Transit Orientated Corridor Mixed Use Medium Density (TOC1, 295, ___) modified Zone, the extent and boundaries of which are shown on a plan hereto annexed as Schedule “A” to this By-law.
2. That Schedule “C” – Special Exceptions, of By-law No. 05-200, is hereby amended by adding the following sub-section:
“___ Within the lands zoned Transit Orientated Corridor Mixed Use Medium Density (TOC1, 295, ___) Zone, identified on Map 909 of Schedule “A” to By-law No. 05-200 and described as 354 King Street West, the following special provisions shall apply:
a) For the purpose of the definitions contained in Section 3 and the
regulations contained in Sections 4, 5, and 11.1 of the City of Hamilton Zoning By-law No. 05-200, as amended by this By-law, the boundary of the “TOC1, 295,___” Zone, shall be deemed to be the lot lines for this
Appendix C: Draft Zoning By-law Amendment
purpose, and the regulations of the “TOC1, 295, ___” Zone shall be from the boundaries of this zone, and not from the individual property boundaries of the dwelling units created by severance;
b) Notwithstanding Section 11.1.3.b), a minimum rear yard of 1.1 m shall be permitted only as it applies to setback of the parking structure. A rear yard of 7.5 m shall still apply to any building or residential dwelling;
c) Notwithstanding Section 11.1.3.c), a minimum interior side yard of 0.8 m abutting the lot line measuring 29.764 m and 1.9 m abutting the lot line measuring 18.712 m shall be permitted;
d) Notwithstanding Section 11.1.3.d) i), a minimum building height of 7.0 m shall be permitted;
e) Notwithstanding Section 11.1.3.d) ii), a maximum building height of 78 m shall be permitted;
f) Notwithstanding Section 11.1.3.g) v), four (4) vehicle accesses with a maximum width of 6.0 m are permitted for ingress and egress onto public roads and one (1) vehicle with a maximum width of 6.0 m is permitted for ingress and egress from the adjacent lands to the west of the site (366, 368, 370, and 372 King Street West);
g) Notwithstanding Section 11.1.3.g) vii), the principal entrance to the 25-storey multiple dwelling building shall face eastward with direct access from the public sidewalk;
h) Notwithstanding Section 5, the parking schedules in Section 5.6.a) i) a) and Section 5.6.a) iv. c) shall apply for multiple dwellings and hotel uses, respectively and the parking schedules in 5.6.c) iv. shall apply for restaurant and retail uses;
3. That the Clerk is hereby authorized and directed to proceed with the giving of notice
of the passing of this By-law, in accordance with the Planning Act.
4. That this By-law No. 20-___ shall come into force and be deemed to come into force in accordance with Sub-section 34(21) of the Planning Act, either upon the date of passage of this by-law or as otherwise provided by the said Sub-section.
PASSED this ______ day of __________, 202_. ________________________ _________________________ Fred Eisenberger Rose Catarini MAYOR CITY CLERK
Appendix D: Public Consultation Strategy
PUBLIC CONSULTATION STRATEGY 354 King Street West, Hamilton
Official Plan and Zoning By-law Amendment Applications
Prepared by: GSP Group Inc.
December 2019
CRITERIA RESPONSE
Target audience of
the consultation
Surrounding residents most directly affected by the development and
Community Council
Consultation
efforts made
before application
submitted
- Meeting with developer and Councilor Maureen Wilson’s office
was held in February 2019 at City Hall
- Meetings held with senior Planning Staff in 2018/2019
- Meeting with Transportation Planning in December 2019, prior to
submission
List of
stakeholders and
how they are
impacted.
- Nearby residents and business owners – design and function of
building
- Strathcona Community Council – overall impact on community
Tools used to
consult / engage
the public
- Presentation to Strathcona Community Council planned for January
2020
Community/Neighbourhood Open House in February/March 2020
- Flyers/invitations for Open House to be prepared and hand
delivered by GSP Group to surrounding residents (120 m +)
- PowerPoint presentation
- Break-out groups and round table discussions
- One-on-one discussions with residents
- Display Boards showing proposed development and design
- Consultants in attendance to answer questions
- Handouts asking for input/feedback
Project Website
- Following the submission of the Subject Applications, GSP Group
will prepare and manage a microsite to ensure that the community
has access to all submission documents as well as project
updates (i.e. community open house dates/details, revised
submission material)
Appendix D: Public Consultation Strategy
CRITERIA RESPONSE
Timing of
Consultation
Community/Neighbourhood Open House: February/March 2019
Follow-up notices/meetings: TBD
Microsite: Ongoing
Method to receive
and document
comments
Verbal discussions at the open houses, as well as informational
handouts. Submission of comments through mail, email, and phone
will be welcome and indicated .
Proposed
participants in
consultation and
their role
- Vrancor Group – developer – provide information regarding
previous projects and track record;
- GSP Group Inc. – Planner and Urban Designer– facilitate
meetings and provide land use planning information related to
Official Plan, zoning and development approval process;
- SRM Architects – provide information related to design/ function
and layout of building
- GSP Group Inc. – Landscape Architects – provide information
related to treatment of amenity spaces and overall pedestrian
realm.
- Future meetings may include experts to address: Noise and
Vibration; Pedestrian Wind Impacts; Traffic, Transportation,
Parking and TDM measures; Servicing; and/or Cultural Heritage
Impacts
Requested City
resources None
Expected/Potential
Issues Concerns related to height of building and resultant shadows.