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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


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

Planning Justification Report | 354 King Street West, Hamilton ii


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

Planning Justification Report | 354 King Street West, Hamilton 1


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

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Barton St

Lake Ontario

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Aberdeen Ave

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Inverness Ave

Concession St

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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)


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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



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.



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)


Figure

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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



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)



• 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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Community Services and AmenitiesSource: Google Aerial Imagery (2019)


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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



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



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


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


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




EXISTING CHANLINK FENCE


LIGHT BOLLARD

POLE MOUNTED B.F. PARKING SIGNAGE




LINE OF AWNING ABOVE

CSW

FIRE DEPARTMENT CONNECTION


914

EXISTING CONCRETE SIDEWALK TO BE REMOVED

TIE IN OF NEW CONCRETE SIDEWALK TO EXISTING

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


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




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 RELOCATEDEX. SIGN

EXISTING COMM. PEDESTALS TO BE RELOCATED


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



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


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

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draw

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. Co

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and

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with

the

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the

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.

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)


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



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







LIGHT BOLLARD




LINE OF AWNING ABOVE

CSW



914

TIE IN OF NEW CONCRETE SIDEWALK TO EXISTING




SOD

9000

21 / 23 QUEENS STREET S.

3000

3899152


11683


8048

13401270

1340

1340

1340

MAX

. SET

BAC

K20

00

1524

56

872

272

246

652



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




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. 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.


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 RELOCATEDEX. SIGN

EXISTING COMM. PEDESTALS TO BE RELOCATED


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


EXHAUST WELL

EXHAUST WELL

EXHAUST WELL


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


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



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

Drawing Scale

Plot Date / Time

Checked by

Drawn by

Project Date

Project No

Project North True North

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

2019-11-27 1:24:37 PM

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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)


Figure

5b



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.



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.



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)



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)



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);



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);



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.



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.



• 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.



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



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



• 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)



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)



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:



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.




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



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.




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:


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.




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.



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:


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.




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.



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.




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).




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:




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



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

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Lands Subject to Non Decision 113 West Harbour Setting Sail

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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

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Downtown Urban Growth Centre

Employment Areas

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Nodes

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Lands Subject to Non Decision 113 West Harbour Setting Sail

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CO

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SIO

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CO

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Not To Scale


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



Lands Subject to Non-Decision 117 (a)(353 James Street North)

APPEALS


Site

Urban Hamilton Official Plan - Urban StructureSource: Urban Hamilton Official Plan Schedule E (August 2018)


Figure

6



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



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


Open Space

Rural Area

Other Features

Utilitiy

Institutional

Shipping & Navigation

Downtown Mixed Use Area

Mixed Use - High Density

District Commercial


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

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56

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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


Not To Scale

Date: June 3, 2019

Urban Hamilton Official PlanSchedule E-1

Urban Land Use Designations


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


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


Open Space

Rural Area

Other Features

Utilitiy

Institutional

Shipping & Navigation

Downtown Mixed Use Area

Mixed Use - High Density

District Commercial


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

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Not To Scale

Date: June 3, 2019

Urban Hamilton Official PlanSchedule E-1

Urban Land Use Designations


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


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


Figure

7Urban Hamilton Official Plan - Urban Land Use Designations

Source: Urban Hamilton Official Plan Schedule E-1 (June 2019)



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


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.



Policy Response

E.4.6.25 Areas designated


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;



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-




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)




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.



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:



- 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,



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.



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



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.

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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


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)


Figure

8



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



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



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



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;



- 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



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:



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.



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)


Figure

9



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)


Figure

10



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



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:



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


(Units 15-50)

0.85/unit Dwelling Units >50 sq m (13-

50 units)

0.5/unit


(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)



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



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;



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:



• 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.



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.



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


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:


(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


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


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


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


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


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)


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.

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