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Community Outreach

354 King Street West, Hamilton

April 2020

Official Plan AmendmentZoning By-law Amendment

Good day and thank you for taking the time to review this PowerPoint presentation.

The purpose of this presentation is to:

• introduce you to the project team

• provide you with an understanding of the development previously approved for thesite;

• Present the details of the additional development proposed and the applications andapprovals required; and

• To obtain your input.

A number of independent consultants have been retained as part of the redevelopmentof 354 King Street West:

1. GSP Group Inc., Planning and Urban Design

2. SRM Architects, Architectural Design and Sun shadow

3. MTE Consultants – Civil Engineering

4. RWDI – Wind Study

5. Paradigm Transportation Solutions Limited: Traffic and Parking

6. McCallum Sather Architects – Cultural Heritage

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Location of 354King Street West

• As you are aware, the Site is located at the northwest corner ofKing Street West and Queen Street North at the boarder ofHamilton’s Downtown.

• The Site has frontage along King Street West, Queen StreetNorth and Market Street.

• Not included in the redevelopment are 2 semi-detached dwellingsat the southwest corner of Market Street and Queen Street North.One of these dwelling units was purchased by the City ofHamilton/Metrolinx in connection with the proposed LRT, whilethe second unit is still privately owned. Both of these units wereto be used for the LRT. There long-term use as semi-detacheddwellings was not envisioned.

• Overall, the property is approximately 0.7 hectares (1.74 acres)in area.

• Historically, the Site contained the former Mount St. Josephorphanage which was demolished in 2015.

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What has been approved on the Site?

6-storey Apartment Building

10-Storey Hotel

8, 2-storey Townhouse

units on Market Street

Retail/commercial along

King Street West

Along Market Street

• I am sure you are all aware that there are already development approvals associatedwith the Site.

• Specifically, the Site has been approved for a 10 storey hotel at the corner of Kingand Queen, and a 6 storey apartment building west of the hotel, along King StreetWest.

• In addition, the approved development includes 8 townhouse units fronting MarketStreet.

• Finally, the development includes some retail commercial uses on the ground floorof the apartment building along King Street West.

• As a part of the development a comprehensive podium (or building base) is beingconstructed that contains the majority of the parking associated with the hotel andapartment building. Some surface parking is available beside the apartmentbuilding.

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Why was there no Public Consultation Before?Site Plan Approval

• Site Plan Approval is for development proposals that already conform to theOfficial Plan/Secondary Plan, and comply with the Zoning By-law

• Pursuant to the Planning Act, the Site Plan approval process is not a publicprocess and does not require public input

• City reviewed and approved the following studies required through the SitePlan approval process:

• Stage 1 and 2 Archaeological Assessment• Erosion/Sediment Control Plan, Grading Plan, Servicing Plan• Cultural Heritage Impact Assessment• Site Plan and Building Elevations• Noise and Vibration Study• Tree Management Plan• Urban Design Brief• Landscape Plan• Pedestrian Wind Letter• Geotechnical Report• Sun-Shadow Study for Hotel• Dust and Pest Management Plan

Initially, when the owner considered the redevelopment of the site back in 2017 aproposal for a 25 storey residential building and an 11 story hotel was presented to theCity’s Design Review Panel.

Since this development would have required both an Urban Hamilton Official PlanAmendment and a Zoning By-law Amendment, the owner decided to scale back thedevelopment and build what was already permitted based on the existing zoning of theSite. Specifically, a 10 storey hotel and a 6 storey apartment building.

When new development conforms to the policies of the Urban Hamilton Official Planand Hamilton Zoning by-law 05-200, only Site Plan Approval is required.

Site Plan approval under the Planning Act is not a public process – that is, no publicconsultation is required because the owner is building what has already been approvedfor the Site.

On that basis, no public consultation occurred.

This does not mean that the developer was not required to submit a host of studies tojustify the proposed height and the limits of the development.

As a part of the Site Plan approval process, the studies listed in this slide were preparedand approved by the City prior to the issuance of a Building Permit.

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When did this get approved?

April 2018Site Plan ApprovalApplication submitted for10-storey hotel and 6-storey apartment building

August 2018City ConditionallyApproves SitePlan, subject toMinor Variances

October 2019City IssuesFinal Site PlanApproval

August 2018 – October 2019Submission and Review of

Studies and Reports(non-public process)

July 2019Foundation BuildingPermit Issued

- This slide illustrates the timing of the approved development that is currently underconstruction.

- In April 2018 an application for site plan approval was submitted to the City topermit the construction of a 10 storey hotel and 6 storey apartment building.

- In August 2018 the City issued “conditional Site plan approval” that was subject tothe completion of various supporting studies as well as minor variances to addresssome of the site specifics associated with the development.

- Between August 2018 and October 2019 the owner worked on clearing theconditions of site plan approval imposed by the City which included a number ofstudies, reports and detailed drawings.

- In July of 2019 a foundation permit was issued by the city.

- Finally, in October 2019, the City issued final site plan approval for the 10 storeyhotel and 6 storey apartment building.

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Planning Review FrameworkKey Policy and Regulatory Documents and Design Guidelines

Policies

• 2020 Provincial Policy Statement

• 2019 Growth Plan for the Greater Golden Horseshoe

• Urban Hamilton Official Plan and Strathcona Secondary Plan

Regulations

• Zoning By-law 05-200

Guidelines

• Corridor Design Guidelines

• Tall Buildings Guidelines

• Transit-Oriented Development Guidelines

• Site Plan Guidelines

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Before we go on, I would like to provide you with some background related to Land Use Planning in Hamilton, and the province as a whole.

First, the Planning Act is the legislative framework that all development in Ontario must adhere to.

Next we have Provincial Policy. A document known as The Provincial Policy Statement (PPS) provides policy direction on matters of provincialinterest related to land use planning and development. All planning decisions must be considered in the context of this document and thedevelopment must be consistent with these policies. At a high level, the Provincial Policy statement supports and encourages appropriateintensification within settlement areas to accommodate growth and discourage urban sprawl.

Next we have the A Place to Grow: Growth Plan for the Greater Golden Horseshoe. The City of Hamilton is situated within the limits of the GrowthPlan area. All land use planning and development matters must also to conform to these policies. The policies contained within the Growth Plan aremore specific than the PPS and look at exactly where and how growth should occur within municipalities. It establishes density targets thatmunicipalities are required to meet and require growth to be focused in: defined built up areas, strategic growth areas, locations with existing orplanned transit, and areas where public services and facilities exist or are planned. The approved development of the Site “checks” all of theseboxes.

Next we look at the local level. The City of Hamilton’s long range planning document is the Urban Hamilton Official Plan (UHOP).

• The UHOP designates the site as “Mixed Use - Medium Density” and permits both a hotel use and apartments at this locations.

• Within the UHOP there are even more detailed policies for this site contained within the Strathcona Secondary Plan which designates the Site as“Mixed Use Medium Density” and limits of height of development to a maximum of 10 storeys subject to appropriate justification. Once again,the approved development meets these policy requirements.

Next we look to Hamilton’s Zoning By-law 05-200 for regulations related to development. This document identifies minimum and maximumdevelopment requirements. E.g. minimum setbacks from the street and maximum heights.

The approved development was generally in compliance with these regulations with the exception of a few minor modifications that were addressedthrough the Committee of Adjustment.

Finally, the City of Hamilton has approved a number of Guidelines to be adhered to that provide City Staff with the tools they need to evaluatedevelopment proposals.

With respect to this Site, the key guidelines reviewed included:

• Corridor Design Guidelines – noting that this site is located on a transit corridor.

• Tall Buildings Guidelines – that address buildings over 13 storeys in height in the Downtown

• Transit Oriented Development Guidelines - noting that this site is located on a transit corridor; and

• The City’s Site Plan Guidelines

All of these policies, regulations and guidelines were reviewed by City Staff in their evaluation of the approved development of the Site.

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Urban Hamilton Official Plan

• Designated “MixedUse – MediumDensity”

• Permits a mix ofresidential, retail,commercial usesincluding apartmentbuildings and hotels

Hotel and apartment building are permitteduses. No amendments required for site planapprove development.

This slide illustrates part of a land use schedule included in the Urban Hamilton OfficialPlan (Schedule E-1).

It illustrates that the Site is designated “Mixed Use – Medium Density” whichcorresponds with specific policies in the UHOP that must be considered.

As noted, this designation permits a hotel and an apartment building.

No amendment to the UHOP was required for the approved development.

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Strathcona Secondary Plan

• Designated: “Mixed Use– Medium Density”

• Area “L”: prohibits drivethrough facilities, gasbars, car washes, andvehicular service stations

• Height of 6-storeys ispermitted with possibilityof increasing to 10storeys without anamendment to the Plansubject to justification

10 storey height of Hoteljustified through studies.No amendment to theSecondary Plan requiredfor site plan approveddevelopment.

This slide illustrates a portion of the Strathcona Secondary Plan land use plan.

It illustrates that the Site is designated “Mixed Use – Medium Density” and is subjectto a special policy (Area “L”) which prohibits drive through facilities like gas stations, carwashes and services stations on the site.

The Secondary Plan provides more specific policies that must be considered.

As noted, this designation permits a hotel and an apartment building. It also permit amaximum height of 10 storeys subject to appropriate justification to the satisfaction ofthe City.

In this regard, the owner was required to provide a justification brief which wasaccepted by the City.

No amendment to the UHOP was required for the approved development.

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Hamilton Zoning By-law 05-200

Zoned: Transit OrientatedCorridor Mixed Use MediumDensity (TOC1) withexception 295

Permits Minimum height of11m (±3 storeys) andmaximum height of 22m(±6 storeys)

Approved Minor Variances(November 2018):- Hotel: Increase max. height

from 22m (±6 storeys) to36.5m (10 storeys)

- Increase number of entrancedriveways from 1 to 4

- Allow for min. height of firstfloor of 7m instead of 11m

Finally, this slide illustrates the existing zoning of the City. Specifically, the site is zonedin the Transit Oriented Corridor Mixed Use Medium Density (TOC1) zone and is subjectto exception #295.

This zone permits a hotel and apartment building and permits a maximum height 22mon the Site.

Through the minor variance process approvals were granted to permit a maximumheight of 36.5m to permit the hotel to be developed at 10 storeys.

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So What is Changing?

Now that we have an understanding of what is currently permitted on the Site, the nextstep is to understand what is being proposed and what approvals are being sought toallow for the change.

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Changes Proposed to the Hotel

Requesting

approval for 2

additional

storeys on hotel

First, an increase in the height of the hotel from 10 storeys to 12 storeys is proposed.

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Changes Proposed to the Apartment

Requesting

approval for 19

additional

storeys on the

apartment

building

Next, an increase in the height of the apartment buildings from 6 storeys to 25 storeysis proposed representing an increase in 19 storeys.

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What is Not Changing? • Podium on both buildings• Apartment - first 6 storeys• Hotel – first 10 storeys• 2 storey townhouses along

Market Street

Along MarketStreet

Not changes are proposed to the portion of the building that has already receivedapproval and for which building permits have already been issued;

Specifically, a 6 storey apartment building and a 10 storey hotel, as well as 2 storeytownhouses along Market Street.

What this means is that if the applicant’s request is not successful, then the areashighlighted in green in this slide will only be allowed to proceed.

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Approved Proposed

What Will the Proposed Changes Look Like?

This slide provides artists’ renderings of the approved development on the left,compared to the higher buildings proposed on the right.

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ApprovedDevelopment

ProposedDifference

(+ / -)

Apt. = Apartment/townhouses

H = Hotel

Units (Apt.) 86 units• 78 units within the

6-storey building• 8 units along

Market Street(townhouses)

322 units• 314 units within the

25-storey building• 8 units along

Market Street(townhouses)

+ 236 units

Suites (Hotel) 126 suites 154 suites + 28 suites

Max. BuildingHeight(storeys)

6-storeys (Apt.) 25-storeys (Apt.) + 19 storeys (Apt.)

10-storeys (Hotel) 12-storeys (Hotel) + 2 storeys (Hotel)

Max. BuildingHeight(metres)

25.8 m (Apt.) 77.2 m (Apt.) + 51.4 m (Apt.)

36.1 m (Hotel) 41.7 m (Hotel) + 5.6 m (Hotel)

What Do these Proposed Changes Include?

Aside from what the buildings will and/or could look like, this slide provides a betterunderstanding of what the proposed changes translate to in terms of change.

The second column illustrates the number of units, suites, and maximum heightpermitted based on the approved development.

The third column illustrates the total number of units, suites, and maximum heightproposed based on the development application we are seeking approval for.

The fourth and final column provides a measurable difference between the two.

Specifically, if approved, the proposal will:

a) increase the total number of units within the apartment by 236 units

b) Increase the total number of hotel suites by 28 suites

c) Increase the total height of the hotel by 2 storeys (5.6m)

d) Increase the total height of the apartment building by 19 storeys (51.4m)

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What Approvals are Required?Official Plan and Zoning By-law Amendments

Amendments Required to Permitadditional height for both theHotel and the Apartment:

• Urban Hamilton Official Plan andStrathcona Secondary Plan

• Zoning By-law

Applications Submitted to City inDecember 2019

So what approval are required?

Neither the Urban Hamilton Official Plan/Secondary Plan or the Hamilton Zoning by-lawpermit the proposed height increase.

In addition, the Zoning By-law does not permit the parking ratio proposed.

In order to permit the requested increase in height, amendments are required to boththe Urban Hamilton Official Plan (including the Strathcona Secondary Plan) and theZoning by-law.

In order to address site specific regulations associated with the site, as well as therequest for a parking ratio that is applicable to downtown properties, amendments tothese documents are required.

Accordingly, in December of last year, we submitted applications for amendments tothe UHOP/Secondary Plan and Zoning By-law to the City of Hamilton for approval.

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Why a Public Process Now?

Proposed changes do not conform to the Urban HamiltonOfficial Plan and do not comply with the Zoning By-law.Amendments to these documents require PublicConsultation under the Planning Act.

It is these new applications that require public consultation pursuant to the PlanningAct.

As noted, the approved development conformed to the Official Plan and complied withthe Zoning By-law – therefore no public consultation was required.

Now that changes are proposed that do not meet the policy or regulatory requirements– a different process must be followed that requires consultation under the PlanningAct.

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What was Submitted to Justify the Amendments?

Comprehensive submission of studies and reports to support therequested height increase.

Planning and Design

GSP Group Inc.

Planning Justification Report

Urban Design Brief

Engineering

MTE Consultants Inc.

Functional Servicing and Stormwater

Management Report

Traffic

Paradigm Transportation

Solutions Ltd.

Transportation Impact and Transportation

Demand Management Study

Impact Assessments

SRM Architects

RWDI

McCallum Sather Architects Inc.

Sun-Shadow Study

Wind Study

Cultural Heritage Impact Assessment

As a part of our submission to the City for the requested changes, a number oftechnical studies were required to justify and substantiate the requested changes.

This slide illustrates the required studies that were submitted to the City for approval.

Each of these studies was based on a terms of reference that the City provides andconsultants must follow/address.

These technical studies are currently being reviewed by City staff in the variousdisciplines noted. Comments have not yet been received.

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Key Issues Considered

• Height – community and local context

• Privacy and Overlook – local impact

• Sun / Shadow – local impact

• Wind – pedestrian impact

• Traffic / Parking – local impact

There are a number of issues that were considered as a part of these applications and that thevarious technically studies addressed.

This slide illustrates 5 of the key issues considered and addressed through the studies noted inthe previous slide:

1. Height – specifically is the proposed height appropriate at this location given its localcontext as well as its broader community context?

2. Privacy and Overlook – will the proposed height adversely affect adjacent development,and if so, how can it be mitigated?

3. Sun/shadow – based on the City’s criteria for sun/shadow studies – will the shadowsgenerated by the proposed height increase meet the City’s standards, and if not, how canthe shadows be mitigated.

4. Wind – once again, based on the City’s criteria for wind studies – will the proposeddevelopment cause unacceptable adverse wind impacts surrounding the proposedbuildings and if so, how can it be mitigated.

5. Traffic and parking – finally, can the existing road network accommodate the anticipatedtraffic increase, and is the proposed parking ratio appropriate and reasonable for theproposed development.

As noted, the applicant has responded to these issues through the various technical studiessubmitted with the application.

As the community most directly affected by these changes, it is through your comments thatthe City obtains a different perspective that will be considered as well.

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Height: Community Context

From a broad, community perspective, it is noted that there are a number of tallbuildings in the vicinity of the Site.

In the top air photo, we have superimposed the proposed building in yellow which islocated kitty corner to a building currently under construction at the southeast cornerof King and Queen known as “the Platinum” and illustrated I red. Also included is arendering of this development at an approved height of 23 storeys.

The bottom air photo illustrates a number of buildings in the broader community inorange and includes the number of storeys each of these buildings has.

Of note are the two buildings north of the site on Queen street north that are 18 and22 storeys in height respectively – one of the west side of Queen Street (22 storeys)and the other on the east side of Queen Street (18 storeys.

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Along Market Street

Height: Local ContextViews on Market and Ray

• Visual Impact

Assessment

Completed pursuant

to City’s requirements

being evaluated by

City Staff.

A Visual Impact Assessment was completed by GSP Group to evaluate significant views and vistas as defined by theCity.

With respect to views, Section 3.3.5 of the UHOP generally describes public views and vistas as “significantcompositions of important public and historic buildings, natural heritage and open space features, landmarks, andskylines which enhance the overall physical character of an area when viewed from the public realm. Vistas aregenerally panoramic in nature while views usually refer to a strong individual features often framed by itssurroundings. Examples of existing significant vistas include the panorama of the Niagra Escarpment, HamiltonHarbour and the downtown skyline as viewed from various vantage points throughout the City.”

In accordance with the City’s terms of reference for VIA’s, specific view are required to be addressed.

These views are chosen by the City, not the consultant, and are based on specific vantage points and views the Cityhas identified through policy direction.

Accordingly, the VIA prepared by GSP Group explored 3 potential impacts from the proposed development:

1. Potential visual impacts related to the Niagara Escarpment, either as potential vistas or broader skyline from adistance or views up the Queen Street corridor’

2. Potential visual impacts on the Queen Street and King Street streetscapes; and’

3. Potential visual impact on Victoria Park at the centre of the Strathcona neighbourhood.

The report concludes that the building does not block any view corridors of the Niagara Escarpment and would notblock any potential views up the Queen Street corridor to the Niagara Escarpment.

The report further concludes that the proposed development will not negatively impact any significant vistas inDowntwon Hamilton. Although the 25 storey tower form is visible from several longer distance vantage points, it isperceived together with surrounding taller buildings and will dominate those vistas.

With respect to the local context, we received a request to provide views from Market and Ray Street.

The images presented in this slide show the local context with the new proposed building highly visible in thebackground similar to existing high rises along Queen when viewed from the interior streets.

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Along Market Street

Height: Local ContextViews at King and Ray

This slide illustrates the proposed building when viewed from the intersection of KingStreet West and Ray Street.

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Privacy and Overlook: Local Context

• No private balconies on

apartment building

therefore no direct

overlook

• 2nd storey balconies for

townhouses along Market

Street overlook the Street

only. Along Market Street

3 m

• Apartment

rooftop amenity

area is setback

3m from edge of

building line with

2m-high fence

minimizing

direct views into

neighbourhood

With respect to privacy and overlook it should be noted that the proposed 25 storeybuilding does not include any balconies.

While the apartment building does provide rooftop amenity space, this space will besetback 3m from the edges of the building line and include fencing to ensure no onecan walk to the edge of the building.

The only balconies provided pertain to those townhouse units fronting Market Street.These balconies face Market Street and do not look into any privacy areas associatedwith existing residential development along Market Street.

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Sun / Shadow: Neighbourhood Impact?

March 21

12:51pm

Shadow Impact Study - Conclusions

March 21

3:51pm

March 21

9:51pmThe proposed height increases satisfy the majority of the

impact criteria of the Downtown Hamilton Terms of Reference

for Shadow Impact Studies:

1. The proposed new net shadows allow for all affectedadjacent residential and commercial amenity areas toreceive at least 3 hours of sunlight between 10:00 a.m.and 4:00 p.m. pursuant to City standards.

2. The proposed new net shadows allow most affectedpublic sidewalks to receive at least 3 hours of sunlightwhere existing conditions allow with the exception of asmall portion of Market Street in front of the development.

3. The proposed new net shadows allow for at least 50%sun coverage at all times of the day on all public plazas,parks and open spaces in the surrounding area at anypoint pursuant to City standards, with the exception ofMcLaren Park with receives only 43% coverage 1.5 hoursbefore sunset.

4. The proposed shadows do not extend to any of the City’sfive identified primary civic gathering places in the down-town.

GSP Group prepared the Sun-shadow study pursuant to the City of Hamilton’sguidelines.

The City provides 4 specific criteria that must be addressed as a part of the sun shadowstudy.

This slide illustrates along the right margin how the shadow moves throughout the day.

• The red area represents the proposed new net shadow created by the proposedheight increase.

• The blue area represents the shadow that is permitted based on the approveddevelopment

• The yellow area illustrates public and private amenity areas in proximity to the site.

What this slide illustrates is that the proposed development meets the City’s standardsfor residential and commercial amenity areas, as well as for public sidewalks – with theexception of the sidewalk directly in front of the development on Market Street.

In addition, the Shadow study demonstrates the that McLaren Park, located furthernorth (not visible on the diagrams) does not meet the minimum criteria (by 7%) for aperiod of 1.5 hours before sunset.

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• Pedestrian wind conditions on and

immediately surrounding the Site are

expected to meet the safety criterion of

the City.

• Wind conditions are expected to

increase slightly overall

• Appropriate wind conditions at

entrances and sidewalk areas.

• Uncomfortable wind conditions

expected only in winter in parking area

between apartment and hotel

Wind: Neighbourhood Impact?

Anticipated Winter Conditions

Anticipated Summer Conditions

Pedestrian Wind Impact Study

Conclusions

Wind ComfortCategories:

RWDI prepare a Pedestrian Wind impact Study pursuant to the City’s Terms of reference.

A Pedestrian level wind study is a planning submission requirement which includes a visualmodel and written evaluation f how a proposed development will impact pedestrian level windconditions at various times of the year on pedestrian areas and how the impact will bemitigated if applicable.

The objective is to maintain “comfortable and safe pedestrian level wind conditions that areappropriate for the seasons and intended use of pedestrian areas -- which include streetfrontages, pathways, building entrances, open spaces,

Amenity areas, outdoor sitting areas, etc.

As noted in this slide, the pedestrian wind conditions on and immediately surrounding the Siteare expected to meet the safety criterion of the city.

If you look carefully at the coloured circles you can see the various wind comfort levels thatwere recorded around the site.

The only areas where “uncomfortable” wind conditions (orange coloured circles) areanticipated are during the winter months between the apartment and hotel and at thenorthwest corner of Market and Queen Street. Additional wind mitigation (i.e. wind screens,addition landscaping) will be determined at a later stage, following a decision on the requestedheight increase.

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Traffic and Circulation

• Four accesses to the Site:

• 2 from King Street to

access visitor parking

for apartments/retail

• 1 from Queen Street

strictly for the hotel

• 1 from Market Street to

access the

underground parking

garage for the

apartments and

townhouses

• Transportation study

concludes that surrounding

intersections will operate at

acceptable levels with the

expected increase of

vehicles in/out of the Site.

Resident

Parking

Entrance

Qu

een

St

N

Hotel

Parking

Entrance

Resident, Retail,

& Visitor Parking

Entrance

With respect to Traffic, Paradigm Transportation Solutions Limited completed a TrafficImpact Study and Transportation Demand Management Study.

With respect to access, this slide illustrates where the principles accesses to the site arelocated as well as who the accesses serve.

1. King Street: Two accesses to King Street W provide access to the surface parking lotassociated with the apartment building.

2. Queen Street: This access services only the hotel. It provides access to theunderground parking garage as well as a few surface parking spaces directly northof the hotel for drop off and pick up.

3. Market Street: principal access to the underground parking structure that servicesthe apartment building and the townhouses.

While traffic will clearly increase as result of the proposed development, the trafficstudy completed by Paradigm demonstrates that the intersections will operate atacceptable levels according to industry standards.

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ParkingHOTEL

• Principal hotel guest parking

underground with entrance

restricted to Queen Street only –

small surface parking lot off

Queen.

RETAIL/VISITOR

• Retail and visitor parking available

in surfacing parking lot only

accessed from King Street.

APARTMENTS/TOWNHOUSES

• Resident parking for apartment and

townhouse units underground with

access from Market Street.

115 underground parking spaces(25 will be valet) + 4 pick-up/drop-off spaces (TOTAL 119)

21 surface parking spaces93 underground parking spaces

(TOTAL 114)

Overall 255 On-Site Parking Spaces are Proposed

Surface: 15 Commercial spaces +5 Visitor Spaces + 2 Carsharespaces (TOTAL 22)

This slide illustrates the parking breakdown proposed for the development.

One of the requested modifications to the Zoning By-law is to have the parkingregulations for Downtown Zones apply, rather than the regulations of the TransitOriented Corridor Zones based on the site’s location immediately abutting thedowntown zone and adjacent to existing and planned public transit.

Essentially, we are requesting that the parking standard that applies on the east side ofQueen street across of the Site should apply to the west side of Queen Street as well.

Paradigm Transportation Solutions Limited prepare a Parking Needs Analysis whichconcluded that due to the location of the site being adjacent to the Downtown areaand the proximity to existing and proposed transit, along with a parking demandanalysis using a proxy site “The project demand provides a statistically valid justificationthat the proposed parking supply of 255 spaces is sufficient to the intended use”

Based on the proposed parking regulations, the proposed development meets theparking standards for Downtowns zones

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Parking

255 total spaces provided.

Proposed Parking meets Proposed Downtown Parking Standards

Minimum Required

Parking for Transit

Orientated

Corridor Zones

Minimum

Required

Parking for

Downtown

Zones

Provided

Parking

Hotel 154 spaces 92 spaces 119 spaces

Multiple

Dwelling Units226 spaces 103 spaces 114 spaces

Commercial 0 spaces 0 spaces 15 spaces

Visitor / Car

share0 spaces 0 spaces

5 Visitor + 2 Car

share spaces

TOTAL 380 spaces 195 spaces 255 spaces

This slide provides a comparison of the number of parking spaces required for thevarious proposed uses based on two different zones.

The 2nd column illustrates the parking required for the Transit Oriented Corridor Zonethat 354 King Street is currently subject to.

The 3rd column illustrates the parking required for Downtown zones immediately acrossthe street on the east side of Queen Street.

The 4th column identifies the actual number of parking spaces that are proposed for theproposed development.

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What is the Planning Rationale?

2014 and 2020 Provincial Policy Statement2019 Growth Plan for the Greater Golden HorseshoeUrban Hamilton Official PlanStrathcona Secondary PlanDesign Guidelines

• Underutilized gateway site along a primary city corridor

• Compact, transit-supportive development form next to HSR and GO

Bus stops (potential LRT/higher-order transit stop)

• Increase employment opportunity (hotel) and diversification of the

housing stock (apartment and townhouses)

• Improvement to public realm and pedestrian experience

• Unbundled parking supply and secure bicycle storage

• Addition to Hamilton skyline aesthetic

• Meets the intent of the Official Plan and Secondary Plan by minimizing

impacts (sun/shadow, wind, noise) on neighbouring properties

As noted earlier, GSP Group prepared a detailed Planning Justification Report that wassubmitted with the application. This Report discusses in detail how the proposedrequested additional height and parking supports provincial planning policy as well asthe general policies of the UHOP.

Overall, transit supportive intensification is encouraged across the province inappropriate locations.

The bullets noted in this slide provide some of the key planning points that justify therequested height increase and parking modifications.

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Fill out the online comment sheet/questionnaire (available on the samewebsite as this presentation) and sendvia email to apaton@gspgroup.ca byThursday, April 30th (please includeyour name and address)

Questions? Comments?How Can you Provide your Comments?

Thank you for taking the time to review this on line PowerPoint presentation.

We would very much like to hear from you and would appreciate it if you could fill outthe online comment sheet/questionnaire and return it to GSP Group.

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• We will review all community comments and provide acopy to City Planning Staff and the Councillor for thepublic record.

• We will summarize the key concerns identified by thecommunity and post a response document on the projectwebsite by mid May.

• We will review all City/agency staff comments.

• We will review both the City/Community comments anddetermine whether potential revisions to the proposal andresubmission are required to address the comments /concerns.

What Happens Next?

Following receipt of your comments, this slide explains how your comments/questionswill be addressed.

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Municipal Planning Process

CommunityOutreach

April 3-30, 2020

Circulation andComments fromCity/Agencies

Resolution ofComments

Statutory PublicMeeting and PlanningCommittee with City

Staff Recommendation

City councilfor FinalApproval

• The timing associated with this application is clearly not known at this time due to the COVID-19crisis.

• This slide illustrates the steps that are to be followed – but purposefully does not provide anytimelines beyond April 30.

• The long blue arrow depicts a timeline and continuum of the Official Plan/Zoning By-law Amendmentplanning approvals process at a high level.

• The first circle at the far left end illustrates where we are today – requesting your inputthroughout the month of April.

• As you continue along the arrow (moving from left to right) a pink area is labeled as“Circulation and comments from city/agencies. What this means is that at this point in timethe City’s various departments and agencies are reviewing the various technical studies wesubmitted with our application. Once they have completed their review, the City willprovide their comments back to us and we will review them and determine whethermodifications are required to the proposed development to address theircomments/questions.

• At the same time, we will be reviewing your comments and take them into consideration.

• The next step noted with an orange bar above, where the slide above states “Resolution ofcomments” – is the time where we will be reviewing our proposed request with the benefitof your comments and municipal staff comments. We review all of the comments togetherand determine whether there are ways in which the comments that can be addressed. Thismay or may not result in changes the proposed design.

• How long that process will take is not known at this time.

• The remaining two circles noted in yellow and red above indicate the final steps in theplanning approvals process which includes a statutory public meeting hosted by the City, astaff report with recommendations, and a Planning Committee meeting where your electedrepresentatives will make a decision.

• Finally, the Planning Committee’s recommendations are then presented to Council whomakes the City’s final decision.

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Thank you foryour time and

input!

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