Community Outreach 354 King Street West, Hamilton April 2020 Official Plan Amendment Zoning By-law Amendment 1 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 the site; • Present the details of the additional development proposed and the applications and approvals required; and • To obtain your input. A number of independent consultants have been retained as part of the redevelopment of 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 1
Location of 354 King Street West 2 • As you are aware, the Site is located at the northwest corner of King Street West and Queen Street North at the boarder of Hamilton’s Downtown. • The Site has frontage along King Street West, Queen Street North and Market Street. • Not included in the redevelopment are 2 semi-detached dwellings at the southwest corner of Market Street and Queen Street North. One of these dwelling units was purchased by the City of Hamilton/Metrolinx in connection with the proposed LRT, while the second unit is still privately owned. Both of these units were to be used for the LRT. There long-term use as semi-detached dwellings was not envisioned. • Overall, the property is approximately 0.7 hectares (1.74 acres) in area. • Historically, the Site contained the former Mount St. Joseph orphanage which was demolished in 2015. 2
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 3 • I am sure you are all aware that there are already development approvals associated with the Site. • Specifically, the Site has been approved for a 10 storey hotel at the corner of King and Queen, and a 6 storey apartment building west of the hotel, along King Street West. • In addition, the approved development includes 8 townhouse units fronting Market Street. • Finally, the development includes some retail commercial uses on the ground floor of the apartment building along King Street West. • As a part of the development a comprehensive podium (or building base) is being constructed that contains the majority of the parking associated with the hotel and apartment building. Some surface parking is available beside the apartment building. 3
Why was there no Public Consultation Before? Site Plan Approval • Site Plan Approval is for development proposals that already conform to the Official Plan/Secondary Plan, and comply with the Zoning By-law • Pursuant to the Planning Act , the Site Plan approval process is not a public process and does not require public input • City reviewed and approved the following studies required through the Site Plan 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 4 Initially, when the owner considered the redevelopment of the site back in 2017 a proposal for a 25 storey residential building and an 11 story hotel was presented to the City’s Design Review Panel. Since this development would have required both an Urban Hamilton Official Plan Amendment and a Zoning By-law Amendment, the owner decided to scale back the development and build what was already permitted based on the existing zoning of the Site. Specifically, a 10 storey hotel and a 6 storey apartment building. When new development conforms to the policies of the Urban Hamilton Official Plan and 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 public consultation is required because the owner is building what has already been approved for 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 to justify 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 prepared and approved by the City prior to the issuance of a Building Permit. 4
When did this get approved? April 2018 Site Plan Approval Application submitted for August 2018 – October 2019 10-storey hotel and 6- Submission and Review of storey apartment building Studies and Reports (non-public process) October 2019 July 2019 August 2018 City Issues Foundation Building City Conditionally Final Site Plan Permit Issued Approves Site Approval Plan, subject to Minor Variances 5 - This slide illustrates the timing of the approved development that is currently under construction. - In April 2018 an application for site plan approval was submitted to the City to permit 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 to the completion of various supporting studies as well as minor variances to address some of the site specifics associated with the development. - Between August 2018 and October 2019 the owner worked on clearing the conditions of site plan approval imposed by the City which included a number of studies, 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 storey hotel and 6 storey apartment building. 5
Planning Review Framework Key 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 6 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 provincial interest related to land use planning and development. All planning decisions must be considered in the context of this document and the development must be consistent with these policies. At a high level, the Provincial Policy statement supports and encourages appropriate intensification 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 Growth Plan area. All land use planning and development matters must also to conform to these policies. The policies contained within the Growth Plan are more specific than the PPS and look at exactly where and how growth should occur within municipalities. It establishes density targets that municipalities are required to meet and require growth to be focused in: defined built up areas, strategic growth areas, locations with existing or planned transit, and areas where public services and facilities exist or are planned. The approved development of the Site “checks” all of these boxes. 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 maximum development 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 addressed through 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 evaluate development 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. 6
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