Planning Justification Report - GSP Group
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Planning Justification Report
510 Centennial Parkway
North, Hamilton
Submitted to the City of Hamilton
On behalf of:
Confederation Park Shopping Centres Ltd. and
Confederation Park Shopping Centres II Ltd. /
SmartStop Self Storage
Official Plan Amendment and
Zoning By-law Amendment
September 2021
Planning Justification Report
510 Centennial Parkway
North, Hamilton
Submitted to the City of Hamilton
Official Plan Amendment and
Zoning By-law Amendment
September 2021
TABLE OF CONTENTS
1.0 INTRODUCTION .......................................................................................................... 1
Project Team .................................................................................................. 1
Site Description............................................................................................... 2
Surrounding Context ....................................................................................... 5
Transportation Context ................................................................................... 7
2.0 PROPOSED DEVELOPMENT ................................................................................... 10
Required Planning Applications .................................................................... 15
3.0 SUPPORTING STUDIES ........................................................................................... 17
Functional Servicing Report .......................................................................... 17
4.0 PLANNING POLICY FRAMEWORK .......................................................................... 18
Ontario Planning Act, R.S.O. 1990, c. P.13 ................................................... 18
Provincial Policy Statement, 2020 ................................................................. 21
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 ...... 22
Urban Hamilton Official Plan (UHOP)............................................................ 23
Centennial Neighbourhoods Secondary Plan ................................................ 28
City of Hamilton Zoning By-law No. 6593 ...................................................... 48
5.0 PLANNING ANALYSIS .............................................................................................. 52
Provincial Policy and Plans ........................................................................... 52
Site Location, Community Context, and Proposed Land Use ........................ 52
Inclusion of Warehouse (self-storage facility) Use ......................................... 58
Request to Exclude Self-Storage Facility from the Maximum GFA ................ 58
Request to Permit a GFA Above 10,000m2 for a Single Use ......................... 60
Request to Amend Parking Requirements .................................................... 60
Conclusion .................................................................................................... 61
6.0 RECOMMENDATIONS .............................................................................................. 62
Planning Justification Report | 510 Centennial Parkway North, Hamilton i
GSP Group Inc. | September 2021
Figures Figure 1 Site Location and Surrounding Context ................................................................... 4 Figure 2 Transit Context ....................................................................................................... 9 Figure 3 Overall Site Context .............................................................................................. 11 Figure 4 Proposed Development Area Conceptual Site Plan .............................................. 12 Figure 5 South & West Elevations....................................................................................... 13 Figure 6 North & East Elevations ........................................................................................ 14 Figure 7 Urban Hamilton Official Plan Schedule E – Urban Structure ................................. 24 Figure 8 Urban Hamilton Official Plan Schedule E-1 – Urban Land Use Designations ........ 27 Figure 9 Centennial Neighbourhoods Secondary Plan – Land Use Plan ............................. 29 Figure 10 Centennial Neighbourhoods Secondary Plan – Site Specific Policy Area Map .... 30 Figure 11 Centennial Neighbourhoods Secondary Plan – Transportation and Connections 47 Figure 12 Hamilton Zoning By-law No. 6593 ....................................................................... 49 Tables Table 1 Provincial Interest in regard to Subject Applications ............................................... 18 Table 2 Special Policy Area D – Response to Mixed-Use Gateway Policy .......................... 28 Table 3 Special Policy Area D – Response to District Commercial Policies ......................... 31 Table 4 Special Policy Area D – Response to Required Urban Design Guidelines .............. 33 Table 5 Special Policy Area D – Response to Overall Site Layout Urban Design Policies ... 34 Table 6 Special Policy Area D – Response to Urban Design Policies for Buildings ............. 36 Table 7 Special Policy Area D – Response to Public Road Adjacency Design Guidelines .. 38 Table 8 Special Policy Area D – Response to Additional Urban Design Guidelines ............. 39 Table 9 Special Policy Area D – Response to Additional Urban Design Guidelines ............. 39 Table 10 Special Policy Area D – Response to Pedestrian Realm Policies ......................... 41 Table 11 Special Policy Area D – Response to Landscaped Areas Policies ........................ 43 Table 12 Special Policy Area D – Response to Parking, Loading, and Service Policies ...... 44 Table 13 Special Policy Area D – Response to Vehicular Access Policies .......................... 45 Table 14 Zoning Compliance Chart ..................................................................................... 50 Table 15 Overall Site Parking Requirements ....................................................................... 51 Appendices Appendix A – Formal Consultation Document (FC-21-021) Appendix B – Draft Official Plan Amendment Appendix C – Draft Zoning By-law Amendment Appendix D – Public Consultation Strategy Planning Justification Report | 510 Centennial Parkway North, Hamilton ii GSP Group Inc. | September 2021
1.0 INTRODUCTION
GSP Group Inc. has been retained by Confederation Park Shopping Centres Limited and
Confederation Park Shopping Centres II Limited (the “Owner”) to prepare this Planning
Justification Report in support of a 4-storey SmartStop self-storage facility at 510 Centennial
Parkway North, in Hamilton, Ontario (the “Site”). Several planning approvals are required to
implement the proposed development, including an Official Plan Amendment, Zoning By-law
Amendment, Consent for Severance, and Site Plan Approval.
This Planning Justification Report has been prepared in support of applications for an Official
Plan Amendment and Zoning By-law Amendment (the “Subject Applications”). Specifically,
this report provides an overview of the Site (Section 1.0); an outline of the proposed
development (Section 2.0); an overview of the technical studies that have been completed in
support of the Subject Applications (Section 3.0); an evaluation of the proposed development
in the context of the Provincial Policy Statement (2020), A Place to Grow: Growth Plan for the
Greater Golden Horseshoe (2020), the Urban Hamilton Official Plan (UHOP), and the City of
Hamilton Zoning By-law No. 6593 (Section 4.0); a planning analysis (Section 5.0); and finally,
our recommendations (Section 6.0).
The Subject Applications and supporting materials are submitted in accordance with the
Formal Consultation Document (FC-21-021) dated March 3, 2021 and constitute a complete
application as described in Sections 22(4) and 34(10) of the Planning Act. The Formal
Consultation document is attached to this report as Appendix A.
A Consent to Sever application and Site Plan Control application required to implement the
proposed development will be submitted under separate cover at the appropriate time in the
development review process.
Please note that throughout this report, the phrases ‘self-storage facility’, ‘mini-storage facility’
and ‘mini-warehousing’ are used interchangeably to refer to the proposed development.
Project Team
A team of professionals has been assembled as follows:
Owner/Applicant: Confederation Park Shopping Centres Ltd. and Confederation
Park Shopping Centres II Ltd. /
SmartStop Self Storage
Planning: GSP Group Inc.
Architect: WPT Architecture Inc.
Civil Engineering: The Odan/Detech Group Inc.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 1
GSP Group Inc. | September 2021
Site Description The Site consists of a large parcel of land located on the east side of Centennial Parkway North; south of the Queen Elizabeth Way (QEW), and north of the CN Railway. The overall Site has frontage on Centennial Parkway North to the west and Warrington Street to the northeast. The Proposed Development Area is located within the Site, centered from east-to- west, near the northern lot line. The area of the overall Site is 14.3 hectares (35.5 acres). The area of the Proposed Development Area is 0.5 hectares (1.3 acres), or 3.6% of the overall Site. The Proposed Development Area does not contain frontage on a public road (see Image A). The intention is to sever the Proposed Development Area from the Site at an appropriate later date. The future severance may include a narrow strip of land connecting the Proposed Development Area to Warrington Street in order to provide frontage on a public road. With respect to existing development, the Site consists of a large commercial shopping centre anchored by a Walmart department store and contains a variety of retail stores, financial institutions, health/dental offices, and restaurants, including: Toys “R” Us, Mucho Burrito, One Love Caribbean Cuisine, Great Clips (salon), Altum Health (physiotherapy), Castlemore Dental, Sally Beauty, LendDirect, Five Guys Burgers and Fries, Dollar Tree, PetSmart, Healthy Planet, and Buffalo Wild Wings. A picture of several of these commercial uses is provided in Image B. The balance of the Site consists of a network of internal drive aisles, a large surface parking area, and several vacant future development parcels The Proposed Development Area is vacant, relatively flat, and is covered by gravel, dirt, and scattered grass. The Site, and the Proposed Development Area within it, are shown in Figure 1. Planning Justification Report | 510 Centennial Parkway North, Hamilton 2 GSP Group Inc. | September 2021
Proposed Development Area
Source: Google Streetview, Oct. 2020
Image A: The Proposed Development Area, seen here looking southeast, is vacant and
relatively flat. The proposed self-storage facility will face east toward the Toys
“R” Us—which can be seen here on the left side of the image.
Source: Google Streetview
Image B: The Site is largely developed as a commercial shopping centre and consists of
a number of retail stores and restaurants, as well as a large surface parking
area, as seen here looking east toward the Walmart.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 3
GSP Group Inc. | September 2021
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Surrounding Context
Source: Google Aerial Imagery (2018)
Planning Justification Report | 510 Centennial Parkway North, Hamilton
GSP Group | September 2021
Surrounding Context
The dominant factor in the surrounding lands is the QEW and its large interchange with
Centennial Parkway North and the Red Hill Valley Parkway. Between the QEW and Barton
Street, Employment Areas prevail, with commercial uses found along both sides of Centennial
Parkway North. Details of the surrounding land uses are as follows:
North: To the northwest, there is a 6-storey hotel (Sandman—see Image C) with two
attached restaurants (Moxie’s Grill Bar and Denny’s). To the northeast, a hydro
corridor runs parallel to Warrington Street, beyond which are industrial uses
and the QEW.
East: Industrial uses prevail to the east, including a heavy-machinery equipment
rental (Sunbelt Rentals), metal wholesalers (Alcarb Resources—see Image D),
a mechanical contractor (Mattina Mechanical), and a variety of other industrial
uses found along Warrington Street, Lanark Street, and Lake Avenue North.
South: An active CN railway is located directly to the south, beyond which are a variety
of industrial and commercial uses. The industrial uses are found along Cascade
Street (see Image E) and Covington Street, and the commercial uses are
located along Centennial Parkway North. The largest commercial operation is
a Home Depot. The other commercial and industrial operations are of a smaller
scale and include warehouses, vehicle repair shops, and outdoor storage.
West: Across Centennial Parkway North, on the west side of the street, there is a
commercial retail plaza and a hotel (Sheraton), as well as the Centennial GO
Station (see Image F). The Centennial GO Station is currently operating as a
bus depot, with a train station planned to be constructed in the near future.
(Source: Google Street View; Oct. 2018)
Image C: A 6-storey hotel (Sandman) with two attached restaurants (Moxie’s Grill Bar and
Denny’s) is located to the northwest of the Site.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 5
GSP Group Inc. | September 2021
(Source: Google Street View; Oct. 2018)
Image D: Industrial uses prevail to the east of the Site, including metal wholesalers, such
as Alcarb Resources.
(Source: Google Street View; Oct. 2018)
Image E: A mixture of industrial and commercial uses are located to the south of the Site,
as seen here looking west on Cascade Street. The rear entrance to Home
Depot can be seen at the end of the street.
(Source: Google Street View; Oct. 2020)
Image F: The Confederation GO Station is located across Centennial Parkway North and
can be reached within a 5-minute walk (400 metres).
Planning Justification Report | 510 Centennial Parkway North, Hamilton 6
GSP Group Inc. | September 2021Transportation Context
Road Network and Highway Access
The Site is in close proximity to the QEW, which can be readily accessed from Centennial
Parkway North. The South Service Road also has a one-way exit through to Warrington Street,
which provides two secondary accesses to the rear of the Site. The primary access is off a
signalized intersection at Centennial Parkway North to the west. There are three accesses in
total. A network of internal drive aisles provide vehicular access throughout the Site.
Local Transit
As shown in Figure 2, the Site is internally serviced by two local HSR bus routes:
• HSR Route 44—Rymal:
Provides service from the Site to the Ancaster Business Park via Centennial, Upper
Centennial, and Rymal Road. Service runs 7 days a week from the early morning
until after midnight. Notably, Route 44 is the ‘S’ in the City’s proposed BLAST
frequent rapid transit system, which was developed as part of the City’s 2007
Transportation Master Plan.
• HSR Route 56—Centennial:
Provides service between Eastgate Square and the Beach Strip. This route only
services Confederation Park and Wild Waterworks during the weekends of the
summer season when the park is open.
Regional Transit
The Confederation GO Station (see Image F) is located across Centennial Parkway North and
can be reached within a 5-minute walk (400 metres). A public tender was issued in April 2020
to construct the future train station, which will include a pedestrian tunnel, and direct stair
access from the platform to Centennial Parkway North. The Confederation GO Station will be
part of the Lakeshore West line with access to Toronto’s Union Station as well as in-between
stations.
In the interim, GO Bus Route 12 currently operates out of the station and provides regional
connections to Burlington GO Station, Mapleview Mall, the Dundas Street-Highway 407 Park
& Ride, Grimsby, St. Catharines, and Niagara Falls.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 7
GSP Group Inc. | September 2021Relevance of Transportation Context to the Site: Convenient vehicular access is essential to the operation of the proposed self-storage facility, as the majority of users will likely utilize vehicles to pick-up and drop-off bulky and/or heavy storage items. The Site’s convenient access to Centennial Parkway North and the QEW is well-suited for this purpose. While transit access may not seem necessary for the operation of a self-storage facility, it does allow employees to access the facility, and for users to deposit and retrieve lighter/less bulky items. In this way, the Site benefits from a direct HSR bus connection and short a 5-minute walk to the Centennial GO Station. Planning Justification Report | 510 Centennial Parkway North, Hamilton 8 GSP Group Inc. | September 2021
HSR Bus Routes
2 Route 2 - Barton
44 Route 44 - Rymal
56 Route 56 - Centennial
Limited Service
Site
2
Figure
Transit Context
Source: Hamilton Street Railway System Map (December 2019)
Planning Justification Report | 510 Centennial Parkway North, Hamilton
GSP Group | September 20212.0 PROPOSED DEVELOPMENT
The proposed development consists of a 4-storey self-storage facility with a building footprint
of 3,207 square metres (34,524 square feet) and a total floor area of 12,482 square metres
(134,355 square feet).
The principle entrance is located on the east side of the building, closest to the parking area,
and leads to an office that is approximately 161 square meters. For pedestrian comfort, a
canopy is provided above the principle entrance, at the northeast corner, and at the rear of the
building where access is provided to the electrical and mechanical rooms. There are two
emergency exits provided, one at the north and one at the south side of the building.
A total of sixteen (16) surface parking spaces are provided at grade, with an additional three
(3) pull-in loading zone spaces that are located internal to the building. One (1) barrier-free
parking space is provided closest to the principle entrance.
Pedestrian access is provided by sidewalks on all sides of the building, with the exception of
the area immediately behind the pull-in loading zones.
The building will continue to be accessed from the Site’s existing internal drive aisles, which
are located to the north, west, and south of the Proposed Development Area.
Overall, the proposed development will:
• Develop a vacant portion of land within a large commercial shopping centre;
• Diversify the available uses within the shopping centre;
• Facilitate further commercial intensification by providing a convenient storage
service to local and regional businesses;
• Optimize the use of existing municipal water and waste water services; and
• Support HSR routes 44 and 56, as well as the Centennial GO Station.
The proposed development concept has been prepared by WPT Architecture Inc. and is
shown on the next page; the overall Site is shown in Figure 3, and the Proposed Development
Area is shown in Figure 4. The conceptual south and west building elevations are shown on
Figure 5, and the north and east elevations are shown in Figure 6.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 10
GSP Group Inc. | September 2021ARCHITECTURAL SITE PLAN - OVERALL
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Overall Site Context
SCALE: 1:750
Source: WPT Architect Inc. (August 2021)
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Through the Formal Consultation process (FC-21-021) it was determined that an Official Plan
Amendment (OPA) and Zoning By-law Amendment (ZBA) are required to implement the
proposed self-storage facility.
Official Plan Amendment
An amendment to Special Policy Area D of the Centennial Neighbourhoods Secondary Plan
within the Urban Hamilton Official Plan is required to address the following:
1. To amend Policy 6.7.18.4 b) i) to add an additional permission for “enclosed storage
including mini warehousing”, identical wording used for a self-storage facility in the
Arterial Commercial Designation;
2. To amend Policy 6.7.18.4 b) iv) to permit a maximum gross floor area of 12,482
square meters for the “mini warehousing” (self-storage facility), whereas Policy
E.4.7.3 c) of Volume 1 of the UHOP permits a maximum of 10,000 square metres for
a single use; and
3. To amend Policy 6.17.18.4 d) i) to exclude self-storage facilities from the maximum
gross floor area (45,058 square metres) permitted for all development on the Site.
The proposed OPA is further discussed in Section 5.0 Planning Analysis of this report, and a
draft amendment is appended to this report as Appendix B.
Zoning By-law Amendment
An amendment to Hamilton Zoning By-law No. 6593 and By-law 10-081 is required to permit
a self-storage facility in a G-1 (Designed Shopping Centre) District, Modified by S-1613. The
proposed zoning by-law amendment further modifies S-1613 (By-law 10-081) as follows:
1. To amend Section 2.3(j) to update the definition of Warehouse to include “Mini
Storage Facility,” consistent with the definition of Warehouse as provided in Zoning
By-law 05-200;
2. To amend Section 2.3(a) to exclude self-storage facilities (defined as Warehouse in
the zoning by-law) from the maximum gross floor area (45,058 square metres)
permitted for all development on the Site; and
3. To amend the parking requirements for a Warehouse using the parking standard
established in Zoning By-law 05-200, which requires parking for a Warehouse to be
Planning Justification Report | 510 Centennial Parkway North, Hamilton 15
GSP Group Inc. | September 2021provided at a rate of 1 parking space for each 30 square metres of gross floor area
that accommodates the Office component of the use.
The proposed ZBA is further discussed in Section 5.0 Planning Analysis of this report, and a
draft by-law is appended to this report as Appendix C.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 16
GSP Group Inc. | September 20213.0 SUPPORTING STUDIES
In addition to this Planning Justification Report, the Pre-Consultation Document (FC-21-021)
identified the following report requirements for a complete application:
• Stormwater Management Report; and
• Functional Servicing Report.
The following is intended to provide a brief summary of the key findings and conclusions of the
study. However, the report should be reviewed in its entirety.
Functional Servicing Report
The Odan/Detech Group Inc., August 16, 2021
The Odan/Detach Group Inc. was retained by Smart Centres to complete a Functional Servicing
Report in support of the proposed development. The report evaluates the serviceability of the site
with respect to sanitary waste water, water and storm water management (SWM) and will
implement the SWM criteria identified by City staff in prior correspondence.
Sanitary Sewers
The report found that there are existing 200mm and 250mm diameter sanitary sewers within the
site which connect to an existing 450mm diameter municipal sanitary sewer flowing northerly on
Warrington Street, adjacent to the site’s north boundary.
The report states that based on the calculations provided therein the proposed development will
have no negative impacts to the downstream sanitary sewer.
Watermains
The report found that there are existing 200mm diameter watermains within the site and 300mm
diameter municipal watermains adjacent to the site on the Warrington Street and Centennial
Parkway. The intention is to connect the proposed development to an existing 200mm stub
(provided previously) for domestic and firefighting purposes.
The report states that based on the analysis contained therein we can confirm that there is
sufficient pressure and flows for the proposed development.
Conclusion
The report concludes that the Proposed Development Area is serviceable utilizing existing
sanitary, storm and water main infrastructure within and adjacent to the site. Storm water
management for the proposed development will match existing conditions as described in the
report.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 17
GSP Group Inc. | September 20214.0 PLANNING POLICY FRAMEWORK
The following is intended to provide a review and highlight the planning policy framework
applicable to the Site. These policy documents include: the Planning Act, the Provincial Policy
Statement (2020), A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020), the
Urban Hamilton Official Plan, and City of Hamilton Zoning By-law No. 6593.
Ontario Planning Act, R.S.O. 1990, c. P.13
Section 2 of the Planning Act sets out matters of Provincial Interest when considering and carrying
out responsibilities under the Act. The following table provides an analysis of the Subject
Applications in response to the prescribed Provincial interest:
Table 1 Provincial Interest in regard to Subject Applications
Provincial Interest Policy Response
a) The protection of ecological systems, The Site is not located in a Natural Heritage
including natural areas, features and System as per Ministry of Natural Resources and
functions Forestry online mapping. As per Schedule B—
Natural Heritage System of the Urban Hamilton
Official Plan, the Site is not incumbered by any
natural heritage features.
b) The protection of the agricultural The Site is not located in the Agricultural Land
resources of the Province Base for the Greater Golden Horseshow as per
online mapping (Agricultural Systems Portal).
c) The conservation and management As per Appendix C: Non-Renewable Resources
of natural resources and the mineral of the UHOP, the Site is not located in a Mineral
resource base Resource Area.
d) The conservation of features of As per the City of Hamilton’s online heritage
significant architectural, cultural, mapping, there appear to be no cultural heritage
historical, archaeological or scientific resources on or adjacent to the Site.
interest
e) The supply, efficient use and The Site will utilize existing energy and water
conservation of energy and water infrastructure. In addition, the proposed
development is intended to utilize TPO white
roofing, which is bright white and highly reflective,
reducing the amount of heat absorption during the
summer. The two lavatories also intend to use
water-efficient toilets.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 18
GSP Group Inc. | September 2021Provincial Interest Policy Response
f) The adequate provision and efficient The proposed development will utilize existing
use of communication, water and wastewater infrastructure. As outlined
transportation, sewage and water in Section 1.4 of this Report, the proposed
services and waste management development will utilize and support HSR Routes
systems 44, and 56; and GO Bus Route 12.
g) The minimization of waste A self-storage facility allows users the option of
storing goods and materials that might otherwise
be discarded in the landfill due to space
constraints.
h) The orderly development of safe and One (1) barrier free parking space has been
healthy communities; the provided closest to the principle entrance.
accessibility for persons with
disabilities to all facilities, services Through the building permit process, the
and matters to which this Act applies proposed development will be required to
demonstrate compliance with the Ontario Building
Code, which includes barrier-free design
provisions.
i) The adequate provision and N/A
distribution of educational, health,
social, cultural and recreational
facilities
j) The adequate provision of a full N/A
range of housing, including
affordable housing
k) The adequate provision of The proposed development will create
employment opportunities employment opportunities limited to the auxiliary
office use as well as any security arrangements.
l) The protection of the financial and The proposed development will protect the
economic well-being of the Province financial and economic well-being of the Province
and its municipalities and the City of Hamilton by optimizing the use of
existing infrastructure and services within the
Built-up Area.
m) The co-ordination of planning N/A
activities of public bodies
n) The resolution of planning conflicts N/A
involving public and private interests
Planning Justification Report | 510 Centennial Parkway North, Hamilton 19
GSP Group Inc. | September 2021Provincial Interest Policy Response
o) The protection of public health and N/A
safety
p) The appropriate location of growth The Proposed Development Area is an
and development appropriate location for development as it is
located in Hamilton’s Built-up Area, within a
commercial shopping centre and will utilize
existing municipal services and transit.
q) The promotion of development that is As outlined in Section 1.4 of this report, the
designed to be sustainable, to proposed development will utilize and support
support public transit and to be HSR Routes 44, and 56; and GO Bus Route 12.
oriented to pedestrians
With respect to pedestrians, the proposed
development includes sidewalks surrounding the
building (with the exception of the loading zone),
which will provide a comfortable pedestrian route
to the nearby bus platforms and contribute to the
internal pedestrian circulation system.
r) The promotion of built form that, The proposed development has been
(i) is well-designed, professionally-designed by WPT Architecture Inc.
(ii) encourages a sense of place, to provide a safe, accessible, and attractive self-
and storage facility in the context of a commercial
(iii) provides for public spaces shopping centre.
that are of high quality, safe,
accessible, attractive and
vibrant
s) The mitigation of greenhouse gas As outlined in Section 1.4 of this report, the
emissions and adaptation to a proposed development will utilize and support
changing climate HSR Routes 44, and 56; and GO Bus Route 12.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 20
GSP Group Inc. | September 2021Provincial Policy Statement, 2020
The Provincial Policy Statement, 2020 (“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 May 1, 2020. Section 3(5) of the Planning
Act requires that decisions affecting planning matters be consistent with the PPS. The following
policies, amongst others, apply to the proposed development.
“1.1.1 Healthy, liveable and safe communities are sustained by:
b) accommodating an appropriate affordable and market-based range and
mix of residential types (including single-detached, additional residential
units, multi-unit housing, 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;
1.1.3.1 Settlement areas shall be the focus of growth and development, and their
vitality and regeneration should be promoted.
1.1.3.2 Land use patterns within settlement areas shall be based on densities and a
mix of land uses which:
a) efficiently use land and resources;
b) 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;
Land use patterns within settlement areas shall also be based on 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.
1.1.3.3 Planning authorities shall identify appropriate locations and promote
opportunities for transit-supportive development, accommodating a significant
supply and range of housing options through intensification and
redevelopment where this can be accommodated taking into account existing
building stock or areas, including brownfield sites, and the availability of
suitable existing or planned infrastructure and public service facilities required
to accommodate projected needs”.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 21
GSP Group Inc. | September 2021Relevance to the Site:
The Site is located within the Urban Boundary and a settlement area. While the overall Site is
largely developed as a commercial shopping centre, the Proposed Development Area is vacant.
The proposed development will contribute to the mix of land uses in the area by diversifying the
available commercial services provided within the shopping centre. The proposed development
represents a more efficient use of land and existing infrastructure.
Based on the foregoing, the proposal is consistent with the Provincial Policy Statement (2020).
A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020
On May 16, 2019 “A Place to Grow: Growth Plan for the Greater Golden Horseshoe” came into
effect, replacing the 2017 “Growth Plan for the Great Golden Horseshoe”. Amendment 1 (2020)
to the Growth Plan for the Grater Golden Horseshoe 2019 was approved and came into effect on
August 28, 2020 (“the Growth Plan”). The Growth Plan applies to the area designated as the
Greater Golden Horseshoe Growth Plan Area which includes the entire City of Hamilton. All
decisions that affect a planning matter must conform to the Growth Plan. The following is a
summary of the policies applicable to the proposed modifications and how the policies of the
Growth Plan have been addressed.
The Growth Plan directs the majority of growth to settlement areas that have access to municipal
water and wastewater systems and can support the achievement of complete communities. The
following policies, amongst others, apply to the proposal:
“2.2.1.2 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;
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 high
order transit where it exists or is planned; and,
iv. areas with existing or planned public service facilities;
2.2.1.4 Applying the policies of this Plan will support the achievement of complete
communities that:
Planning Justification Report | 510 Centennial Parkway North, Hamilton 22
GSP Group Inc. | September 2021a) feature a diverse mix of land uses, including residential and employment
uses, and convenient access to local stores, services, and public service
facilities;
Relevance to the Site:
The Site is located within the urban boundary and is fully serviced by municipal water and
wastewater infrastructure. The proposal will facilitate the future development of a self-storage
facility, which will diversify the uses available within an existing commercial shopping centre. As
outlined in Section 1.4 of this report, the Site is located in an area with existing transit, including
HSR Route 44 and 56, and GO Bus Route 12; and planned transit in the form of the upcoming
Centennial GO train station.
Based on the forgoing, the development proposal conforms to the policies of the Growth Plan
(2020), as amended.
Urban Hamilton Official Plan (UHOP)
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
Hamilton’s urban structure formally identifies how the City will physically grow over the long-term
and provides a general high level land use vision for the City. The urban structure is based on a
system of Urban Nodes, Urban Corridors, Major Activity Centres, Neighbourhoods, Employment
Areas, and Major Open Space.
With respect to the planned urban structure, the Site is identified as part of the Neighbourhoods
element on Schedule E – Urban Structure (see Figure 7).
The policies of the Neighbourhoods urban structural element are found in Section E.2.6 of Volume
1 of the UHOP. Among numerous other functions, Neighbourhoods contain commercial areas,
which “…will see some physical change over time. Neighbourhoods will evolve as […] infill
development occurs, commercial areas are invigorated, or underutilized commercial areas
redeveloped.”
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GSP Group Inc. | September 2021NT ALBIO
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RYMAL RD Effective Date: August 16, 2013
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Urban Boundary Date: February 2021
N RD
RD
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
Municipal Boundary C Teranet Land Information Services Inc. and its licensors. [2009]
May Not be Reproduced without Permission. THIS IS NOT A PLAN
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Site
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Council Adoption: July 9, 2009
ST E
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Date: February 2021
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PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
C Teranet Land Information Services Inc. and its licensors. [2009]
CENTEN
May Not be Reproduced without Permission. THIS IS NOT A PLAN
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RHVP D
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Source: Urban Hamilton Official Plan Schedule E (October 2016)
MOUNT
Planning Justification Report | 510 Centennial Parkway North, Hamilton
GSP Group | September 2021
RD
ALThe following policies describe the commercial function of the Neighbourhoods:
“2.6.5 The Neighbourhoods element of the urban structure shall permit a range of
commercial uses including retail stores and services. These commercial uses
may be clustered into plaza forms or in main street configurations. Over time,
some of these commercial areas may evolve into a mixed use form, where
appropriate. Commercial uses that cater to a broader regional market shall be
directed to appropriate Urban Nodes. The Neighbourhoods element of the
urban structure permits a broader range of commercial areas than the
Neighbourhoods Designation. The different types of commercial areas are
designated on Schedule E-1 – Land Use Designations. The policies of Section
E.4.0 – Commercial and Mixed Use Designations, Section E.3.0 –
Neighbourhoods Designation, and applicable secondary plans of Volume 2
shall provide specific direction on the scale of commercial uses in the various
commercial and mixed use designations.
2.6.6 The Neighbourhoods element of the urban structure shall permit arterial
commercial type uses in appropriate locations through specific land use
designations as specified in Section E.4.0 – Commercial and Mixed Use
Designations and where designated on Schedule E-1 – Urban Land Use
Designations. These uses include services catering to the traveling or drive-by
consumer as well as retail stores, which are land extensive, require outdoor
storage, or have a warehouse-type character, and cannot be appropriately
accommodated in the Urban Nodes.”
Relevance to the Site:
As per policy 2.6.5, a range of commercial uses, including services, are permitted in the
Neighbourhoods element. These commercial uses may be clustered into plaza forms, such as
they are in the Site.
As per policy 2.6.6, the Neighbourhoods element of the urban structure shall permit arterial
commercial type uses in appropriate locations. These uses include services catering to the
traveling or drive-by consumer, or have a warehouse-type character, and cannot be appropriately
accommodated in the Urban Nodes.
The Site is an appropriate location for an arterial commercial type of use, such as the proposed
self-storage facility. As an established shopping centre with a large parking area, the Site already
caters to the travelling and drive-by consumer. The Site also has convenient, close access to
Centennial Parkway North and the QEW. The proposed development may reinvigorate the area
and develop on an underutilized vacant portion of the Site.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 25
GSP Group Inc. | September 2021Urban Land Use Designation
The Site is designated District Commercial on Schedule E – Urban Structure (see Figure 8). The
policies of the District Commercial designation are contained in Section E.4.7 of Volume 1 of the
UHOP.
Areas designated District Commercial are intended to provide retail and service commercial uses
to the immediate neighbourhood. The function of the District Commercial designation is outlined
below:
“4.7.1 The range of retail uses are intended to serve the daily and weekly shopping
needs of residents in the surrounding neighbourhoods. The District
Commercial areas shall also serve as a focus for the adjacent
neighbourhood(s) by creating a sense of place.”
Policy 4.7.2 specifies that permitted uses include commercial uses, including retail stores,
financial establishments, restaurants, service stations, medical clinics, and other commercial
uses. This policy has been modified with the site specific policies of the Secondary Plan that
applies to the Site, adding additional uses.
Policy 4.7.3 (c) prohibits a single use over 10,000 square metres in floor area. This policy has
been modified with the site specific policies of the Secondary Plan that applies to the Site,
increasing the single use floor are for one department store.
Relevance to the Site:
A self-storage facility is not a permitted use within the District Commercial Designation, and
therefore an Official Plan Amendment permitting an “enclosed storage including mini
warehousing” is required to implement the proposed development.
In addition, the Total Floor Area of the proposed development is approximately 12,482 square
metres, and therefore a modification permitting a single use over 10,000 square metres is also
required.
Both policies are proposed to be modified in the Site Specific Special Policy Area D section
contained within the Centennial Neighbourhoods Secondary Plan.
Planning Justification Report | 510 Centennial Parkway North, Hamilton 26
GSP Group Inc. | September 2021VENTH
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CANNON ST Mixed Use - High Density
TENTH RD
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Lands Subject to Non Decision 113 West
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NASH R
Harbour Setting Sail be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY
D
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Date: February 2021
RD
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
© Teranet Land Information Services Inc. and its licensors. [2009] May Not
be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY
RHVP 8
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KING ST E Urban Hamilton Official Plan -
8
Figure
D Land Use Designations
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Source: Urban Hamilton Official Plan Schedule E-1 (February 2018)
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Planning Justification Report | 510 Centennial Parkway North, Hamilton
ILL AVE
GSP Group | September 2021
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