Urban Design Brief 101 Hunter Street East City of Hamilton City of Hamilton Official Plan and Zoning By-law Amendments - GSP Group
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Urban Design Brief 101 Hunter Street East City of Hamilton City of Hamilton Official Plan and Zoning By-law Amendments March 2021
Urban Design Brief 101 Hunter Street East City of Hamilton City of Hamilton Official Plan and Zoning By-law Amendments March 2021 Prepared for: Prepared by: 75 Catharine Holdings Inc. GSP Group Inc. 966 Pantera Drive - Suite 22 200 Locke Street South, Suite 200 Mississauga, ON Hamilton, ON L4W 2S1 L8P 4A9
Table of Contents 1. Introduction 1 2. Existing Site Conditions 5 3. Site and Surrounding Context 7 4. Applicable Design Policies and Guidelines 17 5. Design Considerations and Analysis 19 6. Summary 40
1. Introduction building facade. There are 149 long-term secure bicycle spaces
proposed (0.5 spaces per unit). The concept plan is shown on
the next page. A more detailed description and analysis of the
The following Urban Design Report has been prepared by GSP
proposal will be described in Section 5 of this Report.
Group Inc. in support of the Official Plan Amendment (“OPA”) and
Zoning By-law Amendment (“ZBA”) to facilitate the redevelopment
Report Purpose and Scope
on the lands municipally addressed as 101 Hunter Street East in
An Official Plan Amendment (“OPA”) and a Zoning By-law
Hamilton (referred to as “the Site”).
Amendment (“ZBA”) are required in order to facilitate the
proposed redevelopment on the Site. An Urban Design Brief
was identified as a requirement of these applications as per the
Formal Consultation Document dated August 19, 2019. The City
of Hamilton’s Guidelines for Urban Design Reports provides a
terms of reference for the preparation of such reports. Generally,
Urban Design Briefs are meant to “provide urban design rationale
for the urban designs components of the development... it
cannot simply be reflection of, or argument for a preferred
development scheme...but instead should explain why the
proposed development represents the optimum design solution .
Accordingly, this Urban Design Brief provides:
• A description of the site’s location and physical conditions
(Section 2);
• A description and characterization of the site’s
surrounding community and neighbourhood context
(Section 3);
Overview of Proposed Development
• A summary of the relevant design policies and guidelines
The proposed redevelopment is comprised of a 27-storey mixed-
affecting the site’s development and proposed form
use building with at-grade retail along Hunter Street East and
(Section 4);
Catharine Street South within a 4-storey podium. A total of 297
• An assessment of the proposed design concept in respect
residential apartment units are proposed with 122 parking spaces
to relevant design policies and guidelines (Section 5); and
contained in one (1) level of underground parking and three (3)
• A summary of the report findings and recommendations
floors of above-grade parking (levels 2-4) to be located behind the
(Section 6).
1 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021
Site Location
Fire Hydrant
Proposed transformer location
6.4
To be confirmed by HYDRO
0.34
0.14
3.77
Alleyway
1.71
1.56
0.91
Transformer
3.19
3.09
2.93
5.96
4.91
Balcony Balcony
4.1 12.5
Siamese Connection
Roof Of
Level 27
5.06
Level 27
Level 27
Level 5
Level 2
Height: + 88 m
(Top of Livable Space) 5.99
Level 12
0.66 11.55
5 Short Term
Bike Parking on Lvl 0
Balcony
Outdoor
Amenity Area
Balcony
12.09
Roof of Mechanical
Level 5
41.5
Condominium Entrance
Penthouse
Height: + 92.55 m (190.02 m ASL)
CATHARINE STREET
4.58 11.57
6.47
2.56
Roof Of
Level 27
12.5
0.49
8
0.
6.03
Balcony
0.16
3.49
1.06
5.02
4.55
1.99
2.48
Daylight 0.96
3.05
Triangle
R5
4.64 7.5
R5
1.07
0.55
4.29
Road Widening
41.56
Parking Garage Entrance
24.54
Fire Hydrant
HUNTER STREET EAST
Proposed transformer location
6.4
To be confirmed by HYDRO
0.34
0.14
3.77
Alleyway
1.71
1.56
Legend Property Boundary
Survey
0.91
Transformer
3.19
3.09
2.93
Building Entrance/Exit Proposed Building
5.96
4.91
Retail Entrance Landscape Open Area Balcony Balcony
Building Exit Only Public Landscaped Open Area
Sidewalk
4.1 12.5
Siamese Connection
Site Plan Scale 1:300
01 101 Hunter Street East,
Hamilton, Ontario
Date Roof
MarchOf04, 2021
Level 27
5.06
Level 27
Level 27
Level 5
Level 2
Height: + 88 m
(Top of Livable Space) 5.99
Level 12
0.66
5 Short Term Conceptual11.55
Site Plan. Source: Coletara Development
Bike Parking on Lvl 0
Balcony
Outdoor
Urban Design Brief | 101 Hunter Street East Amenity Area 2
Balcony
12.09
Roof of Mechanical
GSP Group Inc. | March 2021 Level 5
41.5
Condominium Entrance
Penthouse
Height: + 92.55 m (190.02 m ASL)
CA
Rendering of proposed development looking north east. Source: Coletara Development.
Rendering of proposed development looking north east. Source: Coletara Development.
3 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021
Rendering of proposed development looking south east. Source: Coletara Development.
Rendering of proposed development looking south west. Source: Coletara Development.
Urban Design Brief | 101 Hunter Street East 4
GSP Group Inc. | March 2021
2. Existing Site Conditions
Site Description
The Site is located at the northeast corner of Hunter Street East
and Catharine Street South. The Site has a frontage of ±41.5 m
along Hunter Street East and 41.5 m of frontage along Catharine
Street South a total combined area of ±1,759 m2 (±0.44 acre).
Existing Buildings and Structures
The Site currently contains a City-operated commercial parking
lot (lot no. 46) and a 2.5 storey commercial office building
(see images below and to the left). There are currently five (5) Existing Office Building at 101 Hunter Street East and Surface Parking Area.
parking spaces located on the west side of the existing building, Source: GSP Group Inc., November 2020
perpendicular to the roadway (Image 3).
The existing building at 101 Hunter Street East is registered
(non-designated) as a cultural heritage resource on the City’s
Municipal Heritage Register. The existing structure is proposed to
be removed to facilitate the proposed development
Existing Office Building at 101 Hunter Street East and Surface Parking Area.
Source: GSP Group Inc., November 2020
Existing Office Building at 101 Hunter Street East.
Source: GSP Group Inc., November 2020
5 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021
Existing Vegetation and Topography KEY PLAN
02 N.T.S.
There are no trees or vegetation on the Site.
Based on the Vegetation Management Plan
prepared by GSP Group Inc., there are four (4) 01 03
trees on the abutting property to the east and
two (2) trees on the abutting property to the
x
04
x
north.
x
x
x
x
With regards to topography, the Site is relatively Legend
x
x
PROTECT ROOT ZONES OF
PLAN VIEW, NOT TO SCALE
flat with grades sloping slightly down towards the
WELL TREES ON ADJACENT
x
EXISTING
S, UP TO PROPERTY.
AND ARE 05
x
N THE
street frontages from the centre of the Site.
EXISTING
x
NING A
THAT TH
RIPLINE
x
BED BY
OTS
x
TREE PR
ERTED 06
x
Constraints
X 01 TREE TA
x
x
The Site is located across the street from the 07
x
X
X
X X
x
E X
LIN
Hamilton GO Centre and elevated railway. Noise
x
Y AREA WITHIN FENCE TO BE LEFT
UNDISTURBED TO ALLOW FOR NATURAL
X
KEY PLAN
x
REGENERATION. X X X
x
LANDS TO BE SUBDIVIDED/UNDER
and vibration impacts have02 been assessed
X CONSTRUCTION
N.T.S.
x
X
X
2.44M HIGH T-BAR STAKES, 3.0M MAX ON
x
X
relative to the Site’s proximity to these facilities
CENTRE.
X
x
PAIGE WIRE FARM FENCE: 9 STRAND 1.2M HIGH, 9 GAUGE WIRE.
X
X
PROTECTIVE FENCING IS TO BE NOT LESS THAN 1.0M OUTSIDE OF TREE
x
in the Environmental Noise and Vibration
DRIPLINES UNLESS APPROVED BY CONSULTANT. FENCING MUST BE
X
x
STRETCHED TO ACHIEVE TENSION.
X
X X X
x
Assessment prepared 01
by SLR Canada dated 03
44M HIGH, 150MM CEDAR POSTS OR 150 X 150MM PRESSURE TREATED WOOD
x
OSTS, 20M MAX ON CENTRE, AND AT ALL CHANGES IN HORIZONTAL AND
x
ERTICAL ALIGNMENT.
January 2021 (submitted under separate cover).
x
ROSION CONTROL BARRIER
P 08
X TEMPORARY
This assessment concluded that the impacts of
X
PROTECTIVE FENCING:
x
the environment on the proposed development 04
X
TREE PROTECTION
x
M
0M P
60 RLA
E
(i.e. existing GO layover yard) can be adequately
FABRIC OV
x
x
controlled through the feasible mitigation
3 1 0 2 4 8
x
1:200 (m)
EXISTING TREE CROWN
measures, facade designs, and warning clauses
x
Preliminary Tree Management Plan. Legend
x
outlined in the assessment
x
DRIPLINE OF EXISTING Source: GSP Group Inc. January 2021
x
TREE EXISTING TREE TO REMAIN
05
x
EXISTING TREES REQUIRING WRITTEN ACKNOWLEDGEMENT
MAN
x
THAT THE DEVELOPMENT MAY IMPACT THESE SPECIMENS.
x
101
x
TREE PROTECTION FENCING
06
x ISSUED FOR S
x
01 TREE TAG NUMBER
APPROVAL, N
CONSTRUCTIO
x
07
x
TREE ROOT ZONES
x
TEMPORARY PROTECTIVE FENCING AND EROSION CONTROL
x
Urban Design Brief | 1101
METRE Hunter Street East
POSTS LOCATED NO
LESS THAN 6
x
AREA TO BE PROTECTED
OUTSIDE OF DRIPLINE AREA UNDER CONSTRUCTION
GSP Group Inc. | March 2021
x
DO NOT EXCAVATE WITHIN 1.20M HIGH PAIGE WIRE FARM FENCE, DATE
PROTECTED ZONES. MAXIMUM OPENING 150MM, SECURED TO
x
POSTS ON UPFILL SIDE. 4Dec20 Issue
UNDISTURBED REFER TO DETAILED
VEGETATION, DRAWING 6Jan21 Issue
x
INCLUDING TREES,
TREE
SAPLINGS, SHRUBS AND
x
3. Site and Surrounding Context East: The abutting semi-detached dwellings (111 and 113 Hunter
Street East) contains residential uses while 117 Hunter Street
Immediate Site Context and Land Uses East is a converted dwelling now used as medical offices. Further
North: A 9-storey student residence associated with Columbia to the east is a 2-storey office building that houses the Canadian
International College (Linden Hall, 55 Catharine Street South) is Centre for Occupational health and Safety.
located directly north of the Site as illustrated in the image below.
A parking structure with one (1) level partially below-grade and
one (1) level above ground is located to the east of Linden Hall.
Further north is Landmark Place, a 43 storey (130 m) storey
apartment building constructed in 1974.
Looking north east along Hunter Street East Source: GSP Group Inc.
(November 2020)
On the west side of Catharine Street South looking north east towards
Linden Hall and Landmark Place. Source: GSP Group Inc. (2020)
7 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021South: Hamilton GO Centre and Train platform (accessible via the West: A commercial surface parking lot is located on the west
John Street entrance) abut the Site to the South. Catharine Street side of Catharine Street South (81, 89, and 91 Hunter Street
South travels south via an underpass beneath the GO Railway. East).
Low-rise residential dwellings and converted commercial buildings
are located south of the railway.
Looking south towards Hamilton GO Centre and Catharine Street
underpass. Source: GSP Group Inc. (November 2020) Commercial Surface Parking Lot at 81,89, and 91 Hunter Street East
Source: GSP Group Inc.(November 2020)
Transportation Context
The Site is located approximately 150 m from the Hamilton GO
Centre and 115 m from the John Street entrance to the Hamilton
GO Centre. The Hamilton GO centre is a Mobility Hub serviced by
Hamilton Street Railway (“HSR”), GO Transit, Megabus, Coach
Canada, and Greyhound Canada. The Site is well-connected
to the existing network of transit (local, regional, and provincial
routes), cycling routes, public sidewalks, and roads in the area.
The figure on the following page illustrates the extensive transit
and cycling routes around the Site.
Urban Design Brief | 101 Hunter Street East 8
GSP Group Inc. | March 2021Transportation Context
3
3
1/101BT
1A/5+/10/51
1/1A/10
1A/5+/7/10/51 1/10
4/7
6 40
4/12
0m
6
20/21/33/35
80
0m
GO TRANSIT
HSR Route
22/23/24/25/26/27 Signed On Street Bicycle Route
Designated Bicycle Lane
Cautionary Unsigned Bicycle Route
Seperated Cycle Track
Jay Keddy Trail /
Separated Cycle Track
9 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Community and Neighbourhood Context
Neighbourhood Context
The Site is located on the southern edge of Downtown
Downtown Hamilton and within the Corktown Neighbourhood. The
Central Hamilton Downtown Hamilton boundary extends farther south
Neighbourhood
Beasley beyond the Site but only along James Street. The GO
Neighbourhood
Landsdale railway and the Catharine Street South underpass located
Neighbourhood south of the Site separates the Site from the remainder of
the Corktown neighbourhood south of the railway.
An excerpt from the City’s Downtown Hamilton Secondary
Plan Review Background Report (2014) says:
James
Mary Wellington
“Corktown is one of the earliest settled neighbourhoods
in Hamilton. The Corktown Neighbourhood is located on
Hamilton GO Centre the southeast periphery of Hamilton’s Downtown and is
home to approximately 7,500 residents. It is bounded by
Stinson Main Street East to the north, Wellington Street South to
SITE Neighbourhood
the east, the Escarpment to the south and James Street
Durand Corktown South to the west. This neighbourhood was developed as
Neighbourhood Neighbourhood early as the 1840s…Land use is primarily older residential
with some high density apartment buildings, and some
Niagara
mixed commercial uses. As with the surrounding
Escarpment
neighborhoods, the street network is a grid pattern made
up of one-way and two-way streets.” (pg. 24)
The current architectural character of the Corktown is not
homogenous and contains a variety of building ages and
Downtown Boundary
architectural styles.
Hamilton GO Rail Line
Future B-Line LRT
Neighbourhood Boundries
Urban Design Brief | 101 Hunter Street East 10
GSP Group Inc. | March 2021Built Form and Building Height Context
Site
16 La
nd
sd
ale
10
4 9
36
43 4
6 4 11
24 25 Beasley
12
43 21
Corktown
7
8
19
9 27 6
4
5
Hamilton GO
27
11
13
15 14 21
21
11 12 # Number of Storeys (Approved/Under Construction)
17
# Number of Storeys (Existing)
11
9 Downtown Hamilton
Proposed Building
Buildings 12+ Storeys
Buildings 4 - 12 Storeys
11 Urban Design Brief | 101 Hunter Street East
➤
GSP Group Inc. | March 2021North of the railway, there are a number of former 2-3 storey
single- and semi-detached houses that have been converted to
storefronts, offices, and medical clinics.
Existing 2-storey Dwellings along August Street at Catharine Street South
in the Corktown neighbourhood, south of the railway. Source: Google
Streetview 2019.
Surface parking and office buildings within converted dwellings
along Jackson Street East. Source: Google Streetview 2019.
South of the railway there are pockets of low-rise residential
dwellings (i.e. 2 to 2.5-storey Victorian row houses, and single-
detached and semi-detached dwellings) that are characteristic of
Corktown’s historic built form.
Following the Second World War, much of Corktown’s original
housing stock, predominantly south of Young Street, was
destroyed by urban renewal and infill efforts, and the construction
of mid- to high-rise apartments in the 1970s and 1980s now
characterize a large portion of the Corktown neighbourhood.
A couple of these mid- and high-rise residential buildings are
located north of the railway, along Hunter Street East including the
Renaissance Tower at 100 Ferguson Avenue South (20 storeys) Renaissance Tower at 100 Ferguson Avenue South viewed from Hunter
(image below) and 175 Hunter Street East (6-storey residential Street East along with abutting low-rise row housing (158-162 Hunter
lofts). The Landmark Place apartment building noted above is also Street East). Source: Google Streetview 2019.
within the boundaries of the Corktown Neighbourhood.
Urban Design Brief | 101 Hunter Street East 12
GSP Group Inc. | March 2021Streetscape and Built Form Context
The Urban Hamilton Official Plan identifies Hunter Street East as a Collector street and Catharine Street South as a local road. Hunter Street
East is a full-time truck route and are designated for use by heavy traffic.
Hunter Street East contains two (2) lanes of westbound vehicle traffic and a physically separated cycle track providing for bicycle traffic both
east and westbound. Public sidewalks directly abut the roadway. The separated cycle tracks ends at Catharine Street South but continues
approximately 450 m to the west at McNab Street South. East of the Site, Hunter Street East contains a mix of 1 and 2 storey residential,
commercial, institutional and office buildings as well as surface parking. West of the Site, Hunter Street East contains a mix of surface
parking area, 2-storey residential dwellings converted to office/medical uses and 2-3 storey office buildings.
Hunter Street East looking west adjacent to the Site. Source: GSP Group Inc. (November 2020)
13 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021The Hamilton GO Yard and train platform is located on the south side of Hunter Street East between Walnut Street South and McNab
Street. The railyard and GO train station platform is elevated and is screened from view along Hunter Street East due to the grade changes,
concrete retaining walls, and landscaping. A landscaped strip separates the retaining wall and public sidewalk directly across from the Site.
Metered street parking is permitted along Hunter Street East during non-peak times.
South side of Hunter Street East adjacent to the Site. Source: Google Streetview 2019
Urban Design Brief | 101 Hunter Street East 14
GSP Group Inc. | March 2021Looking north along Catharine Street South. Source: GSP Group Looking north along Catharine Street South at Augusta Street. Source: GSP
Inc. (November 2020) Group Inc. (November 2020)
Catharine Street South is a one-way local road with three (3)
South of the railway, Catharine Street South is comprised of a mix
southbound vehicle travel lanes with public sidewalks directly
of 2 and 2.5 storey residential dwellings with a mix of dwellings
adjacent to the roadway. There are a few metered public parking
converted to commercial uses (i.e. Central Daycare Centre at
spaces in the western lane that allows for street parking during
101 Catharine Street South) along with some infill mid- and high-
non-peak hours.
rise residential uses (i.e. 10-storey residential building at 141
Catharine Street South and recently-constructed infill townhouses
North of the Site and south of Main Street East, the Catharine
at Augusta Street and Young Street). The streetscape and
Street South streetscape contains a mix of surface commercial
character of the built form along Catharine Street changes south
parking lots, Linden Hall (9-storeys), a two (2) storey restaurant
of Young Street with a number of high-rise apartment buildings
at Jackson Street East, Landmark Place, and a one (1) storey
located in this portion of the Corktown neighbourhood.
commercial/retail plaza between Jackson Street East and Main
Street East.
15 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Planned Context Through the Downtown Hamilton Secondary Planning process, properties within Downtown Hamilton were comprehensively redesignated and rezoned in order to achieve the vision of Downtown being a “vibrant focus of attraction where all ages, abilities, and incomes can live, work, learn, shop, and play. The future Downtown shall be a healthy, safe, comfortable, accessible, and prosperous community that promotes a high quality of life. It will combine the best of our heritage with new concepts and designs while seamlessly linking together the Downtown, surrounding neighbourhoods, the Waterfront, and the Escarpment”. This includes as-of-right maximum permitted heights between 89 and 151 m for the block immediately to the north of the Site (between John Street South and Walnut Street). Downtown Hamilton and the area surrounding the Site are envisioned to change gradually over time and accommodate additional height and density while being guiding by the principles and objectives set out in the Downtown Hamilton Secondary Plan which include respecting design and heritage, enhancing streets and public spaces, promoting Downtown living, and improving climate change mitigation and adaptation. Given the number of surface parking lots, the proximity to the Hamilton GO Centre, and location within Downtown Hamilton, the area immediately surrounding the Site is likely to evolve over the next 5-10 years as these surface parking lots are developed. Urban Design Brief | 101 Hunter Street East 16 GSP Group Inc. | March 2021
4. Applicable Design Policies and Guidelines
Urban Hamilton Official Plan
The Site is designated “Downtown Mixed Use Area” on “Schedule E-1 Urban Land Use Designations” and ”Downtown Mixed Use” on “Land
Use Plan”, Map B.6.1-1 of the Downtown Hamilton Secondary Plan (“DHSP”). The Downtown is intended to be the pre-eminent node in
Hamilton and is intended to accommodate 20% of the City-wide residential intensification. The Downtown Mixed use permits a variety of
uses including multiple dwellings, commercial, and retail uses. The following design-related policies are relevant:
• Vol. 1 B.3.3.2 – General urban design principles
• Vol. 1 B.3.3.3 to B.3.3.3.12 – General urban design policies,
• Vol. 1 E.2.3.1.9 - E.2.3.1.12 - Scale of Development in Downtown Urban Growth Centre
• Vol. 1 E.4.4.10 - E.4.4.14 - Development in Downtown Mixed Use Designation
• Vol. 2 - B.6.1.4.18 - B.6.1.4.47 - High-Rise (Tall) Buildings in Downtown Hamilton Secondary Plan
Transit Orientated Development Guidelines (TOD) (2010)
TOD Guidelines complement the UHOP and the Downtown Hamilton Secondary Plan by providing development direction for the private
and public realm along transit corridors. The directions promote compact mixed use development near transit facilities with high quality
pedestrian environments. The City of Hamilton adopted the Transit Oriented Development Guidelines to establish a set of principles to be
followed for development at key transit station locations. As Downtown Hamilton contains two primary transit corridors and two mobility hubs
(Hamilton GO Centre and the West Harbour GO) as well as the MacNab Transit Terminal, the guidelines support the vision and objectives
of the Downtown Hamilton Secondary Plan by encouraging better access to transit, concentration of development around transit stops and
enhancing livability and quality of life in the Downtown.
Site Plan Guidelines
Hamilton’s Site Plan Guidelines are intended to provide guidance to development projects that are subject to site plan approval. These
guidelines convey the City’s preferences and expectations for site and building development. There is flexibility in the use of these
guidelines and the City recognizes the need to co-operatively achieve both municipal objectives and private development requirements.
Although a Site Plan Approval application has not yet been submitted for this Site, we have included the sections and guidelines that speak
to general building location, massing, height, stepbacks, streetscaping and conceptual landscaping.
17 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Downtown Hamilton Tall Building Guidelines
The Downtown Hamilton Tall Building Guidelines (February 2018) (“TBG”) implement the design direction for taller buildings in Downtown
Hamilton, which is defined in the Tall Building Study as those over 12 storeys in height. The Site is within the Downtown and proposed
at a height greater than 12 storeys and thus the guidelines are relevant and applicable for the proposed development. The Tall Building
Guidelines have two core components for the design process.
The first component establishes recommended minimum site dimensions that inform evaluation of a site’s appropriateness for a tall building.
The Site has frontage of approximately 42 m along Hunter Street East and a depth of 42 m on Catharine Street South to the north. Based on
these measurements and the Site Assessment/Building Types matrix found within the TBG, the Site is appropriate for a point-tower building
type which recommends a height of 50+ metres (appropriate height to be determined though application of other guidelines).
The Site’s location at the intersection of a collector and local road along with its proximity to the Hamilton GO Centre additionally lends to the
Site’s suitability for a tall building as expressed
elsewhere in the guidelines.
RECOMMENDED* RECOMMENDED* RECOMMENDED* RECOMMENDED*
FRONTAGE LOT DEPTH # STOREYS HEIGHT
The second component provides LOW-RISE
design guidelines related to contextual 5 - 30m 20 - 90m 2 - 6 str 22m
INFILL
(max) (max)
considerations, building form and articulation,
and public realm relationships in the
arrangement and design of tall buildings. 30m + 30 - 45m 7 - 12 str 255 - 44m
MID-RISE
(min) (min) (max) (max)
These guidelines are meant to offer flexibility
and not limit creativity or contextually
Appendix "E" to Report PED18074
appropriate designs. POINT
35m + 45m + 13 + str 50m +
(min) (min) TOWER
Page 61 of 135
80m + 80m + 13 + str 50m + HYBRID
(min) (min)
*These numbers are estimated values; depending on context, some sites may not be able to
comply with the guidelines, and therefore may be considered inappropriate locations for tall
buildings regardless of the lot dimensions
5
Urban Design Brief | 101 Hunter Street East 18
GSP Group Inc. | March 20215. Design Considerations and Analysis
This section provides a detailed response as to how the proposed redevelopment’s design is informed by and responds to the applicable
design policies. The responses are broken down into general design themes that capture the corresponding policy and guidelines, followed
by a description of the design response and contribution. Policies from each applicable document are highlighted in the colours and
acronyms below:
Downtown Hamilton Tall Building Guidelines (TBG)
Urban Hamilton Official Plan (UHOP)
TOD Guidelines (TOD)
Site Plan Guidelines (SPG)
Building Height and Scale
Policy / Guideline Design Response and Contribution
Reference
TBG: 3.2.a, 3.4.f The development proposes a 27-storey building with a 4-storey podium and stepbacks at the 5th, and 12th storeys,
UHOP (Vol. 2): stepping down towards the abutting low-rise residential dwellings (stepbacks are shown on the following page) The
B.6.1.4.6, B.6.1.4.14 building typology is a point tower with a defined podium, tower, and tower top. The tower, at its highest point, rises
SPG: 4.4 approximately 190 metres (ASL). The geodetic height of the Escarpment along Catharine Street is approximately
190.2 metres, as such the building will fall below the height of the Escarpment. The height, podium articulation, and
stepbacks minimize the shadows impacts and allow the new net shows to sweep rapidly across the Site confirmed
by the Sun-Shadow Study prepared by Kozlowski Architect.
The building height of 27-storeys is comparable to existing high-rise buildings in the immediate vicinity, including
Landmark Place (43 storeys) located a block north at 100 Main Street East and the 25-storey mixed-use building
currently under construction at the south east corner of Main Street East and Walnut Street. Stepbacks are provided
along the eastern portion of the building, providing for a transition in height down towards the abutting low-rise
buildings. The proposed tower is also located approximately 75 m north of the low-rise residential area to the
south, separated by the elevated GO Railway allowing for an appropriate transition in height towards these low-rise
buildings.
19 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Building Anatomy
Fire Hydrant
Proposed transformer location
6.4
To be confirmed by HYDRO
0.34
0.14
3.77
Alleyway
1.71
1.56
LEVELS 26-27 TOWER TOP 0.91
Transformer
3.19
3.09
2.93
5.96
4.91
Balcony Balcony
4.1 12.5
Siamese Connection
Roof Of
Level 27
5.06
Level 27
Level 27
Level 5
Level 2
Height: + 88 m
LEVELS 12-25 UPPER (Top of Livable Space)
Level 12 5.99
BUILDING 5 Short Term
0.66 11.55
TOWER
Bike Parking on Lvl 0
Balcony
Outdoor
Amenity Area
Balcony
12.09
Roof of Mechanical
Level 5
41.5
Condominium Entrance
Penthouse
Height: + 92.55 m (190.02 m ASL)
CATHARINE STREET
4.58 11.57
6.47
2.56
LOWER Roof Of
LEVELS 5-11 BUILDING Level 27
TOWER 12.5
0.49
8
0.
6.03
Balcony
0.16
3.49
1.06
5.02
4.55
1.99
2.48
Daylight 0.96
3.05
BUILDING Triangle
R5
LEVELS 1-4 BASE 4.64 7.5
R5
1.07
0.55
4.29
Road Widening
41.56
Parking Garage Entrance
24.54
HUNTER STREET EAST
Source: Coletara Development
Legend Property Boundary
Survey
MECHANICAL
LEVELS 1-4 LEVELS 12- 25
Building Entrance/Exit Proposed Building
Retail Entrance Landscape Open Area PENTHOUSE
Building Exit Only Public Landscaped Open Area
Sidewalk
LEVEL 2 LEVEL 5-11 LEVELS 26-27
Site Plan Scale 1:300
01 101 Hunter Street East,
Hamilton, Ontario
Date March 04, 2021
Urban Design Brief | 101 Hunter Street East 20
GSP Group Inc. | March 2021Building Base Design
Policy / Guideline Design Response and Contribution
Reference
TBG: 3.2.b, 3.4.e Building Base: The 4-storey building base wraps both the Catharine Street South and Hunter Street East street
and g., 3.5.b-d, edges with a consistent streetwall with setbacks ranging from 0 m to 2.0 m, within the recommended 2.0 m
f-g, 4.2.1.a-b, f-h, maximum while still providing for additional space for increased pedestrian activity, plantings, and street furniture.
4.2.2.a-c, e-h, Retail and residential entrances along Catharine Street South are proposed as well as transparent glazing at the
4.2.3.b-e, g, 4.2.4.a- corner providing direct views from the corner retail/commercial unit and inviting pedestrian use. The building base
f, 4.2.5.a-h and streetwall height (15 m) are proportionate to the width of the right-of-way widths of Catharine Street South
UHOP (Vol. 1): (approximately 16 m) and Hunter Street East (20 m). The building base is generally parallel to the property lines
B.3.3.2.4.e), and it introduces a uniformity to the built form along Catharine Street South and Hunter Street East. Shadow box
B.3.3.2.5.c), windows are proposed on the east, west, and south sides of the building base on floors 2, 3, and 4 where the above-
B.3.3.3.4, B.3.3.3.5 grade parking structure is located, to match the fenestration and articulation of the abutting buildings and to help
UHOP (Vol. 2): facilitate a pedestrian-friendly streetscape. Shadow box windows are windows that still have a transparent window
B.6.2.4.23.a), pane so as to appear like a normal window but there is an opaque panel that limits interior views from outside the
B.6.1.4.26, building. The windows can be designed to allow for light to penetrate.
B.6.1.4.27
TOD: 2.4.1 Building Entrances: The proposed retail/commercial and residential lobby entrances will provide direct, barrier-free
SPG: 2.2, 4.2, 6.4 and flush access to the existing public sidewalks as shown in the image on the following page. The west facade is
broken up by the separate retail and residential entrances which are emphasized through material differentiation and
recessed entrances, thereby creating slight overhangs which allows for a level of weather protection for pedestrians.
The ground floor is proposed with a taller floor-to-floor height to accommodate flexible uses as commercial or
institutional uses over time and shadow box windows are proposed throughout the entire length of the south and
west facades on the 2nd, 3rd, and 4th storeys. The building base height has been designed at 4-storeys to be
proportionate to the right-of-way widths as well as ensure compatibility with both the existing and planned context of
the area. The building footprint along Catharine Street South and Hunter Street East make up more than 75% of the
lot line measurements and transparent glazing and building entrances are used to enhance visibility, interest, and
activity in keeping with the guidance of the TBG.
21 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Building Base Setbacks and Building Entrances Fire Hydrant
Proposed transformer location 0.14 m 0.34 m
6.4
To be confirmed by HYDRO
0.34
0.14
3.77
Alleyway
1.71
1.56
0.91
Transformer
3.19
3.09
2.93
5.96
4.91
Balcony Balcony
4.1 m 4.1 12.5
Siamese Connection
0.91 m
Roof Of
Level 27
5.06
Level 27
Level 27
Level 5
Level 2
Height: + 88 m
(Top of Livable Space) 5.99
Level 12
0.66 11.55
0.66 m
5 Short Term
Bike Parking on Lvl 0
Balcony
Outdoor
Amenity Area
1.8 m
Balcony
12.09
Roof of Mechanical
Level 5
41.5
Condominium Entrance
Penthouse
Height: + 92.55 m (190.02 m ASL)
CATHARINE STREET
4.58 11.57
6.47
2.56
Roof Of
Level 27
12.5
0.49
8
0.49 m
0.
6.03
Balcony
0.16
3.49
1.06
0.96 m
5.02
4.55
1.99
2.48
Daylight 0.96
3.05
Triangle
R5
4.47 m x 4.09 m 4.64 7.5
R5
1.07
0.55
4.29
Road Widening
Daylight Triangle 0.16 m 0.7 m
1.07 m
41.56
Parking Garage Entrance
24.54
HUNTER STREET EAST
Residential Entrance Hunter Street East Building Façade
Commercial/Retail Entrance Alley-Facing Facade
Legend Property Boundary
Survey
Building Entrance/Exit Vehicle Entrance
Proposed Building 4-Storey Building Base
Retail Entrance Landscape Open Area
Building Exit Only Catharine Street
Public Landscaped Open Area South
Building
Sidewalk
Façade
Source: Coletara Development
Site Plan Scale 1:300
01 101 Hunter Street East,
Hamilton, Ontario
Date March 04, 2021
Urban Design Brief | 101 Hunter Street East 22
GSP Group Inc. | March 2021Building Tower Design
Policy / Guideline Design Response and Contribution
Reference
TBG: 3.6.a-g, Tower Placement: One tower is proposed on the Site with the bulk of massing situated along the western portion
4.3.1.a-c, 4.3.2.a-g, of the Site. Floors 12-26 of the tower are located 12.5 m from the eastern property line, meeting the recommended
4.3.3.a-b,f-h separation distance of 12.5 m in the TBG. The TBG recommend 12.5 m setbacks from all side and rear property
UHOP (Vol. 1): lines while Zoning By-law 05-200 requires a reduced setback of 9.5 m for the portion of the building above 44
B.3.3.3.5.e), m/~12storeys when abutting a laneway. 1.56 m is proposed for a small portion of the northern facade with the
UHOP (Vol. 2): majority of the building set back 3.09 m from the laneway (laneway is 3.77 m in width) (see image on the following
B.6.1.4.23.c) and page). The building to the north has no openings or windows on the south facade and the portion located closest
d), B.6.2.4.25.b), to the proposed building is a stairwell thereby minimizing overlook and privacy concerns associated with a reduced
B.6.1.4.32 setback. The design intent behind the separation distance is to ensure privacy between towers, to minimize
overlook, and to protect the development potential of other abutting sites. There are no openings/windows on the
south facade of the abutting property to the north (55 Catharine Street South) thereby minimizing privacy and
overlook concerns between buildings. Also, given the large lot area of the abutting property to the north there
is sufficient space to meet the recommended 25 m separation distance with the proposed setbacks while still
having enough space left for several possible tower configurations in excess of 800 sq m thereby maintaining the
development potential of the property to the north.
Tower Stepbacks: Above the building base, the tower portion is stepped back between 1.56 m and 3.09 m along
the north side, between 2.56 m and 4.58 m along the western lot line, and between 2.0 and 3.5 m along the
southern lot line (see image on the following page). Although the full 3.0 recommended stepback is not achieved
for the full length of the building, the stepbacks smaller than 3.0 m are limited in extent and the design intent of this
guideline is still achieved through differentiation of the tower and building base through the proposed stepbacks and
changes in building materiality. Along the eastern portion of the Site, a stepback of 5.06 m is proposed between
the building base and levels 5-11 with an additional stepback of 6.57 m atop level 11 to levels 12-27. The proposed
stepbacks along the eastern portion allow for a gradual transition in height towards the existing buildings to the east.
23 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Tower Stepbacks and Setbacks
8-STOREY
Fire Hydrant
6.86 m
Proposed transformer location
6.4
To be confirmed by HYDRO
3.09 m
0.34
12.5 m
0.14
1.56 m
3.77
9.4Alleyway
m
1.71
1.56
0.91
Transformer
3.19
3.09
2.93
5.96
4.91
Balcony Balcony
4.1 12.5
Siamese Connection
6.57 m
Roof Of 5.06 m STEPBACK ATOP
Level 27
5.06 THE 11TH STOREY
Level 27
4.58 m Level 27
Level 5
Level 2
Height: + 88 m
(Top of Livable Space) 5.99
Level 12
0.66
5 Short Term 11.55 STEPBACK ATOP
Bike Parking on Lvl 0
Balcony
Outdoor
4TH STOREY 8-STOREY
Amenity Area
Balcony
12.09
Roof of Mechanical
Level 5
41.5
Condominium Entrance
Penthouse
Height: + 92.55 m (190.02 m ASL)
CATHARINE STREET
4.58
3.8 m 11.57
6.47 E
2.56 ST 2-STOREY
ER
2.56 m Roof Of NT
Level 27 2-STOREY HU
12.5
0.49
8
Source: Coletara Development
0.
6.03
Balcony
0.16
3.49
1.06
4.55 m
5.02
0.7 m
4.55
1.99
2.48
Daylight 0.96
3.05
Triangle
R5
4.64 3.5 m 7.5
1.07
5
2.0 mRoad Widening R
0.55
4.29
41.56
Parking Garage Entrance
24.54
HUNTER STREET EAST MECHANICAL
LEVELS 1-4 LEVELS 12- 25
PENTHOUSE
Legend Property Boundary LEVEL 2 LEVEL 5-11 LEVELS 26-27
Survey
Building Entrance/Exit Proposed Building
Retail Entrance Landscape Open Area
Building Exit Only
Urban Design Brief | 101 Hunter Street East
Public Landscaped Open Area
Sidewalk
24
GSP Group Inc. | March 2021
Site Plan Scale 1:300
01 101 Hunter Street East,
Hamilton, Ontario
Date March 04, 2021Escarpment Height 190.2 Escarpment Height 190.2
Mechanical Mechanical
Smooth Precast Dark Penthouse Smooth Precast White Tempered Glass Smooth Precast Dark Penthouse
4.55
4.55
Smooth Precast White
185.65 185.65
Roof Roof
Tempered Glass Balcony
4.65
4.65
(Typ. all balconies)
181.00 181.00
Level 27 Level 27
4
4
177.00 177.00
Level 26 Level 26
3
3
174.00 174.00
Clear Glass Tempered Glass Balcony Level 25 Level 25
(Typ. all balconies)
3
3
171.00 171.00
Level 24 Level 24
3
3
168.00 168.00
Level 23 Tempered Glass Level 23
Tempered Glass
3
3
165.00 165.00
Level 22 Level 22
3
3
162.00 162.00
Smooth Precast White Level 21 Level 21
3
3
159.00 159.00
Level 20 Level 20
3
3
Smooth Precast White
156.00 156.00
Level 19 Level 19
Smooth Precast White
3
3
153.00 153.00
Level 18 Level 18
3
3
150.00 150.00
Level 17 Level 17
3
3
147.00 147.00
Level 16 Level 16
92.55
3
92.55
3
144.00 Tempered Glass Balcony 144.00
Level 15 (Typ. all balconies) Level 15
3
3
88
88
141.00 141.00
Level 14 Level 14
Smooth Precast White
3
3
138.00 138.00
Level 13 Level 13
3
3
135.00 135.00
Level 12 Level 12
3
3
132.00 132.00
Level 11 Level 11
3
3
129.00 129.00
Level 10 Adjacent Level 10
Building
3
3
126.00 126.00
Level 9 Level 9
3
3
123.00 123.00
Level 8 Level 8
Smooth Precast Dark
3
3
120.00 120.00
Level 7 Level 7
Smooth Precast White 3
3
117.00 117.00
Level 6 Level 6
Black Metal Louvers
3
3
114.00 114.00
Level 5 Level 5
Shadow Box Spandrel Glass Smooth Precast White Smooth Precast White
5.65
5.65
Brick or Precast Brick
Panels
108.35 108.35
Adjacent Level 4 Level 4
Building Spandrel Glass
3
3
105.35 105.35
Level 3 Level 3
3
3
102.35 102.35
Level 2 Level 2
Clear Glass
4.7
4.7
97.65 97.65
Level 1 Approx. Average Level 1 Approx. Average
Grade Grade
4
4
Hunter Street East
93.65 93.65
Basement Basement
South Elevation
South Elevation
East Elevation
East Elevation
Source: Coletara Development
Legend Source: Coletara Development
Building Entrance/Exit *Conceptual elevations only. All materials and colors are subject to change.
Conceptual Elevations Scale 1:300
01 101 Hunter Street East,
Hamilton, Ontario
Date March 04, 2021
25 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Escarpment Height 190.2 Escarpment Height 190.2
Mechanical Mechanical
Smooth Precast Dark Penthouse Smooth Precast White Smooth Precast Dark Penthouse
4.55
4.55
Smooth Precast White
185.65 185.65
Roof Roof
Tempered Glass Balcony
4.65
4.65
(Typ. all balconies)
181.00 181.00
Level 27 Level 27
4
4
177.00 177.00
Tempered Glass Balcony Level 26 Level 26
(Typ. all balconies)
3
3
174.00 174.00
Level 25 Level 25
Tempered Glass
3
3
171.00 171.00
Level 24 Level 24
3
3
168.00 168.00
Level 23 Tempered Glass Level 23
Tempered Glass
3
3
165.00 165.00
Level 22 Level 22
3
3
162.00 162.00
Level 21 Level 21
3
3
159.00 159.00
Level 20 Level 20
3
3
Smooth Precast White
156.00 156.00
Level 19 Level 19
Smooth Precast White
3
3
153.00 153.00
Level 18 Level 18
3
3
150.00 150.00
Level 17 Level 17
3
3
147.00 147.00
Level 16 Level 16
92.55
3
92.55
3
144.00 Tempered Glass Balcony 144.00
Level 15 (Typ. all balconies) Level 15
3
3
88
88
141.00 141.00
Level 14 Level 14
Smooth Precast White
3
3
138.00 138.00
Level 13 Level 13
3
3
135.00 135.00
Level 12 Level 12
3
3
132.00 132.00
Level 11 Level 11
3
3
129.00 129.00
Level 10 Adjacent Level 10
Building
3
3
126.00 126.00
Level 9 Level 9
3
3
123.00 123.00
Level 8 Level 8
3
3
120.00 120.00
Level 7 Level 7
Smooth Precast Dark
Spandrel Glass
3
3
117.00 117.00
Level 6 Level 6
3
3
114.00 114.00
Level 5 Smooth Precast White Shadow Box Spandrel Glass Level 5
Smooth Precast White
5.65
5.65
108.35 108.35
Level 4 Level 4
Brick or Precast Brick
3
3
105.35 Panels 105.35
Level 3 Level 3
3
3
102.35 102.35
Level 2 Level 2
Clear Glass Clear Glass
4.7
4.7
97.65 97.65
Level 1 Approx. Average Level 1 Approx. Average
Grade Grade
Alleyway
4
4
93.65 Catharine Street South 93.65
Basement Basement
North Elevation
North Elevation
West Elevation
West Elevation
Source: Coletara Development
Legend Source: Coletara Development
Building Entrance/Exit
*Conceptual elevations only. All materials and colors are subject to change.
Conceptual Elevations Scale 1:300
02 101 Hunter Street East,
Hamilton, Ontario
Date March 04, 2021
Urban Design Brief | 101 Hunter Street East 26
GSP Group Inc. | March 2021Building Tower Design
Policy / Guideline Design Response and Contribution
Reference
Tower Floorplate Size: The tower floorplate sizes are shown in the figure below (1,037 sq m for floors 5-11, 866
sq m for floors12-25 and 762 sq m for floors 26-27. The intent behind limiting the floorplate size to 750 sq m is to
limit shadows and facilitate views. A number of floor configurations were modelled by the owner and architect before
deciding upon the proposed design, including models with varying tower floorplate sizes of around 750 m for floors
5-25 plus the full tower setbacks from the northern property line. Based on the preliminary models, the reduced
floorplates did not meaningfully impact shadows or views as protruding balconies would be included instead of the
recessed balconies proposed in the current design. Balconies are excluded from the floorplate calculation but a 750
sq m floorplate plus wrap-around balconies would result in similar shadow and view impacts than the proposed 866
sq m floorplate with recessed balconies for floors 12-25.
1,037 sq m 866 sq m 762 sq m
Chute Chute
4.9 m² 4.9 m²
52.3 SF 52.3 SF
Chute
4.9 m² Mech. Mech.
52.3 SF 4 m² 4 m²
43.1 SF 43.1 SF
Mech.
4 m²
43.1 SF Stair Stair
19.7 m² 19.7 m²
211.9 SF 211.9 SF
Stair
19.7 m²
211.9 SF
Elev. Elev.
24.8 m² 24.8 m²
267.0 SF 267.0 SF
Elev.
24.8 m²
267.0 SF Stair Stair
16.6 m² 16.6 m²
179.1 SF 179.1 SF
Stair
16.6 m²
179.1 SF
LEVELS 5-11 LEVELS 12-25
Level 12 to 25 LEVELS 26-27
Level 26 to 27
Level 7 to 11
GFA: 9,320 sqft GFA: 8,141 sqft
GFA: 11,157 sqft
27 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Building Tower Design
Policy / Guideline Design Response and Contribution
Reference
Balconies: Recessed balconies are proposed on all sides of the building. The balcony railings are proposed to be
clad with glass or other transparent material and will tie in visually through the use of similar railing accents (i.e. solid
black hardware).
Views: As detailed in the Visual Impact Assessment prepared by GSP Group Inc. (prepared under separate cover),
the proposed tower location will not obstruct public to views to the Niagara Escarpment and the proposed building
will be viewed together with nearby tall buildings and within the existing and planned context of the immediate area
and surrounding area.
RECESSED RECESSED
BALCONIES ON BALCONIES ON
EASTERN FACADE NORTHERN FACADE
(FLOORS 12-25) (FLOORS 5-25)
RECESSED
BALCONIES ON RECESSED
WESTERN FACADE BALCONIES ON
(FLOORS 5-25) SOUTHERN FACADE
(FLOORS 5-25)
BALCONIES ON
EASTERN FACADE
(FLOORS 6-11)
Source: Coletara Development
Source: Coletara Development
Urban Design Brief | 101 Hunter Street East 28
GSP Group Inc. | March 2021Tower Top Design
Policy / Guideline Design Response and Contribution
Reference
TBG: 4.2.6.f, 4.4.a- The proposed mechanical tower top is designed to integrate with the building architecture through cladding that is
d, 4.4.g-i consistent with the quality of the entire building. All mechanical equipment and stair/elevator towers will be screened
UHOP (Vol.2): from view by its location behind the building facade atop the 27th storey. Through these design decisions, the
B.6.1.4.25.b), rooftop mechanical equipment will be screened from view from all neighbouring streets.
SPG: 4.5
As discussed, stepbacks are employed atop the 25th storey and wrap-around balconies are proposed with
transparent railings which will lighten the tower top volume and provide a termination to the continuous mid-volume
of the tower. The tower top provides visual differentiation through increased glass on the top floor to create visual
interest when viewed at from a distance. There are also white accent bands at the corners of the building that
extend the entire length of the tower, stopping at the top of level 25. Above these accent bands, transparent balcony
railings are used to lighten the appearance of the tower top. The top of the tower facing west is emphasized using
continuous white accents that extend from the building base to the mechanical penthouse. This colouration and
architectural accenting differentiates the top of the building from the tower and establishes interesting architectural
features and roof treatment to add to Downtown Hamilton’s growing skyline.
Source: Coletara Development
29 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Streetscape and Public Realm Policy / Guideline Design Response and Contribution Reference TBG: 2.5.a-b, 3.4.e The proposed continuous streetwall created by the 4-storey podium along Hunter Street East and Catharine and g, 4.2.7.a-i, Street introduces a pedestrian-scale along these frontages with pedestrian amenities such as recessed entrances 4.3.3.e, 5.1.a, 5.1.c- and entrance canopies that offer weather protection and at-grade retail/commercial uses which will animate the j, 5.2.a-f, 5.3.b-e streetscape through increased pedestrian activity. Transparent glazing/glass is proposed along the majority of UHOP (Vol. Catharine Street South and the western portion of the Hunter Street East facade with most of the glass focused at 1): B.2.3.1.13, the corner in order to further animate the street corner. The proposed shadow box windows along Hunter Street East B.3.3.1.3-4, also help to reinforce the pedestrian scale of the street. B.3.3.2.3.g), B.3.3.2.4.d)-g), Also, as shown in the images on the following page, there are existing 1.5 m-wide concrete sidewalks along both B.3.3.2.5.a), b), Hunter Street East and Catharine Street South. The existing sidewalk combined with the proposed distances B.3.3.2.6.a), B.4.1.3, between the building face and the edge of the sidewalk allow for generous space (around 4.0 m) to facilitate B.4.4.2, B.4.4.10-13 increased pedestrian activity, planting beds/planters, street trees, street furniture (i.e. bike parking). These details UHOP (Vol. 2): will be provided at the Site Plan Approval stage of development. Any proposed landscaping within the public right-of- B.6.1.4.34-35 and way will be subject to encroachment agreements between the owner and the City. 38 TOD: 2.1.2, 2.1.4, 2.4.1, 2.4.3, 2.5.2, SPG: 4.3 Urban Design Brief | 101 Hunter Street East 30 GSP Group Inc. | March 2021
Level 9
3
Fire Hydrant
123.00
Level 8
3
Proposed transformer location
6.4
120.00
To be confirmed by HYDRO
0.34
0.14
3.77
Alleyway
1.71
1.56
Level 7
Smooth Precast Dark
pandrel Glass 0.91
3
117.00
Transformer
3.19
3.09
2.93
Level 6 5.96
4.91
Balcony Balcony
3
4.1
114.00 12.5
Shadow Box4.5 m Glass Level 5
Siamese Connection
te Spandrel
5.65
Roof Of
Level 27
A 5.06
Level 27
Level 27
Level 5
Level 2
108.35 Height: + 88 m
Level 4 (Top of Livable Space) 5.99
Level 12
Brick or Precast Brick
3
Panels 0.66 105.35
5 Short Term 11.55
Bike Parking on Lvl 0 Level 3 Smooth Precast Whit
Balcony
1.5 m Residential Entrance
3
Outdoor
102.35 Amenity Area
Balcony
12.09
ar Glass Level 2 Roof of Mechanical
Clear Glass
Level 5
41.5
Penthouse
4.7
Condominium Entrance
Commercial/Retail Entrance
B Height: + 92.55 m (190.02 m ASL)
CATHARINE STREET
97.65
4.58
Level 1 Approx. AverageCanopy/Overhang 11.57
A B C Grade
Existing Concrete Sidewalk 6.47
4
Catharine Street South 93.65
2.56
Basement Combined
Roof Of Private + Public Space
Source: Coletara Development Level 27
Transparent Cladding (at-grade) Between Building Edge and Sidewalk
C 12.5
1.8 m 0.49
8
0.
6.03
Balcony Smooth Pre
0.16
3.49
1.06
5.02
4.55
1.99
2.48
Daylight 0.96
3.05
*Conceptual elevations only. All
Smooth materials
Precast White and colors are subject to change.
Triangle
R5
4.64
D 7.5
1.07
5
R
0.55
4.29
Road Widening
Scale 1:300
Black Meta
41.56
Parking Garage Entrance
4.1 m
24.54
Date March 04, 2021 4.4 m 4.7 m
Shadow Box Spandrel Glass Smooth Pre
HUNTER STREET EAST Bric
Pan
Legend Property Boundary
Survey
Building Entrance/Exit Proposed Building
Retail Entrance Landscape Open Area
Building Exit Only Public Landscaped Open Area
Clear Glass Sidewalk
Site Plan Scale 1:300
01 101 Hunter Street East,
Date March 04, 2021
Hamilton, Ontario
D
Hunter Street East
Source: Coletara Development
Transparent Cladding (at-grade)
South Elevation
31 Urban Design Brief | 101 Hunter Street East
Legend GSP Group Inc. | March 2021
Building Entrance/ExitStreetscape and Public Realm
Policy / Guideline Design Response and Contribution
Reference
Shadows: The UHOP requires that public sidewalks, and public and private outdoor amenity areas such as patios,
sitting areas, and other similar areas receive a minimum of 3 hours of sun coverage between 10am and 4pm as
measured on March 21st to September 21st. With the proposed stepbacks along with the tower’s geographic
location at the southwest corner of a City block, the proposed development successfully satisfies the City’s criteria
by allowing for a minimum of 3 hours of sun coverage between 10am to 4pm. The shadow impact study prepared
by Kozlowsky Architect (dated January 1, 2021) states that all public sidewalks surrounding the Site will have a
minimum of 3 hours of sun coverage and that private outdoor amenity spaces will have no more than 1.5 hours of
shade during the day. Outdoor amenity areas are highlighted in the shadow diagrams of the study. There are also no
public plazas, park, open spaces, school yards, or playgrounds affected by the shadows of the proposed building.
Wind: The pedestrian wind conditions predicted for the proposed development were been assessed through
computational fluid dynamics modeling techniques by SLR Consulting. Their study found that the wind safety
criterion is expected to be at all areas at-grade on- and off-site and that wind conditions at the numerous building
entrances and outdoor rooftop amenity spaces are predicted to be suitable for the intended usage year-round (either
sitting or standing comfort levels). Pedestrian wind levels were also tested for the elevated GO train platform. Wind
will be maintained at a sitting or standing comfort levels. Based on these findings, the proposed building will result in
a comfortable pedestrian experience and adverse wind impacts are not anticipated.
Urban Design Brief | 101 Hunter Street East 32
GSP Group Inc. | March 2021Compatibility with Existing and Planned Community
Policy / Guideline Design Response and Contribution
Reference
TBG: 3.2 The proposed building is located and organized to fit within the planned context of the area which is planned to
UHOP (Vol. accommodate a range of mid- and high-rise transit-orientated development and proposes to intensify the Site given
1): B.3.3.1.5 the proximity to the Hamilton GO Centre and distance away from the low-rise residential neighbourhood to the
and B.3.3.1.8, south. The proposed development will complement and animate the surroundings through the proposed streetwall
B.3.3.2.3.a)-b), and at-grade retail/commercial uses and will minimize the impacts of shadowing and maximizing light to adjacent
B.3.3.2.6.c)-d), properties and the public realm through the proposed building location, orientation and massing.
B.3.3.3.2, B.3.3.3.3,
UHOP (Vol. The proposed building design introduces a modern and clean aesthetic on the Site but complements the
2): B.6.1.4.6, surrounding area through the proposed use of smooth concrete, glass, and a contrasting colour pallette.
B.6.1.4.21,
B.6.1.4.28, Transitions in building height are proposed with stepbacks on the building’s 5th and 12th storeys with the majority of
B.6.1.4.31 the tower located away from the abutting low-rise residential which facilitate an appropriate transition, recognizing
the as-of-right zoning permissions on the site allow a building up to 44.0 m (approximately 12 storeys)
The tower height of 27 storeys is compatible with the existing and planned context of the area surrounding the Site,
which features a range of mid- and high-rise buildings.
Source: Visual Impact Assessment, GSP Group Inc. Source: Visual Impact Assessment, GSP Group Inc.
33 Urban Design Brief | 101 Hunter Street East
GSP Group Inc. | March 2021Building Materials, Articulation, and Detailing
Policy / Guideline Design Response and Contribution
Reference
TBG: 4.2.9.a-i, Although building materials and detailed building design will be determined through the Site Plan Approval stage,
4.3.3.j the TBG, UHOP, and DHSP speak to these matters and are therefore discussed at a high-level in this report. The
UHOP (Vol 1.): podium is proposed be clad with a combination of brick, concrete, and metal (see sample images/colours below).
B.3.3.2.4.c) The ground floor is emphasized for retail/commercial use through the additional floor-to-floor height to accommodate
UHOP (Vol. 2): a range of uses. More than 25% of the second and third storeys along both street frontages are comprised of
B.6.2.4.30 shadow box windows and no building face is longer than 70 m, as per the recommended guidance of the TBG.
There are no blank walls along the street frontages and the alleyway facade is articulated through the proposed
shadow box windows.
The tower portion of the building is envisioned to be clad with contemporary materials such as transparent glass
and smooth white pre-cast concrete with black and grey contrasting accents (see sample images/colours below).
The contemporary architecture detailing, scale, and materiality of the tower is consistent with other buildings built
within the last 5 years in the greater surrounding area (i.e. 154 Main Street East/49 Walnut Street South). Quoting
from the CHIA, “new buildings should be of their own time and place” and re-using existing brick masonry is not
recommended. However, the proposed use of a neutral-coloured masonry references the historic solid masonry
used in earlier buildings found in the Corktown area.
In terms of articulation and fenestration, the proposed building takes cues from the massing and rhythm of buildings
in the area, as shown in the images on the following page.
Proposed Building Materials
Urban Design Brief | 101 Hunter Street East 34
GSP Group Inc. | March 2021You can also read
