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these small underground garages here and at the McMaster residence are making for some excellently quick projects!
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Columns for the first floor have started to be poured and rebar in place for continued pouring:
Apologies for the bad night photo: https://i.imgur.com/41UeJcZh.jpeg |
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Coming right along. I'd expect it to top out sometime in the summer at this rate.
I'm really excited to see 41 Wilson get started. Should be really soon. Same developer, so I'm expecting a similar pace. |
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Haven't been many updates on this one..but it looks like they are getting to the fourth floor now
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They were working on this today, Saturday
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What allowed this project to go through so quickly in comparison to some other condo starts in Hamilton? Was it that Kiwi beside sort of paved the way to make this similar in size proposal go through without a hiccup?
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There's a bunch of reasons, but it seems like Emblem has a big bank account to push things forward, and this is in an area with very little residential that could justifiably push back. The same reason we see industrial lands getting dense development so quickly too.
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Very little or no NIMBYism in the area!
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It's a combination of as-of-right zoning which all of Downtown Hamilton has, which limits the approvals process to a technical details site plan approval process only, a well financed project from a developer with deep pockets, and a project which sold out basically overnight meaning it could start very quickly.
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The Eastgate Mall redevelopment has several 20-storey buildings proposed as that is the as-of-right density they already have that they can move on while their zoning amendment is processed for the taller buildings. Generally Hamilton is very unusual in Ontario by having a significant amount of as of right density, most municipalities have existing zoning being very restrictive. |
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What I’m curious about now is why we have a plethora of as-of-right zoning. I suspect it lies in either a) planning have enough time on their hands to create secondary plans and the various zoning designations, or b) legacy zoning that allowed/allows for ample development which didn’t come in the past as a result of our economic slump. Option c) is that Hamilton is actually just really on the ball planning-wise now ;) |
I'd suggest that despite the hate on Thorne here, Thorne is a very progressive and thoughtful urban planner. His staff have crafted great policy that encourages development throughout the city. I understand the hate for the height restrictions, but speaking to him about it, it makes sense. With LRT, demand will be stretched throughout the city, and at the same time the city wants redevelopment of the downtown, and without a height limit, the density demand would be met by fewer buildings, and speculation of the downtown would increase. It's actually sound policy, though it has its flaws.
The current zoning policy of Hamilton isn't perfect, but it's pretty decent. The most recent changes really improved the environment, but I'd like to see further changes to reduce restrictions. Toronto is a great place to take some ideas from like the removal of parking minimums, and the allowance of certain types of commercial in residentially zoned neighbourhoods. Hamilton recently allowed up to 4-plexes as well in many parts of the city, however it's only if the building looks like a single family house, which is a not great policy. Im a big fan of many of the zoning policies in Hamilton. I'd like to see the TOC be expanded a bit both adding it to future transit lines, like the A-line, but also increasing the distance from stations. TOC zoning should expand at least 750m from any LRT station. Some places it is like 20m then back to detached housing zoning which is obviously nuts. |
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