282 MacNab North | ? m | 21 fl | Proposed
 

https://external-yyz1-1.xx.fbcdn.net...DyQ2vHiEvU6IaU


13 floors, 110 units.


http://www.gspgroup.ca/active-projec...-street-north/

wonderful....great architect too.
Build it

There are a lot of design motifs happening there... I'd like to see it simplified. The brick base is nice, and I enjoy the idea of the three ascending volumes to break the building up, but they don't feel coherent to me, especially the upper level. I think they'd be better off sticking to one kind of cladding for the entire building rather than having three distinct shifts in material (brick/metal/glass)

I like the difference personally - it helps break up a looming feel and makes it almost appear like a cluster of buildings.

From the link above:

As a neighbour I'm happy to see this former derelict property developed and plan to attend the public meeting. It looks like the kind of housing we want in the downtown and around the GO station. My concern is affordability - is this covered by the new inclusionary zoning and will it have a certain percentage of units priced for affordability?

Recommended for DENIAL at next Tuesday's planning meeting.

why? too dense near a go station. ridiculous. im telling my kids to leave hamilton for a future.

Yeah, it's ridiculous. I skimmed through the report to the planning committee which mentions targets for density and efficient land use in Places to Grow etc., but notes opposition based on things like traffic and parking concerns. Where are the numbers for this? Are 300 new units actually going to cause a traffic jam on MacNab Street? I doubt it. It also gives a lot of credence to the existing built form of 2 storey houses in the area, but doesn't mention the adjacent James Street corridor which has been specifically designated for higher building heights. I know most people if offered the choice would rather not have an apartment building across the street from their house, but if we can't build something like this a stones throw from James St and next to the GO station, where will we actually allow it? We're in a housing crisis and people need places to live, and in light of that I think it's pretty selfish for people to oppose things like this.

First: this city is insane. The city says "We want Go service and we want it now! But we don't want to build any housing walking distance to a Go Station..."

Second: why wouldn't you want a medium density condo near you? I wouldn't mind it personally. If I bought downtown, which I plan to, I don't mind medium and even high density buildings near me, it's expected and it means more people keeping stores I love open.

This is actually the most insane thing I've ever heard !!! Not only should there be density in this particular spot but it should also be a high-rise and maybe even a few .... Why does Burlington get everything right and here in Hamilton we have a few loud residents controlling the city ?!?!?

Can someone share contact information for the councilor or whoever would be best to contact to comment on the denial?

It’s in Jason Farr’s ward, so you could send him an email at [email protected].

My recommendation, though, would be to write an email to all members of the plannng committee (members found here), CC the clerk ([email protected]) and include a note that you want your comments to be included on the public record.

You can find all city councillor emails here.

thanks for that. also interesting you can have your comments on record. sounds like an an old tradition in democracy.

I will be submitting comments to this. This is getting ridiculous.

Also to note, the 'Setting Sail' secondary plan, which has been used to stop so many north end applications, was created in part by one of the City's 'expert witnesses' against Television City (at this week's OMB hearing), Tim Smith of Urban Strategies Inc. Who also sits on Hamilton's Design Review Panel.

It runs deep.

Let’s not kid ourselves here. The parking to units ratio is horrible with less than 0.5 spots per unit and no visitor parking.

The problem here is the city of Hamilton is incredibly inconsistent with it's approvals. The Connelly Project just got approved for a parking ratio of 0.36 and there are a dozen towers >13 floors within a 1.5k of this location.

I agree with you but in fairness the GO Centre is much more useful, with many bus routes all day long.

Besides, my hunch is that the City is more caught up on the height and density than they are with the parking ratio. Alas. I might carve time out on Tuesday to speak in favour but it’s demoralizing to put in this amount of time advocating only for the City’s policies to continue to get worse.

Would it be better to send my comment in, or give it to you?

It's better to send it in to the city, but I'd love to take a look because then I can work to reinforce your points in my delegation.

That's a great idea about contacting the planning committee. I already made a similar comment on the reddit thread, but what I find hilarious is that the city council just made a big show of declaring a climate emergency. Obviously density, density near a GO station and density via infill is great for lower carbon emissions rather than greenfield sprawl. So if there really is an emergency than isn't this a no-brainer to be approved?

Deferred for 30 days (on applicant request) so they can present a new proposal that responds to community and planning concerns.

I can't imagine the new proposal will be much better recieves unless they hit that 8 storey mark which seems to be the max the city is willing to allow.

Hamilton and Simcoe...#unstoppable

Did we ever hear what happened to this after this was deferred?

I haven't heard anything. GSP Group still has the project listed as active on their site though, so I assume this is still being worked on behind the scenes.

This is going in front of Planning committee for a recommended approval, following revisions to the proposal that reduced it to 10 storeys and 89 units.

https://pub-hamilton.escribemeetings...umentId=238428

Approved at Planning Committee, heading to council.

Ten-storey condo near West Harbour GO station gets city nod

https://www.thespec.com/news/hamilto...mended_for_you

A 10-storey condo building near the west harbour rail line on MacNab Street North has the approval of the city’s planning committee.

The developers shaved three storeys from the original plan and reduced the unit count to 89 from 100 after city officials asked for changes last year.

The owners of 282 MacNab St. N., St. Jean Properties Inc. and Durand Development Corporation, also increased setbacks and parking to 66 spots from 51.

“We’re happy to see this, particularly at this time,” Coun. Jason Farr said Tuesday.

The development near the West Harbour GO station and CN Rail line will bring jobs and residents to the downtown during the economic slowdown caused by the COVID-19 pandemic, he said.

But a neighbouring church congregation that dates to 1916 hasn’t offered its blessing.

“People are ready for a public protest, taking into consideration that they are not being listened to,” Rev. Lucian Puscariu of the Holy Resurrection Romanian Orthodox Church wrote in a letter to city officials.

In separate letters, Puscariu and Nick Bunu, president of the parish council, say they’re concerned excavation will damage the old church.

They also predict scarce parking during religious functions and worry the church bells will bother future residents.

“I think they would have preferred townhouses, to which I said there’s no way we can do that,” Farr said.

Architect Drew Hauser of McCallumSather told the committee the parking ratio was “dramatically improved” through the revised plan.

He questioned bells being a problem for 282 MacNab residents, noting people already live within earshot of other churches and other noises downtown. “So people that are living in this type of density and urban environment, I think they’re very well aware of where they’re moving to.”

Fellow architect William Neal said the effect of noise and vibrations on the church is a “huge consideration” that will be addressed in the process ahead. “The city has standards for all of that.”

Tuesday’s approval of land-use changes to allow the mid-rise comes with conditions, including consultation with CN and Metrolinx on noise levels.

Hauser said those studies were submitted. The hope is start construction in spring.

The committee’s decision still needs a final nod from council.

That church is really grasping at straws for their concerns, eh?

Spec article has been updated with a current render:

https://images.thestar.com/2GqIrBTCt...t_20200923.jpg

It's like cobblestone but a building

Such a lazy render.

This building site has been a litmus test for me - if midrise transit oriented development can't be developed in this city then really there's no point in not pissing of NIMBYs everywhere.

This is the type of housing that there is near universal agreement we need more of to develop into a modern urban centre. If the city, city council and neighbourhoods can't get behind it we've truly entered into a no-progress zone.

There's probably something to be said here about the collective mentality of a city which hasn't progressed much in 40 years. Industry collapse'll do that to ya.

Yes, but it's been approved.
One person is still voicing a concern, Rev. Lucian Puscariu.
There's never 100% consensus.

Pardon my French, but the entire complaint about structural issues is such BS. This is why we have civil engineering.

People around the corner trying to get the head start on this project; outta there.

https://www.realtor.ca/real-estate/2...eet-w-hamilton

Those houses on Murray are interesting. With those two front entrances, I'm guessing they were duplexes originally. The one for sale is preserved in all its 1970s glory. Beautiful. ;)

I seem to have misunderstood the location of this project. So we've now got developments on this property and the one across the street facing Stuart? Nice one. :tup:

Not sure if anyone here knows about this but,

https://www.mccallumsather.com/proje...h-condominium/

Oh jeez... I dread to see what this looks like now.

Site plan filed:

DA-22-077: Residential development consisting of 10-storeys, 2.5 levels below grade parking and 91 units.

Should have been three years ago. Still can't believe this was once recommended for denial.

This seems to have stalled out completely.

why do you say that? They filed their Site Plan last year, they could still be working through that. Did you hear something?

Just been no movement. No advertisements, no permits. We walk by regularly and there's been zero movement whatsoever. Seems they're sitting and waiting on this one. I didn't hear anything in particular. Site plan for across the street was applied a little before but there have been ads and a permit for at least a sign, but that also seems to be very patient in it's movement.

https://urbantoronto.ca/forum/attach...30-jpg.553014/
https://urbantoronto.ca/forum/attach...29-jpg.553015/
https://urbantoronto.ca/forum/attach...28-jpg.553016/
https://urbantoronto.ca/forum/attach...27-jpg.553017/

This is now proposed for 21 floors - 224 residential units and 105 parking spaces.

https://urbantoronto.ca/forum/attach...17-jpg.624660/
https://urbantoronto.ca/forum/attach...18-jpg.624661/
https://urbantoronto.ca/forum/attach...19-jpg.624662/

I wonder if the timing of the proposal of this height increase is related to the recent obliteration of the height limit by the province. This never would have been approved previously, but now?.. it's inevitable that it will be.