This particular initial application appears to be the developer creating the stage for a "compromise" which will give them what they actually seek to develop.
The escarpment height in this location is uniquely more sensitive than elsewhere because of the sightlines from Sam Lawrence Park to the harbour. One of the goals of increasing allowed heights in the Downtown to the level of the escarpment is to protect views of the harbour from the escarpment, and to maintain the integrity of the escarpments edge as viewed from a distance. One can debate the merits of the escarpment limit; nonetheless, this in the tall building guidelines. LiUNA accepted them, and with the Kresge site approval, the escarpment height is now a precedent.
In terms of the concentration of development, focused along John Street South, the location is good for development provided Council takes the advice of the Design Review Panel on creating a walkable street that connects to the GO, and to the LRT.
The owners of the Corktown Plaza are already thinking about great urban design, the interface with the street, and provided the other developments move forward, it will create the necessary demands for a great mixed-use redevelopment of that site that will enable people to take care of all their shopping and service needs in the neighbourhood.
In terms of density, I encourage watching the recent talk given by Ken Greenberg and Steve Robichaud on how to manage grow. This talk changed my view from one of let's just build to the sky, there is no such thing as too tall, into a more nuanced view of height and density that better reflects the collected knowledge of and examples from other cities like Hamilton.
https://www.thepublicrecord.ca/2017/...eve-robichaud/
Regarding the application on this specific project, I need to review it in much more detail, and will likely await the comments of the many professional staff at the City of Hamilton who have more expertise than I do.
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