325 James St N | ? m | 12 fl | Under Construction

[HamiltonBoyInToronto]

The podium has a Westinghouse vibe to it
I like it

[Chronamut]

Originally Posted by ScreamingViking

Leaning? Do you mean the overhang on the James side?

I don't mind when that's done for a small-medium sized building like this, and especially if at the back (for very tall ones it looks so awkward to me). In this case they could probably do what you suggest, but add a floor to compensate for the lost space, depending on the financials of the build.

I like that they're planning to incorporate the original building that is 325 James N. even if it's mostly just the façade.

I expect this will get refined a lot.

I hope so, and yes that's what I meant - I mean I am not a HUGE fan of the tower part because I feel it's extremely lazy design and very beneath core urban, but at least make it symmetrical..

and yeah, the podium does have a westinghouse or an old "school" vibe to it - I sense they took inspiration from the redevelopment on main for this since the top is similar that they wanted to plop on top of the school.. I woulda have liked to see a bit fancier embellishments on the podium top though, that's my only beef with the podium, otherwise yeah acceptable.

[TheHonestMaple]

Originally Posted by Chronamut

I hope so, and yes that's what I meant - I mean I am not a HUGE fan of the tower part because I feel it's extremely lazy design and very beneath core urban, but at least make it symmetrical..

and yeah, the podium does have a westinghouse or an old "school" vibe to it - I sense they took inspiration from the redevelopment on main for this since the top is similar that they wanted to plop on top of the school.. I woulda have liked to see a bit fancier embellishments on the podium top though, that's my only beef with the podium, otherwise yeah acceptable.

How is this beneath Core Urban though? It looks extremely similar to what they have done on Augusta, with a more modern tower.

I for one am super happy with this. And if there other projects are any indication, I wouldn't be surprised if construction starts this summer.

[Chronamut]

Originally Posted by TheHonestMaple

How is this beneath Core Urban though? It looks extremely similar to what they have done on Augusta, with a more modern tower.

I for one am super happy with this. And if there other projects are any indication, I wouldn't be surprised if construction starts this summer.

Yes well if you recall I thought the last one they built on augusta was less worthy of them too. I say this because they have become the only new standard (liuna aside) for traditional looking new build buildings, and so to add a vranich looking modern topper or to veer into the less detailed department, it feels like a big let down from what we know they are capable of.

For us traditionalists we want to see more craftsmanship. No reason they couldn't have added some more elements like that to the tower part. But I mean I could accept that - I grumble like a bit of a disappointed parent but I can accept it - not everything is gonna be like the james st one or even the other augusta or olympia club one - it's really the lack of symmetry of the tower that's REALLY bugging me - esp since the podium on james under it is PERFECTLY symmetrical. The artist in me keeps visually trying to push the tower to the left in my head to "fix" it lol..

..like a bad game of jenga..



there

I fixed it

all is well lol



or



You have to admit my edit looks a lot more harmonious.

[TheHonestMaple]

Yeah, yours definitely looks better. I'm also not a big fan of that centelever. But, it's not my money being invested, it's Core Urban's, so they'll do what they want.

It is possible that the DRP recommends some changes, but it seems to me like the city gives Core Urban special treatment. Their projects seem to get approved much faster than other firms. So we'll see.

[Chronamut]

Originally Posted by TheHonestMaple

Yeah, yours definitely looks better. I'm also not a big fan of that centelever. But, it's not my money being invested, it's Core Urban's, so they'll do what they want.

It is possible that the DRP recommends some changes, but it seems to me like the city gives Core Urban special treatment. Their projects seem to get approved much faster than other firms. So we'll see.

Yeah I mean, it's an odd feeling, everyone loves core urban, so we'll accept whatever happens, but it's like being a parent and your straight a student gets an A- lol.. you'll accept it.. but you're marge "hrmmming" in the bg haha..

Also doesn't help that I am a libra, so I am super sensitive to things NOT being symmetrical hahaha.. haven't felt this symmetrically triggered since "acclamation" lol..

[lachlanholmes]

A proposal I find excellent, for the first time in a while. There's a lot to like about this one:

- Transit-Oriented Density (150 metres from a station that very much needs it!)
- Represents a great first development for this area and will set a positive precedent
- Significant commercial/retail component
- Extremely competent proponent who will execute this design very well
- Well thought-out design (builds right up to lot line, doesn't include an angular plane)

With regard to the cantilevered portion, if it were eliminated, you'd probably be losing 1,000 to 2,000 square feet on each floor if the cantilever were eliminated, which multiplied over the seven floors of the tower portion would likely impact the feasibility of the project. I don't think a lack of symmetry which will not be noticeable from 95% of the angles you can see this building, is a good enough justification to significantly alter the proposal. Further, the new build podium levels (which will be much more visually prominent than the tower above given they're much closer to eye-level) are properly symmetrical.

I also think it's fair to say that the tower portion, although a modern design, will not look much like anything built by Vranich. Core Urban have consistently shown that they place a value on design and use appropriate, quality materials - not the cheapest, bottom-of-the-barrel structural precast garbage being used by Vranich and Coletara etc.

P.S. for me, the podium seemed very much reminiscent of the Loblaws building at Bathurst and Lake Shore in Toronto...

[TheRitsman]

Originally Posted by TheHonestMaple

Yeah, yours definitely looks better. I'm also not a big fan of that centelever. But, it's not my money being invested, it's Core Urban's, so they'll do what they want.

It is possible that the DRP recommends some changes, but it seems to me like the city gives Core Urban special treatment. Their projects seem to get approved much faster than other firms. So we'll see.

That is largely because their developments almost always fall within the allowed zoning. That was the goal of the upzoning and why I push for broad upzoning of the entire city because it reduces the hoops to build more housing of middling density throughout the entire city. When the propose something that doesn't require a rezone it speeds the process up immensely, especially because there are less opportunities for NIMBYs to become involved in slowing the process.

[SFUVancouver]

Great project. I hope it encounters smooth sailing and gets built ASAP.

Chronamut, agreed on your edit looking better. I'm happy to accept it as-proposed, and that GFA will help make the project pencil, but yours does look better.

[TheRitsman]

So I reached out to Steve Kulakowsky of Core Urban regarding this project as I live in the neighbourhood and had some questions about the development and I wanted to be able to support it in any way. I heard a lot of good things, and really appreciated Steve giving me some of his time to discuss the project. I'll share a few pieces of information that I think he would be okay with me sharing and that I think are interesting and such.

1) Steve indicated that he wants to build projects that he would want to live beside, and so this is a project he thinks will fit well for a few reasons. He also indicated that this will be the next project following the completion of the buildings on Augusta and James St. They will try to move as quickly as they are able to transition to this project afterward. He doesn't expect too much difficulty since the property is zoned for up to 12 floors if there is community benefits.

2) He indicated that there is more parking proposed here than might even be necessary because he doesn't want neighbours to feel the encroachment of those with cars on neighbourhood streets, and overall he doesn't want to commercial units on James St be too large as he wants to maintain the fine-grained commercial units familiar on James St.

3) He indicated that the renders are perhaps a bit more boring than the final design, as some elements were simplified for the renders that haven't fully been decided, but essentially he wants more articulation in the brick word and precast materials. He expects the above section to be a similar or same material as the lower lintels and such.

Overall I'm really happy with the design, and how he's explained the reasoning for everything. He really wants to try to animate James St N at this corner, and was really excited by the opportunity to help Mission services expand into a bigger and more well outfitted building.

[TheHonestMaple]

I feel like they would be a great employer too.

[Innsertnamehere]

Core Urban is going great things in this city, and it's exciting to see them moving on to progressively larger and larger projects. They also usually move quite quickly on their builds, so I look forward to this one happening in relatively short order.

[eatboots]

Would be nice if Core Urban got a hold of Chris Chef Supply and the lot beside it. Even when nothing was happening in Hamilton that store was in a weird spot. I'm sure somebody has their eye on it(or has already bought it and is waiting) Primo location with a business that could be anywhere.

[TheRitsman]

Whoever is sitting on that Chef's supply is sitting on a gold mine.

[onetimetoomany]

I’m not entirely on the Core Urban love train. If they didn’t want to do this type of project at the site where they lured the mission services to (400 King E) what does that say about prospective development around that future LRT stop? It seems shitty that this local developer wouldn’t build this in a part of town that could’ve really used it and instead is adding to the challenges of seeing that area (Landsdale) transition out of only low income housing. Despite there being a future LRT stop at Wellington… it (LRT) wasn’t enough to attract development. It’s great for one part of town not so great for another. The stretch on king from Wellington to Wentworth could use projects like this.

[HamiltonBoyInToronto]

Originally Posted by onetimetoomany

I’m not entirely on the Core Urban love train. If they didn’t want to do this type of project at the site where they lured the mission services to (400 King E) what does that say about prospective development around that future LRT stop? It seems shitty that this local developer wouldn’t build this in a part of town that could’ve really used it and instead is adding to the challenges of seeing that area (Landsdale) transition out of only low income housing. Despite there being a future LRT stop at Wellington… it (LRT) wasn’t enough to attract development. It’s great for one part of town not so great for another. The stretch on king from Wellington to Wentworth could use projects like this.

I 100% agree that the area you are referring to needs these types of developments but saying that in some way its Core Urban's responsibility is a stretch- Core Urban needs to do what will make them a profit so that they can continue to do the amazing work that they have already been doing for years now - much more than many other developers have been doing in Hamilton by the way

But yes- the area between Wentworth and Wellington on king is in desperate need of development and investment!

[TheRitsman]

I was going to say, my glowing review of Core Urban and their owner does not in any way suggest they are a non-profit. They exist to make money. The goal for Core Urban is to build developments that make money while respecting the needs and wants of the community around them, not to do solely charity work and take on incredibly risky projects.

There are other projects out that way that have been proposed but not started. I'd suggest our displeasure at the lack of redevelopment around that area would be better suited toward the developers that have proposed something out there but are sitting on vacant land doing nothing.

[onetimetoomany]

Originally Posted by HamiltonBoyInToronto

I 100% agree that the area you are referring to needs these types of developments but saying that in some way its Core Urban's responsibility is a stretch- Core Urban needs to do what will make them a profit so that they can continue to do the amazing work that they have already been doing for years now - much more than many other developers have been doing in Hamilton by the way

But yes- the area between Wentworth and Wellington on king is in desperate need of development and investment!

To be clear I never stated it was a responsibility of Core Urban. Their decision here is rather telling – opting out of developing this project at the King St site despite the 'benefit of LRT'. Instead they've now facilitated furthering this part of town into a hole imo as far as development is concerned. If it wasn't viable before will it be anymore feasible once the Mission Services opens? You're right they need to do what will make them a profit so if this site wasn't viable as is how likely is it to be viable with the addition of Mission Services which is the result of Core Urbans actions. Thanks for reading.

[onetimetoomany]

Originally Posted by TheRitsman

I was going to say, my glowing review of Core Urban and their owner does not in any way suggest they are a non-profit. They exist to make money. The goal for Core Urban is to build developments that make money while respecting the needs and wants of the community around them, not to do solely charity work and take on incredibly risky projects.

There are other projects out that way that have been proposed but not started. I'd suggest our displeasure at the lack of redevelopment around that area would be better suited toward the developers that have proposed something out there but are sitting on vacant land doing nothing.

I never took any of the glowing reviews of Core Urban to suggest they are a non-profit. Housing doesn't get built without profits or subsidizes. I am more so surprised by no one calling out how the actions here impact future development. If this site was incredibly risky before well we now have First Place, A soup kitchen and now Missions - it's going to be one helluva tough sell to see these blocks redeveloped.

[Chronamut]

Originally Posted by TheRitsman

So I reached out to Steve Kulakowsky of Core Urban regarding this project as I live in the neighbourhood and had some questions about the development and I wanted to be able to support it in any way. I heard a lot of good things, and really appreciated Steve giving me some of his time to discuss the project. I'll share a few pieces of information that I think he would be okay with me sharing and that I think are interesting and such.

1) Steve indicated that he wants to build projects that he would want to live beside, and so this is a project he thinks will fit well for a few reasons. He also indicated that this will be the next project following the completion of the buildings on Augusta and James St. They will try to move as quickly as they are able to transition to this project afterward. He doesn't expect too much difficulty since the property is zoned for up to 12 floors if there is community benefits.

2) He indicated that there is more parking proposed here than might even be necessary because he doesn't want neighbours to feel the encroachment of those with cars on neighbourhood streets, and overall he doesn't want to commercial units on James St be too large as he wants to maintain the fine-grained commercial units familiar on James St.

3) He indicated that the renders are perhaps a bit more boring than the final design, as some elements were simplified for the renders that haven't fully been decided, but essentially he wants more articulation in the brick work and precast materials. He expects the above section to be a similar or same material as the lower lintels and such.

Overall I'm really happy with the design, and how he's explained the reasoning for everything. He really wants to try to animate James St N at this corner, and was really excited by the opportunity to help Mission services expand into a bigger and more well outfitted building.

We shall see..