16 Cannon Street E | 50 m | 16 fl | Proposed

[TheHonestMaple]

I noticed this full res image hadn't been posted here before.

I'm frustrated we haven't seen any movement on this one. It's a great looking project in a spot that needs more people

[ScreamingViking]

I really wish this trend of blending different architectural styles would come to an end (and in this case they do nothing to complement the original brick low-rise that is being kept). It just looks so disjointed to me.

[TheRitsman]

I'm similarly disappointed. I get the feeling this is an upzoning, but I really like the scale of this development, what it would do to James Street's regular customer base and I actually don't hate the design or the heritage aspect, for whatever reason it doesn't feel like it's being crushed the same way other heritage structures do when this is done.

[TheHonestMaple]

Love or hate the design, it will add a couple hundred extra high earning (condo owners) residents to the area that will add a significant boost to the restaurants and other businesses on James. I was surprised by how poorly the DRP treated this one, and i'm equally surprised by how slow it has moved since. Sometimes i'm shocked by how difficult the city makes it for developers....

[TheRitsman]

Originally Posted by TheHonestMaple

Love or hate the design, it will add a couple hundred extra high earning (condo owners) residents to the area that will add a significant boost to the restaurants and other businesses on James. I was surprised by how poorly the DRP treated this one, and i'm equally surprised by how slow it has moved since. Sometimes i'm shocked by how difficult the city makes it for developers....

I really wish Hamilton had a development application page for all developments like Burlington or Toronto. Hamilton is a mess with documenting this kind of stuff. It seems like this development is now under Atria Development. "Birchtree Developments" doesn't seem to lead anywhere, and the only other development by them is on the UrbanToronto forum and is an upzone and sell, so it's likely this was the plan here.

Looking at the older renders I really like the design of this, and hope it's built in its current form.

[TheHonestMaple]

I agree, I think it's just an overall great development for the area.

Sometimes I wonder if the city understands that their tax revenue will increase when they approve developments. Seems like most of the time they get caught up in NIMBYism, while at the same time constantly complaining the Hamilton isn't 'progressing'. Let the developers build!!

[ScreamingViking]

The city needs buildings of this scale on many corners! I think there's a lot of opportunity for them without terrifying the existing residents (especially if they're 6 to 12 floor structures) and they'll definitely drive up demand for retail, food, commercial services... and bring in more property tax revenue.

My hope is that Hamilton gets to a point where growth becomes more self-sustaining. People wanting to live in an area because it has amenities, and the presence of the amenities making it more attractive to develop a property and sell or rent units, which begets more amenities because the demand grows...

[TheRitsman]

Originally Posted by ScreamingViking

The city needs buildings of this scale on many corners! I think there's a lot of opportunity for them without terrifying the existing residents (especially if they're 6 to 12 floor structures) and they'll definitely drive up demand for retail, food, commercial services... and bring in more property tax revenue.

My hope is that Hamilton gets to a point where growth becomes more self-sustaining. People wanting to live in an area because it has amenities, and the presence of the amenities making it more attractive to develop a property and sell or rent units, which begets more amenities because the demand grows...

Id argue we're already there in certain spots. It's just a slow self-sustaining growth. You also have to keep in mind that other than Marquee and the Royal Connaught there haven't been any new residential builds in the core other than William Thomas which is mostly students, and I'd argue Marquee is also likely majority students. Once Platinum, KiWi, Cobalt, 1 Jarvis all get to occupancy I suspect we will see a significant speed up of this growth, especially with LRT construction on the horizon. I feel like Hamilton is at the top of a big hill, a mountain one could say, and now once two - four buildings fill occupancy, and next summer rolls around with more businesses opening, we'll start to see a lot of movement, especially if we see early LRT works start next spring. I'm betting the flood gates will open next spring on proposals (we may even get another one out east after Steel City Video redevelopment finishes (speaking of, has anyone been out there to take a photo of that development).

[ScreamingViking]

Originally Posted by TheRitsman

Id argue we're already there in certain spots. It's just a slow self-sustaining growth. You also have to keep in mind that other than Marquee and the Royal Connaught there haven't been any new residential builds in the core other than William Thomas which is mostly students, and I'd argue Marquee is also likely majority students. Once Platinum, KiWi, Cobalt, 1 Jarvis all get to occupancy I suspect we will see a significant speed up of this growth, especially with LRT construction on the horizon. I feel like Hamilton is at the top of a big hill, a mountain one could say, and now once two - four buildings fill occupancy, and next summer rolls around with more businesses opening, we'll start to see a lot of movement, especially if we see early LRT works start next spring. I'm betting the flood gates will open next spring on proposals (we may even get another one out east after Steel City Video redevelopment finishes (speaking of, has anyone been out there to take a photo of that development).

There have been a few more (The Regency & 150 Main W, Chateau Royale conversion; also City Square a bit farther out from the core). But you're right -- the pipeline is filling up and a flood is likely on the way.

[TheHonestMaple]

I agree with all of the above. Hamilton will eventually gain it's own momentum, likely within the next few years. I just wish the city was willing to work with developers more, rather than constantly criticize and hinder progress. I think there needs to be some balance, but it seems to me that the city rejects applications far more than approves them. It's strange. Most cities would welcome development, residents and money. But Hamilton seems to be dead set on stifling them.

And i've said it many times before, but there is no reason why these downtown parking lots should remain as parking lots. The city should expropriate where possible, and set up a process to sell of the land to developers with a stipulation in place that the land is developed into high density residential within so many years. It frustrates me so much that Impark is selfishly sitting on these excellent pieces of real estate, only waiting for the value to rise to a level that suits them.

[Innsertnamehere]

Steel City is above ground, but still working on the first floor. No photos.

The downtown should be a lot busier next summer. By my count there are 962 units downtown due to finish up in the next 12 months or so, which should add about 1,600 residents to the core, or an increase of about 15% over today.

On top of that, there are now over 3,300 units under construction downtown including the ones due to complete in the next year, for a total population increase of about 5,000 people or about 50% over today.

And most notably in terms of supporting businesses, these are all mostly market rate, new construction units which will largely house middle income and above residents, the type of people who have the money to spend at restaurants, shops, events, etc. A good portion of the downtown's existing population is lower income in subsidized or low-cost housing, which while there is absolutely nothing wrong with that, doesn't result in good support of those types of businesses.

[TheHonestMaple]

That's what i'm always trying to say. We need to see more owner occupied condo builds, not affordable rental buildings. Nothing wrong with affordable housing, people need help, I get it. But it's the owner occupied units that bring in the real money that supports the stores and restaurants. Need disposable income to be able to support these places.

[Innsertnamehere]

Yup. The reality is that the downtown's collective disposable income is actually about to skyrocket. The international village should get a good boost of foot traffic next year, as about 630 units will be finishing up within a block or two of it in the next 12 months.

Comparatively, 150 main, Regency, Royal Connought, and Marquee added a total of 824 units to downtown, plus a couple more units added through other conversions (Treble Hall, etc.), and you are probably getting the result of Hamilton adding as many units in the next 12 months to downtown that have been added in the last decade. With that number delivered again, twice over, in the next 2-3 years, if not more. Cobalt alone is going to deliver 700 units.

Once you add the pipeline of other active proposals, like Emblem's next 900+ unit project, City Centre redevelopment, Kaneff's new rental towers, Rosehaven's next project, etc., you are probably looking at a pipeline of about 10,000 units over the next 10 years or so, which would roughly double downtown and Corktown's population from about 20,000 people today to probably closer to 40,000.

[TheHonestMaple]

Thanks Innsertnamehere ! These are the stats that I find interesting. Definitely an exciting time to be living in Hamilton!

[TheRitsman]

There seems to have been no movement on this one, does anyone know what's going on? Is the property for sale or are they sitting on it?

[Innsertnamehere]

Atria has a fairly large project pipeline across the GTA - I imagine they are simply focusing on other projects right now. I know they have a few buildings under construction in Downtown Oshawa right now and appear to be getting ready to get moving on a massive project in Scarborough.

[Innsertnamehere]

https://pub-hamilton.escribemeetings...umentId=344836

In front of the CoA. We now have a height for this one - 50m.

new rendering:

[Hawrylyshyn]

Some info from the shared link^:

- Named "Monterey Residences"
- 15 floors, 44m "to the top of residential roof from grade" - 50m including mech penthouse
- 130 units
- Two underground floors -- looks like it will utilize a car stacker

[TheHonestMaple]

I feel like this project could be one of the most transformative for the area, I just wish it would get started sooner. Any guesses on when this one could break ground? How soon after projects go to the COA do they typically start construction?

[Innsertnamehere]

CoA secures their zoning.

The critical path for these types of projects is clearing Site Plan Approval.

Hamilton typically issues conditional Site Plan Approval quite quickly but places a very large number of conditions which have to be cleared prior to certian stages of the project (i.e. before excavation permit, before above grade permit, before occupancy, etc.).

The fact that they are at the Minor Variance stage likely means they are approaching initial Conditional Site Plan Approval. After that, they would have to clear the first round of site plan conditions. These could include things like finalizing the shoring design, securing any right-of-way encroachment agreements, getting a construction management plan approved, giving the city the landscape letter of credit (a refundable fee given to the city to cover landscaping costs if the developer fails to complete landscaping afterwards which allows the city to complete it for them), etc.

Generally, this will probably take another 6 months at minimum.. but that depends how fast the developer moves and if they want to pull permits right away as well.