HomeDiagramsDatabaseMapsForum About
     

Go Back   SkyscraperPage Forum > Regional Sections > Canada > Ontario > Hamilton > Downtown & City of Hamilton


Reply

 
Thread Tools Display Modes
     
     
  #1  
Old Posted Jul 10, 2009, 11:17 AM
SteelTown's Avatar
SteelTown SteelTown is offline
It's Hammer Time
 
Join Date: Mar 2004
Location: Hamilton
Posts: 19,157
Urban West Condos - 427 Aberdeen Avenue | 25m | 7 fl | U/C

Housing planned for Hortons lot

July 10, 2009
The Hamilton Spectator
http://www.thespec.com/News/Business/article/597575

A developer wants to build a seven-storey, 42-unit apartment building where Tim Hortons once stood on Aberdeen Avenue at Dundurn Street South.

Urbancorp Developments Inc. has applied to the city to change the existing commercial district zoning to residential to accommodate 42 units in a building on the southwest corner of the intersection.

It would include at-grade ground floor parking, five residential storeys and a one-storey penthouse, a mechanical area and a rooftop garden.

The developer has also asked for a reduction in the parking requirement.

The Aberdeen Avenue Tim Hortons outlet closed on March 1, 2008, after serving coffee and doughnuts since 1979.

A Tim Hortons spokesperson said at the time that the store closed because it was old.

It was not relocated, but patrons were told they could get their coffee fix from three other nearby locations north of the store.

The developer is planning a community information meeting after Labour Day to explain the project plans and address area residents' concerns.

Before a staff report is prepared for city council, residents have the opportunity to provide comments prior to July 28.

These will be published as part of the report.
Reply With Quote
     
     
  #2  
Old Posted Jul 10, 2009, 1:43 PM
astroblaster's Avatar
astroblaster astroblaster is offline
Registered User
 
Join Date: Jun 2008
Location: Hamilton
Posts: 404
seems like a tight squeeze on that lot

nice density though.
Reply With Quote
     
     
  #3  
Old Posted Jul 10, 2009, 1:53 PM
SteelTown's Avatar
SteelTown SteelTown is offline
It's Hammer Time
 
Join Date: Mar 2004
Location: Hamilton
Posts: 19,157
I would love to live in this neighbourhood. If the suites are good I would seriously look into this building.
Reply With Quote
     
     
  #4  
Old Posted Jul 10, 2009, 2:12 PM
FairHamilton FairHamilton is offline
Registered User
 
Join Date: Feb 2008
Posts: 1,768
I'm going to guess the neighbours won't like this proposal.
__________________
The jobs, stupid!
Reply With Quote
     
     
  #5  
Old Posted Jul 10, 2009, 2:38 PM
highwater highwater is offline
Closed account
 
Join Date: Dec 2006
Location: Hamilton
Posts: 1,555
Quote:
Originally Posted by FairHamilton View Post
I'm going to guess the neighbours won't like this proposal.
It's Kirkendall so hopefully the neighbours are a little more progressive. Also, I'm pretty sure there's an apartment building just in behind, so there's precedent.

It's too bad they're not doing street level retail This is a prominent intersection in that neighbourhood. It's a shame to lose one of the corners to parking.
Reply With Quote
     
     
  #6  
Old Posted Jul 10, 2009, 2:55 PM
Atticus Atticus is offline
urbanist
 
Join Date: May 2008
Location: Hamilton
Posts: 29
I am a neighbour and I am in favour. Street level commercial would be nice, but it would make it more difficult to sell the reduction in required parking. This is appropriate intensification and the concept design looks attractive. The apartment directly south of the proposed development is already 5 floors at a higher elevation so the height and scale seem compatible.
Reply With Quote
     
     
  #7  
Old Posted Jul 10, 2009, 3:08 PM
astroblaster's Avatar
astroblaster astroblaster is offline
Registered User
 
Join Date: Jun 2008
Location: Hamilton
Posts: 404
hopefully they adopt a SIGIMBYIIHTB (Sure, I guess in my backyard, if it has to be) attitude
Reply With Quote
     
     
  #8  
Old Posted Jul 13, 2009, 6:03 PM
realcity's Avatar
realcity realcity is offline
Bruatalism gets no respec
 
Join Date: Jun 2003
Location: Williamsville NY
Posts: 4,059
This would be exactly what Places To Grow Act outlines what to do. Problem is the city will force it to downsize the density. They'll make the density too low so that the builder won't get the economy of scale and will likely abandon the project. Remember this City is only aiming for the bare minimum requirement in the PTG density.

I predict the City will only allow 20 units on 3 floors to meet parking requirements and 'air rights' for the building behind it.
__________________
Height restrictions and Set-backs are for Nimbys and the suburbs.
Reply With Quote
     
     
  #9  
Old Posted Jul 13, 2009, 7:19 PM
adam adam is offline
Registered User
 
Join Date: Jun 2008
Location: Downtown Hamilton
Posts: 1,231
Hopefully the city will consider the new Innovation centre and realize this kind of density is appropriate.
Reply With Quote
     
     
  #10  
Old Posted Jul 13, 2009, 7:41 PM
jgrwatson jgrwatson is offline
Registered User
 
Join Date: Mar 2009
Location: Hamilton
Posts: 66
I believe the city already meets Places to Grow targets re: density. I think Hamilton is 200 ppl/ha or something. So in theory, yeah, I guess the city would downscale it. But more units = increased taxes no? So I don't really get why it would be in the city's best interest to decrease density...
Reply With Quote
     
     
  #11  
Old Posted Jul 25, 2009, 8:06 PM
SteelTown's Avatar
SteelTown SteelTown is offline
It's Hammer Time
 
Join Date: Mar 2004
Location: Hamilton
Posts: 19,157
You can see some of Urbancorp's previous work at their website.....

http://www.urbancorp.com/
Reply With Quote
     
     
  #12  
Old Posted Jul 26, 2009, 11:28 AM
thistleclub thistleclub is offline
Registered User
 
Join Date: Mar 2008
Posts: 3,659
The project's Planning Justification report (including a sun shadow study), Parking Study, and Traffic Analysis Study are all available for viewing at the Locke Street Library.
__________________
"Where architectural imagination is absent, the case is hopeless." - Louis Sullivan
Reply With Quote
     
     
  #13  
Old Posted Jul 26, 2009, 3:26 PM
realcity's Avatar
realcity realcity is offline
Bruatalism gets no respec
 
Join Date: Jun 2003
Location: Williamsville NY
Posts: 4,059
Watson do a search on raisethehammer.org and you'll be able to read a lot more about the Places to Grow Act. Hamilton is only aiming for the minimum requirement. Yes 200 people/jobs per ha was set out by the Province as a minimum. Urban areas to benefit from economies of scale should be much higher in the 400-500 range. The only way to get there is to be creative with housing. A variety of types. Up is the obvious answer, and not allowing anything one-floor to be built. Street retail with upstairs housing used to be the 'affordable housing'. Instead of the current affordable townhouse projects (single use) that only create problems and stigma.
__________________
Height restrictions and Set-backs are for Nimbys and the suburbs.
Reply With Quote
     
     
  #14  
Old Posted Jul 27, 2009, 2:20 AM
bigguy1231 bigguy1231 is offline
Concerned Citizen
 
Join Date: Mar 2009
Location: Hamilton
Posts: 1,206
I'm still trying to figure out how they are going to fit 42 units into 7 floors on a site that small. Then add parking to it. The planned units couldn't be more than 500sq ft. If they can fit it in I say go for it. The neighbors might not like the idea though.
Reply With Quote
     
     
  #15  
Old Posted Jul 27, 2009, 6:35 PM
jgrwatson jgrwatson is offline
Registered User
 
Join Date: Mar 2009
Location: Hamilton
Posts: 66
Realcity,

I doubt that the city is intentionally forcing developers to downsize proposals to only meet the minimum requirements of the PGA. Hamilton IS currently meeting the Places to Grow - at least in the downtown. In the building I reside in, it was developed with the recommendation of the city to maximize units - and it was followed through.

Perhaps in the Aberdeen area the neighbourhood does not want density?

But yeah, creativity is required!
Reply With Quote
     
     
  #16  
Old Posted Jul 27, 2009, 7:50 PM
realcity's Avatar
realcity realcity is offline
Bruatalism gets no respec
 
Join Date: Jun 2003
Location: Williamsville NY
Posts: 4,059
No they're not forcing developers? What happens when NIMBYs scream too much density. The city does force the development to downsize then.

The City is also not doing much to encourage density. They aren't educating residents that it can be a good thing. Why do people on here think density is good but NIMBYs don't?
__________________
Height restrictions and Set-backs are for Nimbys and the suburbs.
Reply With Quote
     
     
  #17  
Old Posted Sep 18, 2009, 1:34 PM
SteelTown's Avatar
SteelTown SteelTown is offline
It's Hammer Time
 
Join Date: Mar 2004
Location: Hamilton
Posts: 19,157
Hmm never knew you could get a grant for brownfield cleanup for coffee spill haha. No apparently the land used to be a gas station from the 60s and 70s. Tim Hortons took over in the 80s.

Environmental Remediation and Site Enhancement (ERASE) Redevelopment Grant Application (ERG-09-02) – Urban Core Developments Inc., 427 Aberdeen Avenue, Hamilton (PED09257) (Ward 1)
http://www.myhamilton.ca/NR/rdonlyre...257REVISED.pdf

The application qualifies for an ERASE Redevelopment Grant as a result of required environmental site remediation in order to permit construction of a 6.5 storey residential building encompassing 42 condo units and a roof top garden.

The Grant application is for $157,300 in eligible environmental site remediation costs. Estimated project construction costs are $7,000,000. It is estimated that the proposed development will increase the market value assessment (MVA) on the site from its current $341,500 to approximately $4,200,000. This will increase total annual property taxes generated by this property. The municipal share of this property tax increase (municipal tax increment) will be approximately $46,996 of which 80% or approximately $37,597 would be paid to the owner in the form of an annual grant for approximately five (5) years up to an amount not to exceed total estimated clean up costs eligible for ERASE of $157,300.
Reply With Quote
     
     
  #18  
Old Posted Oct 17, 2009, 1:19 AM
SteelTown's Avatar
SteelTown SteelTown is offline
It's Hammer Time
 
Join Date: Mar 2004
Location: Hamilton
Posts: 19,157


Reply With Quote
     
     
  #19  
Old Posted Oct 17, 2009, 1:52 AM
LikeHamilton's Avatar
LikeHamilton LikeHamilton is online now
Registered User
 
Join Date: Apr 2006
Location: Hamilton, Ontario
Posts: 2,319
Nice building!
Reply With Quote
     
     
  #20  
Old Posted Oct 17, 2009, 2:35 AM
FRM FRM is offline
Registered User
 
Join Date: Nov 2007
Location: Hamilton
Posts: 129
it looks great for a Black and white picture. Where did you get these from STeelTown?
Reply With Quote
     
     
This discussion thread continues

Use the page links to the lower-right to go to the next page for additional posts
 
 
Reply

Go Back   SkyscraperPage Forum > Regional Sections > Canada > Ontario > Hamilton > Downtown & City of Hamilton
Forum Jump


Thread Tools
Display Modes

Forum Jump


All times are GMT. The time now is 5:15 PM.

     

Powered by vBulletin® Version 3.8.7
Copyright ©2000 - 2021, vBulletin Solutions, Inc.