Hamilton draft downtown secondary plan - adding certainty

NRU
March 21, 2018
By Ana Bassios

With a nod to its cultural roots and dramatic physical location, the City of Hamilton has introduced planning proposals to make its downtown core as "development ready" as possible.

On Monday March 19, Hamilton released a downtown secondary plan, as well as an implementing by-law for public review. The documents were released in tandem to show how the city plans to address redevelopment issues as a complete package, Hamilton planning and economic development general manager Jason Thorne told NRU. The dovetailing of the secondary plan and zoning by-law would reduce the need for rezoning applications, he said.

"Our goal is for our downtown to be development ready, pre-zoned, and with clear expectations in place with respect to design, protection of existing built heritage, and so on," he stressed.

He says the proposed secondary plan provides more clarity and certainty for development by identifying specific heights and densities, building on the directions of the 2001 secondary plan.

Under the province's Growth Plan, downtown Hamilton is identified as an Urban Growth Centre and Mobility Hub and thus a primary node for more intense urban development and construction of tall buildings.

Since the Niagara Escarpment plays a defining role in Hamilton's landscape, the secondary plan identifies five possible maximum building height categories (the tallest at 30 storeys), none of which are to exceed the height of the escarpment. The plan contains policies to protect viewing locations and view corridors to this important visual feature that cuts the city into upper and lower neighbourhoods.

He described the Niagara Escarpment as "the defining landscape feature of our city." With no new buildings permitted to rise above the escarpment, he said "key Escarpment view corridors will be protected."

Significantly, the proposed plan stakes out ambitious goals, such as measures to encourage construction of family-friendly housing downtown, safeguard heritage buildings and protect existing music venues that contribute to the city's rising reputation as a cultural destination.

"We've charted a lot of new territory in this plan," Thorne told NRU. For example, the city aims to support construction of family-sized apartment units in the downtown area by reducing parking requirements.

The secondary plan also seeks to promote downtown living and strengthen connections to surrounding features and attractions, by developing vacant land and parking lots and by "rebalancing" downtown streets as attractive pedestrian places.

As music is a strong part of Hamilton's identity, the plan requires that any proposed downtown residential development close to an existing live music venue must be constructed with noise attenuation measures.

Among the proposed new rules, Thorne also noted: "we've used holding provisions to help protect heritage buildings."

For example, in addition to the conventional protections of the Ontario Heritage Act, Hamilton intends to further protect cultural heritage landscapes and structures by using holding provisions in the new zoning By-law. Cultural heritage impact assessments are to be submitted for three downtown zones prior to consideration of development. Applicants must demonstrate how cultural heritage value has been addressed before the holding provision can be lifted.

For the first time, Hamilton plans to use section 37 of the Planning Act to achieve some significant housing-related goals. Buildings with proposed heights that exceed the maximums identified in the zoning by-law will be subject to section 37 benefits, with the provision of new rental and affordable housing as a primary purpose. Moreover, demolition of rental housing units in the secondary plan area will require measures by the developer to replace rental units on site or work out an acceptable plan for tenant relocation and assistance or commit to other measures to offset threatened demolition of rental stock.

Like the secondary plan, the implementing by-law pays special attention to affordable and appropriate-sized housing. For example, the by-law offers incentives for construction of family-sized, three-bedroom apartments and condominium units by reducing parking requirements below those required for mid-sized units in larger buildings.

"With this secondary plan in place, and the implementing zoning being brought in at the same time, we expect most development in the downtown to proceed by way of site plan applications," Thorne said. "Developers and residents alike will now have some certainty in terms of the form of future development."

Ward 2 councillor Jason Farr, who represents downtown neighbourhoods, described the secondary plan as "unprecedented" for Hamilton as a provincially-identified growth centre and as a city.

In an email to NRU, he stated: "Both progressive and inclusive, the downtown secondary plan responds to [the] issue of maintaining affordability in housing. We are doubling down on heritage preservation and enhancing our commitment to culture and arts."

He also praised the plan for recognizing "the importance of public spaces and ensures top-quality design that focuses even more on the creation of vibrant neighbourhoods, the environment, multi-model transportation and connectivity from the water to the brow [of the Escarpment]."

Even before the release this week of the secondary plan and implementing zoning by-law, downtown Hamilton has been drawing strong interest from the development industry. Among current applications in process for tall buildings downtown is a significant proposal at 163 Jackson Street West for two towers, at 40 storeys and 30 storeys, pending a planning committee decision expected this week.

Thorne described the secondary plan as "the culmination of several years of work, including nearly 30 public consultation events." He added that it is "a pretty remarkable accomplishment by a very talented group of city planning staff, working with a supportive council and a very dedicated and passionate community.

"And it sets the stage very well for the future growth of downtown Hamilton."

The secondary plan and the zoning by-law will be presented to the planning committee on April 17, following a public open house in early April.