Design Review Panel advises changes to Vrancor proposals pdf
The City of Hamilton’s Design Review Panel is a voluntary technical panel that provides expert and impartial design advice and guidance to Planning and Economic Development staff on urban design matters of development within Design Priority Areas. Vrancor ignored advice that would have made the project compatible with the surrounding neighbourhood:
• “A standalone ‘mega development’ unrelated to its surroundings in terms of its form and aesthetics.”
• “The shadows in June have significant negative impacts on the existing neighbourhood to the west, the adjacent sidewalks (Napier, Market and Queen) and the proposed open spaces. The shadows in spring and fall, not included in (Vrancor’s) shadow study, will be worse.”
•”Heights should transition down to mid-rise (6-7 storeys) on King Street and to low-rise on Napier and Market, and along the west edge (behind backyards on Ray Street North) of the two sites.”
•”The lack of public realm amenities and inviting, usable open space is a critical issue.”
• “The proposal needs more porosity and a better built form relationship to King Street and the greater neighbourhood; currently it is monolithic and fortress- like.”
• “Most of the panel members feel that the site is being overdeveloped and that there are fundamental policies in the Official Plan and Secondary Plan regarding built form, density, transition, compatibility and the pedestrian experience that need to be respected.”
•”The panel recommends revising the building massing and built form to ensure that the development responds to the surrounding neighbourhood with appropriate transitions. Future proposals should be tested against the emerging draft Tall Building Guidelines to ensure that there are adequate setbacks and step-backs.”
Angus Reid Poll
Shadow Dweller Fact Sheets
What’s Going On At King and Queen?
What’s the Big Deal About Parking?
Two Corners, Two Towers, Two Zones
Who’s Who and Where?
What Does Our Secondary Plan Say About Development in Strathcona?
Other projects across the city
Vrancor Commissioned Studies
125 Napier/200 Market Street Here is all of the information that Vrancor has provided on the development on Queen Street North, between Napier and Market Streets in Hamilton. This project includes four towers, a seniors residence, townhouses, parking and commercial space. Here
You can find all the the studies Vrancor commissioned in order to apply for the zoning and planning changes needed for 354 King W here.
City zoning and by-laws
Transit Oriented Corridor Plan
Strathcona Secondary Plan – key document as it trumps other plans
Strathcona Design Guidelines – The Strathcona Urban Design Guidelines are meant to be read in conjunction with the policies of the Secondary Plan, the Urban Hamilton Official Plan, the Site Plan Guidelines, and the Transit Oriented Development Guidelines.
Tall Building Guidelines – not applicable to Vrancor site, but Vrancor argues it is. See also our argument here, where we demonstrate the guidelines do not apply
GSP Group webinar about the proposed Vrancor development at 354 King West.
Our response to the GSP Group webinar about the proposed Vrancor development at King and Queen.
The MTE Silt and Sediment Study.
Our questions about the MTE Silt and Sediment Study.
Strathcona Shadow Dwellers 