Hamilton's Design Review Panel Reviews 575-Unit Mixed-Use Development at 416 Mohawk Road East

Hamilton's Design Review Panel reviewed updated plans for a 575-unit mixed-use development at 416 Mohawk Road East, near Lime Ridge Mall. The proposal includes three towers of 13, 19 and 20 storeys, 1,082 square metres of ground-floor commercial space and 475 parking spaces.

The discussion covered building height and neighbourhood transition, vehicle access, pedestrian areas, wind conditions, utilities, waste storage, energy efficiency and public-space design. The project requires a Zoning By-law Amendment but not an Official Plan Amendment.

Topics Discussed

• BUILDING HEIGHT, DENSITY AND NEIGHBOURHOOD TRANSITION: The proposed development would include three residential towers with a height of 13, 19, and 20 stories for a total of 575 residential units accompanied by 1,082 m of ground floor commercial space and being served by 475 parking spaces. The revised design reduces the towers from an earlier proposal of 17, 27 and 19 storeys. Those changes include heights from 17, 27 and 19 stories to 13, 20 and 19 having regard on the north side of Mohawk Road East and that angular plane reduction in height there. No commercial or designated designed pedestrian realm has changed to a commercial added and the pedestrian realm has been designed. Initially there was two vehicular entrances that has been reduced to one based on traffic comments. The buildings would be stepped and terraced along Mohawk Road East to transition toward the adjacent low-rise community.

• TRAFFIC, PARKING AND SITE ACCESS: The revised plan reduces the number of parking spaces from 755 to 475 and the number of vehicle entrances from two to one. The site plan consolidates waste collection and loading areas, with most parking located inside or underground and limited surface parking.

  The project team said the revised access arrangement responds to traffic comments. The plan also reduces the prominence of parking and private vehicles on the site.

• RETAIL, PUBLIC SPACE AND PEDESTRIAN DESIGN: The development would include ground-floor commercial space for potential cafes, patios and other services. An outdoor amenity area between two buildings is intended for building residents and the broader community.

  Panel members reviewed the proposed sidewalks, overhangs, paving, landscaping and pedestrian areas. They also discussed whether the space between the buildings could support active commercial or community uses.

• WIND, UTILITIES AND WASTE MANAGEMENT: The design team is revising ground-level features in response to a pedestrian wind study. Potential changes include fins, canopies and screens.

  Panel members questioned the proposed placement of hydro transformers and other utility equipment near the Mohawk Road frontage and asked whether the equipment could be integrated into the buildings. The developer said garbage would be stored in indoor garbage rooms and underground until collection day, when it would be moved temporarily to an outdoor pad.

• TRANSIT, ENERGY AND APPROVALS: Mohawk Road is designated as a potential higher-order transit corridor, while Lime Ridge Mall is envisioned as a future multi-modal transit hub.

  Royal Living, as with all the buildings they're doing, is using CHC and with that they have it's almost a standard now with what they're doing is that they're using the CHC energy efficiency model. They believe it's 25% lower than MECB. So they're sort of way past building code and things like that as far as energy efficiency. The team identified mechanical upgrades, improved makeup-air systems and low-flow fixtures as part of the energy strategy. No solar panels are planned.

  The site is designated for mixed-use, high-density development under the Urban Hamilton Official Plan but is currently zoned Neighbourhood Institutional. A Zoning By-law Amendment is therefore required.

Motions

• No motions were identified as passed, rejected or deferred in the meeting excerpt.

Attendees

• Edward Winter, urban designer, City of Hamilton
• Mark Mitchnyak, lead planner on the file
• Sarah Null, planner, GSP Group, representing the developer
• Olga, Design Review Panel member
• Tyler, Design Review Panel member
• Eric, Design Review Panel member
• Representatives of Royal Living Development Group and the project's design team

No councillors were identified as present in the excerpt.