All right, good afternoon everyone and welcome to our virtual design review panel meeting. My name is Edward Winter. I am an urban designer at the city of Hamilton and the coordinator of the design review panel. On our agenda today, we have a development proposal for 416 Mohawk Road East in Hamilton. And today we have the applicant team here with along with city staff, members of the public and media are also in attendance. Uh members of the public are welcome here today uh to observe the meeting. However, there is no commenting or questions from the public or media during the design review panel presentation. This meeting is being recorded and will be uploaded to the city of Hamilton's uh design review panel web page. Uh vice chair of our DRP, Sharon Mittman, will be leading our discussion this afternoon. Sharon, you may begin the meeting when you're ready. >> Great. Thank you. Good afternoon and welcome. Um, Edward, can you please confirm that the session is being recorded? >> We are recording. Yes. >> Excellent. Edward, are there any changes to the agenda? >> No changes today. >> Excellent. Are there any um declarations of conflict of interest? >> I see none. Excellent. So, on the agenda today, we are reviewing 416 Mohawk Road. Um the lead planner on the file is Mark uh Mitch, sorry if I say this wrong, Mitchnyak. Um who is available to answer any question from a policy perspective. Um Edward is the urban designer from the city of Hamilton and we'll make brief presentation um if after Edward we will have um a presentation by the applicant. Edward you have five minutes if you'd like to go ahead and and present for us. >> Thank you very much Sharon. Okay. So, we see the subject lens uh in the middle here. Uh Mohawk Road is the horizontal or east west road and we have uh Mall Road connecting to the Limebridgeidge Mall property to the south. The proposed development would include three residential towers with a height of 13, 19, and 20 stories for a total of 575 residential units accomp accompanied by 1,082 m of ground flooror commercial space and being served by 475 parking spaces. So, we'll take a look a minute to look at some site photos. Uh the top photo is on Mohawk Road looking south towards the subject property and on the right hand side is Maul Road and you can see some uh low medium rise uh in the distance. On the bottom of the page is Mohawk Road looking north and there's a sevenstory resident show building there. And then predominantly on Mohawk Road, we do have uh smaller scale residential as seen on this top photo. This is looking east down Mohawk Road. Um and you can see generally um lower residential with interspersed periodic uh taller towers through throughout the area. Uh and then the lower picture uh this is looking south down Maul Road uh from Mohawk intersection and there is some low medium rise uh on this road and then of course leading down we can't quite see it on the left but there's some low-rise commercial and then at the end of the road is where the Lidge mall complex would be. So, here we are a little further on down Maul Road. You can see the Forinos and the TD Bank on the left. And at the end of the road, you can just start to see the Lambridge ball complex. And the lower photo is turned around looking back north up M Road uh towards the subject property, which would be on the right side behind uh this TD Bank building. Okay. Okay, so we have a conceptual site plan. Uh just take note that we've rotated approximately 90°. So Mohawk Road on the right would normally be running east west. Um so we have three tower proposals. Building A the tallest at 19 oh sorry 19 stories and then building B the tallest at 20 stories in the middle of the site and building C uh 13 stories on Mohawk Road. Um there is a proposed private road serving them uh all three buildings with some access for lobbies and garbage. Um there does appear to have been some landscaping and pedestrian connections to each of the buildings from the municipal sidewalk along Maul Road and landscaping for each building. And we have a conceptual rendering again uh rotated. So uh the front building is on Mohawk Road uh and then the two others behind that. And then in the distance we can see the large uh structure of Lambridge Mall in the distance. And uh to the east with predominantly low-rise uh single detached in the middle of the suburbs with some larger buildings to the to the left of the proposal there's a school and some commercial along uh Mohawk Road. All right. So some comments from the formal consultation uh meeting which was held May 28th 2025. Um for that uh proposal was uh slightly taller at 1719 and 27 stories uh with 741 residence units and 755 parking spaces uh but no ground floor commercial. Um after this uh staff generally supported the highdensity proposal at this location. However, staff express expressed the need for this type or magnitude of development to contribute to a vibrant community space with a focus on the pedestrian realm and they were looking for provision of retail spaces at ground level. Breaking down the massing to provide a podium element and frame the streetscape. Improvements to the pedestrian experience with tree planting, a reduction of parking to reduce the prominence and reliance on private vehicles and ensuring the scale and transition to the adjacent community and exist pardon me existing built environment. So for today we'll have suggested four um themes for discussion and topics. Uh, one, does the proposal create pedestrianoriented space that is human scale, comfortable and connected and easy to navigate for people of all abilities? Second, does the proposal complement the overall vision for the subreional service node and existing neighborhoods surrounding Maul Road and Limer Mall? Third, does the proposed building massing and height minimize impacts on neighboring buildings and the public spaces creating transitions and scale and respecting existing street proportions? And fourth, does the landscaping support the pedestrian realm sufficiently support the public realm in using landscape features such as planters, furniture, and canopies? And that is the end of the staff discussion. We're ready for the applicant. >> Thanks, Edward. I will share my screen that share incorrect. Okay, perfect. So, good afternoon. My name is Sarah Null and I'm a planner with GSP group retained by the applicant Royal Living Development Group. I'm also here with my colleagues from Kyh Architects and Adesso for landscape and urban design. We have a slide deck of 24 slides though I will uh go fast through a couple of them. Edward gave a great background um of of the context. So this slide here shows that 416 Mohawk Road East is well serviced by existing amenities to groceries, retail and service commercial as well as parks, transit and schools. I'm going to flip through this slide because Edward did the contextual um views. Same with this one. So I'm going to move on to the planning slide. So this one speaks to shows the aerial view of the site and lands looking south and that's roughly relating to the red oval on schedule E of the U-Hob which is in the top left corner of the slide which shows that the site is within the sub regional service node. This is one of only two subregional service nodes identified in Hamilton and outside of the downtown urban growth center. It is a location to accommodate a significant portion of residential development and intensification with a range of building heights and densities along with a significant commercial component which is currently exists south of the site. So schedule E the bottom left corner has the site within the mixeduse highdensity designation and the top middle figure shows the site fronts onto a major arterial road identified as a potential higher order transit with Limebridgeidge Mall identified as a potential multimodal hub. The designations within the U-Hob permit the use and heights proposed and the proposal does not require an official plan amendment. In the top right corner shows that a zoning bylaw amendment application is required as a site is zoned neighborhood institutional reflecting the previous use and the C4 mixeduse highdensity zone is being sought re relating to the zones applied to the adjacent lands within the same UHOP designation. This slide highlights the evolution and discussions with the city from the initial formal consultation application. the comments generated from that FC meeting that Edward alluded to and then an additional meeting with urban design and planning. So those discussions evolved the proposal that you see before you today and those changes include heights from 17 27 and 19 stories to 13 20 and 19 having regard on the e north side of Mohawk Road East and that angular plane um 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 there was a change to combine the waste and loading spaces and then the atgrade separation of all three buildings where prior the south two buildings were connected with a six-story podium. So in doing so, we are evolving these plans to achieve the appropriate wind condition levels. So now I'm going to pass it over to Kyh that can speak to the next slides. >> Wayne, are you there? >> Bingo. There we go. Share. Okay. And I need to share uh >> Oh, were you sharing your screen? >> Yes. >> Or I I don't have to if you don't want. >> No, if it's still in the slide deck, I can go through them here. >> Uh, sure. Okay. I can leave it. Okay. So, um, basically the the the massing and the height did not seem to be the the major concern from the the the previous submissions, but what was really quite evident was the the desire for some commercial and vitality along the street. Uh some projects I have to admit I do that with bit of a a sigh because I I know that the commercials are probably not going to work. But in this case due to the number of units that are on here and the location with the 140s I I know this area very very well as I believe the these commercials will survive and I think if we do it nicely and we create some beautiful spaces uh for places like coffee shops and even outdoor spaces I think it will work. So basically if you on this picture here we'll say we'll say that the the residential we'll call it is the pink. So really what we've done is we've tried and the the yellow is more of the the commercial. Um and uh so what we've really tried to do here is to keep the residential mostly inwards to the site and the the the front of the uh unless you along Mohawk the residential is just one entrance with the with the commercials at both sides. you know, on the second building, the residential in the middle with commercial on both sides. Then the then the building closest to Forinos's, the same thing with even a smaller um entrance there with commercial both sides. So, we really are sort of taking quite a lot of advantage to at the at the street level. Um, and I've been looking at some buildings and sometimes when we're doing buildings, we just do a podium, but the podium just comes straight up and there's no protection from rain or snow or anything else like that. So sir, if can you go to the uh the image looking at the at the corner of the um the massing we we all know that the massing is the massing is not really a concern. If you can go slide slide slide and keep going and keep going. Oh boy, I'm feel like I should be sharing. >> Sure. This is the >> because these are all these are all contextual which Edward did such a good job of doing already. Yes. >> Okay. Did you want to share? >> I will share. Yes, I'll share. >> Share. Okay. And we'll do that screen. Is it sharing yet? >> Not yet. >> Not yet. Okay. Screen two. >> There you go. >> There it is. Okie dokie. Um, and so basically, uh, what we're trying to do is to really create a place which is going to be proper and usable. So, but what we've done is sort of indented the the ground floor space to give sort of a covered area which then brings opportunities to bring patios out in in front and it gives a nicer entrance to the building. It's not just how we have previously done a few buildings where the podium just comes straight down with a set of doors on it which is my opinion weak and hopefully I don't do those ever again. So, we were trying to create these sort of overhangs recess spaces. So based on this one here for instance, this would be the residential with commercial wrapping fully the the corner and uh the same on there. Uh what we've also done is that grade is where they opened up the uh between the the buildings to to take the courtyard going going right through between the buildings. So we we can create these sort of spaces in here between the buildings. Um we're having a bit of fun with wind on this. So, what we're have to going to have to do something because the wind does tend to come from the northeast and the southwest. So, we may have to screen or put some canopies or something like that. So, uh we're dealing with the wind consultant on that. But as you can see, even this here with this large overhang gives us some nice outdoor space so it's not just a building and you go inside. Um and this is sort of a similar thing where becomes the entrance to the building commercial both sides really trying to work towards this uh pedestrian. Uh and if we don't do it right it'll die but if we do it right I believe this one here will indeed indeed work. Um so so going back from I know it's a little out of order. So, so w with that the massing here, the way it's set up is because Mohawk here, uh, we're trying to keep the angular plane so it works off of Bohawk. So, we've sort of terrace the building back, which actually also makes the gives the building a bit of life along Mohawk. It's not really leaning on the street. Uh, and you can sort of see what we look from right at the corner of Mohawk and uh, and M Road from this one here. So, it's got several different passings to it. And then um you can see sort of the gaps between the buildings, you know, and the one of them is the parking because you do need one driveway entrance and the other one is actually a um where where the pedestrian realm comes in. There's the picture I've already shown you. Um, this is contextual, but you can sort of see how how it how it fits w within the within the neighborhood and um bit I expect the rest of the the area will grow as well. Uh to to match this um is there anything really but but we've done sort of a materials board as to how we're looking to do this. Again, lower down is a lot more of the earth tones. Try to bring it down to the ground. Um, and then up above going with lighter materials, things like that. So, sir, um, was there anything else we should really talk about? Um, we're keeping the parking within the building and underground as much as possible. Um, if you there's not a lot of, you know, if you look down, you don't see a giant ocean of parking. There's just a few spaces up there, which is a bit of a a tricky one because part of me wants to keep lots on the surface for commercial reasons, but on the other hand, then you just get a notion of parking. So, it's a bit of a a balancing act right now. >> Great. Thanks, Wayne. >> Okay. Thank you. >> And then, uh, Mario, it's is it you speaking? >> Sure. >> Sorry. So, I'll sorry to interrupt, but I'll just remind you we're at the 10-minute mark now, so we can do the next part. >> Okay. Landscape always gets >> on the quick side. >> Landscape always gets uh >> I know >> chopped at the end here, but here's here they are. >> Sorry, Mario. >> No, no, I I'll mean Wayne's already spoken to most of this. So, I'll just very briefly touch on the fact that we listen to um urban design and and the city's desire to have high level or high quality streetscape. Um, we tried to animate the streetscape by allowing for these generous patio spaces. And the idea is that we're using the sculptural for form of these planters and the the lines in the paving to kind of draw you in and out of the space. The idea is that, you know, we want to sort of blur that line between the public space and the private space and really, you know, integrate these um uh commercial retail spaces into the streetscape. And as well, you'll see between the the two north buildings, there is that little amenity space. Sarah, if you can go to the next slide. Um, there we go. Um, and again, this this space was intended to serve, you know, both the residents of the building as well as the broader community. The idea is that the this is meant to be a bit of a a public space that will serve those commercial units. It'll offer lots of opportunity for seating and interacting with the the larger uh or the the general public around the space as well as serve those commercial units. I think part of the the strategy here is to create these generous patios street skate or street side patios that sort of interact with the public space as well. Um, and then if you can go to the last slide, I think the only other thing we'll touch on is there is an amenity space on the third floor. Um, an outdoor amenity space. This is really meant to serve the residents of the building. It offers them the units that back onto the space, an opportunity for some, uh, private patio spaces with a generous buffer between uh, their private spaces and the and the communal public space. And then this this space is actually divided into three zones. one general communal area in the center that offers lounging and communal dining and then on either side more private sort of lounge areas. Um, and that's really the whole point of the landscape was just to provide a high quality public interface for the building >> and we're done. >> Great. Thank you. I always hate cutting off the landscape architects in the end. That's always the piece that everyone sees the most. So, I gave you an extra couple minutes. >> Appreciate that. Thanks very much for the presentation. Um, so now we're just going to go through the panel members and ask any uh points of clarification they have for you and you'll have the opportunity to answer that. So I'm just going to go in in a order here from Eric, Olga, Tyler, Dennis, and then myself. So we'll start with Eric. Do you have any points of clarification? >> Nothing. >> No. >> Okay. Olga. >> Yeah. I didn't hear anything about sustainability goals or targets or anything um that you're doing. Can you uh explain or what is your target for energy use in carbon? >> Okay, I'm not muted. Good. Okay. So um basically uh Royal Living as with all the buildings we're doing uh we're using CHC and so with that um we have it's almost a standard now with what we're doing is that is that we're using the uh CHC uh energy efficiency model. I believe it's 25% lower than MECB. So we're sort of we're way be way past building code and things like that as far as energy efficiency. So with with the the models, you know, and and that is not just insulation like when you're getting into energy efficiency. It's also, you know, to meet the models you're going upgraded um makeup area units, upgrade, you know, uh more more sustainable washroom fixtures, uh water flows, mechanical systems. Uh we're not really going for the we'll call it the um I hate to call it gimmick. We're not doing the gimmick thing. We're doing the real energy, you know. No, we're not going to do solar panels and the gimmick things. We're doing the real thing where yes, you actually do make your building 25% better than M&B. So, it's it's the real McCoy. >> And then I'm going to ask one more question. Um we we briefly talked about this the you have a daylight daylight triangle at the corner and now I see in this current um iteration that you've taken that 45 degree planning all through the mall road uh experience. So can you elaborate on that on those decisions that brought you there? Well, on the corner, yes, there's a 45 degree angle to that, right? But what we also noticed is that 45 degree angle softened the building at at that interface. You're not getting a a square corner. It really softened the the softened the corner. That's the purpose of it, right? And similarly, since we do have, for instance, the uh where where Mario's got the the the courtyard there, as opposed to just having a square, you know, which is then you're looking in a slot. If we can do it with 45 degree angles, it helps to, you know, you're see you're seeing it as it comes. It it sort of opens up the vista into the courtyard and makes for a better experience. Is that good? >> Yes, that's good. That's good. Thank you. >> Excellent. Tyler, do you have any questions? >> Just a quick clarification. Um, there's a a few differences um in the renderings that you showed, the street level renderings versus the architectural elevations. Is one more current than the other? >> Uh, Trevor, can you speak to that? Um the I don't have those. Um Sarah is are you able to share the the difference of the slides? We're still still looking at the ground floor based on the um wind study. So we're still analyzing what's going to happen. I think it's part of it is different different buildings might show the difference look a little bit >> different from each level. >> Trevor, I believe the intent is to look as close to this as we can get. Now, the wind consultant is talking about wanting some fins sticking out in in specific location to stop the wind from swirling around the buildings. Uh looking at some fins on the outer base and extending out some canopies. >> Yeah. >> Okay. So Wayne, these would be the most current. >> These are the most current except for whatever the wind consultant is doing to us. I could actually bring up the spaghetti plots if you want from the wind from the wind to show you how the wind is swirling around. >> That's what it was was submitted. You think >> I think you answered my question. >> Oh no, no, no. I think just a wind study was submitted and all that says is windy here, not windy here. Windy here, not windy here. Fred, could you bring up the uh the uh spaghetti pot, but we should probably go to other questions. It probably take a couple minutes to pull that up. >> I was going to say, let's go through the question. >> Yes, it is very interesting to see how what happens in buildings. Yes. With Wayne. >> Yeah. >> Yeah. >> Um we'll maybe save that for the end. >> Yes. >> So, last is Dennis before myself. Do you have any questions? >> Yeah. Just just a real quick question. you've kind of explained the the rationale of setting back the at grade floor creating the overhangs. The one in particular I'm just curious about is the uh building B on the uh south side where it transitions from retail to kind of more service based. just explain the rationale of the depth of that and just >> um >> what what you think the quality of space is there >> south of building B. >> So you're talking you're talking where the driveway is coming in. >> Yeah. Where the where the driveway is. Yeah. >> Um so I believe didn't we have an image of that sir? >> Yeah. So, sorry. Uh, north north side. Yeah, there we go. That >> so a view looking so you have a a full a full bay setback where the commercial space is on mall mall. >> Yes. Yes. >> And then I'm just wondering what what else is fronting that overhang. Is that It's all >> Oh, that one. So, sorry. Actually, I think if it's where you're circling right now, I will do a quick share. >> Share. Share. I think it worked. Yep. So, there's that overhang right there you're talking about. >> That's right. >> That's building B. That there. >> Uh, yeah. Being we are Canada, I figured this is a place where, you know, um but showing umbrellas and things out here, but sometimes the world is in Canada not as beautiful as that. So, I'm figuring that, you know, this is a nice covered area where, you know, later into the season in in the September, October, there's your patio. The patio would, you know, still become viable space outdoors right here. I'm sure Alex as a builder would love to reclaim that space for for rentable square footage, but uh please don't suggest that. Yes. >> Yeah. No, no, no. I I like it as a space. I'm more curious as to how it transitions to as you move further along that facade. >> Uh oh, you mean go as it goes back. >> Yeah. >> Jeez. TR truth, I don't think we've really gone detailed going along there. Um, so what do we have there? So that is looking right here. So right back here I believe. But what would that be? Is that some Is that really anything exciting that back here Trevor? I don't believe. No, Trevor. I think the only exciting part is more or less along mall road. I don't think there's a lot more excitement here. No. >> No. >> Okay. >> Yeah. >> That's great. Thanks. >> Thanks. >> Great. Thank you. Um, so I was just more along the line with Tyler of I don't think I had an appreciation for the overhang and that's not really reflected on the drawings. So I'm assuming your your drawings are moving forward um with each iteration that you receive from consultants. So this is kind of a moving process. >> Um, so far I believe we're still sticking with if I was to bring up those drawings where is it? I believe this is still the basic apart from wind. This is what we're going with. >> I think the key change is only tied to wind. So, however we have to mitigate that is how it's going to affect this. >> Yeah. >> Okay. All right. >> So, Fred, did you happen to find the spaghetti plots? >> He can't unmute himself. >> Okay. No, we'd have to do that at a separate presentation. >> Yeah. Why don't why don't we uh so we'll close the question um period and then we'll move on to the panel um comments and advice. Uh so if we can move on to that we'll go through the same order. So Eric, Olga, Tyler, Dennis and then myself and we'll start with Eric. >> All right. Thank you and thank you for the presentation. Um really excited to see uh what's being proposed here. So, I actually don't have very much to say at all. Uh really like the look of things. Um in many ways, a lot of my my feedback is probably more for the municipality. Um and I think some of the other members will talk about it, so I'm not going to get into it, but that has to do more with things like how you deal with the site triangle at the corner of Mohawk and M Road. um and whether that's whether that's needed and whether you need to uh adjust to adjust that requirement to allow for a building that you know is a little more urban in nature. Um but again I'll leave that to other other members. Um and also uh just in my experience about and I I I really like seeing the the integration of the commercial here and and I do sometimes question the requirements of it as a planner. I do recognize the point uh but also have uh I also do see what the market conditions are often like and whether it has to be the right location for commercial. Uh so very much appreciate that uh you view that it can be a a functional space that is not going to fail. Um that's very good to hear. Um, but generally, you know, I feel there's other ways sometimes to address the street too that's not all commercial and and that's perhaps a larger note for the municipality, but I don't want you to have to go through an official plan amendment if that's what's required to get that. So, that's effectively uh the extent of my comments. Thanks, Sharon. >> Great. >> Yes, thank you. Um, I too really appreciate uh the the massing and how um there's some variety in the spaces. I I do I think it's a a very good um um design that's evolved. I do quite appreciate the real materials being added to the lower podium. Um I think the renderings are way more uh successful that show nice materiality at the bottom and a really lighter building. The architect a lighter modern expression at the upper uh the architectural kind of Revit renderings or massings make it feel very heavy um as they're expressed right now. So I think having doing more study on how those can be um differentiated and and give it a bit more lightness that the renderings express that we don't see in the architectural um um drawings um models. Uh the other comment I would have is that there is um uh the transformers that are being located for building C and building A, they're at they're in the streetscape. If ideally we'd want these pushed into the building, but at minimum pushed back to align with the face of the building because that would be, you know, as each of these has a nice urban streetscape, you've got these transformers and exhausts that are right in that in that experience. If you could just push them back, get them into the building if possible. And then uh yeah, and along that same um tone is that you've got waste. Uh, I don't see any waste rooms uh for storing any garbage inside the building and they're all lined up on the east side. So, I can see that being, you know, not so pleasant to the school on the other um just to the east of that or just really look at screening it. Um, again, ideally, let's find some garbage storage inside if possible. >> Sorry, C can I speak on that just to alleviate your fears? Uh, okay. We would not just put garbage outside. No, no. The the garbage is all in garbage shoots and it goes down and there's garbage rooms within the building that it stays in and then on the day the garbage trucks arrive then it's pulled out to the temporary pad. But no, the garbage is stored uh in the underground of the buildings. >> Yeah. >> Okay. I have no more comments. But congratulations on that. much more. It's been it's improved from the last consultation. >> Great, Tyler. Thank you. >> Yeah, thanks Sharon. Um, uh, yeah, and thank you for your presentation. Um, I agree with the other panelists. Very strong submission. Um, I think overall like the massing works and makes a lot of sense and I really appreciated the landscape design. I thought it was very thoughtful and um and civic and pedestrian. Uh my comments are very aligned with Olga's like I think it's the next level of kind of refinement in the design which will really kind of bring this project uh to fruition. So when I see the um the renderings um they have very strong horizontals for the podium and I find that much more appealing. When I look at the architectural drawings, there's kind of these big portals cut for the um for the um residential entrances and they kind of it starts to break down the podium and weaken it in my opinion. So, I find you know if the renderings are the most current and like that's kind of the direction you're moving, I think that's great and very strong uh and very appealing. Um, you know, often this kind of relates to I think Dennis's question about like if we're creating this large overhang where people are going to gather, should the entrance to the residence be under that as well? Like is that the kind of welcoming point? Um, that might be something to consider. And then just again on the architectural drawings um I think once you get above the podium uh the clarity is being lost and you know with what Olgo was saying in the renderings that um they're it's kind of the tops of the towers are cut off and they're kind of whited out. Um and that makes it you know a lot more appealing and easier to digest. Um, and uh, so when I look at the architectural drawings that has these kind of um, big upside down white U's, I think it's worth evaluating, you know, if those are working in your interest or if they're um, just sort of muddying the scheme. But overall, I thought very strong scheme and uh, and the massing is working. Thank you for your presentation. >> I believe you're correct. Shoot. Yes. Yes. that thank you for that. That's a very good Yeah. >> Uh Dennis, thank you. >> Great. Great. Thanks. Thanks. Uh thanks again for the presentation. Very exciting. Done a lot of great work. Um and I don't have many comments that haven't been already expressed. So So good news. But I I think um very happy with the podium and massing distribution, how it works with transition and the aspirations for you know active accurate uses. It's all great. Um so I'll focus a bit on excuse me the public realm. Um especially the spaces between the buildings there. These are spaces that are doing a lot like circulation, servicing, placemaking. And I think I I think although the circulation strategies work very well, they create good paracity between the massing blocks and they create these really interesting commercial spaces along Maul Road. Um I feel the the resulting spaces aren't taking it's a one more step to take full advantage of what you're setting up uh with regards to how commercial and residential uses engage uh with with the spaces created. So, I'd simply take a closer look at um those spaces, especially what I was discussing like the B and C between buildings B and C and see if there's a way to optimize that space you're creating with commercial and the placem investment there. Um and that's really from an address perspective, the retail amenity spaces, etc. could really frame that as a pocket of of active uses. Um, I think I mean the the perspective renderings again are are compelling and really depict the spaces that you're aspiring for. So that's really great. And again that notion of materiality just to repeat Olga's comments. It's the base to tower transition would be would be would be wonderful if you could make a a lighter upper level that really accentuate the the lower levels would be would be awesome. Um, yeah. And I guess a quick question is like and again those service spaces between buildings is there a way to maybe look at um introducing higher quality paving materials like is that an ashvalt drive or could the landscape override a bit of those service areas to to create the continuity of public realm investment and I think that's it. So thanks again very much very exciting. >> Thanks Dennis. Um, so my comments have for the most part already been said, but I I just want to emphasize the overhang on the uh ground plane of the uh of the site plan. Um, I I I'm not sure that was really highlighted in the drawings that came forward to us. Um, and I would just be uh would love to have a cross-section of that. Um, so you can ensure that the streetscape along the boulevard actually works um in conjunction with the uh overhangs. I know it's supposed to be on private property, but that may mean depending on how you do the overhang that you have to push your buildings back or um that that maybe there's uh a a a better detail that can be used for that. Um and and I do like the idea of flipping the laundry or the the lobby um over to the triangular square uh the triangle square the triangle at the uh base of building B. uh if unless you're planning on putting a restaurant in that area. Um so great comments from everybody. I'm just going to do a quick summary um of what you heard and I think generally everyone's pretty happy with the progress that you've made in this application. Uh bringing the buildings down, more refining the buildings. Um the commercial adding the commercial to the bottom we know is a struggle um in every municipality but um appreciate you putting the commercial at the bottom. Um maybe some refinement of the materiality in the building um with regards to the you know the rendering and and the architectural drawings just a a completeness of that. Um, we did hear that the transformer and the garbage area at the front and I know you're storing it into the into the basement, but the front corner of Mohawk may not be the ideal spot to put that. This is a very urban building and maybe have a little more exploration with the hydro service that's in Hamilton to put it in a building. Uh, urban buildings deserve urban treatments. Um, so if you can have a further look into that. Um and then um the space between buildings if you spend a little more time enhancing the space and I I know your landscape architect will do a great job um in the details uh would would obviously be a great um opportunity to look at that in more refinement. Um other than that I have to say I think the project is great and we look forward to seeing it developed in the future. >> Thank you. We appreciate the comments. Any other questions? Any opportunities? Would you like to say something at the end? >> I just got to say this has been a good meeting because this true value came out. Sometimes they just these just occur, but this was good. Like get rid of the use. Yeah. You know what? You're right. It's competing against the base. A lot of these are like it's not argument comments. These ones are actually getting into the good meat mate stuff. So, thanks for for It looks like people really got their heads on this. That's good. Thank you. >> Great. Well, if no one has anything else, um happy to end the meeting. >> Great. Thank you. >> Thank you. >> Enjoy the outdoors. >> Thanks very much. Thank you. Thank you everyone. Bye.