WHAT WE KNOW ABOUT THE PIER 8 DEVELOPMENT.
The Pier 8 development is an important part of the North End neighbourhood, set to define our relationship with the waterfront into the future. We want to ensure the development becomes a real part of our neighbourhood and not a separate, isolated community.
Getting this right is vital for the growth of the neighbourhood, the local community, and ensuring the North End continues to develop as a child and family-friendly neighbourhood.
WHAT'S AT STAKE
GROWING OUR NEIGHBOURHOOD FROM STRACHAN TO THE BAY
Pier 8 will be a vibrant urban waterfront development designed to be an important addition to the neighbourhood and created to be enjoyed by all residents and visitors to the City and the North End.
NEW HOMES, NEW NEIGHBOURS & NEW NORTH END KIDS
Pier 8 will include approximately 1,600 new units. With an approved 45-storey tower on Block 16, Pier 8 will include approximately 400 family-sized units to bring new families and children to our neighbourhood.
INVESTMENT IN THE NORTH END FOR FUTURE PROSPERITY
Pier 8 will include approximately 13,000 square metres of commercial space to support economic growth & investment in the North End, while creating a mixed-use, walkable development for all residents in the neighbourhood.
ANSWERING SOME COMMON QUESTIONS ABOUT PIER 8
Residents of the North End are known for their passionate involvement with development projects in the neighbourhood. We're a lively community, full of interesting opinions and ideas. Everyone is entitled to an opinion about the growth of our neighbourhood, but it's important we're well informed.
Let's explore some common questions about the Pier 8 development to uncover some misconceptions about the newest development in the North End.
Will the proposed 45-storey tower increase the density of the Pier 8 development?
WHAT WE KNOW:
No. The proposed Block 16 tower will not add any additional units to the mandated 1,600 units on Pier 8.
The tower would reduce unit density in the rest of the development, increasing the unit size in the mid-rise and townhouse units (while reducing the total height of those units) to create more space for family units throughout the neighbourhood development.
Will the inclusion of a 45-storey tower on Pier 8 set a precedent for future development?
WHAT WE KNOW:
The tower proposal only affects Block 16 on the pier and is bound by a legal Ontario Land Tribunal appeal settlement agreement with the express purpose of increasing the number of family-sized units on Pier 8.
We continue to work on issues like overbuilding height in various developments in other parts of the neighbourhood not associated with this settlement compromise.
Will the proposed 45-storey tower create more family-sized units in the neighbourhood?
WHAT WE KNOW:
Yes! The reason the tower was proposed in the first place was to reduce the density in the rest of the Pier 8 development to allow for the creation of larger, family-sized units. Additionally, the 45-storey tower reduces the height of existing approved mid-rise and townhouse buildings in the rest of the development.
Based on the number of storeys that may be approved, the following additional “family units” (defined to mean residential units comprised of two or more bedrooms) would be required to be provided:
Where there is no change, zero additional family units;
Where four or fewer storeys are approved, 25 additional family units;
Where 5 to 11 storeys are approved, 50 additional family units;
Where 12 to 19 storeys are approved, 75 additional family units;
Where 20-30 storeys are approved, 100 additional family units; or
Where 31 or more storeys are approved, 150 additional family units.
Will the proposed 45-storey tower increase traffic congestion in the neighbourhood by increasing the number of cars?
WHAT WE KNOW:
No. The inclusion of the 45-storey tower on Lot 16 would not increase the number of parking spaces required at the Pier 8 development. Just as the tower does not increase the total number of units in the development (or add to the density), the tower has no effect on parking minimums and the number of parking spots in the development.
This is a mixed-use development in one of the most walkable neighbourhoods in the City. The inclusion of retail and commercial space on Pier 8 will help contribute to a walkable, pedestrian-first neighbourhood.
I heard the original plan for Pier 8 only included 750 units. What changed?
WHAT WE KNOW:
In 2004, the North End Neighbourhood Association as a stakeholder in discussions with the City of Hamilton, contributed to the creation of the Setting Sail Study to help define the future growth of the neighbourhood.
At that time, the Setting Sail plan defined Pier 8 as a Medium Density Residential 2 Area to have a density of 150-300 units per hectare.
At the time, the North End Neighbourhood Association believed the City would pursue the lower density of 150 units per hectare, creating approximately 750 units on Pier 8. This was further confirmed through testimony by Brenda Khes (a land use planner retained by the City to provide planning evidence in support of Setting Sail) in a 2015 OMB appeal.
Based on this information the North End Neighbourhood Association supported the development at Pier 8 for 750 units.
Will the Pier 8 development represent an opportunity to welcome new jobs and businesses to the North End?
WHAT WE KNOW:
Yes! In addition to the new homes and residential space on Pier 8, there are approximately 13,000 square metres of commercial and institutional space planned for the site.
This mixed-use space would include spaces for fitness, health, and wellness, a flagship beer hall, and retail spaces including restaurants, cafés, a fresh market/food hall, and various personal services.
HOW WE GOT HERE.
In 2004, the North End Neighbourhood Association was a stakeholder in the planning process for the Setting Sail Secondary Plan for West Harbour. This plan would help define the growth of the neighbourhood into the future.
Read more on the role of the Setting Sail plan in helping build a vibrant North End Neighbourhood, and the journey from Setting Sail to today.
Under the Setting Sail plan, approximately 400 family-sized units (defined to mean residential units comprised of two or more bedrooms) would be built on Pier 8.
This goal to invest in the future growth of our child and family-friendly neighbourhood would soon be threatened by decisions from the City.
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