PowerPoint presentation given on Wednesday, July 4, 2018 for the public consultation meeting for the proposed redevelopment of 468-476 James Street North, Hamilton by John van Nostrand Developments (JvN/d). The meeting was hosted by JvN/d, SvN Architects & Planners, and Office Architecture, in collaboration with City of Hamilton planning staff and the North End Neighbourhood Association. To view all of the planning application files submitted to the City of Hamilton, please visit https://www.svnportal.com/468jamesnorth/. To provide your feedback on the application to City of Hamilton planning staff, please complete this form: http://www.jvnd.ca/feedback.

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468 JAMES STREET NORTH
PUBLIC CONSULTATION
4 JULY 2018

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AGENDA
• 7:00pm: Introductions, Meeting Overview
• 7:00pm-7:30pm: Open House
• 7:30pm-7:40pm: Introducing JvN/d: a new approach to
development and community engagement
• 7:40pm-8:00pm: Planning Policy and Proposal
Overview
• 8:00 pm-8:15pm: Group Q&A
• 8:15pm-8:30pm: Debrief and Recap.

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1. INTRODUCING JvN/d

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OVERVIEW | JvN
JvN combines fresh, innovative design with a new form of financing
enabling middle-income households to own their own home
for the first time in three generations
The JvN family of businesses includes:
• A development company (JvN Developments Inc.), and
• A financing company (JvN Finance Inc.)
+

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PROJECT TIMELINE
2017 2018 2019
Research Purchase
Contract
Documents
Neighbourhood Survey
Finalize
Purchase
Choose unit size, finish, layout
Mortgage pre-approval
Agreement of Purchase & Sale
PRE-SALES SALES
Construction
Construction
DEVELOPMENT PROCESS
COMMUNITY ENGAGEMENT PROCESS
HOMEBUYER PROCESS
Interior design selections
Receive updates on
construction progress and
target occupancy date
Site Plan
Control
CITY APPROVALS
July 2018
July 2018
Priority List Registration
One-on-One Meetings
Re-Zoning & Official Plan Amendment
Planning Approvals
Open Houses
Workshop Series (Housing, Home-Financing, Home-Building)

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EVENTS AT THE HOME:FRONT
• Baptism celebration for local St Lawrence Church family
• Birthday Parties for local children
• Crafting for a Cause fundraisers for cancer research
• Doors Open Hamilton volunteer training meeting
• Graduation Party for Grade 8 students from Bennetto
Elementary School
• Hamilton Tenants Solidarity Network AGM
• Hamilton Vietnamese Association ESL classes
• Hughson St Baptist Church Christmas hamper packing
and Toy Shop for local families
• Jane's Walk Hamilton
• Neighbourhood Leadership Institute, in partnership
with the Hamilton Community Foundation and the City
of Hamilton's Neighbourhood Action Strategy
• North End Breezes newspaper editorial meetings
• North End Breezes rain barrel fundraiser
• Potluck food justice symposium hosted by McMaster
University's Communications, New Media, and
Cultural Studies Department
• Safer Gigs Hamilton show
• St Lawrence Church volunteer committee meetings
• Strangewaves Music Festival show
• Vital Spark Mental Health and Wellbeing events:
meditation retreat, yoga, journal and creativity retreat,
motivational speaker jam, Reiki class

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INTENSIFICATION – A LOCAL TRADITION

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INTENSIFICATION – A LOCAL TRADITION

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INTENSIFICATION – A LOCAL TRADITION

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THE POPULATION CHALLENGE
Hamilton Population
Growth Source: 2017 GGH Growth Plan
2016
540,000 persons
2041
780,000 persons
This is an increase of 240,000
people, or 44%
The Hamilton Official Plan envisions
20% of this Growth in the Downtown
40% of this Growth in Existing Neighbourhoods
40% of this Growth in Designated Nodes + Corridors

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THE POPULATION CHALLENGE
West Harbour Population
+ Dwelling Units Source: 2016 Census
2016
10,200 persons
4,586 dwelling units
36 persons/Ha density
2041
16,000 additional persons
7-8,000 new units
900 ppH density (Hub Plan)
Density Options:
75 ppH = adds 10,000 new persons (4.2% of Total City Growth)
100 ppH = adds 16,000 new persons (6.6% of Total City Growth)
150 ppH = adds 30,000 new persons (12.5% of Total City Growth)
Provincial Density Targets:
areas serviced by GO Transit - 150 ppH
areas serviced by BRT - 160 ppH

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WORKING WITH INTENSIFICATION…
NOT AGAINST IT!
Understand + Learn from the History of the Growth of Hamilton
INTENSIFICATION = GROWTH + CHANGE
Focus on an continuing process NOT a discrete project
INTENSIFICATION VS URBAN RENEWAL
Plan for Intensification in your Neighbourhood, your District,
your City,
NOT JUST YOUR REGION
Create Jobs by Localizing the Massive
ECONOMIES OF INTENSIFICATION
Learn from Other Cities in Canada + The World but rely on
WHAT MAKES HAMILTON HAMILTON

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2. THE POLICY
CONTEXT

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POLICY AND GUIDELINES
Provincial Policy
Statement (2014)
Growth Plan for the
Greater Golden
Horseshoe (2017)
Urban Hamilton
Official Plan (2009)
Secondary Plan
(2005)
Zoning By-Law 6593
(1950)
Mobility Hub Study
(2014)
City Wide Corridor
Planning Principles
and Design
Guidelines (2012)

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JAMES ST. NORTH CORRIDOR ANALYSIS
JAMES STREET NORTH – CORRIDOR ANALYSIS – EAST SIDE
EXISTING BUILDINGS

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JAMES ST. NORTH CORRIDOR ANALYSIS
JAMES STREET NORTH – CORRIDOR ANALYSIS – EAST SIDE
ZONING, MOBILITY HUB AND SECONDARY PLAN HEIGHT RESTRICTIONS

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JAMES ST. NORTH CORRIDOR ANALYSIS
JAMES STREET NORTH – CORRIDOR ANALYSIS – EAST SIDE
PROPOSED / APPROVAL DEVELOPMENTS

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JAMES ST. NORTH CORRIDOR ANALYSIS
JAMES STREET NORTH – CORRIDOR ANALYSIS – EAST SIDE
RECOMMENDED BUILT FORM

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URBAN DESIGN CONSIDERATIONS
March 2018

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URBAN DESIGN CONSIDERATIONS
March 2018

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URBAN DESIGN CONSIDERATIONS
March 2018

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3. THE
PROPOSAL

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INITIAL CONCEPT (December 2017)

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INITIAL CONCEPT (December 2017)

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FIRST SUBMISSION (March 2018)

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FIRST SUBMISSION (March 2018)

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468 JAMES NORTH: INTERIOR FLOORSTREET LEVEL VIEW (James Street North)

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RECENT REVISIONS (June 2018)

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RECENT REVISIONS (June 2018)

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ROOF PLAN

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GROUND FLOOR PLAN

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SECOND FLOOR PLAN

38. 3824 OCTOBER 2017
J A M E S S T R E ET N O R T H + F E R R I E S T R E E T
H A M I L T O N O N T A R I O C A N A D A
B U I L D I N G M O D E L : T H I R D F L O O R
corridor / exiting
TYPICAL INTERIOR FLOOR PLAN (3-6)

39. 3924 OCTOBER 2017
J A M E S S T R E ET N O R T H + F E R R I E S T R E E T
H A M I L T O N O N T A R I O C A N A D A
B U I L D I N G M O D E L : T H I R D F L O O R
defined mechanical wet zone
TYPICAL INTERIOR FLOOR

40. 4024 OCTOBER 2017
J A M E S S T R E ET N O R T H + F E R R I E S T R E E T
H A M I L T O N O N T A R I O C A N A D A
B U I L D I N G M O D E L : T H I R D F L O O R
suite amenity - balconies
TYPICAL INTERIOR FLOOR

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MODEL

42. 4224 OCTOBER 2017
J A M E S S T R E ET N O R T H + F E R R I E S T R E E T
H A M I L T O N O N T A R I O C A N A D A
B U I L D I N G M O D E L : T H I R D F L O O R
possible suite mix 3
TYPICAL OCCUPIED FLOOR

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4. WHERE ARE
WE GOING FROM
HERE

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A RANGE OF OWNERSHIP OPTIONS

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CHOICES: FOR INCOMES OF $55,000-
$65,000
Option 1Basic
With Rental
1,000 Sq. Ft.
Option 2
Option 3
Basic-Plus
750 Sq. Ft.
Turnkey
500 Sq. Ft.

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Life Stage 1 Life Stage 2 Life Stage 3 Life Stage 4
Rental Income =
5,000 - 7,000 per year
Rental Income =
5,000 - 7,000 per year
HOMES CAN CHANGE AS LIFE CHANGES

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FAMILY FLEXIBILITY: BEDROOM OPTIONS
THREE LOTS – 750 SQ. FT.
FOUR LOTS – 1,000 SQ. FT.

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OPTIONS: FOR POTENTIAL OWNERS
POTENTIAL OWNER’S OPTIONS
TO PURCHASE ON FIXED INCOME ($40,000)
OPTION 1 OPTION 2 OPTION 3 OPTION 4

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PROJECT BENEFITS
ACCESSIBLE HOME OWNERSHIP
The flexibility of the Home:Front development model addresses the
housing affordability crisis by providing a low barrier opportunity to
enter the housing market without compromising on quality of design
or construction materials.
CONTEXT SENSITIVE INTENSIFICATION
The ground floor retail and grade related townhouse units of the
proposed development will support and re-enforce the main street
character of James Street North within the North End.
TRANSIT ORIENTED INTENSIFICATION
Concentrating infill development on James Street itself—particularly at
prominent, yet underdeveloped intersections—will contribute to the
realization of transit supportive densities while enriching the North
End community.

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ENVIRONMENTAL BENEFITS
IMPROVED LANDSCAPING AND STREET TREES
The landscaped courtyard and generous sidewalks will not only
provide space for amenities, like benches and bike parking, but will
also allow for new street trees.
FUNCTIONAL GREEN ROOF GARDEN BEDS
Based on feedback from the community and Design Review Panel the
rooftop amenity space will include functional garden plots for
residents, while vertical climbing gardens will add green elements to
the building façade itself.
CYCLING AND PEDESTRIAN REALM IMPROVEMENTS
The improved public realm and landscaped courtyard will reinvigorate
the James St. North streetscape and support pedestrian & cyclist
activity in close proximity to the Downtown and new West Harbour GO
Transit Station.

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PROJECT TIMELINE
2018 2019 2020
Contract
Documents
Occupancy Closing
Finalize
Purchase
Choose unit size, finish, layout
Move in Own
Condo board established
Mortgage finalizedMortgage pre-approval
Agreement of Purchase & Sale
SALES OCCUPANCY CLOSING
Construction
Construction
Interior design selections
Receive updates on
construction progress and
target occupancy date
Site Plan Control
July 2018
July 2018
Priority List Registration
One-on-One Meetings
Re-Zoning & Official Plan
Amendment
Planning Approvals
Open Houses
Workshop Series (Housing, Home-Financing, Home-Building)

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For Updates + Information Please Take A Look At Our
Project Website: svnportal.com/468jamesnorth
THANK
YOU