Hamilton wants feedback on ‘missing-middle’ residential rethink

The city wants Hamilton's feedback on proposed zoning reform that aims to capture elusive missing-middle" housing.

Staff's newly pitched mid-rise residential zoning would fill in gaps on the periphery of neighbourhoods and along major city roads.

Two mid-rise categories would allow for building heights of up to six and 12 storeys, depending on where they're situated and as specifications like setbacks and landscape requirements allow.

Think traditional townhouses and the stacked variety, as well as mid-rise apartment and condo buildings fitting the bill. Ground-floor commercial spaces are also in the mix.

The city also wants the public to weigh in on expanding transit-focused zoning - which was applied to build density along Hamilton's future lower-city LRT line.

The aim is to fan out transit-oriented corridor (TOC) zoning to the city's future network of rapid-bus routes, including along Mohawk Road West, Upper James Street and Rymal Road East.

The replicated TOC zones would allow for pedestrian-focused, mixed-use built form" along the network, staff note in a report before councillors this week.

Coun. John-Paul Danko expressed support for the zoning reform but noted it must dovetail with the rollout of bus rapid transit and include provisions to ensure quality development.

There are very good developers that build excellent projects that are an asset to the community," Danko told Tuesday's planning committee.

But some also aim to maximize the number of units" they can fit into a parcel and produce investor boxes, basically," he added.

Staff said provisions for landscaping, amenities as well as sustainable and urban design guidelines will help steer sound development.

Holding provisions can also require a layer of additional study" on a site-by-site basis," noted Shannon McKie, manager of zoning and committee of adjustment.

The residential rethink aligns with the city's efforts to accommodate a local population boom that's expected to surpass 800,000 over the next 30 years while avoiding urban sprawl.

Moreover, Hamilton has endorsed the Ontario government's housing pledge" to help developers build 47,000 units by 2031.

Staff hope to consult the public on the land-use proposals between June and September in concert with other zoning reform.

The effort is part of a years-long residential revamp that included changes to low-density areas in 2022.

The past council's decision allowed converted triplexes and fourplexes, semis, duplexes and townhouses in areas where single-detached homes predominate.

That followed previous regulations to allow property owners to add two secondary apartments to single-family homes, including detached units.

Teviah Moro is a reporter at The Spectator. tmoro@thespec.com