Ward 1 Hamilton City Councillor Maureen Wilson issues a frequent and comphrensive newsletter. [Sign up for Wilson’s newsletter here.]
In the latest edition, Wilson writes about her decision to move approval of a 12-storey mixed-income rental building at 1570 Main Street West, despite City planning staff recommending denial of the project.
Background:
The following is the full text of her statement:
On October 3, 2025, the City of Hamilton’s Planning Committee unanimously approved the redevelopment of 1570 Main Street West, the former Binkley United Church site in Ainslie Wood. The proposal, submitted by Kindred Works — the development arm of the United Church of Canada — will add much-needed rental housing and community amenities to the neighbourhood.
Moe information on the project is available on the Kindred Works website.
Project Highlights
- Units: 135 one-bedroom, 26 two-bedroom, and 15 three-bedroom
- Type: Purpose-built rental
- Affordability: 30% of units will be offered at affordable rates
- Sustainability: Mass timber construction, native plant landscaping, renewable energy generation, and geothermal heating and cooling
- Parking: 72 underground vehicle stalls and 124 long-term bicycle spaces
- Amenities: Ground-floor retail and community-oriented design features
Appreciation for Community Input
I want to sincerely thank everyone who attended the Planning Committee meeting or shared their feedback about this proposal.
Now that the project has been approved — and I have voted in support —I would like to take this opportunity to be transparent by sharing some background and the rationale for my decision.
Background and Staff Recommendations
City planning staff did not recommend approval, primarily due to concerns over shadow inputs during certain hours of the day. The property is currently zoned for a maximum height of three storeys.
However, the Design Review Panel (DRP) — a volunteer group of architects and landscape architects who provide independent design advice — strongly supported the proposal. The DRP commended the project’s design quality and sustainability goals. A summary and video of the meeting are available on the City of Hamilton’s website.
Why I Supported the Project
This development advances several important goals for Hamilton:
- Expanding Housing Options: It adds a range of rental units, including family-sized homes, in an area with strong demand.
- Supporting Climate Goals: The use of mass timber, renewable energy, and native landscaping helps the City meet its environmental commitments.
- Encouraging Smart Growth: The project represents responsible intensification near existing services and public transit.
The site is well connected by HSR Routes 1 King, 5 Delaware, 10 B-Line Express, and 51 University, and is approximately 650 metres from the future LRT station at McMaster University near Cootes Dr.
Site Constraints and Design Choices
The site’s shallow depth created challenges in meeting the developer’s three key goals:
- A mix of unit sizes
- Affordability
- Environmental sustainability
The developer determined that these goals could not be achieved with a shorter building. Because of the narrow lot, the design could not include setbacks — upper-floor setbacks that reduce shadows and overlook — without compromising those priorities.
Balancing Economics and Design
Every development must balance costs and benefits. Expenses such as land purchase, design, construction, and long-term operations all affect project feasibility.
To remain financially viable, many developers focus on high-end condominiums or maximise unit counts, often at the expense of family housing, green space, architectural quality, and affordability. Kindred Works’ proposal stands out because it integrates affordable housing, sustainable design, and community benefits within a realistic financial framework.
It’s important to note that city design guidelines, while well-intentioned, can sometimes make it harder to build projects that are both sustainable and affordable in established neighbourhoods.
Holding Provisions and Next Steps
When the Planning Committee approved the project, it also applied holding provisions — conditions that must be satisfied before construction begins. These require the developer to work closely with City engineers, planners, and transportation staff to resolve all technical matters to the City’s satisfaction.
Holding provisions are a common tool used when certain studies or reviews can’t be completed within the shortened planning timelines mandated by the Government of Ontario. Once all conditions are met, the holds will be lifted, and the project can proceed.
A Difficult Decision
This was a difficult decision, and I recognise that not everyone agrees with the outcome. Some residents are concerned about traffic, height, shadows, and neighbourhood character. I understand and respect those concerns.
However, as elected officials, we must weigh evidence, listen to all perspectives, and make decisions based on what we believe will serve both our constituents and the broader community.
I believe this project — one that prioritises housing affordability, sustainability, and responsible growth — represents a positive and forward-looking investment in Ainslie Wood and Ward 1.
Production Details
v. 1.0.0
Published: October 10, 2025
Last updated: October 10, 2025
Author: Joey Coleman
Update Record
v. 1.0.0 original version
This is the first time in over a decade I have supported a city council member. I usually advocate for them to be disbanded, but at least one of them is actually doing something good for the city. This time.