Hamilton Central Business Park | ? | ? | Under Construction

[drpgq]

Certainly better than what is there now and it is not like there's a lineup of industrial tenants for the property.

Studebaker sports hub tests zoning proposal

Emma Reilly
The Hamilton Spectator
(Apr 27, 2010)

A Mississauga man wants to turn the former Studebaker plant into a $20-million Olympic-class athletic facility.

But to do so, he needs an exemption from a proposed bylaw being presented to the city today that would bar recreation facilities in industrial zones.

If the city says no, the proponent says the proposal is dead.

Bob Graham, president of the Northbrook Development Group, hopes to convert the former factory on Victoria Street into a "large, unique and innovative" sports hub.

Graham's plans include creating 60 different surfaces for soccer, hockey, basketball and track and field in one 650,000-square-foot facility. He envisions Olympic-calibre equipment and facilities for elite athletes alongside practice space for existing community sports teams.

The proposal is part of a growing trend to privately owned, high-tech sports centres offering recreation spaces usually provided by municipalities. A similar facility, Players Paradise Sports Complex, recently opened in Stoney Creek.

It's also the first challenge to the controversial zoning bylaw that would prohibit churches, gymnastics clubs and dance studios from occupying industrial land in order to meet provincial policies to preserve employment lands.

While Graham says it's too early to discuss specifics of his plan, his goals for the sports centre are twofold: to create a successful business and to motivate kids to attend university.

"This facility is a training academy and it uses sports to motivate kids to get an education," he said.

The Studebaker site is one of four potential spots Graham is eyeing for the sports complex. The others are in Michigan, Pennsylvania and the Niagara area.

Hamilton is at the top of the list -- but only because of the specifics of the site.

"It is more than anything else the building that enables this, and it is the building that we've been looking for," he said.

In a perfect world, Graham said, it will open later this year.

The proposed bylaw has already drawn fire from groups currently located on industrial lands that will be shut out by the new legislation.

Graham, who hasn't yet made an offer on the former Studebaker building, said he won't move forward unless council allows him an exemption from the new zoning bylaw.

"The zoning issue is a killer. If the zoning goes through, we cannot and will not get the approval to do what we want to do at this facility. It is a deal breaker."

Committee chairperson Lloyd Ferguson said he supports the plans for the former Studebaker site -- as long as he's confident Graham will follow through.

"I just want to make sure that if we go to all this work that the project will in fact happen," he said. "I've had too many experiences where people come in and ask you to give special consideration to something, and for the right business reasons you do that. And then nothing happens."

ereilly@thespec.com

905-526-2452

[highwater]

Originally Posted by drpgq

"I just want to make sure that if we go to all this work that the project will in fact happen," he said. "I've had too many experiences where people come in and ask you to give special consideration to something, and for the right business reasons you do that. And then nothing happens."

You mean business isn't always God's gift to cities? Say it ain't so, Pink Lloyd!

[SteelTown]

I like the proposal, it'll enhance the surrounding. I’ve always been an advocate for more recreational facilities.

Though I'd imagine it would be a challenge to change the zoning from industrial to recreational use. Look at the challenge with regards to the Confederation Park Shopping Centre.

[flar]

It's too bad zoning laws aren't more flexible in these cases. Sure this is employment land, but this building is suitable for a factory from the past, not an ideal choice for new industry and unlikely to be used for industrial purposes compared to a big cheap warehouse along the QEW. This building has no highway access and it's right across the street from single family homes, recreational use seems just about right.

[bigguy1231]

I think it's a great idea.

This site has basically been sitting idle for 50 years. It is obvious that it is never going to be an industrial site again otherwise it would have already been developed. It may act as a catalyst to help redevelope that entire neighbourhood.

The zoning issue can be easily resolved with a change in the bylaw and rezoning. Nothing is ever set in stone when it comes to these sorts of things. Zonings and bylaws change all the time.

[SteelTown]

Originally Posted by bigguy1231

The zoning issue can be easily resolved with a change in the bylaw and rezoning. Nothing is ever set in stone when it comes to these sorts of things. Zonings and bylaws change all the time.

Eh! You wish. HPD will likely take this to OMB. To them taking away any industrial land is encouraging industrial development at the Airport. Plus the Province isn't all that pleased to see inner industrial land rezoned as well.

[markbarbera]

All this lower city repurposing of industrial brownfields for sports facilities (west harbour and now this) and power centres (Lowes, Walmart at Centennial) is going to prop up the case for AEGD...

[SteelTown]

Council approved it. But the developer has to submit a plan within 12 months. The developer said he'll likely submit a plan in the fall anyways.

[emge]

Wow. I am glad to see this approved. If/when it gets built is the next thing to be seen.

If anything can start to change the divide in neighbourhoods between the west of this property and the east of this property and start to make Hamilton General Hospital employees less utterly terrified of the surrounding area (and maybe push in some new nearby amenities for the sports parents while they're carting their little darlins in and out of this facility) , this is a good start...

[markbarbera]

It would be a shame to see this buillding disappear. From an architectural point of view it really is a gem, and is holding up well. Personally I would rather have seen this repurposed for the creative arts industry. There was once talk of film studios locating here, but that didn't pan out.

I am no opponent to repurposing but when this property is removed from industrial and repurposed in this fashion, the city has permanently ceded potential tax revenue on the site, thereby increasing the burdon on residential property tax revenues while simultaneously increasing the city's expenditure burden. I would rather see this repurposed in a way more in keeping the surrounding properties.

By the way, those who believe the building has been sitting empty for fifty odd years are sadly mistaken. If memory serves Otis operated in here after Studebaker shut their operations down.

[matt602]

Rheem also used parts of the building up until a year or two ago.

[emge]

Hm.. if there were to be something industrial, how good would that be for the neighbourhoods on each side or for the hospital and surrounding area? Unless it had some good jobs (and even then...) it would still likely not be as good. This property joins a few disparate areas and if redone would connect them all.

The tax revenues may not be the same, but this is still a privately-owned project that provides some tax revenue, right?

And if it's going to be converted, that's not a demo and new construction, at least not entirely?

[bigguy1231]

Originally Posted by markbarbera

I am no opponent to repurposing but when this property is removed from industrial and repurposed in this fashion, the city has permanently ceded potential tax revenue on the site, thereby increasing the burdon on residential property tax revenues while simultaneously increasing the city's expenditure burden. I would rather see this repurposed in a way more in keeping the surrounding properties.

It is a private commercial enterprise, the property will still be taxed. There will be no investment from the city so the city will not have an increase in expenditures.

[SteelTown]

New bylaw treads softly
City bends on Studebaker zoning

April 28, 2010
Emma Reilly
The Hamilton Spectator
http://www.thespec.com/News/Local/article/759688

The city is going ahead with a new bylaw that will block churches, athletic clubs and dance studios from industrial zones.

But it's willing to grandfather any of those services currently offered on industrial lands.

The city is also willing to exempt the former Studebaker factory from the new bylaw -- allowing a Mississauga man to move ahead with plans to turn it into an Olympic-calibre sports centre.

The bylaw, which has been in the works since 2006, was created to meet provincial policies that require the city to preserve its employment lands. It will ensure Hamilton has enough space to offer to manufacturers and will prohibit large retailers such as Costco or Wal-mart from operating in industrial or warehouse zones.

The new bylaw will also help streamline the development process, said Al Fletcher, a manager of strategic projects for the city.

"I believe it removes a lot of obstacles for new development to occur," he said.

While committee members approved the bylaw, they also allowed an exception to the new rule by exempting the former Studebaker plant on Victoria Avenue.

The move came in response to a proposal from Bob Graham, the president of the Northbrook Development group, who's proposing to turn the one-time factory into a $20-million athletic facility.

Planning and economic development manager Tim McCabe said he doesn't want to discourage an "exciting proposal," but noted Graham's plan doesn't conform with provincial policies.

"Our hands are kind of tied," he said.

The city has given Graham a year to produce results at the Studebaker plant. If no progress is made, the city says it will fold the Studebaker plant into the new bylaw and prohibit any recreational facilities on the property.

"I think it's a way to test the waters," McCabe said.

The bylaw proved to be unpopular with the owners of several sports facilities. Don Marinacci, the head coach of the Hamilton Gymnastic Academy, said industrial zones are the only spaces that provide high enough ceilings to accommodate trampoline training.

In response, Councillor Lloyd Ferguson got support for an amendment to the bylaw to allow gymnastics clubs to be legally built in the Ancaster Business Park.

[markbarbera]

Originally Posted by bigguy1231

It is a private commercial enterprise, the property will still be taxed. There will be no investment from the city so the city will not have an increase in expenditures.

With the rezoning from Indusrial to Recreational, revenue from taxation will decrease significantly. The costs with servicing this facility will increase with its occupation as a recreatonal facility (I am talking servicing costs not operational costs) so yes city expenditures on the site will increase while tax revenue on the site will decrease. It may be exciting to have the site occupied, but having it occupied in this manner as opposed to an occupation under its industrial zoning will result in a net increase on the overal budget burden for the city.

[drpgq]

Originally Posted by markbarbera

With the rezoning from Indusrial to Recreational, revenue from taxation will decrease significantly. The costs with servicing this facility will increase with its occupation as a recreatonal facility (I am talking servicing costs not operational costs) so yes city expenditures on the site will increase while tax revenue on the site will decrease. It may be exciting to have the site occupied, but having it occupied in this manner as opposed to an occupation under its industrial zoning will result in a net increase on the overal budget burden for the city.

That's true, but other tax revenues will probably go up. If it is successful bringing in lots of sports teams, that should fill some hotels and add money via the destination marketing fee. The surrounding residential properties assessment will likely go up over time, as being beside a sports complex is probably more appealing than living by an empty factory.

Plus what will the new classification for municipal taxes be? I assume now that it is now Industrial - Large - vacant building, excess land. Will it end up being taxed under a commercial rate? I don't see a recreational tax rate classification.

[flar]

There will be no tax revenue if the building sits abandoned for the next 50 years.

[bigguy1231]

Originally Posted by markbarbera

With the rezoning from Indusrial to Recreational, revenue from taxation will decrease significantly. The costs with servicing this facility will increase with its occupation as a recreatonal facility (I am talking servicing costs not operational costs) so yes city expenditures on the site will increase while tax revenue on the site will decrease. It may be exciting to have the site occupied, but having it occupied in this manner as opposed to an occupation under its industrial zoning will result in a net increase on the overal budget burden for the city.

Since all of the infrastructure in that area is already in place and being maintained for already existing activities in that area I seriously doubt that the city will incur any additional costs with regard to this facility. The infrastructure in the area is already built for industrial use which would far excede what is needed for recreational use.

As for losing tax revenue, I'd be willing to bet that the tax rates on recreational properties is higher than those on industrial properties if not the same.

To be honest I don't have too much confidence that this will ever get built. Even if it does it's not going to be anything spectacular. The $20 million that they are proposing to invest just doesn't buy much in terms of recreational facilities. If for instance they decide to put a doublerink arena on the site, that alone would cost 10 to 15 million. Basically what they are proposing is a upsized fitness center with some outdoor facilities.

[SteelTown]

Studebaker plant may spring to life again

Emma Reilly
http://www.thespec.com/news/local/ar...-to-life-again

The old Studebaker plant is on the road to reinvention as a massive sports complex.

Bob Graham, president of a Mississauga-based development firm, says he has purchased the Victoria Avenue North and Ferrie Street East building and is moving forward with plans to create a $20-million Olympic-class athletic facility.

“We’re in big-time engineering and due diligence mode right now,” Graham says. “We’re optimistic and continue to move forward.”

If Graham is successful, the plan will revamp a historic piece of Hamilton’s manufacturing history that has, over the years, housed Otis Elevator, Studebaker and Allan Candy.

It will also provide much-needed recreation space for residents of the city’s north end.

“If what he’s proposing comes to fruition, it certainly will be a wonderful addition — not only to the neighbourhood, but to the community,” said Councillor Bernie Morelli.

The plans call for the 600,000-square-foot building to be outfitted with 100 different playing surfaces for a variety of sports, including soccer, ice and ball hockey, lacrosse, basketball, volleyball and beach volleyball, and track.

However, there are still hurdles Graham will have to tackle before the project becomes a reality.

Tim McCabe, the city’s general manager of planning, said he heard the building was sold but hadn’t received any site plans from Graham’s firm, Northbrook Development Group.

“We’re hoping he can make this happen. The present zoning gives him full rights to do what he wants to do,” McCabe said, adding that a site plan application could be approved in as little as four weeks.

Hamilton beat three other locations Graham was eyeing for the project after council granted him an exemption from a controversial new bylaw that forbids recreation centres in industrial zones. The bylaw prohibits churches, gymnastics clubs and dance studios from occupying industrial spaces in order to meet provincial policies to preserve employment lands.

Council gave Graham a year to prove that he was serious about the proposal. Otherwise, the new zoning would kick in.

“Have we demonstrated we’re serious? Yes,” Graham said. “If the exemption hadn’t happened, we would not have been having this conversation. Our basic question to the city was, is there a door?”

The last high-profile project that took place at the old Studebaker plant was a film studio that opened in 2003. Only a few months later, it folded after a high Canadian dollar and U.S. competition forced it to close its doors.

Graham said he’s reluctant to give a full rundown of programming at this early stage. However, he says there will be programming available for low-income residents.

“We are going to be actively engaged to make sure that all kids in Hamilton have an opportunity to take advantage of these facilities and services,” he said. “There are actually lots of ways to get there.”

Graham says he hopes to open his doors by November.

For more information, visit steeltownacademy.com.

[bornagainbiking]

We have local teams driving to the Hersey Centre in Mississauga for tournaments.
Would this provide a venue for industrial leagues and intermural. overflow for High school competitions.
I hope this pans out even the HGH could use it for physio.