Carriage Gate

‘Ghettoized’ neighbourhood to get a $400M remake with 800 homes in Roxboro master-planned community

A game-changing project in Hamilton will transform 13 acres in the city’s east end into a $400-million, master- planned community modelled on affordability, adaptability, inclusivity and diversity.

A strategic alliance was forged be- tween the city, City Housing Hamilton (CHH) and Roxborough Park Inc. (RPI), a partnership of Urbancore Developments, Carriage Gate Homes and the Effort Group, to create the community. It will be built on the old Roxborough Park School site and adjacent property that is currently occupied by 107 subsidized CHH 60-year-old rowhouses. The project will address the critical need for more affordable housing in Hamilton and will be a catalyst for the revitalization and diversification of the McQuesten neighbourhood.

When completed in five to seven years, the neighbourhood — to be called Roxboro — will include nearly 800 new, mixed-income units of various types that will be built in up to four phases. These will include about 300 affordable market units including condos plus back-to-back and stacked townhomes; 200 units geared to seniors and small households; more than 300 rental suites with capped rents; and 103 family-oriented units in a 10-storey afford- able rental building owned and operat- ed by CHH.

The project has special meaning for Hamilton Mayor Fred Eisenberger. When his family immigrated to Canada from Amsterdam 60 years ago — he was eight years old — they moved into one of the old social housing units. He lived there until he was 19.

“I still live not far away and my child- hood memories are of that place. It was a great place to grow up, with a valley in the back to play in and lots of immigrant friends to hang out with,” Eisenberger said.

“I lived in a unit with six family members and it now looks pretty small, but being Dutch, we were used to tiny places. To see it come full circle to a renewal that was absolutely needed that includes geared-to-income housing … it’s very heart-warming.”

Coun. Sam Merulla was instrumental in bringing the vision together. When he learned that the old Roxborough Park School site was available, he reached out to Sergio Manchia, a developer-planner who helms Urbancore Developments.

“The school was for sale but there wasn’t a lot of interest in it, even though the neighbourhood was screaming for revitalization,” Manchia said. “It wasn’t a typical greenfield site and there were a lot of issues.”

“That neighbourhood was at a dead-end and previously had no access to the GTA or major highways, and had become ghettoized,” said Merulla.

“Sergio saw what I saw, that the site is at the intersection of two of the largest public works projects in the city (the Red Hill Valley Expressway and the coming LRT line).”

Originally, the neighbourhood had been the site of the Hamil- ton Municipal Airport built in 1929 and had small houses for pilots. But the municipal air- port closed when a larger one opened in Mount Hope in 1940.

Merulla says the decaying CHH housing would have been a detriment to any new housing on the site, and the neighbourhood needed a broader mix of housing and incomes. There is an extreme shortage of developable land in the city, and the CHH site was underutilized with only 103 housing units on eight acres. Talks with the city and CHH were initiated and Manchia brought in Nick Carnicelli from Carriage Gate Homes and David Horwood from Effort Group.

The multi-phase project in Hamilton’s east end will create affordable and market-rate homes on a 13-acre site that currently includes 60-year-old social housing units.


“It was a very challenging thing to buy the school with the idea to acquire more land owned by the city for a large, master-planned community that served a wider purpose,” Carnicelli said. “The (social) housing was well beyond its life, the area needed intensification and this was on a bus route, one kilometre from the GO station. It begged for some sort of dynamic thinking.” The community’s location has a WalkScore of 98 and Transit Score of 100.

Horwood said the combined experience he, Manchia and Carnicelli were able to bring to the table, and their shared love of Hamilton, was important. “Without the three of us working together, I don’t think the vision would have been seen by a single home builder wanting to buy the school site.

“We have each been contributing to how Hamilton has been re-imagining itself, and each of us has our own strengths. We started taking a synergistic point of view and the councillor was looking for a legacy project.”

Although there have been other private-public partnerships in Hamilton, this one represents the first one on such a large scale.

“It will provide a lift for the entire neighbourhood beyond the (site’s) borders,” Eisenberg- er said. “When an investment of this scale is happening, other investment will be attracted, as there will be a need for more services. That’s a good thing.”

Townhomes will be included in the Roxboro project that will bring both market-value and affordable housing to Hamilton. There is a backlog of 6,000 people waiting for affordable housing in the city.


It took four years to wade through the bureaucracy, to educate stakeholders about the vision and to finalize plans and approvals. RPI will bring a massive infrastructure renewal for the entire McQuesten neighbourhood: thousands of new and existing homes will benefit from new, separated storm water and sanitary sewers. The park will also get extensive improvements, including revitalization of the spray pad, play- ground equipment and playing fields. New pathways, picnic tables and tree plantings will be added.

Horwood says the residents of social housing have been kept informed of the process. “We do hope many people currently re- siding there will move into the new building and we expect some to return, but that’s be- tween CHH and its clients.”

Eisenberger notes there is a backlog of 6,000 people waiting for affordable housing in Hamilton and this project will help ease that. “It’s still a huge challenge for us to overcome. We’re setting a target of 300 units a year in the city. That’s not enough, but it’s all we can afford and we are looking for the provincial and federal governments to step up.”

In the diverse range of homes to be built, plans include 200 units geared to seniors and small households; more than 300 rental suites with capped rents; and 103 family-oriented units in a 10-storey affordable rental building.


Construction will begin this fall on a rental apartment building to be owned by HCC and built to Passive House standard (a stringent, international standard of energy efficiency and building performance) plus 164, three-storey contemporary- style townhomes and back-to- back units, each with a garage.

“I’ve been doing this for 30 years and this is one of the most exciting projects I’ve done in my life. Never have I had more community support or lack of negative feedback related to a project,” Carnicelli said. “This is really a lifetime career project for all of us.”

“It came down to people trusting the vision and having courage,” Merulla said. “The developers saw the vision and invest- ed in it, and I’m appreciative. It’s an official pilot project for the city of Hamilton and is prioritized that way — and this will be applied to other neighbourhoods.”


Gallery Condos + Lofts is now under construction as Carriage Gate Homes hosts official groundbreaking ceremony in Burlington

Carriage Gate Homes held an official groundbreaking ceremony this week at its Gallery Condos + Lofts project in downtown Burlington. The milestone event marked the start of construction at the 156-unit condominium and was attended by purchasers, elected officials including Parliamentary Assistant (PA) to Minister Clark, Parm Gill, Director of Policy at the Ontario Home Builders Association, Michael Collins-Williams and MPP Jane McKenna, as well as the President of Carriage Gate Homes and the Hamilton-Halton Home Builders Association, Nick Carnicelli.

When completed in spring 2022, Gallery Condos + Lofts will rise above the corner of Brant and James Street across from City Hall, playing a key role in the revitalization of downtown Burlington.The innovative mixed-use project features a new concept in living with modern residential units, loft-style suites, and commercial units on the ground floor, providing owners with access to a range of essential services.

The project’s desirable location places it within walking distance to a wealth of dining and entertainment venues. In addition to the mixed-use retail spaces planned at ground level, residents will be steps away from shops, restaurants and cultural institutions including Pure Boutique, Coffee Culture Cafe & Eatery, and the Burlington Performing Arts Centre. Plus, convenient access to the QEW, Highway 407 and the Burlington GO Station makes it ideal for commuters traveling to Toronto or the Hamilton-Niagara region.

Designed by Turner Fleischer Architects, the 22-storey building boasts contemporary exterior design comprised of a modern glass tower that rises from a four-storey, brick and cast stone podium. The development will be a first in a new generation of mixed-use buildings within the downtown core and features proposed outdoor patio seating designed to interact with City Hall’s Civic Square, located directly across the street.

Within the development, residents will have access to a full suite of amenities designed for health and entertainment. A rooftop patio with barbecues and an outdoor fireplace allows for residents to enjoy the fresh air and admire the views, while a sleek multi-purpose room with a bar and dining area is perfect for hosting dinner parties. Other amenities include a full fitness facility with a yoga studio and indoor pool.

Priced from the $400,000s to over $2 million, the suites at Gallery Condos + Lofts range in size from 600 square feet to 2,200 square feet and have functional, open-concept layouts with large living rooms, gourmet kitchens and expansive balconies or terraces. Standard finishes include wide plank laminate floors, nine-foot ceilings, two-tone kitchen cabinetry, polished quartz countertops and a modern porcelain tile backsplash.

To learn more about Gallery Condos + Lofts, be sure to register online or visit the presentation centre located at 2107 Old Lakeshore Road in Burlington. Hours are Monday to Thursday from 3pm to 7pm and weekends from 1pm to 5pm.

For more information, call 905 637 3885 or email

In Conversation With… Nick Carnicelli, President, Carriage Gate Homes

More and more homebuyers are heading west – to Hamilton, Burlington and other popular areas in the Hamilton and Halton regions – in search of affordable new homes. But it’s not just price that draws; outstanding natural features and other amenities make this part of the Greater Golden Horseshoe an increasingly attractive destination.

We spoke with Nick Carnicelli, president of Burlington, Ont.-based Carriage Gate Homes, as well as president of the Hamilton-Halton Home Builders’ Association, for his insights.

HOMES Magazine: The Hamilton-Halton region has long been a favourite destination for homebuyers who may feel priced out of the Toronto market, especially the last five years. What is it about areas in the west that appeals so much to homebuyers, besides affordability?

Nick Carnicelli: Burlington appeals to a broad spectrum of people, and offers a lifestyle that is hard to beat. The community boasts a safe, friendly environment, beautiful Lake Ontario waterfront, festivals, community events, great shopping, restaurants and rich arts and culture life. Spencer Smith Park is a favourite destination for joggers and cyclists. The Brant St. Pier extends 132 metres into Lake Ontario and provides breathtaking views of the city and shoreline. With popularity and very limited supply of available home choices to the east of Burlington, many homebuyers are looking west in search of lifestyle, value and neighbouring amenities.

The charming walkable downtown is undergoing a revitalization and is attracting new residential and mixed-use developments.

The area is also served by three GO stations and several major highways, making it easy travel downtown Toronto for work or pleasure, or to indulge in Hamilton’s burgeoning food scene or visit Niagara wine country for a weekend escape.

Hamilton itself is a diverse city with a progressive attitude, a growing arts and culture community, while rivalling Toronto as an affordable and desirable place to live.

And finally, a wide variety of housing options – single-family, semis, townhomes, low-, mid- and highrise, custom homes – at a wide variety of price points.

HM: How long do you think the area can maintain this affordability edge, given the popularity and price growth?

NC: Affordability is a challenge for every community, but I expect Hamilton will continue to remain relatively affordable given continued supply and a greater ability to provide a variety of housing options for first-time homebuyers, as well as for transitioning buyers.

HM: What are some of the key issues facing the HHHBA, and therefore homebuyers these days?

NC: Supply. There is simply not enough shovel-ready land for builders to do their job. Municipalities cannot keep up with the supply needed to meet demand and the population allocations provided by the province. Red tape causes lengthy approval times, which delays the ability to bring the product to market. These two factors have a significant effect on the purchase price of new housing.

Burlington is trying to reinvent itself, and Hamilton is making huge strides forward to accommodate new housing. New plans for the downtown and a series of other ambitious initiatives are huge steps forward in the right direction. However, adequate and uninterrupted supply of high-quality housing is still a major concern for all municipalities.

My primary focus as president of HHHBA is to work with all levels of government to spearhead many of the changes we need to support our goals of providing affordable, high quality housing that meets the expectations of a very broad range of homebuyer’s needs and preferences.

HM: Let’s talk about Carriage Gate. What are some of your most exciting projects underway right now?

NC: Gallery Condos + Lofts is an art-inspired condo project in the heart of downtown Burlington, and influenced by the city’s vibrant art scene. Carriage Gate is working with local artists and will feature art throughout the building. The 22-storey building will feature a gallery level podium with a unique cutaway corner and vibrant streetscape right across the street from Burlington City Hall.

The greatly enhanced streetscape, piazza-style environment features patios, alfresco dining, and convenient, street level retail, creating a natural place to gather and enjoy the day.

Comprised of 159 units, the open-concept layouts designed by Tomas Pearce Interiors range in size from 514 to more than 1,600 sq. ft. The units will appeal to everyone from young buyers looking to buy their first home, to mature adults seeking to downsize who still want space to entertain.

The stunning rooftop terrace will offer stunning lake views in every direction. Amenities include a fitness facility, along with a yoga studio with an indoor pool with lounge areas, as well as multi-purpose party room with a bar and dining area.

Large balconies with gaslines for barbecues, and chefstyle kitchens augment each of the open-concept units in the Tower Suites. Loft units are available on the gallery level, and highlight urban finishes such as 10-ft. ceilings and barn doors. The master ensuite in the loft units include a one-ofa- kind four-piece spa bath. This signature feature places the tub and shower in the room for a totally relaxing environment. Carriage Gate is incorporating a lot of forward thinking features into the condo suites to bring added value to our customers.

Our Berkeley Condominium in downtown Burlington is close to completion, with expected occupancy and registration completed this spring. We’re very proud of first condo in downtown Burlington. The building is home to a lot of very nice people who are enjoying first-hand, the lifestyle the downtown has to offer. We are very encouraged by the positive feedback we have been receiving about the Berkeley.

HM: What’s next for Carriage Gate?

NC: We have started marketing for Gallery Condos + Lofts, and are very excited by the tremendous interest so far. We plan to build in Burlington for a long time and we have multiple exciting new projects moving forward in the near future.

Our most ambitious project to date is coming soon to Hamilton. Roxborough Park is a new kind of master-planned community. We worked closely with the City of Hamilton and the community to bring this to reality. We collaborated with all stakeholders to make affordable homeownership a reality. Roxborough Park will feature three-storey townhomes, back-to-back towns, stacked condos, rental apartments and a partnership with the City of Hamilton Housing, to bring true new affordable units to the community. The project is more than 650 units and will be breaking ground in 2019.


HM: When I am not at the office, I:

NC: Spend time with my wife and four children. Now that they’re a little more independent, I have rediscovered golf and try to travel more. Our office is in downtown Burlington and I truly enjoy everything the location has to offer. The warmer weather is motivating me to start running again – I may have another marathon in me yet!

HM: If I wasn’t a homebuilder, I would be:

NC: I have been in this business my whole career. This is really the only thing I know and I honestly can’t imagine doing anything else. This work is my passion and I am proud of the company we have built and am very proud to be part of this great industry as a builder and current president of the HHHBA. I am fortunate to represent this strong group of dedicated small business owners who are working together to build the Canadian dream for people – a place they can call home.

Make Gallery Condos+Lofts your new home

With all that Burlington has to offer, Maclean’s magazine recently named it the best city to live in Canada in the publication’s inaugural Best Communi- ties in Canada ranking.

What makes Burlington so special? The city offers residents a lifestyle and location that is difficult to beat. Located on the shores of Lake Ontario, the city includes a wide ranging natural environment, perhaps the largest lakefront park in Ontario and the Niagara escarpment world biological park reserve. The safe and friendly environment, year-round festivals, great shopping and restaurants adds to the appeal of the location.

Gallery Condos + Lofts will put residents in the midst of Burlington’s down- town pulse with everything from food and drinks to boutique shops within walking distance. Construction is starting soon at the corner of Brant and James Street directly across the street from City Hall bringing art inspired lay- outs and a host of unique features to Carriage Gate’s newest condominium in the downtown core. Residents will be able to enjoy music, dance and theatre performances at the Burlington Performing Arts Centre, take in exhibits at the Art Gallery of Burlington, walk to fine eateries and bistros, and stroll to Spencer Smith Park with its scenic waterfront promenade. The park’s boardwalk is a favourite destination for dog walkers, joggers, cyclists and people who simply want to enjoy a leisurely stroll and admire captivating views from sunrise to sunset. The 132 metre Brant Street pier is also a favourite go-to spot.

At Gallery Condos + Lofts it’s the details that make the difference. The suites are modern with luxury finishes, open concept layouts and chef style kitchens to bring together family and friends over the art of food. The custom cabinetry, vanities, and quartz countertops add a sophisticated touch to the suites. The oversized terraces with barbecue connections in the tower suites maximize usable space, making them a pleasure to live in. Suites range in size from 600 to more than 2,200 square feet with most of the tower units aver- aging a little under 1,000 square feet. “The ‘soft lofts’ on the gallery level are a first for Burlington,” explains Nick Carnicelli, president of Carriage Gate. They will feature soaring ceilings, barn style doors, and concrete accent walls. The

master ensuite offers a one-of-a-kind four piece wet spa. The design of these suites has been meticulously curated by the award winning design team at Tomas Pearce Interior Design.

There are units that will appeal to everyone from young buyers looking to buy their first home, to mature adults seeking to downsize but still want enough space to entertain family and friends.

When it comes to a great lifestyle you don’t have to venture far from your home at Gallery Condos + Lofts, thanks to an impressive list of onsite ameni- ties including a magnificent indoor pool, a private yoga room, fully equipped fitness facilities, pet spa, party room with private dining area, and billiards lounge. From the top of the 23rd floor, residents and their guests will enjoy spectacular lake views in every direction while relaxing in the lounge areas, enjoying the fire feature, and creating their own culinary masterpiece at the rooftop barbecues, making this a perfect place for alfresco dining.

Burlington offers excellent value for buyers looking for urban amenities and a great location. Gallery Condos + Lofts has 156 units, with prices starting from the $400’s to over $2 million.

Perfectly positioned at Brant and James Street, the building is adding to the colourful palette of the downtown core with its pedestrian-friendly lo- cation. The wide streetscapes on three sides of the building with plenty of new trees, street furniture and outdoor patio will be the gathering place for watching life unfold around you. There is no doubt that the city exudes an electric vibe, a place full of energy that Gallery Condos + Lofts is right in the heart of it.

Demolition has started, with an official groundbreaking planned for early October.

There is still time to be part of what makes Burlington the best place to live by visiting the gallery presentation centre at 2107 Old Lakeshore Rd. or by calling 905-637-3885 for more information. Visit www. and Sales office is open Monday – Thursday 3 – 7 p.m. and weekends from 1 – 5 p.m.

Carriage gate homes offers a lifestyle hard to beat at Gallery Condos + Lofts

Burlington offers a lifestyle that’s hard to beat with a safe friendly environment, beautiful Lake Ontario waterfront, festivals and community events, great shopping and restaurants, and a rich arts and cultural life. With the warmer weather approaching festival season comes to life in downtown Burlington. Many of the festivals have been ranked in the Top 100 Ontario Festivals including the Sound of Music, Canada Day and Children’s Festival. There is something for everyone from culture, heritage, arts, culinary, and so much more. Carriage Gate will be at the centre of it all with it’s latest project Gallery Condos +Lofts at the intersection of Brant and James Street right across from Burlington City Hall.

Homeowners will be able to enjoy music, dance and theatre performances at the Burlington Performing Arts Centre, take in the exhibits at the Art Gallery of Burlington, walk to fine eateries and bistros, and stroll to Spencer Smith Park, with its scenic waterfront promenade.

Comprising of 159 units, the tower suites feature oversized balconies/ terraces that are a minimum of eight feet deep with gas barbeque outlets, spacious art-inspired interiors, openconcept layouts, and chef style

kitchens. “This building is designed for living,” Nick Carnicelli President of Carriage Gate Homes explains. Most of the tower suites units average over 1,000 square feet in size and the building will include a penthouse level on the top four floors. Prices start from $400,000 with suites ranging in size from 500 to more than 1,800 sq. ft.

Building amenities will include an elaborate party room with separate dining and billiards spaces on the second floor, as well as a gym and yoga room that opens to the outdoors for indoor and outdoor practice and a spectacular indoor pool. There will be an extensive rooftop terrace with incredible views of the Toronto skyline.

For more information visit Gallery Condos + Lofts sales office at 2107 Old Lakeshore Rd., or call 905 6373885. The sales office is open Monday to Thursday from 1- 7p.m. and 12 noon to 5 p.m. Saturday and Sunday.

Carriage Gate project offers the essence of urban style with amenity rich living

Burlington may just be the best place to live in Canada according to MacLeans’s Magazine. The city offers a lifestyle and location that is hard to beat. Located on the shores of Lake Ontario, the city includes a wide-ranging natural environment, perhaps the largest lakefront park system in Ontario and the Niagara escarpment world biological reserve. Burlington offers residents a safe and friendly environment as well as fabulous restaurants, shopping, festivals, events and a culturally rich arts community.

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Gallery Condos + Lofts: Urban-inspired living in Burlington

Situated in the heart of downtown Burlington, just west of Toronto and directly across from city hall, Carriage Gate’s Gallery Condos + Lofts will offer homeowners modern luxury and all the creature comforts of home. The 159 suites have been meticulously curated by award winning Tomas Pearce Interior Design. The art-inspired lobby features two-storey ceilings, an integrated fireplace, and luxurious lounge seating beneath a cascading designer chandelier. An understated elegance is enhanced with original artwork and sculptures throughout the building.

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Carriage Gate Homes project features art-inspired condos with modern design

Coming soon to downtown Burlington, Gallery Condos + Lofts will feature 159 art-inspired tower suites and soft loft units with urban finishes, higher ceilings barn style doors, concrete accent walls, and track style lighting. The modern design curated by renowned Tomas Pierce Interior Design boasts open concept layouts, as well as large balconies and terraces, that are perfectly positioned for breathtaking views in every direction. Aside from the 10-ft.-high ceilings, the lofts’ master ensuite offers a one-of-kind, four-piece spa bath. This signature feature places the tub in a five-by-five-ft. rain room which will add a unique touch to the spa like experience. The soft loft concept, will make up about 20 per cent of the residential units and is new to the market. The building is designed for living, as most of the tower units average slightly less than 1,000 sq. ft., with large chef style kitchens, stainless steel appliances, quartz countertops and large outdoor spaces with gas barbecue connections.
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Home is where the art is

Located on Lake Ontario, the city of Burlington offers residents a safe and friendly environment as well as fabulous restaurants, shopping, festivals, events and a culturally rich arts community. Gallery Condos + Lofts will place residents in the centre of it all. The unique 22 storey building will be located at the corner of Brant and James Streets, directly across from City Hall.
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Downtown revitalization done right

Domenic Carnicelli of Carriage Gate Homes says the true test of a downtown revitalization is that people will get to know the lifestyle and want to live there.
As editor of a new home section, I am fortunate to meet with a wide variety of builders, from custom home builders in smaller Ontario towns to the developers of the very largest of condo towers in downtown Toronto.
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