FAQs

What is the Upper West Side Community?

The Upper West Side Community will be located between Twenty Road West, Dickenson Road, Upper James Street and Glancaster Road. The community will offer Hamilton an innovative, and more importantly, affordable residential and housing community. To read more about this project visit the About the Project page.

How will the Upper West Side Community benefit the City of Hamilton?

With the City of Hamilton facing a housing affordability and supply challenge, it’s clear there aren’t enough homes, especially as people continue to move here from other parts of the Province. 

By offering a considerable amount of housing in the Upper West Side Community, we can improve the supply challenge both in the immediate vicinity as well as the downtown area as competition for purchasing and renting will be diminished. 

The community is also designed to act as a land-use buffer from the planned employment. 

The community could host a transit hub for residents and employees traveling to and from downtown.

What financial impacts will the Community have for the City of Hamilton?

As soon as the Community is approved from the City, the Community Development will drive significant revenue for Hamilton:

  • $55.7 million in on-going revenue annually, which will exceed the expenditure the City will incur in operational costs.
    • $33.5 million in property taxes
    • $17.7 million in water and wastewater revenues
    • $4.5 million in non-tax revenue
  • As such, the development will have a positive financial impact of $35 million annually, and,
  • $15.4 million in one-time revenue which will greatly assist the City in providing for growth-related infrastructure.

How will the community offer affordable and attainable housing options?

The Upper West Side Community is cognizant of the immediate need for housing for all Hamiltonians. As such, the community will seek to incorporate multiple housing forms and tenure types. The specific goals of the community will be to achieve housing that is affordable and attainable. While further details need to be confirmed, strategies of working with local housing agencies to secure affordable housing opportunities are being examined. As well, the community will look to designate portions of the lands as attainable whereby efforts will be developed to ensure that some units are priced with consideration of the benchmark CMHC affordability standard.

What elements of the proposed community are to be sustainable?

While specific sustainable elements are still being contemplated, the Upper West Side Community plans to incorporate numerous sustainable initiatives within the community. Some of these features include the following:

  • Enhanced Natural Heritage System
  • Provision of an active and recreational transportation network
  • Creation and application of energy efficiency targets.
  • Utilization of energy rated building materials.
  • Application of renewable energy sources.
  • Application of low impact design materials for the treatment of stormwater. 
  • Incorporation of vegetation for quality control in stormwater management. 
  • Design considerations to reduce Urban Heat Island effect.

What steps are you taking to ensure that this development is environmentally friendly?

The Community is looking to integrate numerous environmental features, including the integration of active transportation infrastructure and enhanced green space. Further measures including compliance with municipal standards will be implemented while additional certification processes and energy modeling are being investigated.

When would development begin?

The Community is serviceable and construction can proceed in the short term subject to planning approvals and environmental assessments on the road network (which are ongoing).

Is the Upper West Side Community Considered an “Infill Development”?

Infill is the process of developing vacant or under-utilized land within existing urban areas that are largely developed or designated for development. Infill areas can efficiently use existing servicing or community facilities to support additional residential or employment populations.

The Upper West Side Community is an infilling opportunity because it is surrounded by existing and designated urban areas around its entire periphery and can be supported by available sanitary and water services. The approval of the Upper West Side Community will effectively intensify population growth within the existing urban fabric without the outward extension of the City’s urban boundary as delineated in the Official Plan.

Is there any Prime Agricultural land located on the Upper West Side lands?

The Upper West Landowners Group have completed an Agricultural Assessment to determine the quality of soil within the Upper West Community. It has been determined that the soil quality is not ideal for growing crops for various reasons. This document will be explored further in the FAQ below.

Does the Approval of the Upper West Side Application Affect Agricultural Uses?

Most of the Upper West Side Area is now occupied by interim agricultural uses. These uses are considered interim because the agricultural activities are not owner occupied and the lands are not designated or long term agricultural use in the City’s Official Plan. The Upper West Side area is not considered substantially as “Prime Agricultural Lands” according to provincial mapping and soil classifications.

The Growth Plan and Provincial Policy Statement directs that urban development should not occur on Prime Agricultural Areas where opportunities for growth to occur on lesser capable agricultural lands. The Upper West Side Landowners Group commissioned an “Agricultural Impact Study” (prepared by Orion Environmental Solutions Inc., dated October 2018) which confirmed that the subject lands were not “Prime Agricultural” lands whereas the other available growth options are within the “Prime Agricultural” classification. You can view the full report on our Integrated MCEA page. This report concluded that the Upper West Side Area should be considered the preferred growth option on the basis that:

• It is encompassed by approved and existing urban development;
• The lands lack any active specialty crop enterprises;
• The lands are not economically viable as an agricultural use given the high land values imposed by surrounding urban development and prevailing small fragmented acreage;
• The lands are not designated agricultural by the Province or City; and,
• Being encompassed by urban development, the movement of farm equipment to and from the site for continued crop production represents a significant nuisance and safety concern.

November 2020 Information Session

Q.  

How will Twenty Road West handle the increase in traffic?

A.  

According to the City’s functional road classification schedule (Schedule C) within the Urban Official Plan, Twenty Road West is classified as a “minor arterial” road. The Garth Street extension is identified as a minor arterial road, however through further analysis this classification could change.

Twenty Road West will be updated to accommodate urban development envisioned by the City. The updating of Twenty Road West will be subject to a future environmental assessment which will further review pedestrian safety, bike lanes, intersections and others.

 

CLS and the landowners are undergoing an Integrated Environmental Assessment to assess the proposed roadway extension of Garth Street and other internal roadways. This analysis would include the review of pedestrian safety, bike lanes etc.

 

Q.  

Overall concern with the negative environmental effects from Twenty Road W and Garth Street. Please clarify.

A.  

The landowners have retained a vast consultant team to complete the appropriate background studies, environmental impact assessments and inventories to assess potential impacts to its surrounding areas including Twenty Road West.

 

The City is currently reviewing their Transportation Master Plan which may include analysis of Twenty Road West. Please note, any future modification to Twenty Road West will require the completion of an environmental assessment which will involve the assessment of any environmental features to mitigate against environmental impacts.

 

 

 

Q.  

Is there a buffer for the residents located along Dickenson Road W?

A.  

Please note, the City is currently reviewing Dickenson Road as part of a Municipal Class Environmental Assessment to determine the appropriate updates that need to be implemented along this corridor:

 

https://www.hamilton.ca/city-planning/master-plans-class-eas/dickenson-road-upper-james-street-glancaster-road 

 

Q.  

Will Twenty Road West be widened? What are the scheduled widths of Twenty Rd W and Garth Street?

A.  

According to Hamilton’s Urban Official Plan, Twenty Road West is classified as a “minor arterial” road. The existing Garth Street is identified as a collector road and the proposed Garth Street extension will be classified as either a major or minor arterial road south of Twenty Road West and to connect to Dickenson Road. For reference purposes, Upper James is classified as a major arterial road.

 

According to the Airport Employment Growth District, a minor arterial road shall be 37 metres in width and major arterial road shall be 44 – 45m wide. The proposed Garth Street extension as submitted in our Industrial Draft Plan of Subdivision, provides a width of approximately 45m.

 

For further information please review the City’s Transportation Master Plan:

https://www.hamilton.ca/city-planning/master-plans-class-eas/city-wide-transportation-master-plan

 

 

Q.  

The existing road lacks any safety measures in place as there are no sidewalks, curbs or shoulders and no capacity for bike lanes. How will the proposed residential development improve these conditions? 

A.  

The City, developers and technologists are able to implement traffic calming measures which includes designing the right-of-way of roads to discourage local truck traffic. The truck traffic could be directed to a designated area or specific road connection.

 

As CLS moves into more detailed stages of the planning process, the existing entrances from the residential communities will have to be reviewed and addressed. Safety concerns will need to be reviewed such as protecting access, review turning movements, signalization and separation distances between intersections will be assessed through both the secondary plan process and through the on-going integrated environmental assessment process.

 

According to Hamilton’s Cycling Master Plan 2018, Twenty Rd West, the Garth Street extension and Dickenson Road W are identified as “Planned Bike Lane” according to Appendix A – Map 1:

 

https://www.hamilton.ca/sites/default/files/media/browser/2018-06-06/draft-tmp-backgroundreport-cyclingmp-11-1.pdf

 

Q.  

How will the proposed development include the hydro corridor that runs parallel to Twenty Road West? Will there be any impacts?

 

What is envisioned for the residential frontage along Twenty Road West? 

A.  

Hydro corridor is envisioned to be used for several purposes including a multi-use pathway and community gardens. This will be subject to future processes with the City and Hydro One. Please note, due to the existing hydro corridor, the development of the subject lands will not ever directly front onto Twenty Road W.

 

In the future, Twenty Road West is scheduled to be widened. At this time, CLS is not aware of the timeline however an environmental assessment will be required. This will determine the width and features of the road, however the goals of the residents to north of the TRW are shared by the landowners to the south, as we will look

 

Existing Drainage/ Stormwater Management Issues:

 

Q.  

There is a general concern for the current stormwater management systems which were not designed to accommodate additional run-off created by the impervious surfaces and these issues may be increased by the proposed development. Please explain how the proposed development could improve our conditions and not hinder.

A.  

As required by the city and province, any future development will be planned to maintain or improve existing quality and quantity of flows. In addition, any stormwater infrastructure will be designed in recognition of potential impacts to downstream areas. The landowners are committed to working with the communities to the north to arrive at a solution which does not worsen those conditions. Specific details of the stormwater management systems will be refined during future planning process such as the Secondary Plan which will involve future community meetings and input will be welcomed at this time.

 

 

Q.  

Existing ponds along Twenty Road W are identified as stormwater retention ponds. Has there been any consideration of how additional silt that works its way through these ponds will impact the existing residential development?

A.  

Requirements for sediment and erosion control for new development are more robust than they use to be. For example, there is a lot more fencing, hay bales, silt sacks and catch basins utilized in stormwater management and drainage control. When the development advances, there are more policing agents then there used to be such as the Ministry of the Environment. Another example is that minimum standards for peak discharge cannot increase.

 

The landowners have spent some time researching the existing drainage issues within the past few years and have found ways to reduce or eliminate some of the flow between the areas along Twenty Rd W. The NPCA has specific policies regarding this, but with community input, the landowners could re-engage with the NPCA and could potentially redirect the majority of our flow to the water course near Upper James St. In summary, there is an opportunity to improve the conditions on the adjacent stormwater retention pond and the landowners intend on pressing for a situation which benefits everyone.

 

 

 

Q.  

Are there any hydrologic impacts such as water runoff from the existing agricultural lands?

A.  

The lands have been actively farmed for several generations. When the lands are developed for urban uses, any existing hydrologic impacts resulting from the agricultural lands will be mitigated, in accordance with City and NPCA standards.

 

 

Q.  

Are new storm ponds proposed?  

A.  

Yes. Due to the size of the lands, ponds are required to store any overflow of stormwater. Due to the proximity to the airport, these ponds will be shallow to present birds congregating and causing impediments to the airport’s operations. This is a specific requirement from the City.

 

 

Q.  

What will happen to the existing watershed and connecting creeks?

A.  

The landowners have funded considered background assessments of both the existing environmental conditions as well as strategies to mitigate future impacts. The findings of these respective reports have resulted in a comprehensive plan that will improve the functionality of this area of the watershed.

Specifically, all creeks have been assessed to determine their function and recommendations have been made on their ultimate form. For some of the creeks this means they will be required to be left in their current alignment, while others are proposed to be merged into a large corridor. In addition to at least maintaining existing flows, the benefit of this will be to also protect ecological diversity by providing linkages for species. As CLS is currently working with the City regarding the outcome of these features, further details about this corridor can be provided at a later date.

 

 

Q.  

What is the relationship between replacing the culverts to larger ones, specifically at Twenty Place, draining the water off the property south of Twenty Rd W through the Twenty Place ponds to wherever from there?

 

Who is responsible for the drainage and the maintenance of these ponds at Twenty Place especially since a large body of water will drain into Twenty Place coming from across the road?

A.  

For the replacement of culverts and any ponds at Twenty Place, we suggest contacting the condominium management company. As mentioned during the consultation, the landowners of the subject lands intend on improving the existing drainage and stormwater management for the area and are committed to arriving at solutions which benefit both our properties and the properties located on the north side of Twenty Road

 

Natural Heritage System:

 

Q.  

Have any environmental studies been completed?

A.  

The landowners have completed numerous studies directly related to the assessment of the natural heritage system. These include the completion of an Environmental Impact Statement, Tree Protection Plan, Linkage Assessment, Fluvial Geomorphological Assessment, Hydrogeological Investigations, Geotechnical Investigations and others. These assessments and reports have been completed in accordance with provincial, municipal and conservation authority requirements.

 

Together, these assessments have determined the existing features for the purposes of informing the future natural heritage system. Please note, further investigations will be required as part of the ongoing environmental assessment work as well as future planning applications such as the Secondary Plan.

 

Q.  

It appears that a lot of trees were torn down in the former golf club lands. Were these trees removed legally?

There is concern for the existing soil conditions and the environmental impacts from the golf course.

A.  

The removal of trees may have occurred during the ownership of the lands from previous owners. The current owner, who recently joined the UWSLG, is committed to monitoring and maintaining the existing health of the forested areas.

 

The golf course lands are included under the scope of the ongoing environmental studies (e.g., Environmental Impact Assessment, Tree Protection Plan and Linkage Assessment) in coordination with the City and the Niagara Peninsula Conservation Authority (NPCA). CLS has conducted site visits with the City and NPCA to complete these studies.

 

Furthermore, the landowners have completed the necessary Geotechnical Investigation analysis work to determine the quality of the soil. If any site remediation is required, it will be done in accordance with ministry requirements.

 

Q.  

Aside from maintaining the existing natural heritage features, will new trees be planted?

A.  

Yes!

 

As per the completed Tree Protection Plan, almost all of the trees on site have been counted and assessed as part of the tree inventory and tree protection guideline requirements by the City. New native trees will be planted to improve the existing conditions of the natural heritage system and act as a buffer between the proposed industrial uses as well as replace trees that will be removed.

 

Q.  

Will there be walking trails and parks?

 

Will any amenities be included within this development?

A.  

Within the natural heritage corridor that will be enhanced to maintain the existing species within the area, trail systems are envisioned for future residents to utilize. In addition, neighbourhood and community parks are proposed. Both of these features will be assessed and determined in greater detail through future planning processes.

 

Proposed Housing Mix/ Density:

 

Q.  

Regarding Growth Areas and required density for development by the City, at 60% intensification, which can be considered an aggressive goal for the City of Hamilton which still requires approximately 1300 hectares of land. My question is regarding the following calculations: if the Upper West Side area can deliver 120 hectares, the Twenty Road East area 200 hectares, and the Elfrida area approximately 900 ha, then wouldn’t all 3 of these areas be included as growth areas for the City?

A.  

The Municipal Comprehensive Review (MCR) is being completed to determine where and how to grow. The recently released land needs confirms that the City will require additional land be added to the urban boundary regardless of the level of intensification the City wishes to pursue. The next step will be to assess the candidate expansion areas to determine their qualities. This includes assessing which lands contain prime agricultural land or other constraints. Please note, development can only occur on prime agricultural land if there are no other opportunities to grow on less capable agricultural lands. The Upper West Side lands have no prime agricultural lands.

 

Q.  

Regarding the types of housing being proposed, is there any further detail?

 

Is mid-rise development proposed? If so, how many storeys?

How will this affect the sightline and privacy issues?

A.  

There will be a range of housing types that will be compatible with existing residential development. The landowners will be considering a full range of housing types to meet the municipal density requirements and market demand. This may include single family dwellings however townhouses, block townhouses and other low-rise but denser forms are more than likely to ensure minimum density requirements are met. Further details concerning housing form will be determined at the Secondary Plan stage.

 

Q.  

What serious consideration will be given to the retirement communities and other existing residents who will be affected in the area along Twenty Road West and Glancaster Road?

A.  

The recent resident information session was the first of many meetings to be held between the Upper West Side Landowners group and its neighbours on the north side of Twenty Road West. The landowners are committed to incorporating the comments and feedback into the future community to ensure it is reflective of the needs of the existing community.

 

Q.  

Have you received confirmation that the school boards will coordinate with the landowners to construct a school?

A.  

The Hamilton Wentworth Catholic School Board owns land within the Upper West Side community plan area. Through recent planning applications, they have shared comments which advise that a future elementary school will be required to accommodate the planned population growth envisioned through this project and others.

 

All school boards are commenting agencies and will further advise on their needs. This will be particularly relevant during the Secondary Plan stage.

 

Q.  

Is there any commercial or big box commercial being proposed? For example, will there be a grocery store?

A.  

The landowners envision the future Garth Street extension to include some commercial and retail uses. This will be further determined during the secondary plan stage.

 

Please note, the landowners have received interest from groceries store retailers about a future location in this area.

 

Q.  

Has the City already committed to the light industrial development and are they open to residential opportunities?

 

What is the best way for existing residents to show their support for residential uses?

A.  

The City has recently released a Land Needs Assessment which determined that there is a sufficient supply of employment lands to meet projected demand. However, the land needs determined that at least 1,340 ha of land will be required to accommodate future residential growth. CLS and the Upper West Side landowners recommends residents reach out to their local Councillor to provide comments on how and where the lands required to address the future growth should be found.

 

Q.  

When is construction anticipated to commence?

A.  

CLS has filed Urban Boundary Expansions under the new Growth Plan to the City of Hamilton which are currently under review. The disposition of these applications by City Council will be heard in the near future. If the applications are approved, then the secondary plan process will commence, and construction could occur within a few years. If the applications are denied and at the end of the MCR the City decides to proceed with industrial development, then CLS cannot comment on this timeframe.

 

Policy:

 

Q.  

Why would the City not consider including a residential buffer located adjacently to well established retirement communities?

A.  

As per the City’s resolution from the Planning Committee held on October 6th and the subsequent Council Meeting on October 14th, 2020, City staff have confirmed that the white belt lands are currently being reviewed through the MCR.

 

It is the opinion of the landowners that a residential buffer is the most appropriate use of these lands as it will provide a transition of land uses between the existing residential communities on the north side of Twenty Road West and the planned employment of the AEGD.

 

Q.  

What is the Special Policy Area identified as ‘Street A’ and also identified as the Garth Street extension on the community plan?

A.  

According to the Land Use Plan (Map B-8.1) of the Airport Employment Growth District Secondary Plan, Site Specific Policy – Area “I” is identified as an “Employment Supportive Centre” which encourages to develop the following in this area: convenience stores, recreational facilities, financial establishments, restaurants and personal services as well as gas stations. Further, commercial such as retail stores, commercial schools, day nurseries and medical offices/ clinics are permitted to develop within this area.

 

 

Q.  

Has the land been rezoned for residential use yet or is this decision still pending?  

A.  

No, the whitebelt lands are currently designated and zoned for rural uses while the remaining lands are located within the Airport Employment Growth District (AEGD), which designates and zones those for industrial uses.

 

Through the Municipal Comprehensive Review (MCR) and our Urban Boundary Expansion applications, we are looking to have these lands considered for residential and urban uses.

If approved, a Secondary Plan will be required to introduce residential policies into the Official Plan. Following that, zoning by-law amendments will be required to allow residential uses in the Zoning By-law.

 

 

Q.  

What is the definition of an infill area?

A.  

The term “infill” refers to the development of vacant parcels within areas currently built or planned for development. These areas are often already served by public infrastructure, such as transportation, water, wastewater, and other utilities.

 

The Upper West Side community lands include two parcels which are wholly surrounded by existing and planned urban development.

 

 

Q.  

What is the definition of affordable housing?

A.  

According to the Canada Mortgage and Housing Corporation (CMHC), housing is considered “affordable” if it costs less than 30% of a household’s before-tax income. This is a very broad term that can include housing provided by the private, public and non-profit sectors as well as different forms of housing tenure (i.e., rental, ownership, co-operative ownership and even temporary and permanent housing).

 

 

Q.  

What is meant by “industrial” development? How is this use defined?

A.  

According to Hamilton’s Urban Official Plan, industrial uses are described under the term “Employment Area”.

 

Employment areas are designated in an official plan for clusters of business and economic activities including, but not limited to, manufacturing, warehousing, offices and associated retail and ancillary facilities.

 

Within the Airport Employment Growth District (AEGD), the lands south of Twenty Road West are designated as “Airport Prestige Business” and “Airport Light Industrial”. As the permitted uses are industrial uses that help support the John C. Munro Airport, some of the types of permitted uses within these designations are manufacturing, warehousing, repair service, transportation terminals, office, communication establishments, private power generation, high technology industry, trade schools, and commercial motor vehicle and equipment sales.

 

 

Q.  

Will there be a move towards cargo jet shipping, cross docking and warehousing as opposed to industrial development? As the term industrial does not necessarily mean steel manufacturing and more airport supportive uses. Please clarify.

A.  

The short answer is yes.

 

Due to Covid-19, the demand for these uses has been accelerated. There is need for logistics, distribution and cross docking uses to be the prime drivers for growth within the AEGD. These uses are considered industrial uses and are interchangeable with employment growth and service commercial growth, warehousing etc., but all belong under the traditional industrial use category.

 

 

Q.  

Is the proposed Upper West Side development jumping the line in front of other developer groups who have been working with the City?

A.  

The Upper West Side landowners has been attempting to bring these lands into the urban boundary dating back to the early 1980’s. Through the first Growth Related Integrated Development Strategy (GRIDS), completed in 2006, the subject lands were considered for inclusion within the urban boundary. Since that time, the landowners have made numerous attempts, through planning processes, to bring these lands into the urban boundary. Of late, the landowners have been involved in the City’s Municipal Comprehensive Review (MCR), including making submissions to the City in September 2017.

May 2022 Meeting Video

You can find the May 2o22 meeting video HERE

November 2020 meeting video

You can find the November 2020 meeting video HERE

What is the project's estimated timeline?

Landowners are looking to commence construction as soon as possible, potentially starting as early as 2026 but will be subject to additional processes including Dickenson Road, Twenty Road EA, Draft Plan of Subdivisions. It is anticipated that the construction will take approximately 6-8 years.

What are the impacts to Twenty Road West?

City has identified the improvement to Twenty Road West as a future capital project. An EA will be required which will determine width, bike lanes, alignment etc. EA to be completed for Twenty Road West which will assess pre- and post-development traffic patterns. No timeline is know when this EA will commence.

How will individual properties be affected?

Impacts to specific properties can be discussed with direct correspondence with the project team. Please use the contact information on the project website to connect.

Interested to hear what develop plans are in the works.

The next consultation meeting will feature presentations of the development forms envisioned for the community however the bulk of the lands are proposed to be built with medium density uses such as townhouses.

The secondary plans needs to ensure include adequate green space, the protection of trees, noise mitigation and establishing a character limit on the secondary plan.

The UWS project team is conducting extensive analysis on existing conditions to ensure future community does not negatively impact surrounding community. Work included detailed hydraulic and hydrologic studies, tree inventory and protection plans, parkland assessments as well as urban design studies to establish a vision, principles and character for the subject lands.

How long until the road network design approvals?

The Secondary Plan is seeking to create a complete community which includes a road network which accommodates a range of transportation modes. In keeping with the City’s AEGD Transportation Master Plan, new collector roads are proposed to the east and west of the future Garth Street extension. This work will be further assessed and a preferred solution will be determined through an EA with a target for completion by December 2023. Please note, the timing on Dickenson and Twenty Road West EA completion are unknown.

What will the development impacts be on stormwater management and water drainage on developments to the north of Twenty Road?

Urbantech is the UWS project team civil engineer consultant. They are responsible for assessing stormwater runoff in a manner which at minimum maintains existing quality and quantity conditions. Further details on the proposed stormwater management strategy will be provided at the upcoming open house.

How is traffic noise being addressed, particularly along Twenty Road?

A noise impact assessment is being completed which will assess noise levels to be generated from the future community and their potential impacts on the surrounding communities. The report will include mitigation strategies which will inform the policies to be proposed within the Secondary Plan. Noise mitigation for Twenty Road West will need to be examined through the future EA however it is important to note that the hydro corridor located on the immediate south side of Twenty Road West provides separation between TRW and the future community.

If you are truly concerned about the housing crisis, why propose a whole new community rather than infilling within the former urban boundary, where all the reports determined we have enough space for current and future needs? Aren’t you up to innovation?

Prior to being added to the urban boundary, two whitebelt parcels were entirely surrounding by urban boundary including existing residential to the north and existing employment (AEGD) to the south. The use of these lands for residential purposes provides opportunities for a range of new and varying residential housing forms including missing middle types as well as affordable and attainable options.

Will the land zoned as hazard land be left alone?

Through the completion of an Environmental Impact Study, the natural heritage system (including lands zoned hazard) has been assessed and is proposed to be enhanced to protect core areas as well include the addition of a new NHS channel connecting several PSW features and acting as a linkage.

Clarification on greenbelt lands.

These lands are not and have not ever been in the Greenbelt.

What type of affordable dwellings do you plan to build?

Further details on the affordable housing will be determined through future work. Opportunities for partnership with affordable housing providers will be explored and could result in the deliver of affordable housing through the provision of land, the construction of affordable dwellings or others. Forms may include townhouses and apartments including market-rate rentals.

How many units or how many expected people can be provided within Hamilton's existing boundaries?

The Secondary Plan will include the completion of a land needs assessment. This work will include recommendations on population and employment needs.

Please provide further details on the existing agricultural operations.

Current and historical agricultural output has been limited to cash crops including sod farming.

Where and when will the sewers connect for these developments? Through Dickenson or Twenty? When will sewers be added to Twenty Road West?

Sanitary sewers will be constructed and connected to the Upper James sewer and the Dickenson Trunk Sewer (currently under construction). Further details on the proposed servicing strategy will be provided at the next open house.

Any commercial development planned for new area close to the extension of Garth St?

Mixed uses are envisioned along the extension of Garth Street.

Is bus service envisioned to run near or through the new development?

Expansions of transit routes will be recommended to service the future community. A transportation study is being completed to assess current transit networks and provide recommendations for the area.

Which trails and bike paths will connect to existing/ proposed paths outside of your development?

Opportunities for connectivity of existing paths will be examined, it is envisioned that a path will be incorporated along the hydro corridor and along the future enhanced natural corridor which is proposed in the centre of the study area and traverses an east/west direction.

How will Twenty Mile Creek connect with the branches outside your community?

Where watercourses enter the subject lands, this drainage will be collected in the proposed realigned watercourse or in instances where the flows entering the lands are small in storm sewers.

Does this mean there will be housing mixed with retail and commercial properties? If there is, what type?

Mixed uses are being considered for areas especially along the Garth Street extension. Forms of these mixed uses may include apartments with ground floor retail or potentially live/work townhouses.

Will they build a similar community to Garth Trails or Twenty Place in this new location?

Opportunities for senior communities may be explored however the goal of the Secondary Plan is to facilitate the creation of a complete community which provides homes for a range of household types and sizes.

Is there any talk of putting an urgent care clinic in that community?

A public infrastructure assessment is being conducted which will examine medical needs for the existing and future community. This type of use may also be considered for areas which include commercial and service uses.

Who is going to pay for infrastructure, sewers, water, road and lighting?

Costs for certain components will be borne by the landowners and buildings. The landowners will also be looking to front-end finance the construction of certain components of major infrastructure.

Can you share the community plan?

Further details on the envisioned community are anticipated to be provided in future open houses. Comments and feedback on these strategies will be sought during these meetings.

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