Volume 2 - Table of Contents
TABLE OF CONTENTS Volume 2 Secondary Plans and Rural Settlement Area Plans Policies
Page
VOLUME 2 - SECONDARY PLANS AND RURAL SETTLEMENT AREA PLANS
1
CHAPTER A - RURAL SETTLEMENT AREA PLANS
A-1
A.1.0 1.1 1.2 1.3 1.4 1.5 1.6 1.7
GENERAL POLICIES Objectives General Policies Settlement Residential Settlement Commercial Open Space and Parks Hazard Lands Implementation
A.1-1 A.1-1 A.1-1 A.1-2 A.1-3 A.1-3 A.1-4 A.1-4
A.2.0 2.1 2.2 2.3
ANCASTER RURAL SETTLEMENT AREA PLANS Alberton Rural Settlement Area Plan Copetown Rural Settlement Area Plan Jerseyvillle Rural Settlement Area Plan
A.2-1 A.2-1 A.2-2 A.2-6
A.3.0 3.1 3.2
FLAMBOROUGH RURAL SETTLEMENT AREA PLANS Carlisle Rural Settlement Area Plan Concession 5 East and Centre Road Rural Settlement Area Plan Flamborough Centre Rural Settlement Area Plan Freelton Rural Settlement Area Plan Greensville Rural Settlement Area Plan Kirkwall Rural Settlement Area Plan Lynden Rural Settlement Area Plan Millgrove Rural Settlement Area Plan Orkney Rural Settlement Area Plan Rockton Rural Settlement Area Plan Sheffield Rural Settlement Area Plan Strabane Rural Settlement Area Plan Troy Rural Settlement Area Plan Westover Rural Settlement Area Plan
A.3-1 A.3-1 A.3-2 A.3-3 A.3-4 A.3-5 A.3-15 A.3-16 A.3-17 A.3-18 A.3-19 A.3-20 A.3-21 A.3-22 A.3-23
A.4.0 4.1
GLANBROOK SECONDARY PLAN Woodburn Rural Settlement Area Plan
A.4-1 A.4-1
A.5.0 5.1
STONEY CREEK SECONDARY PLAN Tapleytown Rural Settlement Area Plan
A.5-1 A.5-1
3.3 3.4 3.5 3.6 3.7 3.8 3.9 3.10 3.11 3.12 3.13 3.14
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Volume 2 - Table of Contents
RURAL SETTLEMENT AREA PLAN MAPS Maps Map 1 Map 2 Map 3 Map 4 Map 5 Map 6 Map 7 Map 8a Map 8b Map 9 Map 10 Map 11 Map 12 Map 13 Map 14 Map 15 Map 16 Map 17 Map 18 Map 19
Title Alberton Rural Settlement Area Plan Copetown Rural Settlement Area Plan Jerseyville Rural Settlement Area Plan Carlisle Rural Settlement Area Plan Concession 5 East and Centre Road Rural Settlement Area Plan Flamborough Centre Rural Settlement Area Plan Freelton Rural Settlement Area Plan Greensville Rural Settlement Area Plan Greensville Major Development Areas Kirkwall Rural Settlement Area Plan Lynden Rural Settlement Area Plan Millgrove Rural Settle Area Plan Orkney Rural Settlement Area Plan Rockton Rural Settlement Area Plan Sheffield Rural Settlement Area Plan Strabane Rural Settlement Area Plan Troy Rural Settlement Area Plan Westover Rural Settlement Area Plan Woodburn Rural Settlement Area Plan Tapleytown Rural Settlement Area Plan
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Volume 2 - Secondary Plans and Rural Settlement Area Plans
VOLUME 2 - SECONDARY PLANS AND RURAL SETTLEMENT AREA PLANS Secondary Plans provide detailed and community specific guidance to growth and change in smaller geographical areas of the City. They identify more detailed land uses densities, design requirements, infrastructure requirements and other implementing actions appropriate for the community. These Plans are intended to supplement Volume 1 policy directions and land use designations. Secondary Plans are adopted as amendments to this Official Plan. The Secondary Plans are structured in Volume 2 into two geographic areas - Rural Settlement Areas (for lands in Rural Hamilton) and Secondary Plans – Urban (for lands within the Urban Area). Each of these geographic areas is further sub divided by former municipality.
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Vol. 2 - A 1 of 1
Volume 2, Chapter A - Rural Settlement Areas
VOLUME 2, CHAPTER A - RURAL SETTLEMENT AREA PLANS The Rural Settlement Area designation on Schedule D - Rural Land Use Designations comprises those areas outside the Urban Area which are intended to be residential and community service centres that serve Rural Hamilton. The following policies set out a general framework for land use designations that apply to varying degrees to each Rural Settlement Area as set out in Section 2 of Volume 2 for Rural Settlement Area Secondary Plan.
A.1.0
GENERAL POLICIES
1.1
Objectives
1.1.1
To direct rural non-farm development such as rural residential, institutional and commercial development serving the rural area, to the Rural Settlement Areas, to reduce the impact on rural resources, agriculture, natural environment features within Rural Hamilton.
1.1.2
To provide centres for small scale personal and professional services and commercial uses that are designed and intended primarily to serve the consumer needs of the residents of Rural Hamilton.
1.2
General Policies
1.2.1
The purpose of a Rural Settlement Area Secondary Plan is to provide a policy framework to guide future development and redevelopment of individual Rural Settlement Areas.
1.2.2
The following policies apply to all nineteen Rural Settlement Areas identified and designated on Schedule D - Rural Land Use Designations.
1.2.3
The predominant use of land in Rural Settlement Areas shall be single detached residential development. Small scale commercial uses, parks, institutional uses serving the rural community, such as schools and places of worship, may also be permitted, as set out in the following policies, and Schedules and Maps of Volume 2 this Plan.
1.2.4
Development in Rural Settlement Areas shall proceed in accordance with the specific policies and designations for each Rural Settlement Area and subject to the following conditions: a) Within the Rural Settlement Areas, development shall be of a height, density, area and nature to be compatible with the existing built environment; b) All development shall be required to obtain approval from the City for servicing. Any development shall be serviced in accordance with Section C.5.1, Sustainable Private Water and Wastewater Services of Volume 1 of this Plan, except in Rural Settlement Areas which are within the service areas for municipal communal water supply and will be provided in accordance with Section C.5.2, Communal Water and Wastewater Systems, Volume 1 of this Plan; and
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Volume 2, Chapter A - Rural Settlement Areas c) The development shall comply with the Natural Heritage System Policies, Section C.2.0, Volume 1 of this Plan. 1.2.5
No future expansion to any Rural Settlement Area boundary shall be permitted.
Policy A.1.2.5 still under appeal – Paletta/P&L Livestock 1.2.6
New residential development which is dependent upon a new public road or extension to an existing public road shall only proceed on the basis of a Plan of Subdivision.
1.2.7
Where policies of the Copetown and Greensville Rural Settlement Area Plans conflict with the policies of Volume 2, Section A.1.0, General Policies, the policies of the Rural Settlement Area Plans shall prevail.
LAND USE POLICIES AND DESIGNATIONS 1.3
Settlement Residential
1.3.1
On lands designated Settlement Residential, residential uses are limited to single detached dwellings, small scale residential care facilities, and small scale institutional uses shall be permitted subject to the following policies:
1.3.2
Garden suites may be permitted on a temporary basis subject to a Temporary Use By-law provided the following conditions are met: a) The water and sewage disposal services available on the site are designed and have the capacity to sustain the uses; b) The temporary residence is designed for removal following the expiration of the Temporary Use By-law; and c) The owner enters into an agreement and posts financial securities with the municipality to ensure the removal of the temporary residence and its associated uses following the expiration of the Temporary Use By-law.
1.3.3
Notwithstanding this Section 1.3.2, a garden suite shall not be permitted in the Rural Settlement Areas of Carlisle, Greensville, Freelton and Lynden.
1.3.4
Home business uses are permitted subject to Section C.3.1.2 a) of this Plan.
1.3.5
Bed and breakfast establishments are permitted subject to Section C.3.1.2 b) of this Plan.
1.3.6
Small scale institutional uses that serve the rural community may be permitted in the Settlement Residential designation subject to the following policies: a) A Zoning By-law amendment and Site Plan approval shall be required to permit the institutional use, and address any other appropriate matters; and
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Volume 2, Chapter A - Rural Settlement Areas b) Any new proposed institutional development may be permitted provided the following conditions and criteria are met: i) Landscaping screening and/or buffering shall be provided between an institutional use to mitigate impacts on all other adjacent uses; ii) Adequate off street parking areas shall be provided and access points to such areas shall be limited in number and design in a manner which will minimize danger to vehicular traffic in the immediate area; and iii) Any proposed institutional development shall provide evidence that the use will primarily serve the rural community.
1.4
Settlement Commercial
1.4.1
On lands designated Settlement Commercial on Map 1 through Map 19, small scale commercial, professional or personal service uses primarily related to the needs of the residents in the Rural Settlement Area and the surrounding Rural Area shall be permitted subject to the following conditions: a) Commercial uses of a size and nature to serve the needs primarily of the local residents in the Rural Settlement Area and its surrounding rural area, and do not rely on passing, or through vehicular traffic; and b) Land within a Rural Settlement Area may be redesignated to permit a new Settlement Commercial use by an Official Plan amendment, a Zoning By-law amendment, and Site Plan approval. A proposed Settlement Commercial use may be considered provided the following conditions and criteria are met: i) Landscaping screening and/or buffering to mitigate impacts shall be provided between the commercial use and all other adjacent uses; ii) Adequate off street parking areas shall be provided and access points to such areas shall be limited in number and design in a manner which will minimize danger to vehicular traffic in the immediate area; and iii) The proposed use has frontage on a road primarily designed for through traffic.
1.5
Open Space and Parks
1.5.1
City owned Parks and Open Spaces within the Rural Settlement Areas have been classified and designated as Neighbourhood Park, Community Park, City Wide Park, General Open Space and Natural Open Space on Map 1 through Map 19 and are subject to Section C.3.3, Open Space policies of this Plan.
1.5.2
Privately owned Open Space lands have been designated as General or Natural Open Space and are subject to Section C.3.3.
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Volume 2, Chapter A - Rural Settlement Areas
1.6
Hazard Lands
1.6.1
Hazard Lands designated on Map 1 through Map 19 are lands which have inherent environmental hazards such as flooding, erosion susceptibility, soil instability or any other physical conditions which are severe enough to cause property damage or potential loss of life on the subject lands, or to upstream or downstream lands within the watershed, if these lands were to be used or developed or site alteration takes place inappropriately.
1.6.2
The uses permitted in Hazard Lands shall be limited to conservation, forestry, fish and wildlife management areas, low intensity or passive public or private recreational uses, and uses legally existing at the time of the approval of this Plan. Buildings and structures associated with these lands will not be permitted unless they are intended for flood and, or erosion control and meet the requirements of the City and the appropriate Conservation Authority.
1.6.3
No development, including the placement or removal of fill, new buildings and structures or other works associated with flood or erosion control, shall be permitted without the written approval of the appropriate Conservation Authority.
1.6.4
The City shall work with the appropriate Conservation Authority to refine the boundaries of Hazard Lands. An amendment to this Plan shall not be required for changes to Hazard Land boundaries which are in accordance with regulations subject to the appropriate Conservation Authority.
1.6.5
All lots abutting a Hazard Land which are subject to Conservation Authority regulations shall require specific Zoning By-law regulations regarding lot area and setbacks from the associated hazard. These requirements may be reduced by a Zoning By-law amendment, subject to the requirements of the appropriate Conservation Authority and the City.
1.6.6
Privately held lands designated as Hazard Lands shall not be considered as free and open to the general public, nor will designation as Hazard Lands imply that such lands will necessarily be acquired by a public authority.
1.7
Implementation
1.7.1
Secondary Plans including Rural Settlement Area Plans are subject to the policies of Section F, Implementation of Volume 1 of this Plan.
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Volume 2, Chapter A - Rural Settlement Areas
A.2.0
ANCASTER RURAL SETTLEMENT AREA PLANS
2.1
Alberton Rural Settlement Area Plan The following text and maps constitute the Alberton Rural Settlement Area Plan.
2.1.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Alberton Rural Settlement Area.
2.1.2
Location The Alberton Rural Settlement Area is generally located at the intersection of Alberton Road and Wilson Street West (Highway 53) in the City of Hamilton.
2.1.3 2.1.3.1
Land Use Designations Map 1 establishes the land use pattern of future development and redevelopment of Alberton. There are two land use categories: Settlement Residential and Settlement Commercial.
2.1.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6, Volume 2 of this Plan.
2.1.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
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Volume 2, Chapter A - Rural Settlement Areas
2.2
Copetown Rural Settlement Area Plan The following text and maps constitute the Copetown Rural Settlement Area Plan.
2.2.1 2.2.1.1
Purpose The purpose of this Rural Settlement Area Plan is to guide and direct future development and redevelopment in the Copetown Rural Settlement Area.
2.2.1.2
This Rural Settlement Area Plan establishes the type and the geographical limits of development and redevelopment, servicing requirements and the location and the size of any lots created.
2.2.2 2.2.2.1
Basis It is the intent of this Rural Settlement Area Plan to increase the choice of living environment for the residents of the City of Hamilton by identifying suitable locations for residential uses in a rural hamlet setting that do not adversely impact groundwater resources and the natural environment.
2.2.3 2.2.3.1
Location The Copetown Rural Settlement Area is located at the intersection of Governor’s Road and Highway No. 52 in the City of Hamilton. With minor exceptions, the lands to the south of Governor’s Road are in the former Town of Ancaster, and the lands to the north of Governor’s Road are in the former Town of Flamborough.
2.2.4 2.2.4.1
General Policies Copetown shall continue to maintain its rural hamlet character and new development and redevelopment shall be compatible with the existing built environment.
2.2.4.2
Any development in Copetown is subject to Sections A.1.0 of Volume 2 of this Plan
2.2.4.3
Copetown shall continue to provide a service function to residents of the hamlet area and the immediate surrounding agricultural community.
2.2.5 2.2.5.1
Land Use Designations Map 2 establishes the land use pattern of future development and redevelopment. There are six land use categories: Settlement Residential, Settlement Commercial, Settlement Institutional, Hazard Lands, Community Park and General Open Space.
2.2.5.2
The policies pertaining to each of the land use categories are detailed in separate subsections. In addition, there are subsections detailing general policies, servicing and transportation policies and implementation requirements.
2.2.6 2.2.6.1
Settlement Residential The lands designated Settlement Residential on Map 2 shall be for residential use in the form of single detached dwellings.
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Volume 2, Chapter A - Rural Settlement Areas 2.2.6.2
Since development is limited by physical constraints and by the shape and size of undeveloped lots, new residential lots shall be created by way of consent and shall front onto existing roads.
2.2.6.3
New residential lots shall be of a shape consistent with the existing lots in Copetown except that flag-shaped lots with a minimum frontage of 18 metres shall be given consideration in the area identified on Map 2 as Site Specific Area 1.
2.2.6.4
New residential lots shall be of a minimum size of 1 hectare unless there is satisfactory evidence in the form of a hydrogeological study and a soils analysis that smaller lot sizes are feasible, however, they shall not be less than 0.4 hectares. The hydrogeological study and soils analysis shall assess the short and long term cumulative impacts on the quality and quantity of groundwater and surface water resources to the satisfaction of the Province and the City.
2.2.7 2.2.7.1
Settlement Commercial For lands designated Settlement Commercial on Map 2, small scale commercial, professional or personal service uses related to the needs of the residents in the Rural Settlement Area and the surrounding Rural Area are permitted.
2.2.7.2
Accessory residential uses, excluding a garden suite existing on August 29, 1994, or one accessory residential unit per commercial building shall be permitted without requiring an amendment to this Secondary Plan.
2.2.7.3
Commercial uses shall provide a service function to the residents of Copetown and the surrounding agricultural area.
2.2.7.4
Small scale businesses generally associated with a rural or hamlet setting, which may cater to tourists, such as the selling of antiques or crafts may be permitted.
2.2.7.5
Notwithstanding Sections A.1.4 and A.2.2.7.1, Volume 2, commercial uses which require considerable water consumption such as medical or dental clinics or offices, and businesses where food is prepared on the premises such as restaurants, shall be prohibited.
2.2.7.6
Commercial development shall be encouraged in a manner which minimizes the amount of demolition of existing buildings. Where possible, existing buildings shall be restored or renovated rather than replaced with new buildings.
2.2.7.7
The outdoor storage of goods and materials shall be prohibited. The outdoor display of goods for sale on a temporary basis may be permitted.
2.2.7.8
Any new commercial development or redevelopment shall be subject to Site Plan approval. In evaluating site plans for commercial development or redevelopment, the following design principles shall apply: a) Access driveways onto Governor’s Road and Highway No. 52 shall be sited so as to minimize traffic impacts;
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Volume 2, Chapter A - Rural Settlement Areas b) New buildings or additions to existing buildings shall be setback from Highway No. 52 and Governor’s Road in accordance with the requirements of the City; c) Landscaping shall form an integral part of all commercial development and screening or buffering shall be provided between commercial and other adjacent uses, more particularly residential uses; d) A planting strip or a decorative barrier shall flank the front lot line of commercial properties except where there are access driveways; e) Lighting shall be oriented away from residential uses; f) Signage shall complement Copetown's rural hamlet character; g) Buildings shall be located in accordance with the minimum setback regulations of the Zoning By-law and the requirements of the City; h) Building placement shall minimize the impact on the privacy and enjoyment of adjoining properties; i) Buildings shall be designed and sited to screen unsightly elements from view such as shipping and loading areas, transformers and waste receptacles; and j) Building placement and landscaping shall not interfere with required site triangles at the corner of Governor’s Road and Hwy. 52 and at the intersection of access driveways and roadways. 2.2.8 2.2.8.1
Open Space and Parks With the exception of the cemetery on the north side of Governor’s Road, the lands designated Open Space and Parks on Map 2 are concentrated in one location at Copetown Lions Park on the south side of Governor’s Road, east of Highway No. 52. Copetown Lions Park shall continue to function as a focal point and community centre for the residents of Copetown and the immediate surrounding agricultural area.
2.2.9 2.2.9.1
Settlement Institutional The use of lands designated Settlement Institutional on Map 2 shall be for religious, educational, charitable, governmental and health and welfare facilities.
2.2.9.2
The Settlement Institutional uses on Map 2 are intended to serve the needs of Copetown and the immediate surrounding rural area.
2.2.9.3
New schools and new places of worship are not contemplated in this Rural Settlement Area Plan.
2.2.9.4
New Settlement Institutional uses or the enlargement of existing Settlement Institutional uses shall be given consideration provided they primarily serve the needs of Copetown and the surrounding rural area and there is evidence that groundwater resources shall not be adversely impacted.
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Volume 2, Chapter A - Rural Settlement Areas
2.2.9.5
New Settlement Institutional uses or the enlargement of existing Settlement Institutional uses shall be subject to Site Plan approval. Site plans shall ensure that traffic impacts are minimized and that building designs and massing are complementary to the existing built environment.
2.2.10 Servicing and Transportation 2.2.10.1 There is no intention on the part of the City to extend municipal services to Copetown. Services shall consist of individual sewage disposal systems and private water supply wells. 2.2.10.2 Any proposed development must comply with the Sustainable Private Services policies in Section C.5.1, Volume 1 of this Plan. 2.2.10.3 No sewage system shall be allowed closer than 30 metres to the following features: a) The high water mark of any lake; b) The top of a stream bank or ravine; or c) The edge of any wetland. 2.2.10.4 The construction of new roads is not contemplated in this Rural Settlement Area Plan. Future development and redevelopment accommodated in this Secondary Plan shall take place on lands that front onto existing roads. 2.2.10.5 There is no intention on the part of the City to extend the boundaries of the urban transit service area to include Copetown. New public transit routes or route extensions to Copetown are not contemplated. 2.2.10.6 Access onto Governor’s Road and Highway No. 52 shall be controlled and no new access driveways shall be established without the approval of the City. 2.2.10.7 All new access driveways shall be designed to the standards of the City. 2.2.10.8 Land dedications for future road widenings and daylight triangles may be required as a condition of development approval by the City. 2.2.11 Implementation 2.2.11.1 Any development or redevelopment Implementation, of Volume 1 of this Plan.
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shall
comply
with
Section
F,
Volume 2, Chapter A - Rural Settlement Areas
2.3
Jerseyville Rural Settlement Area Secondary Plan The following text and maps constitute the Jerseyville Rural Settlement Area Secondary Plan.
2.3.1
Purpose The purpose of this Rural Settlement Area is to provide a policy framework to guide and direct future development and redevelopment in the Jerseyville Rural Settlement Area.
2.3.2
Location The Jerseyville Rural Settlement Area is located at the intersection of Jerseyville Road, Field Road and Sunnyridge Road in the City of Hamilton.
2.3.3 2.3.3.1
Land Use Designations Map 3 establishes the land use pattern of future development and redevelopment of Jerseyville. There are three land use categories: Settlement Residential, Neighbourhood Park and Natural Open Space.
2.3.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6, Volume 2 of this Plan.
2.3.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
2.3.4 2.3.4.1
Other Policies In the Rural Settlement Area known as Jerseyville, residential development in the form of single detached dwelling units shall be encouraged.
2.3.4.2
The size of residential lots shall be satisfactory to the City, and subject to Section C.5.1, Sustainable Private Services policies in Volume 1 of this Plan;
2.3.4.3
New small scale commercial development that may be warranted as a result of new residential development shall be permitted and subject to Section C.5.1, Sustainable Private Water and Wastewater Services policies in Volume 1 of this Plan.
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Volume 2, Chapter A - Rural Settlement Areas
A.3.0
FLAMBOROUGH RURAL SETTLEMENT AREA PLANS
3.1
Carlisle Rural Settlement Area Plan The following text and maps constitute the Carlisle Rural Settlement Area Plan.
3.1.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Carlisle Rural Settlement Area.
3.1.2
Location The Carlisle Rural Settlement Area is generally located at the intersection Centre Road and Carlisle Road in the City of Hamilton.
3.1.3 3.1.3.1
Land Use Designations Map 4 establishes the land use pattern of future development and redevelopment of Carlisle. There are seven land use categories: Settlement Residential, Settlement Commercial, Hazard Lands, Neighbourhood Park, Community Park, Parkette and General Open Space.
3.1.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6, Volume 2 of this Plan.
3.1.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
3.1.4 3.1.4.1
Other Policies All subdivision development shall be serviced by the communal water system as approved by the City of Hamilton and the Ministry of the Environment.
3.1.4.2
Lots created by severance may hook into the communal water system; alternatively, said lot(s) may be served by an individual well, subject to approval by the City and the Province.
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Volume 2, Chapter A - Rural Settlement Areas
3.2
Concession 5 East and Centre Road Rural Settlement Area Plan The following text and maps constitute the Concession 5 East and Centre Road Rural Settlement Area Plan.
3.2.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Concession 5 East and Centre Road Rural Settlement Area.
3.2.2
Location The Concession 5 East and Centre Road Rural Settlement Area is located at the intersection Concession 5 East and Centre Road in the City of Hamilton.
3.2.3 3.2.3.1
Land Use Designations Map 5 establishes the land use pattern of future development and redevelopment. There are three land use categories: Settlement Residential, Settlement Commercial and City Wide Park.
3.2.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.4, Volume 2 of this Plan.
3.2.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
3.2.4 3.2.4.1
Other Policies No new development shall proceed until such time as a hydrogeological study is completed to the satisfaction of the City.
3.2.5 3.2.5.1
Site Specific Areas For lands known municipally as 715 Centre Road identified as Site Specific Area 1 on Map 5, the following policies apply: a) Notwithstanding Section A.1.3, Volume 2 of this Plan, on the lands designated Settlement Residential, municipally known as 715 Centre Road, which consists of 27.25 hectares (67.34 acres), a school, church and cemetery complex may be developed. b) In addition, development of this site will only proceed on the basis of a connection to the municipal water supply paid for in full by the proponent. Further costs incurred to provide necessary upgrades to the municipal water supply system to facilitate this new institutional complex will also be paid for by the proponent. Finally, any costs specifically associated with the future expansions/improvement of the municipal water supply and/or wastewater sewer systems to allow expansion of the complex or to remediate septic system or water supply problems will be the responsibility of the proponent.
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Volume 2, Chapter A - Rural Settlement Areas
3.3
Flamborough Centre Rural Settlement Area Plan The following text and maps constitute the Flamborough Centre Rural Settlement Area Plan.
3.3.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Flamborough Centre Rural Settlement Area.
3.3.2
Location The Flamborough Centre Rural Settlement Area is generally located at the intersection of Centre Road and Concession 6 East in the City of Hamilton.
3.3.3 3.3.3.1
Land Use Designations Map 6 establishes the land use pattern of future development and redevelopment of Flamborough Centre. There are five land use categories: Settlement Residential, Settlement Commercial, Hazard Lands, Neighbourhood Park and General Open Space.
3.3.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6, Volume 2 of this Plan.
3.3.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
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Volume 2, Chapter A - Rural Settlement Areas
3.4
Freelton Rural Settlement Area Plan The following text and maps constitute the Freelton Rural Settlement Area Plan.
3.4.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Freelton Rural Settlement Area.
3.4.2
Location The Freelton Rural Settlement Area is located at Highway No. 6 North, Brock Road and Regional Road No. 97 in the City of Hamilton.
3.4.3 3.4.3.1
Land Use Designations Map 7 establishes the land use pattern of future development and redevelopment of Freelton. There are six land use categories: Settlement Residential, Settlement Commercial, Hazard Lands, Community Park, General Open Space and Parkette.
3.4.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6, Volume 2 of this Plan.
3.4.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
3.4.4 3.4.4.1
Other Policies Development in Freelton shall proceed on the basis of a communal water system in part of the Carriage Heights Subdivision and by individual wells where otherwise approved by the City and the Province.
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Volume 2, Chapter A - Rural Settlement Areas
3.5
Greensville Rural Settlement Area Plan The following text and maps constitute the Greensville Rural Settlement Area Plan.
3.5.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Greensville Rural Settlement Area.
3.5.2
Location The Greensville Rural Settlement Area is generally located at the intersection of at Highway No. 8 between Weirs Lane and Ofield Road South in the City of Hamilton.
3.5.3 3.5.3.1
General Development Policies New development in the Greensville Rural Settlement Area Plan Area shall be integrated and compatible with the existing community through the following general policies which apply to all land use designations.
3.5.3.2
The predominant land use of newly developable areas shall be single detached dwellings. Related community facilities such as parks, schools and libraries shall be provided as required on lands designated appropriately.
3.5.3.3
Development shall generally occur through the subdivision process. Infilling of a minor nature may also be permitted through consent.
3.5.3.4
If and when the Niagara Escarpment Development Control Area is removed, the City will initiate, through an appropriate amendment to the Zoning By-law, appropriate development standards for the implementation of this Plan.
3.5.3.5
Development shall take place in accordance with Map 8a of this Rural Settlement Area Plan. Regard shall also be had to the other Schedules and relevant policies in other sections of this Plan.
3.5.3.6
New development shall conform to Section C.2, Natural Heritage System policies in Volume 1 of this Plan.
3.5.4 3.5.4.1
Land Use Designations Map 8a establishes the land use pattern of future development and redevelopment of Greensville. There are eight land use categories: Settlement Residential, Settlement Commercial, Settlement Institutional, Hazard Lands, Neighbourhood Park, Community Park, General Open Space and Natural Open Space.
3.5.4.2
Any development or redevelopment must conform to the relevant policies of the Niagara Escarpment Plan and Volume 1 of this Plan, in addition to the policies in this Rural Settlement Area Plan.
3.5.5
Settlement Residential Those lands designated Settlement Residential on Map 8a may be permitted to be developed for residential purposes in accordance with the following policies:
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Volume 2, Chapter A - Rural Settlement Areas 3.5.5.1
In order to provide guidelines to determine the extent and density of residential development that can be sustained without degradation of the ground and surface waters within and outside the Rural Settlement Area Plan boundary, a Comprehensive Servicing Study shall be undertaken. The study shall include a comprehensive examination of the quality and quantity of ground and surface water and shall establish future growth of Greensville. The study shall review the existing information available and update that information to meet present day awareness of water resource impacts.
3.5.5.2
The Terms of Reference for such a study shall be developed by the City in consultation with the Ministry of the Environment, the Niagara Escarpment Commission, the Ministry of Natural Resources and the Hamilton Conservation Authority. This does not commit public agencies to funding the study. Funding may come partially or totally from land owners who benefit from the study. In the interim, development shall take place in accordance with Section A.3.5.13, of Volume 2.
3.5.5.3
The predominant form of residential development shall continue to be the single detached dwelling.
3.5.5.4
Residential development in the Rural Settlement Area Plan area shall predominantly take place by registered Plan of Subdivision. Plans of Subdivision shall comply with the land use designations and policies of this Rural Settlement Area Plan. Infilling by the consent process may be permitted where the size and location of a property precludes it from being developed by Plan of Subdivision or in conjunction with another Plan of Subdivision and where it will not interfere with existing or future development.
3.5.5.5
Development of residential areas shall be integrated with parks, open space and school sites. To achieve this integration, consideration shall be given, in the development process, to potential walking and bicycle trails to connect residential areas with parks, open space and schools.
3.5.5.6
The division of land by consent may be considered when it is clear that a Plan of Subdivision is not necessary. When the severance of land by consent is deemed appropriate, regard shall be had to the other policies of this Rural Settlement Area Plan and Volume 1 of this Plan.
3.5.5.7
New residential development shall be integrated and compatible with the existing residential character. In this respect, when development occurs adjacent to or as infilling in existing areas, the bulk, mass and height shall be similar to that of existing residential uses. In addition, consideration shall be given to the use of increased setbacks, screening and buffering to minimize any adverse impacts on existing development.
3.5.5.8
Where new residential development is proposed in proximity to an existing railway line, the proponent shall consult with the railway and carry out any required noise and vibration study, the results of which shall recommend necessary noise and vibration attenuation measures in accordance with provincial and railway standards. Such attenuation measures may include but not necessarily be limited to:
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Volume 2, Chapter A - Rural Settlement Areas a) Building setbacks from the source; b) Acoustical barriers such as berms, walls, topographical features or other intervening structures; c) Spatial separation, such as the insertion of sound-insensitive uses, between the source and receivers; and d) Sound-proofing measures and construction techniques, the layout and design of structures and outdoor recreational space with respect to the noise source. 3.5.5.9
Where new residential development is proposed in proximity to a stream or creek the proponent of the development shall consult with the Ministry of Natural Resources to determine the location of a 30 metre setback from the bank as established by the Ministry of Natural Resources, the Conservation Authority, and the Natural Heritage System policies of Section C.2, Volume 1 of this Plan.
3.5.5.10 Where new residential development is proposed in proximity to industry including the existing aggregate heavy industrial use to the north, the proponent of the development shall consult with appropriate public agencies and carry out any necessary studies to determine if the proximity to such industry may be offensive to the enjoyment of property by existing and future residents, or impact on the operations or expansions of existing industrial users, by reason of emission of odour, smoke, dust, noise, gas, fumes, vibration or refuse matter. 3.5.5.11 In accordance with appropriate provincial regulations and guidelines, distance separations and/or warning clauses and any other measures identified in the reports may be required through the subdivision or consent approval process. 3.5.6
Settlement Commercial Lands shown as Settlement Commercial on Map 8a may be used for commercial purposes in accordance with the following policies.
3.5.6.1
Settlement Commercial uses are those which are intended to service the Rural Settlement Area. Permitted uses include convenience commercial and professional and personal services related to the needs of the Rural Settlement Area residents and the nearby rural community.
3.5.6.2
Automotive service stations may be permitted on lands designated Settlement Commercial subject to an appropriate amendment to the Zoning By-law which establishes adequate building setbacks, landscaping and buffering provisions and other design criteria which mitigate negative impacts on the residential community.
3.5.6.3
It is recognized that other commercial uses exist but are not specifically identified as Settlement Commercial, such as antique shops and art galleries, which do not directly serve the Rural Settlement Area but contribute to the character of the Rural Settlement Area and, therefore, shall be permitted to continue. Any expansion or change in use shall be permitted only by Zoning Bylaw amendment.
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Volume 2, Chapter A - Rural Settlement Areas
3.5.6.4
Council may consider the designation of additional Settlement Commercial lands by amendment to this Rural Settlement Area Plan, subject to the following provisions: a) The proposed use services the needs of the Rural Settlement Area residents; b) The proposed use is compatible with surrounding development; c) Off-street parking and buffering can be adequately provided; d) Access points shall be limited in number and located to minimize traffic hazards and impacts on residential areas; and e) Adequate water and sewage disposal systems are available to service the proposed use in accordance with Section C.5.1, Sustainable Private Water and Wastewater Services in Volume 1 of this Plan.
3.5.7
Settlement Institutional Lands designated Institutional on Map 8a may be used for schools, churches, libraries, public halls and similar uses subject to the following policies:
3.5.7.1
The existing institutional uses shall continue to serve the needs of Greensville Rural Settlement Area residents. The City shall encourage the conservation of existing institutional buildings, especially the adaptation of existing structures for new uses.
3.5.7.2
Additional lands may be designated Settlement Institutional by amendment to this Rural Settlement Area Plan, subject to the justification for the need for the use and compatibility with the surrounding uses.
3.5.7.3
Institutional uses shall, wherever possible, be integrated with parks and open space and other institutional land uses.
3.5.8
Open Space and Parks Lands designated Open Space and Parks on Map 8a shall be used for passive and active recreational uses and facilities in accordance with Section C.3.3, Parks and Open Space, in Volume 1 of this Plan.
3.5.8.1
Through the subdivision agreement as permitted, the City shall encourage the proponents of new development to preserve trees and other mature vegetation where feasible.
3.5.9
Hazard Lands Those lands designated as Hazard Lands on Map 8a generally consist of natural systems and their component parts such as wetlands, watercourses, floodplains, ravines and valleys. Due to these characteristics, Hazard Lands have inherent environmental constraints such as flooding or erosion susceptibility, soil instability or any other physical condition which is severe enough to cause property damage or potential loss of life to upstream or downstream lands within the watershed, if these lands were to be developed. Uses permitted on Hazard Lands are limited to conservation, forestry, agriculture, horticultural nurseries, fish
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Volume 2, Chapter A - Rural Settlement Areas and wildlife management areas, low intensity or passive type public or private recreational uses, and uses legally existing on July 16, 1990, subject to the following policies: 3.5.9.1
It is intended that Hazard Lands will be conserved and that land uses or activities which could be affected by prevailing hazardous conditions such as flooding or erosion, will be prohibited in and adjacent to these areas.
3.5.9.2
No development, including the placing or removal of fill shall be permitted without the written approval of the Hamilton Region Conservation Authority.
3.5.9.3
However, buildings, structures or other works associated with flood or erosion control, drainage or watercourse protection may be permitted if such works are approved by the Conservation Authority. Buildings and structures associated with these uses will not be permitted unless they are intended for flood and erosion control and meet the requirements of the City, the Hamilton Region Conservation Authority and the Niagara Escarpment Commission.
3.5.9.4
Hazard Lands shall be appropriately identified in the Zoning By-law. All lots which may abut a watercourse or its tributaries shall be subject to specific Zoning By-law regulations regarding lot area and setbacks from the watercourse and its tributaries. These requirements may be reduced, by amendment to the Zoning By-law, subject to the requirements of the Hamilton Region Conservation Authority, the Niagara Escarpment Commission, the Province and the City.
3.5.9.5
The City recognizes that, in some cases, the use of storm water management techniques may be appropriate on lands subject to flooding conditions, in order to remove the flooding condition or reduce it to a level where, with appropriate flood proofing measures, development may be possible. Where such undertakings are proposed, the City may consider development proposals subject to an amendment to this Plan and Zoning By-law, and subject to the approval of the Hamilton Region Conservation Authority and the Niagara Escarpment Commission.
3.5.9.6
Where an existing structure in the Hazard Lands designation is destroyed in a manner not related to the inherent physical or hazardous characteristics of the lands, permission may be granted by the City to permit the structure to be rebuilt on the site. In this regard, the City as well as the Ministry of Natural Resources, the Hamilton Region Conservation Authority and the Niagara Escarpment Commission, must be satisfied that the new structure will not be endangered by the prevailing hazard, specific to the site.
3.5.9.7
Any privately held lands delineated as Hazard Lands shall not be considered as free and open to the general public, nor will designation as Hazard Lands imply that such lands will necessarily be acquired by a public authority.
3.5.9.8
Severances shall not be permitted on Hazard Lands except where required to allow the undertaking of works associated with flood or erosion control or for drainage or watercourse protection or the conservation of land.
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Volume 2, Chapter A - Rural Settlement Areas 3.5.10 Transportation 3.5.10.1 It is the City’s intent to encourage a safe and efficient transportation system for the Greensville Rural Settlement Area through the policies in this section and Schedule B.16-2 of the former Town of Flamborough Official Plan. 3.5.10.2 The road system in the Rural Settlement Area Plan area consists of provincial Highway No. 5, Highway No. 8 (formerly a provincial highway), Brock Road and a number of municipal roads. 3.5.10.3 Highway No. 8 and Highway No. 5 carry traffic from and through the Rural Settlement Area Plan area. Development adjacent to these roads shall be reviewed by the City. Direct access onto these roads shall not be permitted. 3.5.10.4 Arterial roads, such as Brock Road provide access to provincial highways and other parts of the City. Direct access for residential lots onto arterial roads will be discouraged. The City shall give consideration to reverse frontage lots and joint accesses in development plans. The minimum right-of-way for arterial roads shall be 32 metres (105 feet). 3.5.10.5 Municipal roads consist of collector roads and local streets. a) Collector roads gather the traffic from residential areas and distribute it to the provincial and arterial roads. Collector roads may be constructed in the Rural Settlement Area Plan area at locations shown on Schedule B.16-2 of the former Town of Flamborough Official Plan. Minor alterations to these roads shall not require an amendment to this Plan. The City shall endeavour to secure a minimum right-of-way width of 26 metres (86 feet) for collector roads. b) Local streets provide access to individual residential lots. The location of local streets shall be determined as Plans of Subdivision are approved. The minimum right-of-way shall be 20 metres (66 feet). Of particular importance to the phasing of development in the Rural Settlement Area Plan area shall be the provision of adequate access points of local roads to both arterial and collector roads. 3.5.10.6 The proponent of any development which proposes access to Weir's Lane, shall undertake an analysis of the anticipated traffic impact on Weir's Lane. The analysis shall be subject to the approval of the City who may require improvements to Weir's Lane in the subdivision approval process. 3.5.11 Storm Water Management 3.5.11.1 It is the intent of this Rural Settlement Area Plan that existing storm water drainage systems continue to serve the Rural Settlement Area Plan area and that a master storm water drainage study be completed. A master storm water drainage study can become part of the comprehensive servicing study. 3.5.11.2 The City shall give consideration to the impact the proposed development may have on the existing storm drainage systems, on existing or other proposed development up or down stream, and the effects of peak flows on major watercourses and ecological systems. The master storm water drainage study shall have regard to the possible impacts upon Spencer Creek, which contains
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Volume 2, Chapter A - Rural Settlement Areas a significant warm-water fishery. Methods described in the drainage study shall ensure that the Department of Fisheries and Oceans objective of no net loss of fish habitat shall be applied. 3.5.11.3 A master storm water drainage plan shall be completed for the Rural Settlement Area Plan area by an independent engineer and approved by the City. Alternatively, storm water drainage plans may be prepared for the Major Development Areas shown on Map 8b in consultation with the Ministry of Natural Resources. 3.5.11.4 Storm water drainage shall be provided in accordance with the conclusions of the master storm water drainage study or alternative storm water drainage plans. New development, prior to the preparation of a master drainage plan, will be required to have site specific storm water management plan including details of water quality and peak flows. In any event, storm water management works for all development will be subject to approval pursuant to the Ontario Water Resources Act. 3.5.11.5 Channelization and drainage work required shall be the financial responsibility of the affected landowner. Any proposed work must be submitted for approval under the Lakes and Rivers Improvement Act of the Ministry of Natural Resources. 3.5.11.6 A limited amount of development may be considered on a site specific basis prior to the completion of a storm water management plan, provided that such development is incorporated into the storm water management plan when it is completed. 3.5.12 Servicing 3.5.12.1 It is the intent of this Rural Settlement Area Plan that development of the Rural Settlement Area Plan area be based on private or communal water and private sewage disposal systems, and with Municipal solid waste collection. 3.5.12.2 Development in the Rural Settlement Area Plan area may occur on the basis of private water supply or a communal water system, approved by the City. 3.5.12.3 Development shall take place on private sewage disposal systems. 3.5.12.4 Residential development, by Plan of Subdivision or by consent to sever, shall be based upon a professional hydrogeologic and soils study, prepared and reported to the satisfaction of the Province, the City, and the Niagara Escarpment Commission. Such a hydrogeologic study shall include, but not necessarily be limited to, the percolation rate and grain size distribution of the soil, the amount of overburden to the depth of at least seven feet, the depth of the water table if less than 10 feet, and an impact assessment of the proposed subdivision or consent on the local water resources. The assessment must consider both on-site and off-site impacts related to the quantity and quality of water. All development shall be permitted only in accordance with the results of the study and on lots capable of accommodating a Class 4 (septic tank and tile bed) or Class 6 (aerobic) septic system including and area equal to the original tile bed area which is left free of development or hard surfaces to provide for a replacement tile bed in the event of failure to the original system, as determined by the City. Residential development is subject to conformity Rural Hamilton Official Plan June 28, 2011
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Volume 2, Chapter A - Rural Settlement Areas with policies in Sections A.3.5.12.5 to A.3.5.12.9 inclusive, and A.3.5.13, Volume 2 of this Plan. 3.5.12.5 The purpose of the study outlined in Section A.3.5.12.4 Volume 2 is to ensure that an adequate supply of potable water is available to service the proposed development, and that there will be no unacceptable adverse effect on the quality and quantity of ground and surface waters as a result of the proposed development. In this regard, test wells shall be established and these wells along with existing wells shall be monitored for a period of two years after 10 out of the 12 units are occupied, (or a shorter period as determined by the Ministry of the Environment and the City). 3.5.12.6 A monitoring program for test wells and existing wells as determined by the Province shall include, but not necessarily be limited to existing conditions before construction, conditions during the construction process as specified in the subdivision agreement and for a period of two years after 10 out of 12 of the units are occupied, (or for a shorter period as determined by the Province and the City). 3.5.12.7 If the monitoring program of the wells reveals detrimental impacts on the water supply in the surrounding area, mitigation measures to minimize such impacts will be proposed by the developer. The mechanisms for implementing the mitigation measures will be identified and carried out to the satisfaction of the City, the Province, and the Niagara Escarpment Commission. The monitoring program shall include, where deemed necessary by the Province, the impacts of development on the quality of down gradient streams and waterbodies. 3.5.12.8 The carrying out of the monitoring program work shall be the responsibility of property owners/developers. 3.5.12.9 The City shall encourage electrical, telephone, cable and gas servicing to be placed underground. 3.5.12.10 Consideration shall be given to the effects of the installation of utilities, roads and services on buildings, sites and areas of historical, architectural, scenic or archaeological importance prior to the approval of such installation. 3.5.13 Development Phasing 3.5.13.1 In order to provide guidelines for the extent and density of residential development that can be sustained without unacceptable degradation of the ground and surface waters, development phasing is based on the need to proceed slowly and cautiously and the need to monitor the impact of new development on existing wells in accordance with Sections A.3.5.12.4, A.3.5.12.6, A.3.5.12.7, and A.3.5.12.8 of Volume 2 of this Plan. In this regard, a maximum of 12 lots in Plans of Subdivision shall be draft approved and registered in each of the Major Development Areas as shown on Map 8b. 3.5.13.2 Before a second phase of an additional maximum 12 lots shall be draft approved in each of the three Major Development Areas, the Province and the City shall be satisfied that there are no outstanding problems related to the
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Volume 2, Chapter A - Rural Settlement Areas servicing or impacts on surface or ground water created by Phase 1 and, that Phase 2 can proceed without causing any unacceptable impacts on the ground and surface waters. The modification or delay of development on one of the Major Development Areas shall not preclude Phase 2 from proceeding in other Development Areas. Phase 3 of development shall not occur until after the Comprehensive Servicing Study referred to in Sections A.3.5.5.1 and A.3.5.5.2 of Volume 2 of this Plan, has been completed and approved by the City in consultation with the Ministry of the Environment, the Niagara Escarpment Commission, the Ministry of Natural Resources and the Hamilton Conservation Authority. 3.5.13.3 In addition to the phases of development in the Major Development Areas, a maximum of five dwellings per year from the July 16, 1990 shall be permitted on new lots created by consent or Plan of Subdivision throughout the Greensville Rural Settlement Area. 3.5.13.4 In determining the lots that shall proceed as part of the phasing of development, the City shall consider development which represents a contiguous and logical extension of the existing built-up community within the boundary of Greensville and areas least likely to pollute ground and surface water. 3.5.13.5 For consents and Plans of Subdivision in the yearly quota, the City will consider development which represents infilling or a contiguous and logical extension of the existing built-up community within the boundary of Greensville and areas least likely to pollute ground and surface water. Development created through consents and Plans of Subdivision in the yearly quota will be located so as not to interfere with future development. 3.5.13.6 The proponent of development shall monitor each annual allocation of lots in relationship to existing development and shall submit a report to the City for approval prior to assumption of the subdivision proving that there are no detrimental effects on existing development. 3.5.13.7 If at any time, there is a reported and proven detrimental effect on the quantity or quality of the water supply to existing development, further allocations of lots shall not be approved unless and until the problem is rectified or an alternative water supply is secured to the satisfaction of the Ministry of the Environment and the City. 3.5.13.8 The installation of underground lawn watering and irrigation systems and the filling of swimming pools from well water supplies shall not be permitted in the Greensville Rural Settlement Area. 3.5.14
Heritage Conservation It is the intent of the City that buildings and structures having architectural, historical or cultural interest be preserved. Council has passed a By-law pursuant to the Ontario Heritage Act to identify an area of study at Bullock's Corners, with the possibility of designating a Heritage Conservation District and developing a plan to guide development and construction activity. If and when a Heritage Conservation Plan is approved, the guidelines and recommendations of that Plan shall prevail.
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Volume 2, Chapter A - Rural Settlement Areas 3.5.15 Implementation 3.5.15.1 The implementation of this Rural Settlement Area Plan shall occur through more detailed steps in the planning process. It is the intent of the City to request the Province to remove the Greensville Rural Settlement Area Plan Area from the Niagara Escarpment Development Control Area and to return the regulation of development to the City. 3.5.15.2 If Niagara Escarpment Development control is lifted, land use and development shall be regulated through the Zoning By-law, Subdivision Control and Site Plan approval as per Volume 1 of this Plan. 3.5.15.3 Map 8a and Map 8b of this Secondary Plan, and ‘B.16-2’ of the former Town of Flamborough Official Plan, constitute part of the Rural Settlement Area Plan and must be read in conjunction with the textual policies. 3.5.16 Interpretation and Boundaries 3.5.16.1 The boundaries separating land use designations on Map 8a are approximate except where they coincide with roads, water courses or other clearly identifiable features. Minor adjustments to these boundaries shall not require an amendment to the Rural Settlement Area Plan where the general intent of the Plan is upheld. Similarly, all figures used in the text are approximate and no amendment shall be needed for minor variances from these figures. 3.5.16.2 Where there is any discrepancy between policy statements and the maps of this Rural Settlement Area Plan, the policy statements shall supersede. Where a minor boundary change in the implementing Zoning By-law occurs, no amendment shall be required to this Rural Settlement Area Plan, provided that the By-law conforms to the intent and purpose of this Rural Settlement Area Plan and Volume 1 of this Plan. 3.5.16.3 If a public road is closed, the designation thereof shall coincide with the designation on each side to the middle of the road without amendment to this Rural Settlement Area Plan, provided the general intent and purpose of this Rural Settlement Area Plan are maintained. 3.5.17 Site Specific Areas 3.5.17.1 For the lands located between Brock Road and Moxley Road with an area of approximately 7.0 hectares (17.2 acres) identified as Site Specific Area 1 on Map 8a, the City shall not consider any planning applications pending the completion of the Mid-Spencer Creek/Greensville Sub-watershed Study and the Class Environmental Assessment Process. 3.5.17.2 Notwithstanding the Development Phasing policies of Section A.3.5.13 of the Greensville Rural Settlement Area Plan, the lands designated Settlement Residential and Hazard Lands, known municipally as 141 Highway No. 8, identified on Volume 2: Map 8a, Greensville Rural Settlement Area Plan as Site Specific Area 2, which consists of a parcel of 12.1 hectares (29.9 acres), shall only be used for a drainage feature and a total of 15 single detached dwellings on private services, in accordance with the recommendations of the Hydrogeologic Assessment prepared by Terra-Dynamics Consulting Inc.
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3.6
Kirkwall Rural Settlement Area Plan The following text and maps constitute the Kirkwall Rural Settlement Area Plan.
3.6.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Kirkwall Rural Settlement Area.
3.6.2
Location The Kirkwall Rural Settlement Area is located at Kirkwall Road and Concession 8 West in the City of Hamilton.
3.6.3 3.6.3.1
Land Use Designations Map 9 establishes the land use pattern of future development and redevelopment of Kirkwall. There are two different land use categories: Settlement Residential and General Open Space.
3.6.3.2
The policies pertaining to each of the land use categories are detailed in the General Policies set out in Sections A.1.2, A1.3 and A.1.5, Volume 2 of this Plan.
3.6.3.3
The City shall not support any land severance and/or subdivision application to create new lot(s) in the Kirkwall Rural Settlement Area until such time as it has been demonstrated through the appropriate studies, that the lands to be developed can be adequately serviced by both private water and septic services.
3.6.3.4
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
3.6.4 3.6.4.1
Other Policies In the area east of Kirkwall Road, north and south of the Concession Road between Concessions 7 and 8, new residential lots shall have a minimum area of 0.5 hectares (1.25 acres) and shall comply with the provisions of Section C.5.1, Sustainable Private Water and Wastewater Services, of Volume 1 of this Plan.
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3.7
Lynden Rural Settlement Area Plan The following text and maps constitute the Lynden Rural Settlement Area Plan.
3.7.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Lynden Rural Settlement Area.
3.7.2
Location The Lynden Rural Settlement Area is located at Lynden Road and Governor’s Road in the City of Hamilton.
3.7.3 3.7.3.1
Land Use Designations Map 10 establishes the land use pattern of future development and redevelopment of Lynden. There are five land use categories: Settlement Residential, Settlement Commercial, Hazard Lands, Community Park and General Open Space.
3.7.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6, Volume 2 of this Plan.
3.7.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
3.7.4 3.7.4.1
Site Specific Area For Part of Lots 11 and 12, Concession 1, known municipally as 156 Lynden Road with a lot area of 1.2 hectares (3 acres), identified as Site Specific Area 1 on Map 10, notwithstanding Section A.1.3 Settlement Residential Policies of Volume 2 of this Plan and permitted uses shall be limited to a library and accessory assembly and meeting facilities.
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3.8
Millgrove Rural Settlement Area Plan The following text and maps constitute the Millgrove Rural Settlement Area Plan.
3.8.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Millgrove Rural Settlement Area.
3.8.2
Location The Millgrove Rural Settlement Area is located at Millgrove Side Road and Millgrove Road, on the south side of Highway No. 6 North in the City of Hamilton.
3.8.3 3.8.3.1
Land Use Designations Map 11 establishes the land use pattern of future development and redevelopment of Millgrove. There are five land use categories: Settlement Residential, Hazard Lands, Community Park and General Open Space.
3.8.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2, A.1.3, A.1.5 and A.1.6, Volume 2 of this Plan.
3.8.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
3.8.4
Other Policies Within the Millgrove Rural Settlement Area, shown on Map 11, the City and Conservation Halton have adopted a two zone policy. a) New development as well as expansion to existing buildings and structures may be considered within the Flood Fringe where flood depths are less than one metre under Regional Storm conditions subject to the buildings and structures being flood protected to the Regional Storm elevation and a permit being obtained from the Conservation Halton. b) The Flood Fringe shall be zoned in conformity with the underlying land use shown in this Plan. The inherent flood hazard and requirements for flood protection shall be recognized in the implementing zoning by-law. c) Floodway, where flood depths exceed one metre, shall remain subject to the Hazard Land policies of this Plan.
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3.9
Orkney Rural Settlement Area Plan The following text and maps constitute the Orkney Rural Settlement Area Plan.
3.9.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Orkney Rural Settlement Area.
3.9.2
Location The Orkney Rural Settlement Area is located at Orkney Road and Concession 2 West in the City of Hamilton.
3.9.3 3.9.3.1
Land Use Designations Map 12 establishes the land use pattern of future development and redevelopment of Orkney. There are three land use categories: Settlement Residential, Natural Open Space and Parkette.
3.9.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2, A.1.3 and A.1.5, Volume 2 of this Plan.
3.9.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
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3.10
Rockton Rural Settlement Area Plan The following text and maps constitute the Rockton Rural Settlement Area Plan.
3.10.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Rockton Rural Settlement Area.
3.10.2
Location The Rockton Rural Settlement Area is located at Highway No. 8 and Rockton Road, between Woodhill Road and Valens Road, in the City of Hamilton.
3.10.3 Land Use Designations 3.10.3.1 Map 13 establishes the land use pattern of future development and redevelopment of Rockton. There are five land use categories: Settlement Residential, Settlement Commercial, Hazard Lands, City Wide Park and General Open Space. 3.10.3.2 The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6 Volume 2 of this Plan. 3.10.3.3 Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
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3.11
Sheffield Rural Settlement Area Plan The following text and maps constitute the Sheffield Rural Settlement Area Plan.
3.11.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Sheffield Rural Settlement Area.
3.11.2
Location The Sheffield Rural Settlement Area is located at Highway No. 8 and Sheffield Road in the City of Hamilton.
3.11.3 Land Use Designations 3.11.3.1 Map 14 establishes the land use pattern of future development and redevelopment of Sheffield. There are three land use categories: Settlement Residential, Settlement Commercial, and Community Park. 3.11.3.2 The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2, to A.1.5, Volume 2 of this Plan. 3.11.3.3 Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
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3.12
Strabane Rural Settlement Area Plan The following text and maps constitute the Strabane Rural Settlement Area Plan.
3.12.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Strabane Rural Settlement Area.
3.12.2
Location The Strabane Rural Settlement Area is located at Brock Road and Concession 8 West in the City of Hamilton.
3.12.3 Land Use Designations 3.12.3.1 Map 15 establishes the land use pattern of future development and redevelopment of Strabane. There are three land use categories: Settlement Residential, Settlement Commercial, and Hazard Lands. 3.12.3.2 The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A1.2, A.1.3, A.1.4 and A.1.6, Volume 2 of this Plan. 3.12.3.3 Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
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3.13
Troy Rural Settlement Area Plan The following text and maps constitute the Troy Rural Settlement Area Secondary Plan.
3.13.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Troy Rural Settlement Area.
3.13.2
Location The Troy Rural Settlement Area is located at Highway No. 5 West and Sheffield Road in the City of Hamilton.
3.13.3 Land Use Designations 3.13.3.1 Map 16 establishes the land use pattern of future development and redevelopment. There are three land use categories: Settlement Residential, Settlement Commercial and Hazard Lands. 3.13.3.2 The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6, Volume 2 of this Plan. 3.13.3.3 Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
Vol. 2 – A.3 22 of 23
Rural Hamilton Official Plan June 28, 2011
Volume 2, Chapter A - Rural Settlement Areas
3.14
Westover Rural Settlement Area Plan The following text and maps constitute the Westover Rural Settlement Area Plan.
3.14.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Westover Rural Settlement Area.
3.14.2
Location The Westover Rural Settlement Area is located at Westover Road and Concession 6 West in the City of Hamilton.
3.14.3 Land Use Designations 3.14.3.1 Map 17 establishes the land use pattern of future development and redevelopment. There are three land use categories: Settlement Residential, Settlement Commercial, and General Open Space. 3.14.3.2 The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.5, Volume 2 of this Plan. 3.14.3.3 Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
Rural Hamilton Official Plan June 28, 2011
Vol. 2 – A.3 23 of 23
Volume 2, Chapter A - Rural Settlement Areas
A.4.0
GLANBROOK RURAL SETTLEMENT AREA PLANS
4.1
Woodburn Rural Settlement Area plan The following text and maps constitute the Woodburn Rural Settlement Area Plan.
4.1.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Woodburn Rural Settlement Area.
4.1.2
Location The Woodburn Rural Settlement Area is located at Woodburn Road and Golf Club Road in the City of Hamilton.
4.1.3 4.1.3.1
Land Use Designations Map 18 establishes the land use pattern of future development and redevelopment of Woodburn. There are four land use categories: Settlement Residential, Settlement Commercial, Neighbourhood Park and General Open Space.
4.1.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.5, Volume 2 of this Plan.
4.1.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
4.1.4 4.1.4.1
Other Policies The future development in the Woodburn Rural Settlement Area shall be on a limited basis and restricted primarily to infilling in the form of single detached residential units. Additional commercial and institutional development in the Woodburn Rural Settlement Area shall be discouraged.
4.1.4.2
Development within the Woodburn Rural Settlement Area shall not exceed the capability of the soils and strata to provide a dependable potable ground water supply and to safely accommodate the private sewage disposal systems.
4.1.4.3
All new development in the Woodburn Rural Settlement Area shall satisfy the requirements of Section C.5.1, Sustainable Private Water and Wastewater Services policies.
4.1.4.4
Consistent with the Woodburn Settlement Capability Study (1980) (1), it is the intent of this Rural Settlement Area Plan that the minimum lot size for new residential lots in the Woodburn Rural Settlement Area shall be 0.8 hectares for lots serviced with a private sewage disposal system and a private water supply. Further, the minimum lot frontage for new residential lots shall be 76 metres for lots serviced with a private sewage disposal system and a private water supply. The minimum lot size and/or frontage requirement of 0.8 hectares and 76 metres, respectively, may be varied if justified on the basis of the conclusions of a hydrogeological study undertaken in accordance with Section C.5.1, Sustainable Private Water and Wastewater Services.
Rural Hamilton Official Plan June 28, 2011
Vol. 2 – A.4 1 of 2
Volume 2, Chapter A - Rural Settlement Areas 4.1.4.5
All new development in the Woodburn Rural Settlement Area adjacent to Woodburn Road shall satisfy the requirements of the City of Hamilton with respect to access.
4.1.4.6
Any new development in the Woodburn Rural Settlement Area in proximity to the Twenty Mile Creek shall satisfy the requirements of the Niagara Peninsula Conservation Authority.
4.1.4.7
Existing commercial and institutional uses in the Woodburn Rural Settlement Area may be recognized individually in the implementing Zoning By-law provided they are compatible with the surrounding land uses.
Vol. 2 – A.4 2 of 2
Rural Hamilton Official Plan June 28, 2011
Volume 2, Chapter A - Rural Settlement Areas
A.5.0
STONEY CREEK RURAL SETTLEMENT AREA PLANS
5.1
Tapleytown Rural Settlement Area The following text and maps constitute the Tapleytown Rural Settlement Area Plan.
5.1.1
Purpose The purpose of this Rural Settlement Area Plan is to provide a policy framework to guide and direct future development and redevelopment in the Tapleytown Rural Settlement Area.
5.1.2
Location The Tapleytown Rural Settlement Area is located at Tapleytown Road and Mud Street in the City of Hamilton.
5.1.3 5.1.3.1
Land Use Designations Map 19 establishes the land use pattern of future development and redevelopment of Tapleytown. There are four land use categories: Settlement Residential, Settlement Commercial, Open Space and Parks, and Hazard Lands.
5.1.3.2
The policies pertaining to each of the land use categories are detailed in the policies set out in Sections A.1.2 to A.1.6, Volume 2 of this Plan.
5.1.3.3
Any development or redevelopment must conform to the relevant policies of Volume 1 of this Plan.
Rural Hamilton Official Plan June 28, 2011
Vol. 2 – A.5 1 of 1
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 3 Jerseyville Rural Settlement Area Plan
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 4 Carlisle Rural Settlement Area Plan
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Legend:
Volume 2: Map 5 Concession 5 E and Centre Road Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations: Settlement Residential Settlement Commercial Site Specific Area 1
Open Space and Parks Designations: a a a a a a a a a a a a a a a a a a
City Wide Park
Rural Hamilton Official Plan Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Rural Hamilton Official Plan Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 7 Freelton Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations: Settlement Residential Settlement Commercial Hazard Lands
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 8a Greensville Rural Settlement Area Plan
Settlement Area Boundary Site Specific Area Land Use Designations:
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 8b Greensville Major Development Areas Rural Settlement Area Plan
Area Excluded from Secondary Plan Boundary Major Development Area A Major Development Area B Major Development Area C Note: This map is unchanged from Schedule B.16-3 of the former Town of Flamborough Official Plan.
Rural Hamilton Official Plan Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 9 Kirkwall Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations: Settlement Residential
Open Space and Parks Designations:
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 10 Lynden Rural Settlement Area Plan
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 11 Millgrove Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations Settlement Residential Settlement Commercial Hazard Lands
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 12 Orkney Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations Settlement Residential
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 13 Rockton Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations: Settlement Residential Settlement Commercial Hazard Lands
Open Space and Parks Designations: a a a a a a a a a a a a a a a a a a
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Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 14 Sheffield Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations: Settlement Residential Settlement Commercial
Open Space and Parks Designations: Community Park
Rural Hamilton Official Plan
Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Legend: Settlement Area Boundary Land Use Designations: Settlement Residential Settlement Commercial Hazard Lands
Volume 2: Map 15 Strabane Rural Settlement Area Plan Rural Hamilton Official Plan
Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 16 Troy Rural Settlement Area Plan Rural Hamilton Official Plan
Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 17 Westover Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations: Settlement Residential Settlement Commercial
Open Space and Parks Designations:
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Rural Hamilton Official Plan
Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 18 Woodburn Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations: Settlement Residential Settlement Commercial
Open Space and Parks Designations:
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Rural Hamilton Official Plan
Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012
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Volume 2: Map 19 Tapleytown Rural Settlement Area Plan
Settlement Area Boundary Land Use Designations: Settlement Residential Settlement Commercial
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Rural Hamilton Official Plan
Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012