2006 - Rural Hamilton Official Plan

Volume 3 - Table of Contents

TABLE OF CONTENTS Volume 3 Special Policy and Site Specific Areas Policies

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VOLUME 3 - SPECIAL POLICY AND SITE SPECIFIC AREAS

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CHAPTER A - SPECIAL POLICY AREAS

A-1

1.0 SPA A - Pleasantview 2.0 SPA B - Future Urban Growth District 3.02.0 SPA CB - Future Employment Growth District

A-1 A-1 [Mod 46] A-3A-1

CHAPTER B - RURAL SITE SPECIFIC AREAS

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SCHEDULES TO VOLUME 3 Schedules

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Map A

Special Policy Areas

INFORMATION MAPS Appendices

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Appendix A

Site Specific Area Key Map

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Volume 3 - Special Policy and Site Specific Areas

VOLUME 3 - SPECIAL POLICY AND SITE SPECIFIC AREAS Special Policy Areas (SPA) are geographic areas where additional studies are required to determine ultimate land uses, or more detailed and specific policies are not contained within a Secondary Plan or Rural Settlement Area Plan in Volume 2 of this Plan.

Site Specific Areas (SSA) apply site specific planning policies to defined properties or part thereof. These policies provide more detailed direction for land use, infrastructure, transportation, environment, urban design or similar issues required beyond the applicable policies in Volume 1 of this Plan due to unique local circumstances not capable of being addressed by Secondary or Rural Settlement Area Plans (Volume 2).

All Special Policy and Site Specific Areas described in Volume 3: Special Policy and Site Specific Areas are broken down into two geographic areas for ease of administration – rural and urban.

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Volume 3, Chapter A - Rural Special Policy Areas

VOLUME 3, CHAPTER A - RURAL SPECIAL POLICY AREAS Special Policy Areas (SPA) are geographic areas where additional studies are required to determine ultimate land uses, establish detailed and specific policies to address unique local conditions that are not presently reflected by the Volume 1 or 2 of this Plan. The following policies for each Special Policy Area provide direction for interim land use decisions and clarify the scope and direction of future studies and amendment procedures that will address relevant land use, infrastructure, transportation, environment, urban design or other issues in future.

1.0

SPA A - PLEASANTVIEW Lands generally located between the eastern limits of the former Town of Dundas urban area, Cootes Paradise, Highway No. 6 and Old Guelph Road.

1.1

Notwithstanding Section C.1.3.1 or any other applicable policies in Volume 1 of this Plan, the lands identified as Special Policy Area A on Map A - Special Policy Areas, remain subject to provisions of the Official Plan of the former Town of Dundas as set out by the Ontario Municipal Board Decision (dated June 28, 1995). Following completion of a comprehensive growth management study known as GRIDS (Growth Related Integrated Development Strategy), Council has approved SPA A to remain as a part of the Rural Area. To reflect the unique circumstances of these lands and permanently resolve their status under the Provincial Parkway Belt West Plan and ensure Greenbelt Plan conformity, the City shall conduct future studies, prepare Secondary Plan policies and undertake community consultation to adopt a future amendment to this Plan for SPA A in conformity with applicable provincial plans and policies.

SPA B is still under appeal – Multiple Parties [Mod 46 – Deletion of SPA B in its entirety]

2.0

SPA B - FUTURE URBAN GROWTH DISTRICT The lands identified as Special Policy Area B on Map A – Special Policy Areas, are generally bounded by Mud Street, Second Road and Hendershot Road on the east, Golf Club Road on the south, Trinity Church Road on the west and the existing urban boundary (west side of Centennial Parkway) on the north.

Following a comprehensive growth management study known as GRIDS (Growth Related Integrated Development Strategy), Council has approved SPA B to be the preferred location of a future transit oriented urban community integrated with the existing land uses and servicing infrastructure of urban communities in the present Urban Area boundaries to the west and north.

2.1

The lands identified as SPA B are designated on Schedule D - Rural Land Use Designations, as Agriculture and Rural by this Plan and are subject to all relevant policies pertaining to agriculture and rural uses at this time. They shall not be construed to be within the Urban Area until such time as a comprehensive amendment has been developed by the City of Hamilton and approved to permit urban uses in part or all of such lands.

2.2

The City shall not accept nor approve a privately-initiated amendment to this Plan pertaining to SPA B prior to consideration of the municipally-initiated studies

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Volume 3, Chapter A - Rural Special Policy Areas as set out below and the preparation and final approval of a municipallyinitiated comprehensive amendment to permit urban uses in part or all of SPA B. As part of the comprehensive amendment process, the City will complete background studies and conduct community planning and public consultation processes including the establishment of a Community Liaison Committee. The background studies and consultation processes shall assist in identifying the layout of future land uses, determining land supply and infrastructure requirements, and developing community growth management policies and designations. More specifically, the background studies shall include the following: a) A comprehensive review and land budget analysis to determine the need for an urban boundary expansion which includes an assessment of occupied and vacant urban land, land use densities and intensification opportunities; b) A sub-watershed plan, including management objectives for storm water infrastructure; c) Environmental Impact Statements pertaining to the Natural Heritage System as required by applicable Official Plan and provincial policies; d) Demonstrating that the public infrastructure which is planned or available will be suitable to service the future employment lands over the long term. This infrastructure shall include, but not be limited to, the provision of full municipal sanitary sewage and water supply and an appropriate transportation network; e) Completion of a financing policy for urban services and other community infrastructure; f) An assessment of agricultural capability which considers directing the urban growth district onto those lands which are not, or on lower priority lands, which are designated Agriculture; g) Demonstrating that impacts from new or expanding urban areas on agricultural operations which are adjacent or close to the urban areas are mitigated to the extent feasible; and h) Other studies and policies which the City deems necessary for the development of SPA B as a sustainable transit oriented urban community.

2.3

In addition to the above, the City shall also prepare a Secondary Plan concurrently with, or immediately following, the approval of the comprehensive amendment. Through this Secondary Plan, the following additional requirements will be required: a) Sub-watershed plans and Secondary Plan policies/designations related to the protection and/or management of natural heritage features and functions, including management objectives for storm water infrastructure;

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Volume 3, Chapter A - Rural Special Policy Areas b) The designation of appropriate employment land uses and policies pertaining to the design and density of such uses; c) Completion of the City Wide Water/Wastewater (Lake Based System) Master Plan, the City-wide Storm Water Master Plan and the City Wide Transportation Master Plan, That will produce a comprehensive infrastructure servicing strategy for proposed urban land uses in SPA B and adjacent urban communities as may be relevant; d) Completion of Class Environmental Assessments for major urban servicing infrastructure deemed to be essential for commencement or completion of development of all or part of SPA B lands; and e) An urban development staging, phasing or implementation strategy in keeping with City-wide Master Plan priorities and Secondary Plan objectives.

2.4

The City shall establish a comprehensive public participation process that will include a Community Liaison Committee comprised of landowners, public agencies and appointed City Councillors to oversee the development of the Secondary Plan referred to in Policy 2.3.

2.5

Coincident with the adoption of a comprehensive amendment the City will repeal SPA B in its entirety.

SPA C is still under appeal – Multiple Parties

2.0

SPA C - AIRPORT EMPLOYMENT GROWTH DISTRICT

The lands identified as SPA C on Map A – Special Policy Areas, are generally bounded by the existing Urban Area Boundary adjacent to Upper James Street to the east, White Church and Fiddler’s Green Roads on the south, Garner Road on the west and Glancaster and Twenty Road West on the north. Following a comprehensive growth management study known as GRIDS (Growth Related Integrated Development Strategy), Council has approved SPA C to be the future preferred location of a major employment growth district integrated with the existing Hamilton International Airport, urban land uses and servicing infrastructure within the present Urban Area boundaries.

2.1

The lands identified as SPA C are designated on Schedule D – Rural Land Use Designations, as Agriculture and Rural by this Plan and are subject to all relevant policies pertaining to rural uses. They shall not be construed to be within the Urban Area until such time as a comprehensive amendment has been developed by the City of Hamilton and approved to permit urban uses in all or part of such lands.

2.2

It is recognized that portions of SPA C contain concentrations of existing residential and other land uses incompatible with the industrial, business service and other essential uses associated with an employment growth district. In planning for the proposed employment growth district, the City shall prohibit all new residential, retail commercial or other forms of development that are incompatible with future industrial and employment development objectives for this area.

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Volume 3, Chapter A - Rural Special Policy Areas 2.3

The City of Hamilton will not accept nor approve a privately-initiated amendment to this Plan pertaining to SPA C prior to consideration of municipally-initiated studies as set out below and the preparation and final approval of a municipally-initiated comprehensive amendment to permit employment uses in part or all of SPA C. As part of the comprehensive amendment process, the City will complete background studies and conduct community planning and public consultation processes including the establishment of a Community Liaison Committee. The background studies and public consultation processes shall assist in identifying the types and layout of future employment land uses, determining land supply and infrastructure requirements, and developing community growth management policies and designations. More specifically, the background studies shall include the following: a) A comprehensive review and land budget analysis to demonstrate the need for an urban boundary expansion which includes an assessment of occupied and vacant urban land, land use densities and intensification opportunities.

Any lands beyond those identified for the proposed employment growth district will be considered in the context of a comprehensive amendment for other urban uses; b) Environmental Impact Statements pertaining to the Natural Heritage System as required by applicable Official Plan and provincial policies; c) Demonstrating that the public infrastructure which is planned or available will be suitable to service the future proposed employment lands over the long term. This infrastructure shall include, but not be limited to, the provision of full municipal sanitary sewage and water supply and an appropriate transportation network; d) Completion of a financing policy for cost effective urban services and other community infrastructure; e) An assessment of agricultural capability which considers directing the proposed airport employment growth district onto those lands which are not, or on lower priority lands, which are designated Agriculture; f) Demonstrating that impacts from new or expanding employment areas on agricultural operations which are adjacent or close to the employment areas are mitigated to the extent feasible; and g) Other studies and policies which the City deems necessary for the development of SPA C as a sustainable, employment growth district.

2.4

In addition to the above, the City shall also prepare a Secondary Plan concurrently with, or immediately following, the approval of the comprehensive amendment. Through this Secondary Plan, the following additional requirements will be required:

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Volume 3, Chapter A - Rural Special Policy Areas a) Sub-watershed plans and Secondary Plan policies/designations related to the protection and/or management of natural heritage features and functions, including a management objectives for storm water infrastructure; b) The designation of appropriate employment land uses and policies pertaining to the design and density of such uses; c) Completion of the City Wide Water/Wastewater (Lake Based System) Master Plan, the City-wide Storm Water Master Plan and the City Wide Transportation Master Plan, that will produce a comprehensive infrastructure servicing strategy for proposed airport employment growth district in SPA C and adjacent urban communities as may be relevant; d) Completion of Class Environmental Assessments for major urban servicing infrastructure deemed to be essential for commencement or completion of development of all or part of SPA C lands; and e) An urban development staging, phasing or implementation strategy in keeping with City-wide Master Plan priorities and Secondary Plan objectives.

2.5

The City shall establish a comprehensive public participation process that will include a Community Liaison Committee comprised of landowners, public agencies, representatives of other interested community groups and appointed City Councillors to oversee the development of the Secondary Plan referred to in Policy 3.4.

2.6

Coincident with the adoption of a comprehensive amendment the City will repeal SPA C in its entirety.

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Volume 3, Chapter B - Rural Site Specific Areas

VOLUME 3, CHAPTER B - RURAL SITE SPECIFIC AREAS Site Specific Areas (SSA) are required to recognize past decisions/approvals that have not been fully implemented. These are policies for individual properties where more detailed direction for land use, infrastructure, transportation, environment, urban design or similar issues beyond the general framework provided by Volume 1 of this Plan is not capable of being addressed by Secondary Plans due to unique local circumstances and which were contained in former, approved Official Plans. These Site Specific Areas apply to the lands outside designated Urban Areas and Rural Settlement Areas. No new Site Specific Area policies shall be created.

R-1 Lands known municipally as 7249 Twenty Road and 1220 Trinity Church Road, former Township of Glanbrook.

1.0

In addition to the permitted Rural uses of Section D.4.0, Rural Designation of this Plan, on the lands known municipally as 7249 Twenty Road and 1220 Trinity Church Road, a temporary garden suite shall be permitted subject to the following: a) A temporary garden suite shall be defined as a one-unit detached residential structure, containing bathroom and kitchen facilities, that is ancillary to an existing residential dwelling. b) The temporary garden suite shall be constructed to ensure that it is portable and can readily be removed following the expiry of the time period established in the implementing Zoning By-law amendment pursuant to the Planning Act. c) The design and construction of the temporary garden suite shall satisfy the minimum requirements of the Province. d) The owner shall be required to enter into an agreement(s) with the City which shall address the following: i) The servicing of the garden suite; ii) The appearance of the garden suite; iii) How the garden suite is to be maintained; and iv) When the garden suite is to be removed (e.g., when the occupant moves out, or when the Temporary Use By-law expires); and e) In addition to d) i)-iv) above, for the lands known municipally as 7249 Twenty Road, the agreement with the City shall also require a letter of credit by the home owner to ensure compliance with the terms of the agreement.

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Volume 3, Chapter B - Rural Site Specific Areas

R-2 Lands know municipally as 185 Golf Club Road, located between Golf Club Road and Guyatt Roads, east of Woodburn Road, being Part of Lots 1, 2, 3, and 4, Block 1, Concession 2, former Township of Binbrook.

1.0

Notwithstanding Section C.3.3, Open Space of this Plan, the lands designated Open Space between Golf Club and Guyatt Roads, east of Woodburn Road shall only be used for a golf course with a maximum of 36 holes spread over the subject lands, and accessory uses, buildings and structures, and shall be subject to the following policies: a) The expansion of the existing golf course shall proceed on the basis of approved plans which must address specific issues such as the preservation of existing woodlots and wetlands, lot grading and storm drainage, parking, access, and Site Planning details. The requirements of the City, Niagara Peninsula Conservation Authority, and the Province shall be satisfied. b) Prior to the development of the subject lands, the owner shall satisfy all of the requirements of the City with respect to the adequacy of the existing sewage disposal facility for the clubhouse, to accommodate the golf course expansion. c) Prior to the development of the subject lands, the owner shall satisfy all the requirements of, and obtain all the necessary permits from the Ministry of the Environment with respect to water supply to accommodate the clubhouse facility and water withdrawal from the Twenty Mile Creek for irrigation purposes, to accommodate the golf course expansion. d) Public access to Guyatt Road shall not be permitted. Public access shall be limited to Golf Club Road. e) Development of the subject lands shall be subject to Site Plan approval. f) No development shall be permitted in Area A of the subject lands, identified on the Site Specific Area R-2 map. The subject lands are identified as a Core Area on Schedule B - Natural Heritage System. These lands shall be left in their natural condition.

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R-3 Lands known municipally as 2527 Binbrook Road, located on the east side of Regional Road 56 and the south side of Binbrook Road, being Part of Lots 4 and 5, Block 3, Concession 4, former Township of Binbrook.

1.0

Notwithstanding Section C.3.3, Open Space of this Plan, the lands designated Open Space, known municipally as 2727 Binbrook Road, on the east side of Regional Road 56 and south side of Binbrook Road, shall only be used for a golf course with a maximum of 18 holes, a practice range, clubhouse, and accessory uses, buildings and structures.

1.1

The following specific policies shall apply to the subject lands: Existing and Proposed Adjacent Residential Development a) Any and all development shall be sensitive to adjacent existing and proposed residential development to the north and west to ensure that these adjacent residential properties are adequately protected from the golf course pursuant to policies (b) and (c) below.

Landscaping and Golf Course Design b) Development of these lands shall be subject to appropriate landscaping, buffering and screening measures immediately adjacent to Regional Road 56 and Binbrook Road and all adjacent existing and proposed residential uses. The site specific Zoning By-law amendment for the proposed golf course shall contain regulations to provide for adequate buffering and screening adjacent to all residential lot lines. c) The golf course design shall preserve the existing woodlot on the southern portion of the subject lands and other existing vegetation and natural features wherever possible.

Servicing and Storm Water Management d) The clubhouse shall be serviced with a private water supply to the satisfaction of the Province and the City. e) The clubhouse shall be serviced with a private sewage disposal system to the satisfaction of the City. f) The provision of an adequate supply of water for the required irrigation of the golf course shall be limited to surface water only, to the satisfaction of the City and the Province. In this regard, the provision of the irrigation ponds shall be appropriately justified, documented, designed and constructed to the satisfaction of the City and Province. g) The use of storm water from the Binbrook Village storm water management pond may be permitted as an additional source of irrigation water, subject to

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Volume 3, Chapter B - Rural Site Specific Areas appropriate justification at the detailed design stage to the satisfaction of the pertinent agencies. h) The owner shall be required to prepare an overall lot grading and storm drainage plan for the golf course to the satisfaction of the City and Niagara Peninsula Conservation Authority.

Access and Safety i) Principal access to the golf course lands shall be limited to one driveway off Regional Road 56 at the south-western end of the subject property. An access for maintenance purposes may be permitted to Binbrook Road. The location and design of these access driveways shall ensure safe ingress and egress to the satisfaction of the City. j) The development of these lands shall be subject to Site Plan approval with an approved Development, Maintenance and Use Agreement. This Development Agreement and related plans shall address specific issues such as, but not limited to, access, grading, storm drainage, servicing, water supply, landscaping, fencing and the location of the clubhouse, practice range, greens, fairways, tees, and accessory uses, buildings and structures.

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R-4 Lands known municipally as 159 and 163 Highway No. 5 West, former Town of Flamborough.

1.0

Notwithstanding Section C.3.3, Open Space of this Plan, the lands designated Open Space, known municipally as 159 and 163 Highway No. 5 West, shall be used for public or private recreation, golf course and agriculture, together with limited commercial uses which are ancillary to, and support the permitted Open Space uses.

R-5 Lands known municipally as 342 Concession 8 East, former Town of Flamborough.

1.0

Notwithstanding Section C.3.3, Open Space of this Plan, the lands designated Open Space, known municipally as 342 Concession 8 East may be used for a golf course with one accessory dwelling unit. Development on the lands shall also be subject to Site Plan approval.

1.1

No construction or regrading shall take place in the area regulated by the Conservation Authority without the necessary permit(s). A hydrogeological report shall be prepared to determine the impacts of the proposed development on the groundwater quantity and alterations to the Grindstone Creek base flows.

1.2

A comprehensive storm water management plan shall be prepared by the owner and approved by the appropriate agencies.

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Volume 3, Chapter B - Rural Site Specific Areas

R-6 Lands known as Part of Lot 10, Concession 13, Campbellville Road; Timberrun Court; 1-11 Glenron Road; Stonebury Place; Carey Street, Betty Avenue, and Bernie Avenue; Pioneer Way; Romar Drive, Westmoreland Road, and Glendrummond Drive; 771 Safari Road; 784 Safari Road; Harper’s Corners, Neptune Road, Galaxy Boulevard, and Mercury Road; Willowglen Court, Hopkins Court, Ernest Street, and 298, 300, 302, 386, and 392 York Road; Sumac Land, Laurel Court, Elder Court and Katsura Place; and Courtland Drive and 109-175 Book Road West.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, on the lands designated Rural, estate residential areas shall be permitted on the following lands: a) The lands known as Part of Lot 10, Concession 13, Campbellville Road, former Town of Flamborough;

b) The lands known as Timberrun Court, former Town of Flamborough;

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Volume 3, Chapter B - Rural Site Specific Areas c) The lands known municipally as 1-11 Glenron Road, former Town of Flamborough;

d) The lands known as Stonebury Place, former Town of Flamborough;

e) The lands known municipally as Carey Street, Betty Avenue, and Bernie Avenue, former Town of Flamborough;

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Volume 3, Chapter B - Rural Site Specific Areas f) The lands known municipally as Pioneer Way, former Town of Flamborough;

g) The lands known municipally as Romar Drive, Westmoreland Road, and Glendrummond, former Town of Flamborough;

h) The lands known municipally as 771 Safari Road, consisting of 5 lots, former Town of Flamborough;

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Volume 3, Chapter B - Rural Site Specific Areas i) The lands known municipally as 784 Safari Road, consisting of 21.33 hectares (52.71 acres) and 4 units, former Town of Flamborough;

j) The lands known municipally as Harper’s Corner; Neptune Road, Galaxy Boulevard, and Mercury Road, former Town of Flamborough;

k) The lands known as Willowglen Court, Hopkins Court, Ernest Street, and 298, 300, 302, 386, and 392 York Road, former Town of Dundas; and

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Volume 3, Chapter B - Rural Site Specific Areas l) The lands known municipally as Sumac Land, Laurel Court, Elder Court and Katsura Place, former Town of Ancaster, consisting of a maximum of 16 detached residential units.

1.1

Notwithstanding Section D.2.0, Agriculture Designation, of this Plan, on the lands designated Agriculture, known municipally as Courtland Drive and 109-175 Book Road West, former Town of Ancaster, an estate residential area shall be permitted.

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R-7 Lands known as part of Lots 4, 5 & 6, Concession 4 West, former Town of Flamborough.

1.0

Notwithstanding Section D.6.0, Mineral Aggregate Resource Extraction Areas, of this Plan, the lands designated Mineral Aggregate Resource Areas, known as part of Lots 4, 5 and 6, Concession 4 West, consisting of 55.2 hectares (136 acres), shall be used for aggregate storing, crushing and screening of aggregate, concrete and asphalt mix manufacturing subject to the following: a) Compliance with the Regulations and general terms and conditions of The Ontario Water Resources Act; and b) In addition to complying to all the requirements of, and concurrent with the issuance of a Quarry License under the Aggregate Resources Act, the property owner (Flamboro Quarries Ltd.) agrees to: i) Monitor and record pumping volumes related to the aggregate extraction operation; ii) Provide a detailed groundwater monitoring program to the satisfaction of the Province and including test well site locations and water level monitoring; iii) Conduct a base line groundwater well analysis for all existing wells within the predicted groundwater zone of influence for the aggregate extraction operation; iv) Restore all affected water wells within the predicted groundwater zone of influence for the aggregate extraction operation by providing a water supply of equal quality and quantity; v) Provide an emergency water response program which will address the immediate needs of affected neighbours; and, establish an “arms length� trust fund to the satisfaction of the City to pay for groundwater well restoration and related costs.

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Volume 3, Chapter B - Rural Site Specific Areas

R-8

Lands known municipally as 1028 Highway 5 West, former Town of Flamborough.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, known municipally as 1028 Highway 5 West, consisting of 0.21 hectares (0.52 acres), shall only be used for an animal hospital, service shop, retail establishment, office, dry cleaning distribution station, custom workshop, building supply sales, and an accessory residential dwelling unit on the second storey.

R-9

Lands known municipally as 1386 – 1965 Cooper Road (African Lion Safari), former Town of Flamborough.

1.0

Notwithstanding Section C.3.3, Open Space of this Plan, the lands designated Open Space, known municipally as 1386 – 1965 Cooper Road, may be used for the following purposes: a) A wildlife park; b) Recreational resort accommodation, including villas and a hotel, not to exceed 1000 units; c) Indoor and outdoor recreational facilities and uses, including a golf course; d) Open space and conservation, including forest, fish and wildlife management; e) Ancillary commercial and service uses supporting other permitted uses; and f) Accessory residential uses for employees.

1.1

It is expected that the existing wildlife park will generally remain in its present form.

In this regard, the boundary between the existing wildlife park and the proposed resort development will be determined in the Site Plan approval.

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Notwithstanding this Plan, severances may be granted in conjunction with the resort and recreational development only for the purposes of conveying portions of the resort development lands or conveying of two existing residences in the northwest portion of the site.

1.3

Prior to the approval of an amending Zoning By-law, the area of the proposed resort development will be subject to the following policies: a) Any development shall be subject to Section C.2, Natural Heritage System, Volume 1 of this Plan. b) Prior to development taking place, the owner shall undertake, through a licensed archaeologist, an archaeological assessment on lands which are to be altered, to the satisfaction of the Province. c) Prior to any development taking place, the owner shall provide and maintain an adequate and potable system for water supply. In this regard a Permit to Take Water, in accordance with current legislation and requirements will be obtained from the Province. d) Prior to any development taking place, the owner shall provide and maintain an adequate system for the treatment and disposal of sewage. In this regard, a Certificate of Approval in accordance with current legislation and requirements will be obtained from the Province. e) The owner shall prepare to the satisfaction of the City, the Province, and the Grand River Conservation Authority a comprehensive storm water management plan for all phases of construction and the completed development, in accordance with the following principles: i) Implementation of a subwatershed planning approach to the quantification and mitigation of impacts of storm water runoff with respect to volumes, flows, and frequency and quality control. ii) Adherence to best management practices prescribed in provincially sanctioned guidelines and interim guidelines. iii) The owner shall obtain a Certificate of Approval from the Province. f) Development within the floodplain in accordance with the existing policies of the former Town of Flamborough Official Plan may take place without further amendment to this Plan, provided that the necessary storm water management and flood-proofing techniques and the proposed development have been approved by the City, the Province, and the Grand River Conservation Authority. g) The owner shall have prepared, by a qualified traffic engineer, a detailed traffic impact study to identify impacts on provincial and City roads and to address required road improvements and directional signage plans, to the satisfaction of the Province and the City. i) The owner shall enter into legal agreement with the City, as required, for the undertaking of road improvements to municipal roads as are required

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Volume 3, Chapter B - Rural Site Specific Areas to maintain the safe movement of the traffic generated by any new development on the subject lands. ii) The owner shall enter into a legal agreement with the Province, as required, for the undertaking of such intersection improvements to provincial highways as are required to accommodate and in proportion to the additional traffic directly resulting from any new development on the subject lands. The owner shall be financially responsible for any such improvements. h) The owner shall ensure that any ancillary uses such as bathing areas, swimming pools and/or food services comply with the Health Protection and Promotion Act and Regulation(s) thereunder to the satisfaction of the Medical Officer of Health. i) Prior to any development taking place, the owner shall document, to the satisfaction of the Province, that the proposed uses can be sustained with no net loss of the productive capacity of fish habitat. j) In consultation with the Province and other appropriate agencies, the owner shall undertake a program to monitor the effects of development on the quality and quantity of surface and groundwater resources. k) Development shall comply with the regulations of the Minimum Distance Separation formula. In particular, no development or building activity shall take place that will contravene the Minimum Distance Separation from the barn existing on March 2, 1995 and located east of the residential dwelling on the west half of the south half of Lot 17, Concession VII. The barn existing on March 2, 1995 and located west of the residential dwelling on that property is not a livestock facility for purposes of Minimum Distance Separation.

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R-10 Lands known municipally as 404 and 405 Concession 12 East, and other addresses (Stonebrook Estates Mobile Home Park), former Town of Flamborough.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, known municipally as 404 and 405 12th Concession Road East, Stonebrook Estates Mobile Home Park, may be used for mobile and manufactured dwelling units. In addition, ancillary and accessory uses may also be permitted and, without limiting the generality of the foregoing, may include: a) Leisure and recreational facilities; b) Convenience commercial uses; c) Administrative facilities necessary to the operation of the development; d) Five existing rental cabins; and e) A single detached dwelling.

1.1

Although mobile and manufactured dwellings are permitted as a generality, development potential of the site may be limited. Staging of development shall therefore be to the satisfaction of the City and only after consultation with relevant public agencies.

1.2

The first stage of development shall be limited to 76 dwelling units and shall be specified in the City's Zoning By-law.

Approval for subsequent stages of development of up to 54 units may be allowed by Zoning By-law amendment after consideration of the following: a) The impact of existing stage(s) of development on the surrounding rural community and landscape and on the surrounding natural areas; and b) The implication(s) and potential liabilities of providing any necessary municipal servicing including but not limited to water, sanitary sewage disposal, parks, and storm water drainage.

1.3

In addition to the foregoing, development on the lands shall also be subject to the following: a) Development shall proceed under Site Plan approval and any other agreement(s) deemed necessary by the City; b) Through the Site Plan approval process, careful consideration shall be given to the protection of natural and wooded areas;

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Volume 3, Chapter B - Rural Site Specific Areas c) No construction or regrading shall take place in the area regulated by Halton Region Conservation Authority without the necessary permit(s); d) The owner shall provide and maintain adequate systems for the supply of water and the treatment of sanitary sewage, to protect the natural environment and the health and welfare of the residents. In this regard, the necessary approvals and any other requirements of the Province must be satisfied; e) A comprehensive storm water management plan shall be prepared by the owner and approved by the appropriate agencies; and f) Any consideration for expansion beyond 76 units would, among other things, as specified above, be dependent upon the results of a monitoring program. This program would include, but not necessarily be limited to, additional wells to the east, sampling and analysis of groundwater and surface water for all major ions including nitrogen and phosphorous, species and water level monitoring. This is to be done on a semi-annual basis with reporting bi-annually. The monitoring is to continue until the Province is confident that the actual impact of the 76 units on the groundwater resources has been determined and that they are acceptable.

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R-11 Lands known municipally as 1091 Concession 10 West (Rocky Ridge Mobile Home Park), former Town of Flamborough.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, known municipally as 1091 10th Concession Road West, Rocky Ridge Mobile Home Park, may be used for 100 existing mobile and manufactured dwelling units. In addition, small scale ancillary and accessory uses necessary for the operation of the development may also be permitted and, without limiting the generality of the foregoing, may include: a) Leisure and recreational facilities; b) A banquet hall and meeting facilities; c) Administrative facilities; and d) A single detached dwelling.

1.1

No construction or regrading shall take place in the area regulated by the Conservation Authority without the necessary permit(s). Consideration shall be given to the impacts of site changes on groundwater quantity and alterations to the Fletcher's Creek base flows.

1.2

The owner shall provide and maintain adequate systems for the supply of water and the treatment of sanitary sewage, to protect the natural environment and the health and welfare of the residents. In this regard, the necessary approvals and any other requirements of the Province and the City must be satisfied.

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Volume 3, Chapter B - Rural Site Specific Areas

R-12 Lands known municipally as 33 Concession 12 East (Waterdown Sportsmen’s Club Mobile Home Park), former Town of Flamborough.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, known municipally as 33 Concession 12 East, Waterdown Sportsmen’s Club Mobile Home Park, may be used for seven existing mobile and manufactured dwelling units. In addition, ancillary and accessory uses may also be permitted and, without limiting the generality of the foregoing, may include: a) Leisure and recreational facilities; b) A clubhouse; and c) Administrative facilities necessary to the operation of the development.

1.1

Development on the lands shall also be subject to a Site Plan approval and any other agreement(s) deemed necessary by the City.

1.2

Through the Site Plan approval process, careful consideration shall be given to the protection of natural and wooded areas; the location of all buildings and structures; buffering; grading and erosion control; and road improvements.

1.3

No construction or regrading shall take place in the area regulated by the Conservation Authority without the necessary permit(s). Consideration shall be given to the impacts of site changes on groundwater quantity and stream flows.

1.4

The owner shall provide and maintain adequate systems for the supply of water and the treatment of sanitary sewage, to protect the natural environment and the health and welfare of the residents. Programs for monitoring of drinking water quality and the operation and maintenance of the sewage disposal systems shall be established. In this regard, the necessary approvals and any other requirements of the Province and the City must be satisfied.

1.5

A comprehensive storm water management plan shall be prepared by the owner and approved by the appropriate agencies.

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Rural Hamilton Official Plan April 25, 2012

Volume 3, Chapter B - Rural Site Specific Areas

R-13 Part of lands known municipally as 1 Ashley Park (John Bayus Mobile Home Park), former Town of Flamborough.

1.0

Notwithstanding Section D.2.0, Agriculture Designation Agriculture, known municipally as part of 1 Ashley Park, John Bayus Mobile Home Park, may be used for a mobile home park of 186 sites. In addition, ancillary and accessory uses may also be permitted and, without limiting the generality of the foregoing, may include: a) Recreational Camping sites for recreational vehicles to be used as temporary accommodation for travel, vacation or recreational use; b) Leisure and recreational facilities; c) A community hall; and d) Administrative and maintenance facilities necessary to the operation of the development.

1.1

Development on the lands shall also be subject to Site Plan approval.

1.2

A fisheries inventory and an aquatic habitat inventory survey shall be prepared for the site. The findings shall be used to formulate appropriate restoration measures for the existing ponds and streams on the site. The recommendations of this study shall be implemented through Site Plan approval.

1.3

A wetland restoration plan shall be prepared to the satisfaction of the Grand River Conservation Authority. The recommendations of this study shall be implemented through the Site Plan approval.

1.4

The owner shall maintain adequate systems for the supply of water and the treatment of sanitary sewage, to protect the natural environment and the health and welfare of the residents to the satisfaction of the Province.

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Volume 3, Chapter B - Rural Site Specific Areas

R-14 Part of the lands known municipally as 1161 Concession 4 West (Olympia Village Mobile Home Park), former Town of Flamborough.

1.0

Notwithstanding Section C.3.3, Open Space of this Plan, the lands designated Open Space, known municipally as 1161 Concession 4 West, Olympia Village Mobile Home Park, may be used for a mobile home park of 15 sites. In addition, ancillary and accessory uses may also be permitted and, without limiting the generality of the foregoing, may include: a) Administrative and maintenance facilities necessary to the operation of the development; b) Existing convenience retail; c) Leisure and recreational facilities; and d) A single detached dwelling.

1.1

Development on the lands shall be subject to Site Plan approval and any other agreement(s) deemed necessary by the City.

1.2

Through the Site Plan approval process, consideration shall be given to the protection of natural and wooded areas; the location of all buildings and structures; buffering, grading and erosion control; and road improvements.

1.3

No construction or regrading shall take place in the area regulated by the Conservation Authority without the necessary permit(s).

1.4

The owner shall provide and maintain adequate systems for the supply of water and the treatment of sanitary sewage, to protect the natural environment and the health and welfare of the residents. In this regard, the necessary approvals and any other requirements of the Province and the City must be satisfied.

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Rural Hamilton Official Plan April 25, 2012

Volume 3, Chapter B - Rural Site Specific Areas

R-15 Part of Lot 33, Concession 7, known municipally as 1294 Concession 8 West (Beverly Hills Mobile Home Park), former Town of Flamborough.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, part of Lot 33, Concession 7, known municipally as 1294 Concession 8 West, Beverly Hills Mobile Home Park, may be used for a mobile home park of a maximum of 475 mobile and manufactured dwelling units. In addition, ancillary uses such as parks and recreational facilities, convenience commercial uses and administrative facilities necessary to the maintenance and operation of the development may be permitted.

1.1

At least 25 percent of the dwelling units will be used for no other purpose but “affordable housing”.

“Affordable housing” means dwelling units which are restricted to a maximum size as follows: a) 1 bedroom - 1,200 square feet; b) All other units are restricted to a maximum of 1 bedroom.

1.2

All future development shall be subject to a Site Plan approval and any other agreements deemed necessary by the City. The agreements shall address, but not be limited to, the following matters: a) The location and placement of buildings and structures; b) Buffering adjacent to the lands immediately to the east; c) Lot grading, erosion and sedimentation control; d) Public road improvements and/or upgrading; and e) Removal of existing culverts in Spencer Creek.

1.3

Through the Site Plan approval process, for the manufactured dwelling units, consideration should be given to: a) The protection of natural wooded areas; b) The location, rate, direction and staging of the growth. In this regard, the direction of growth shall generally be from north to south. In addition, the rate of growth shall be determined through the Site Plan approval process, and shall be in conjunction with any pertinent conditions of applicable permits and/or certificates of approval issued by the Province; c) The size and location of lots to be created. The minimum lot size shall generally be 370 m2; d) The location of amenity areas; e) The location of roadways;

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Volume 3, Chapter B - Rural Site Specific Areas f) The location of all storm water, sewage works and well locations; and g) The location of all landscape areas, walkways, and buffering measures.

1.4

No construction or regrading shall take place in the area regulated by the Hamilton Region Conservation Authority without the necessary permit(s).

1.5

The owner shall provide and maintain adequate systems for the supply of water and the treatment of sanitary sewage, to protect the natural environment and the health and welfare of the residents. In this regard, the necessary approvals and any other requirements of the Province must be satisfied.

1.6

In addition, the owner will enter into an agreement with the City with respect to the operation and maintenance required for the provision of water and sanitary sewer services within the project. This agreement shall contain provisions to ensure the proper operation and maintenance of the works as outlined in the Certificate of Approval required by the Ministry of the Environment to the satisfaction of the City or Province. If the City or the Province are not satisfied, the City may carry out any required operations or repairs at the expense of the owner. The City shall be granted a general easement over the property for the purpose of operating, inspecting, maintaining, extending, or enlarging the works.

1.7

A comprehensive storm water management plan shall be prepared by the owner and approved by the appropriate agencies. The storm water management system is to be built and operated in compliance with the requirements of the Province, and shall be operated and maintained by the owner of the lands. If at any time operation or maintenance of the storm water management system is not performed in accordance with the Province's requirements as specified through a Certificate of Approval, the Province may give written notice to the owner, specifying the deficiencies and ordering corrective action within a stated period of time. If the owner fails to correct the deficiencies to the satisfaction of the Province within the time stated, and the Province gives written notice of such occurrence to the City, the City shall correct the deficiencies without giving further notice to the owner and the owner shall be responsible for the cost of correcting such deficiencies. The City will enter into a written agreement with the owner to this effect.

1.8

No residential dwelling unit shall be located within 100 metres of the nearest point upon the perimeter of any sanitary sewage treatment/stabilization pond.

1.9

The owner shall agree to include the following notice in all offers to lease and in lease agreements for all residential sites located within 250 metres of any sanitary sewage treatment/stabilization pond: “Due to the proximity of sanitary sewage treatment/stabilization ponds, odours which may be found offensive may occur from time to time, interfering occasionally with enjoyment of this property and with activities of the occupants.�

1.10

Prior to the occupancy of any residential unit, the applicant shall submit to Council an agreement with the Hamilton Region Conservation Authority to perform an ongoing program of remedial maintenance works on the portion of Spencer Creek bordering the subject property.

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Rural Hamilton Official Plan April 25, 2012

Volume 3, Chapter B - Rural Site Specific Areas

R-16 Lands known municipally as part of 1374 and 1376 Valens Road, former Town of Flamborough.

1.0

Notwithstanding Section C.3.4, Utilities of this Plan, the lands known municipally as part of 1374 and 1376 Valens Road, shall be designated Utilities. No additional residential land uses or other sensitive land uses shall be permitted within 750m of the TransCanada compressor station located at 1376 Valens Road.

R-17 Lands known municipally as 682 Concession 5 West, being part of Lots 10 and 11, Concession 4, former Town of Flamborough.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, municipally known as 682 Concession 5 West, a topsoil preparation and supply business shall be permitted.

1.1

Notwithstanding the heritage policies of Section B.3.4, Cultural Heritage Policies of this Plan, the stone house and silo located in the northern half of Lot 11, Concession 4, shall be retained and preserved in place.

Rural Hamilton Official Plan April 25, 2012

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Volume 3, Chapter B - Rural Site Specific Areas

R-18 Lands known municipally as 542 Ofield Road North, former Town of Flamborough.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, municipally known as 542 Ofield Road North, which consists of 3.64 hectares (9 acres), shall only be used for an elementary school with associated play fields and parking.

R-19 Lands known municipally as 892 Lower Lions Club Road, former Town of Ancaster.

1.0

Notwithstanding Section C.3.3, Open Space of this Plan, on the lands designated Open Space, known municipally as 892 Lower Lions Club Road, a community centre offering a range of recreational, social and cultural activities, and related accessory uses, shall be permitted subject to the following provisions: a) The footprint of the existing community centre building shall not be expanded except for an addition to accommodate a future indoor or outdoor pool with shower and change room facilities; b) The pool shall have a maximum length of 25 metres (82 feet); c) The maximum height of the addition and any renovated portion of the existing community centre building shall be 7.5 metres (25 feet) in height; d) There shall be a maximum of three entrance/exit points to the parking areas; e) Outdoor uses shall be oriented to day-time activities (no lighting of the play fields and playcourt) and shall be limited to:

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Rural Hamilton Official Plan April 25, 2012

Volume 3, Chapter B - Rural Site Specific Areas i) An outdoor pool and play area adjacent to the existing community centre building; ii) A fitness trail with exercise stations which shall include a maximum of two footbridges across Tiffany Creek; iii) A full-size softball/baseball diamond on the east side of the creek in proximity to the existing community centre building; iv) A day camp building for staff office, kitchen, washrooms and storage, with a maximum floor area of 120 square metres (1,292 square feet) and a maximum height of 7.5 metres (25 feet) located in the vicinity of the former farm-house on the west side of the creek; v) One or two pavilions consisting of a roof structure that is supported by columns and beams (no walls) located in the general vicinity of the day camp building, but no closer than 60 metres (198 feet) from the front lot line, with a maximum height of 7.5 metres (25 feet), and a maximum total pavilion floor area of 167 square metres (1,800 square feet); vi) A multi-purpose play field that may be utilized as an undersized softball/baseball diamond, located on the west side of the creek, to the west of the proposed day camp building; vii) A multi-use play court located to the south of the day camp building; viii) Parking facilities and turnarounds; and ix) Retention ponds, septic beds and other like infrastructure required to service permitted uses and facilities; f) Outdoor sound system(s) with loudspeakers are not permitted; g) Any land use changes shall be subject to Site Plan approval which shall: i) Endeavour to minimize grade changes and tree removal; ii) Endeavour to maximize passive recreational areas and require a tree saving plan; iii) Address any recommendations of the City’s Environmentally Significant Areas Impact Evaluation Group (ESAIEG); iv) Ensure that the layout can accommodate a minimum of 225 parking spaces; and v) Endeavour to maximize screening and buffering of new facilities through the use of landscaping and careful siting and design; and h) The pool shall not be constructed until an adequate means of filtering the wastewater has been provided, to the satisfaction of the City, the Niagara Escarpment Commission and the Hamilton Region Conservation Authority.

Rural Hamilton Official Plan April 25, 2012

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Volume 3, Chapter B - Rural Site Specific Areas

R-20 Lands known as the Northwest corner of Concession 4 West and Brock Road, former Town of Flamborough.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, municipally known as the northwest corner of Concession 4 West and Brock Road, consisting of 17 hectares (42 acres) shall be used, in relation with mineral extraction, for aggregate storing, crushing and screening of aggregate, concrete mix manufacturing, concrete product manufacturing, recycling of concrete, public works yard and accessory uses. These uses shall be permitted subject to any rehabilitation requirements of the Aggregate Resources Act.

R-21 Lands known as 2200, 2250 & 2260 Rymal Road East; Portside Street; 51,101, 151 & 175 Swayze Road, former Township of Glanbrook.

1.0

Notwithstanding Section D.4.0, Rural Designation of this Plan, the lands designated Rural, municipally known as 2200, 2250 & 2260 Rymal Road East; Portside Street; 51,101, 151 and 175 Swayze Road, the following uses shall be permitted: a) Industrial uses that do not require large amounts of water and the wastes shall be clean and low discharge in nature. The permitted industrial uses shall include such uses as warehousing, wholesaling and light industrial uses. The permitted industrial uses shall not be obnoxious by reason of the emission of odour, dust, smoke, gas, fumes, particulate matter, noise and/or vibration.

Office uses accessory to these industrial uses shall also be permitted. b) Other uses that serve the permitted industrial and business uses, are compatible with and complementary to the permitted industrial and business uses, and further, that the function and operation of these other permitted uses will not interfere or conflict with the satisfactory development and operation of the industrial and business uses. Other permitted uses may include:

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Rural Hamilton Official Plan April 25, 2012

Volume 3, Chapter B - Rural Site Specific Areas i) Service commercial uses such as banks and financial institutions, restaurants, and personal and business services which provide a service to the industrial uses; retail commercial uses which utilize a high proportion of space for storage and/or assembling such as retail warehousing uses, automobile and recreational vehicle dealerships, and boat and marine sales and service; recreational uses; ii) Commercial uses, which are not restricted to a specific service population: banks and financial institutions, restaurants, brewers retail stores, liquor stores, building supply sales, dry cleaning establishments, laundries, medical centres, personal service shops, photographic studios, places of entertainment or recreation, post offices, printing establishments, professional and business offices, veterinary service establishments, car wash, retail stores, taverns, and food stores. iii) Public utilities; and iv) Residential uses ancillary to the permitted uses for persons whose duties require them to live on the premises.

1.1

Notwithstanding Section C.5.1, Sustainable Private Water and Wastewater Services, and C.5.3, Lake-Based Municipal Water and Wastewater Systems policies of Volume 1 of this Plan, these lands shall be serviced with full municipal services, including piped municipal water and municipal sanitary sewers, to the satisfaction of the City.

1.2

The development of these lands shall be undertaken in a comprehensive manner, subject to the following site specific design policies: a) A limited number of internal access points shall be permitted in accordance with approvals from the City; b) Adequate off-street parking facilities shall be provided for all permitted uses; c) Loading areas shall be adequately screened from view; d) Open storage of goods and materials shall not be permitted; e) Adequate on-site and periphery landscaping shall be provided; and f) Development shall be subject to Site Plan approval.

1.3

To enhance the proposed commercial development and to identify a gateway entrance to the former Township of Glanbrook, a landscape entrance feature area shall be provided at the north-east corner of the site.

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Volume 3, Chapter B - Rural Site Specific Areas

R-22

1.0

R-23 1.0

Lands known municipally as 497 Millgrove Side Road, former Town of Flamborough Notwithstanding Section D.2.0, Agriculture Designation of this Plan, the lands currently known as 497 and part of 533 Millgrove Side Road, shall be permitted a lot addition to expand to a maximum land area of 3.25 hectares to allow for improved servicing sustainability for the Institutional use. Upon completion of the lot addition, the lands will be known as 497 Millgrove Side Road.

Lands known municipally as part of 568 Ridge Road, former City of Stoney Creek.

Notwithstanding Policy D.3.1.1 g) of Volume 1, on the lands known municipally as part of 568 Ridge Road, only a small scale restaurant shall be permitted in conjunction with and incidental to a winery, subject to the following criteria: a)

That the owner/applicant shall receive final approval of a Site Plan Control Application from the City of Hamilton.

b)

That the owner/applicant shall prove, to the satisfaction of the Director of Planning of the City of Hamilton, and the Niagara Escarpment Commission, that a minimum of 2 hectares (5 acres) of the arable winery farm parcel upon which the winery is proposed is capable of and committed to producing grapes that are used in the winery, and a minimum of two-thirds of that 2 hectare area is in full grape production for use in the winery.

c)

That the maximum size of a winery shall not exceed 1.5% of the winery parcel, to a maximum of 2,323 square metres (25,000 square feet) - whichever is lesser.

This area calculation shall not include that portion of the winery that is fully underground.

d)

That provided the provisions of Section C.5.1, Sustainable Private Water and Wastewater Services of Volume 1 are met, the maximum number of patrons of the restaurant shall be 50 people.

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Rural Hamilton Official Plan April 25, 2012

Volume 3, Chapter B - Rural Site Specific Areas R-24 1.0

Lands located at the south-east quadrant of Moxley Road and Highway 5 West In addition to the permitted uses of Section D.4.0, Rural Designation of this Plan, and identified as Site Specific Policy R-24, located at the south-east quadrant of Moxley Road and Highway 5 West, consisting of approximately 60 hectares (148 acres) and identified as Parcel “A”, the following uses that existed at the date of approval of this Plan shall be permitted: a)

Aggregate processing area;

b)

Vehicle maintenance, repair and fuelling facilities;

c)

Parking and office facilities;

d)

Ready mix concrete plants;

e)

Lime manufacturing plant;

f) g)

Shipping, including scales, scale house and shipping facilities and, Accessory uses such as aggregate storage, berms, aggregate recycling facilities, crushing and screening, washing, stockpiling, ponds, water management, maintenance shop, laboratory facilities, emission control devices, conveyors, and outdoor storage.

2.0

Within the processing area identified as Parcel “A”, a regionally significant Guelph Amabel Formations earth science ANSI exists. The ANSI identifies an exposure of bedrock along the quarry face of regional significance. Any land use change shall consider the preservation of this feature in consultation with the City and the Ministry of Natural Resources.

3.0

Notwithstanding Section C.3.3, Open Space Designation, noise attenuation measures shall be permitted on the lands identified as Parcel “B”.

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Volume 3, Chapter B - Rural Site Specific Areas R-25 1.0

R-26

1.0

Lands known as part of 92 Highland Road East, former City of Stoney Creek In addition to the uses permitted in Section D.2.0, Agriculture Designation of this Plan, for the lands designated Agriculture, municipally known as part of 92 Highland Road East, and identified as Site Specific Policy R-25, consisting of approximately 2.25 hectares (5.56 acres), an abattoir and meat processing operation with an accessory retail outlet, accessory warehousing, and accessory wholesaling may be permitted.

Lands known as part of 432 Highland Road East, former City of Stoney Creek.

In addition to the uses permitted in Section D.2.0, Agriculture Designation of this Plan and in accordance with the Zoning By-law, for the lands designated Agriculture, municipally known as part of 432 Highland Road East, and identified as Site Specific Area R-26, consisting of approximately 2.52 hectares (6.22 acres), the following uses may be permitted: a)

an abattoir and meat packaging operation with an accessory retail outlet uses only within the existing buildings and structures.

b) accessory uses to the principal use.

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Rural Hamilton Official Plan April 25, 2012

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s

te

o Co

N AVE N SHERMA BIRCH AVE AVE N SANFORD N RTH ST

RD

OF

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G

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AM

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NH

DE

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ise

d ra

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AVE N N VICTORIA TON ST WELLING

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PARKDALE

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LP

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CEN

No. FR-3R-6

Wellington County

R-6

1 11 E

R-6

CAM

ICH TO W NLIN IV COX E RD NCE SSIO N 14 E

PUS L

ilton

PBE LLVIL LE RD

Mountsberg Reservoir

of M

Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012

Rural Hamilton Official Plan Volume 3: Appendix A Site Specific Key Map

Haldimand County

Not To Scale Date: April 25, 2012

PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT © Teranet Land Information Services Inc. and its licensors. [2009] May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY

MODIFICATION 49 Delete Special Policy Area B Tow n

ilton

1 6 E

CES SION 7 E

2 3

SION

4

CES

7 8 11 10 CON 9 CES SION 5 E

VII

V

DR

12

III

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W

ST LS ON

26

27

28

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IX X

HALDIBROOK RD

33

OK RD

RD

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TL IAN

RD E

25

VIII 30

John C. Munro Hamilton International Airport Niagara Escarpment Urban Boundary Municipal Boundary

BELL RD

WESTBRO

24 23 HALL RD

29

RN RD

21 22

RD

18

20

N RD

17

19

WOODBU

56

HARRISO

IND

ELEVENTH

RD

LINE RD

VII

5

Lake Niapenco

VIII

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t Lincoln p of Wes

KIRK RD

6

Special Policy Area C Future Employment Growth District

Townshi

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VII

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Special Policy Area A Pleasantview

E

OK RD

16

TYNESIDE

LEEMING

Special Policy Areas

Other Features

RD BINBROOK

TRIMBLE

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1

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Rural Settlement Areas

Urban Area

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Regional Municipality of Niagara

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5

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Special Policy Area B Future Urban Growth Node

II

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13 12 11 RD E CHIPPEWA

NINTH RD

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EIGHTH RD

SEVENTH

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BLOCK 1 2 4 3

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SIXTH RD

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PY

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BLOCK 2 2 1 BLOCK 3 4 3 1 5 2 UB RD 4 3 GOLF CL Woodburn

56

TRINITY

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Grimsby

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XII

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MOU

CAM

ICH TO W NLIN IV COX E RD NCE SSIO N 14 E

CEN

6

us

1

RD

PBE LLVIL LE RD

Mountsberg Reservoir

Special Policy Area B is still under appeal - Multiple Parties

of M

Council Adoption: September 27, 2006 Ministerial Approval: December 24, 2008 Effective Date: March 7, 2012

Rural Hamilton Official Plan Volume 3: Map A Special Policy Areas

Haldimand County

Not To Scale Date: March 7, 2012

PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT © Teranet Land Information Services Inc. and its licensors. [2005] May Not be Reproduced without Permission. THIS IS NOT A PLAN OF SURVEY