GRIDS 2 and Municipal Comprehensive Review
GRIDS 2 (Growth Related Integrated Development Strategy)(External link) is a big-picture planning process that evaluates the land use, infrastructure, economic development and financial implications of growth for the next 30 years. The City is planning for 236,000 new residents and 122,000 new jobs in Hamilton to the year 2051.
What is the MCR?
The Municipal Comprehensive Review (MCR) is a requirement of the Growth Plan for the Greater Golden Horseshoe (Growth Plan) and the Provincial Policy Statement (PPS) at the time of the City’s 5-year Official Plan Review(External link). The MCR is the process by which the City brings its Official Plans (both Urban and Rural) into conformity with updated Provincial policies which apply to Hamilton (PPS, Growth Plan, Niagara Escarpment Plan, Greenbelt Plan). The population and job forecasts of the Growth Plan to 2051 need to be planned and accommodated for through the MCR.
Through the GRIDS 2 process, the City is well on its way to completing the MCR. Both a Land Needs Assessment(External link) (LNA) as well as the “How Should Hamilton Grow?(External link)” evaluation of growth options were completed and presented for final approval of Council on November 19, 2021. Council adopted a No Urban Boundary Expansion Growth Scenario to accommodate the forecasted population and jobs to 2051. The policies of the City’s Official Plans must now be updated to reflect Council’s preferred growth option through the MCR, as well as other policy updates to implement new and revised Provincial policy direction.
Previous information about Land Needs Assessment and Evaluation and Phasing, can be found under the respective headings in "Updates" tab.
MCR Draft Policy Updates
Policy Planning Staff have reviewed the existing policies in the Urban Hamilton Official Plan against provincial policy documents like the Growth Plan for the Greater Golden Horseshoe and the Provincial Policy Statement, and have proposed draft changes to local policies based on topic area themes (e.g., Employment, Housing, Growth Management, Climate Related, etc.). Staff have also proposed draft policy changes to implement the Council decision to implement the “No Urban Boundary Expansion” growth option. These draft policy updates are first step of the City completing the MCR process and Official Plan Review.
The next steps in completing the MCR and Official Plan Review include:
- Updates to the Rural Hamilton Official Plan (RHOP) for conformity with Provincial policy (e.g. refinements to the Agricultural and Natural Heritage Systems mapping, agriculture and open space policy updates). Anticipated for early 2023
- Local Context policy updates for locally specific matters not related to Provincial policy (e.g. parks and recreation, urban design, residential development policies). Anticipated for mid-2023
- Major Transit Station Areas (MTSAs) planning (e.g. delineation of MTSAs and density targets on the Light Rail Transit corridor, investigation of inclusionary zoning). Anticipated for mid-2023
Proposed Changes to the City’s Zoning By-laws
To implement the draft policy changes proposed to the Urban Hamilton Official Plan as a result of Council’s decision to implement the No Urban Boundary Expansion growth option, staff are preparing the necessary changes to the Zoning By-laws of the former Communities (but not Zoning By-law No. 05-200). The City’s Zoning By-laws are the primary mechanism for implementing the Official Plans. The proposed changes to the former Community Zoning By-laws will align with the draft policy changes proposed to the Urban Hamilton Official Plan by providing more opportunities for intensification in the City’s low density areas.
The proposed changes will:
- Widen the range of permitted housing forms in low density residential zones
- Provide small scale intensification opportunities
GRIDS 2 (Growth Related Integrated Development Strategy)(External link) is a big-picture planning process that evaluates the land use, infrastructure, economic development and financial implications of growth for the next 30 years. The City is planning for 236,000 new residents and 122,000 new jobs in Hamilton to the year 2051.
What is the MCR?
The Municipal Comprehensive Review (MCR) is a requirement of the Growth Plan for the Greater Golden Horseshoe (Growth Plan) and the Provincial Policy Statement (PPS) at the time of the City’s 5-year Official Plan Review(External link). The MCR is the process by which the City brings its Official Plans (both Urban and Rural) into conformity with updated Provincial policies which apply to Hamilton (PPS, Growth Plan, Niagara Escarpment Plan, Greenbelt Plan). The population and job forecasts of the Growth Plan to 2051 need to be planned and accommodated for through the MCR.
Through the GRIDS 2 process, the City is well on its way to completing the MCR. Both a Land Needs Assessment(External link) (LNA) as well as the “How Should Hamilton Grow?(External link)” evaluation of growth options were completed and presented for final approval of Council on November 19, 2021. Council adopted a No Urban Boundary Expansion Growth Scenario to accommodate the forecasted population and jobs to 2051. The policies of the City’s Official Plans must now be updated to reflect Council’s preferred growth option through the MCR, as well as other policy updates to implement new and revised Provincial policy direction.
Previous information about Land Needs Assessment and Evaluation and Phasing, can be found under the respective headings in "Updates" tab.
MCR Draft Policy Updates
Policy Planning Staff have reviewed the existing policies in the Urban Hamilton Official Plan against provincial policy documents like the Growth Plan for the Greater Golden Horseshoe and the Provincial Policy Statement, and have proposed draft changes to local policies based on topic area themes (e.g., Employment, Housing, Growth Management, Climate Related, etc.). Staff have also proposed draft policy changes to implement the Council decision to implement the “No Urban Boundary Expansion” growth option. These draft policy updates are first step of the City completing the MCR process and Official Plan Review.
The next steps in completing the MCR and Official Plan Review include:
- Updates to the Rural Hamilton Official Plan (RHOP) for conformity with Provincial policy (e.g. refinements to the Agricultural and Natural Heritage Systems mapping, agriculture and open space policy updates). Anticipated for early 2023
- Local Context policy updates for locally specific matters not related to Provincial policy (e.g. parks and recreation, urban design, residential development policies). Anticipated for mid-2023
- Major Transit Station Areas (MTSAs) planning (e.g. delineation of MTSAs and density targets on the Light Rail Transit corridor, investigation of inclusionary zoning). Anticipated for mid-2023
Proposed Changes to the City’s Zoning By-laws
To implement the draft policy changes proposed to the Urban Hamilton Official Plan as a result of Council’s decision to implement the No Urban Boundary Expansion growth option, staff are preparing the necessary changes to the Zoning By-laws of the former Communities (but not Zoning By-law No. 05-200). The City’s Zoning By-laws are the primary mechanism for implementing the Official Plans. The proposed changes to the former Community Zoning By-laws will align with the draft policy changes proposed to the Urban Hamilton Official Plan by providing more opportunities for intensification in the City’s low density areas.
The proposed changes will:
- Widen the range of permitted housing forms in low density residential zones
- Provide small scale intensification opportunities
-
OP Review Policy Updates
Share OP Review Policy Updates on Facebook Share OP Review Policy Updates on Twitter Share OP Review Policy Updates on Linkedin Email OP Review Policy Updates link02 Feb 2022May 2, 2022: Virtual Open House – Municipal Comprehensive Review
Statutory Open House meeting for the City of Hamilton’s Municipal Comprehensive Review, Phase 1 – Urban focused Provincial conformity review. Presentation by City Staff and Q & A with participants.
Engagement Summary Report - Statutory Open House - May 3, 2022(External link)
Staff hosted two Virtual Open House meetings to present information about the OP Review policy updates and answer questions.
February 17: Video and Q&A
Questions and Answers Summary
These questions and comments were submitted through the Q&A function during the February 17, 2022 meeting. Some questions were also submitted in advance through the registration process. Questions and answers have been grouped according to topics discussed during the virtual event.
GRIDS 2/MCR BACKGROUND
Will staff and Council members have the courage to move forward with no boundary expansion?
The proposed Official Plan Amendment (OPA) and proposed Low Density Residential Zoning By-law Updates are being prepared to implement the Council decision for a No Urban Boundary Expansion growth scenario to 2051.Why should the community be optimistic about this process, given past experience of developers appealing to the Ontario Land Tribunal for amendments?
The City’s Official Plans are intended to guide development in a manner that is sustainable, compatible, and innovative. All development applications are evaluated against the Official Plan. It is an important document in guiding the future development of the city. At this time, staff are seeking public input into the proposed policy updates to ensure they reflect the values of the community. Staff have no control over the submission of appeals to the Ontario Land Tribunal in the future.Ancaster has the Wilson Street Secondary Plan, and a Secondary Plan is being developed in Waterdown. Secondary Plans supersede and replace the Urban Hamilton Official Plan (UHOP) for these areas, which have these Secondary Plans because of their distinctiveness and sense of place. How will OPA affect Secondary Plans?
Secondary Plan areas are not to be affected by Official Plan or Zoning changes at this time. Current proposed changes are for Volume 1 of the UHOP only (with some minor exceptions to update the West Hamilton Innovation District, Centennial Neighbourhoods and Fruitland Winona Secondary Plans to implement approved employment land conversions and address provincial conformity matters). Any changes to Secondary Plans would be completed through a separate amendment process with additional engagement. The Waterdown Secondary Plan, specifically, will go to Council next month. It has been reviewed for Provincial Plan conformity.Is there approximate timeline including dates for the 4 Official Pan Review phases outlined in the presentation?
Phase 1, the current phase, is to be completed by July 1, 2022. Phases 2 and 3 will be brought forward to Council early next year (Q1 and Q2 2023). Phase 4 will be Q2 2023. Timelines are tentative and will depend on other work, including the Major Transit Station Area (MTSA) planning.Will Major Transit Station Areas (MTSAs) be factored into this new phase for the UHOP update? Which areas are included, the entire Blast Network, only the B Line, the B Line + the GO Stations, or all of the above?
MTSA updates will take place in the final phase of the review, as information from the Light Rail Transit (LRT) process needs to be incorporated. MTSAs identified along the priority transit corridor (LRT corridor) in the Provincial Growth Plan are being included, as well as existing and planned Go Stations.When will inclusionary zoning and density along major transit lines be considered?
This will be considered in Phase 4 in 2023.Provincial Plans, Housing, Employment
What is the existing housing stock in terms of units in the Hamilton built boundary?
Hamilton has the following housing: 55% low density; 11% medium density; and 34% high density.How much growth in terms of units, population and jobs need to be accommodated in the existing urban area with no urban expansion?
Growth to 2051 within the Urban Area (No Urban Expansion, UBE, scenario) must accommodate:- Units: 110,320
- Population: 236,000
- Jobs: 122,000
What type of housing units will need to be planned in the existing neighbourhoods/built boundary to accommodate the 2051 provincial growth forecasts without an urban expansion option?
Unit Growth by Type (City-wide) under No UBE scenario:- Single / semi – 9,585 (9%);
- Towns – 14,750 (13%)
- Apartments – 85,985 (78%)
Further refinements are ongoing to determine the unit breakdown by type within the Built-Up Area.
Does the City have any information about the recommendations of the Provincial Housing Task Force? How will those result, once released, be considered in this process?
The Ontario Housing Affordability Task Force Report(External link) (released February 8, 2022) includes 55 recommendations to address housing affordability. To date it is not known which, if any, recommendations will be supported by senior levels of government, so it is premature to consider implementation at this point. However, of note, one of the recommendations of the Task Force is to amend municipal zoning by-laws to allow up to 4 units on a single residential lot, which is consistent with the recommendations being put forward in this MCR OPA and low-density residential zoning updates. Review of the report and the recommendations is underway.Are there any specific plans for houses/properties that are sitting empty and have been for years, such as a plan to provide affordable housing options?
The City can put measures in place (flexible zoning, etc.) to encourage redevelopment on this type of site, but it is up to the property owner to initiate redevelopment plans. The City is investigating a vacant residential land tax, which may provide additional incentive to property owners. The City is striving to put the zoning and policies in place to encourage redevelopment to occur.What is the age break down of the proposed population growth? This makes a difference in the type of housing required. Many seniors are not moving from 3 bedroomed houses as not enough smaller accessible housing is available in their neighborhoods.
Age group breakdowns are available as part of the Provincial growth forecast. There is an increase in the senior age cohorts, and an important part of the process is increasing all the housing options available within our neighbourhoods. The goal is to have a range of options, including options that could help seniors ‘age-in-place’.When is the City going to cut all the red tape and encourage the building of high-density projects to help address the housing crisis?
The City endeavors to provide an efficient development approvals process while continuing to ensure that development proposals meet all local and provincial planning requirements.Can you provide some examples of the land-use compatibility requirements that would apply to redevelopments, including any related to environmental issues?
There would be requirements for a land-use compatibility study, which would include consideration of air quality, noise, and odour.Does the City have requirements that a certain percentage of deeply affordable units must be physically accessible?
This is not a requirement in the current phase, but in subsequent phases various ranges of affordability will be considered. The City will utilize tools, such as inclusionary zoning. This may be included as part of either Phase 3 or Phase 4.Have all of the employment land conversions been determined yet? If so, how many additional hectares of land will be available for other uses?
The City’s Employment Land Conversion Report(External link) was approved by Council in August in 2021. There are some sites that required further work, which is underway. Recommendations will go to Council in the coming months. Recommendations to date are generally identified conversion sites where the land has been developed for other uses. That is, the land designation did not match what is existing on the property.Why has the density target for the Designated Greenfield Areas (DGA) been reduced from 70 (when employment lands are included in the average) to 60 people and jobs/Hectare?
The density target of 60 people and jobs/hectare is based on the analysis of designated greenfield areas (DGA) and the planned development that will occur on this land. Much of this land is already built or planned so there is not a lot of opportunity to increase the density on much of the DGA. There are opportunities to go higher is some areas. 60 people and jobs/hectare is an average across the entire DGA. However, this does not preclude higher densities in some areas.The Garner Road wetland property that is designated for Airport Employment Growth District (AEGD) is at the headwaters of Ancaster Creek and so Hamilton Conservation Authority turned down the development proposal. What is the present zoning there and will it be removed from the AEGD?
As part of this project, we are not proposing to change any zoning within the Airport Employment Growth District.Are these policies being tested from a feasibility perspective considering the extensive cost of construction, land costs, application fees and servicing since the current UHOP was approved in the early 2010s? If so, some case studies would be interesting to see as part of the consultation, particularly if the examples factored in an affordable housing component and/or community benefit space/feature.
We haven’t completed case studies as part of this phase of our work. It is possible this could happen as we get further into our research and planning, in particular around Major Transit Station Areas and affordable housing.Will there be any impact on built heritage in terms of its preservation under the Ontario Heritage Act and the resources allocated to this valuable process by the City?
No changes are proposed to the existing processes for the protection of heritage resources.CULTURAL HERITAGE, TRANSPORTATION
Is the policy regarding Indigenous Peoples proposed going to influence the heritage designation of trails or lands? Ancaster at the corner of Rousseaux and Wilson has at least 3 major indigenous trails which branch off from that point, Old Dundas Road, Wilson Street, and Rousseaux itself, which is the Mohawk Trail along the escarpment, that's an interesting development.
In terms of trails, no we are not making any changes at the moment. This could be looked at in a later phase (Phase 3) where local context is considered. Comments regarding specific trails can also be sent directly to staff at any time.Bike lanes and bus/tram only lanes or streets are proven ways to reduce traffic in cities while also providing dozens of other benefits, especially employment. Has the City implemented this?
Hamilton’s Transportation Master Plan establishes strategies to achieve targeted mode shift from single-occupant vehicles to public transport and sustainable modes. The provision of dedicated cycling infrastructure and transit priority measures are amongst many to provide low-stress, safe and accessible transportation options for people of all ages, abilities, and incomes. In addition to the network of off-street multi-use paths and trails, the City has converted vehicular lanes to dedicated bike lanes to provide secure and well-connected cycling facilities and advance multimodality in the transportation network. Amongst many but not limited to, the following are examples of such infrastructure improvements:- Bay Street cycle track,
- Cannon Street cycle track,
- Hunter Street cycle track,
- Victoria Avenue North cycle track
- Keddy Trail multi-use path
The City will evaluate the feasibility of dedicated transit-only lanes for the BLAST network to improve service efficiency along transit priority corridors.
The Hamilton LRT stops are already fixed, as are the 3 go stations in the area. Why is there a delay until Q2 2023 to designate the Protected Major Transit Station Areas (PMTSAs)?
The LRT project was on hold for a period of time. Now that the project is once again approved, time is needed to study each of the Major Transit Station Areas including delineation and density planning of each MTSA. This work will be completed over the next year.What sorts of densities are will there be along the BLAST network corridors other than the LRT B line?
The City is looking to achieve transit supportive densities along all the BLAST network corridors. The City’s corridors are where a significant amount of our growth has been identified, about 40% of our intensification growth. The City has been required by the Province to plan for a minimum of 160 persons and jobs/hectare along the LRT corridor.Is the elimination of parking minimums under serious consideration as part of achieving these climate change mitigation and transportation goals and objectives?
Parking has been evaluated as part of all zoning changes and where possible, significant reductions have been made already (i.e., downtown area). Further reductions are being considered, along with the way that they will be implemented through the Zoning By-Law.CLIMATE RELATED, INFRASTRUCTURE
Do City staff feel that all future growth to 2051 can adequately be accommodated in the existing urban area that meets the Provincial Growth Plan and Land Needs Analysis methodology? What kind of community character (housing mix and supporting open space, community services, amenities, schools, and other infrastructure) will need to be provided to accommodate all this growth in the existing urban area?
The Council-approved preferred growth scenario is to accommodate all growth within the existing urban boundary to 2051, including additional opportunities for intensification within our neighbourhoods, creating a greater ‘mix’ in some of our neighbourhoods, including housing mix. Ensuring adequate infrastructure to support this development will be a key consideration moving forward.Given the anticipated growth, how will waste management work with respect to the landfill site, waste reduction initiatives. Are there alternative methods of waste management being considered?
Any required policy updates related to the waste management process will be considered in Phase 3, Local Context.Could we hear more information about the Community Energy and Emissions Plan (CEEP)?
The CEEP is being prepared, and updates about its progress will be available in coming months and can be found on the City’s webpage(External link).How will flood forecasting and hydrologic modelling be integrated into land use planning before any approvals are granted?
Prior to development approvals being granted, development proposals that are located in Conservation Authority regulated areas are circulated to the Conservation Authority for comment and assessment of flood risk is undertaken. Approval by the Conservation Authority is required before permits are issued.Is source water protection included as part of the environmental considerations for land use compatibility? Only air quality and noise were mentioned.
Source water protection is a consideration during the development approvals process for specific sites.Will the existing infrastructure (sewers, water, etc.) be able to support the proposed increases in density, specifically within the downtown area?
This is being reviewed within the Water, Wastewater and Stormwater Master Plan(External link) currently underway. Any required upgrades will be identified within this study.Will the City be prioritizing green building, the urban tree canopy, stormwater management in new development applications?
Standards are under development which would include green development standards for low density residential developments. Streetscape improvements will also be addressed. The standards may be forthcoming by the end of 2022.Is there any opportunity for constraints / opportunities mapping? E.g., if the master plans you have referenced identify areas where fewer constraints exist today, is there any way to encourage development specifically in those locations first?
This is something being reviewed in consultation with Public Works staff as work progresses on the updates to the Water, Wastewater and Stormwater Master Plan.Will The Water and Wastewater Master Plan update protocols that include resilience strategies to prevent combined sewer overflow (CSO) spills that are not detected immediately like occurred at Main/King CSO?
In 2020 the City initiated an enhanced inspection program of all it’s sewer outstations including all pumping stations and CSO tanks. The enhanced inspection program is undertaken by a dedicated group of operators and trades people who visit these sewer outstations on a regular basis and assess the operation of the assets including inspection of various facility elements including mechanical, electrical, instrumentation, etc. The purpose of the program is to ensure that our assets are functioning properly and according to their intended design.In addition, in 2020 a Water Quality Technologist was hired by the City to support the development of a Surface Water Quality Program of the watercourses in the City of Hamilton. The Surface Water Quality Program Framework is the starting point for the City in gaining a holistic understanding of its receiving waters and the impacts from various assets within the wastewater collection and treatment systems. It highlights Hamilton’s major receiving water bodies, wastewater collection and treatment systems, internal and external stakeholder engagement and a three-phased approach of program implementation. With this framework, Hamilton’s goal is to build a wider baseline understanding of water quality over time, develop open communication and transparency with various stakeholders, and respond to and investigate any water quality anomalies that may be a result of wastewater infrastructure, throughout Hamilton’s Watersheds.
GROWTH MANAGEMENT, FIRM BOUNDARY, URBAN STRUCTURE/ZONING
Will there be periodic reviews to ensure that forecasted growth can be sustained?
Yes, the Province has identified that growth forecasts will be reviewed and updated every 5 years. Further, the City is required under the Planning Act to review the Official Plan every 5 years.Why has Council recommended not to expand the Urban Boundary? How will this impact the Real Estate market?
Council endorsed the No Urban Boundary Expansion scenario as the preferred growth option for the City to 2051. It is not known if this decision will have any impacts on the real estate market.Has the City resumed its work on the residential zoning project? When will the City be examining other housing options such as semis, triplexes, low rise apartments as well as the family friendly building project?
The residential zoning project is ongoing in parallel with this process. Public engagement about family friendly housing will be starting in March.Are there plans to upgrade building codes/zoning changes that focus density at public transit nodes?
The City’s Official Plan and Zoning By-law already focus density at nodes and corridors, including public transit nodes, through the Downtown, Transit Oriented Corridor (TOC), and Commercial Mixed Use (CMU) zones. Through the proposed MCR OPA, height permissions in areas designated Mixed Use Medium Density are proposed to increase to 11 stories (from the existing 6 to 8 stories) providing opportunity for increased density along these corridors, including the LRT corridor. Further planning work to examine ultimate planned density for the station areas along the LRT and the GO Stations (Major Transit Station Areas) will be undertaken over the next year and implemented during Phase 4 of the OP Review.Will the low and medium density areas accommodate the forecasted population growth? Could there be a mix between rural and urban growth instead of only one option?
City Council has approved the No Urban Boundary Expansion growth scenario which requires the City to accommodate all growth within existing urban areas with a very small amount of infill development within existing rural developments such as Carlisle. The growth will be distributed across the urban area including low, medium, and high-density areas.Cities cannot keep growing forever. We cannot have this discussion come up every 30, 50, 100 years. Is any thought given to how to put a limit on the size of cities and population growth before our open space is all lost?
The City must plan to achieve the population forecasts that are provided by the Province.While council has voted to keep the urban boundary firm, there is still on-going consideration of a boundary expansion in Waterdown into the Greenbelt. Where can the public view the expansion applications that are under consideration for Waterdown into the provincial Greenbelt? What are the timelines for how the consideration of expansion here will unfold?
Staff will report back on expansion requests in Waterdown when the updates to the OPA are released and there will be opportunity for public review. Council did reduce the opportunities for expansion in Waterdown to a maximum of 5 hectares, of which a maximum of 50% can be for residential use.When will City staff be bringing forward a timeline and plan to take advantage of the new Community Benefits Charges (former section 37 bonusing) passed in Bill 108?
The City is currently working on the Community Benefits Charges By-law with a goal of final Council approval in Summer 2022.If a developer's plans have already been submitted, will they be given an opportunity to add more density to their plans?
If a developer wants to apply for a revision to a development application, they have that opportunity under the Planning Act.City planning stated that the types and percentage of homes that the City is proposing in the new official plan is 78% apartments, 13 % towns and 9% singles. Will the high percentage of apartment construction and the small percentage of ground-related, single-family housing comply with Provincial Growth Plan Policy of "More Homes More Choices"?
This will ultimately be up to the Province to approve. A draft Official Plan Amendment has already been sent to the Province. Once approved by City of Hamilton Council in May, the Official Plan Amendment will go back to the Province for final approval. The City is doing its best to demonstrate a strategy to meet the Provincial Growth Plan.How did City planning staff determine the residential unit allocations across urban neighbourhoods / downtown growth centre/ nodes & corridors?
This is determined in several ways including looking at development applications already submitted, consultations where we know applications are forthcoming, and looking at underutilized properties.Knowing the direction of Council, will new applications for higher density development be considered in advance of the approval of the OP?
Development applications can be submitted at any time for consideration. Applications for Official Plan or Zoning By-law amendments are a public process which require Council approval.Will new triplexes and fourplexes come about through conversion only? Does this mean that there will be no new triplexes or fourplexes?
Approvals of conversions is an interim step that will take place within the context of the existing community zoning by-laws. The intent is to do a full analysis and evaluation to introduce new residential zones through the Residential Zones project(External link).Doesn’t this current proposal for conversion in existing units not limit a significant amount of potential infill intensification? Given Hamilton from 2016 -2021 has had a higher population growth rate than Toronto and the timeline of the residential zoning project, when would the earliest that this would/could be implemented across the city?
The described approach to conversions is an interim measure. The City is actively working on Phase 1 of the residential zoning project which will introduce low-density residential zones. Changes to the zoning by-law cannot occur until this OPA has received final approval, therefore interim steps are necessary.When new units become available in low density homes, that may be rented, will the City require units to be licensed/legal units?
With the proposed zone changes, these units would be a permitted use subject to zoning regulations. The zoning by-law does not regulate tenure. As a separate process, the City is contemplating short-term rental licensing regulations.When a house is purchased in the next few years, will it be known what is allowed to be built on the property as far as secondary dwellings?
The City approved Secondary Dwelling Unit regulations(External link) in 2021. Secondary dwelling units are permitted as of right throughout the urban area. The City is currently proposing to add additional uses to existing low density residential zones. Further zoning changes will be forthcoming through the Residential Zones project(External link).Has there been consideration for providing incentives to residential landowners who intensify (e.g., by converting a single detached home to a triplex)? This might be helpful to encourage implementation and support for the draft Zoning By-law.
There are no incentive programs at this time.Is any part of Elfrida going to be considered part of the urban boundary?
No, there is no part of Elfrida that will be considered part of the urban boundary, provided the Province grants final approval to the OPA.The Ontario Land Tribunal (OLT) is the ultimate referee on what will be built. How will you ensure that whatever zoning and bylaws are introduced, that developers will not submit applications well beyond the limits set, and thereby undermine the City's own policies?
The right to appeal to the OLT is contained within the Planning Act. Anyone can go through this appeal process as part of development approval processes.NEXT STEPS
When do you expect to hear back from the Province about this plan?
The Province may provide comments to the City on the Draft OPA that was provided for provincial review on Jan. 12. The Province has 90 days to provide comments to the City on the Draft OPA. Conversely, the Province may not provide any comments to the City on the Draft OPA and instead wait until the Council-approved OPA is provided to the Province for approval (following the statutory public meeting in May). Once the OPA is sent to the Province for approval, the Province has 120 days to issue a decision on the OPA.February 22: Video and Q&A
Questions and Answers Summary
These questions and comments were submitted through the Q&A function during the February 22, 2022 meeting. Some questions were also submitted in advance through the registration process. Questions and answers have been grouped according to topics discussed during the virtual event.
GRIDS 2/MCR BACKGROUND
Is it true that Hamilton Council will review the need for boundary expansion annually? How would that work the 5-year provincial reviews?
Council will not be reviewing the boundary expansion annually. Official Plan reviews take place every five years, and Municipal Comprehensive Reviews (MCR) are required 10 years after the initial OP is adopted. Boundaries are revisited only at the time of an MCR.What did Council agree to review annually at the November 2021 meeting?
Council directed staff to review growth rates and housing supply information annually, so staff will be monitoring indicators such as intensification and housing development on an annual basis.Are the 4 phases required to be completed by July 1, 2022?
The first phase focuses on updates to the Urban Hamilton Official Plan (UHOP). The UHOP updates need to be completed by July 2022 to meet a provincial deadline. The updates to bring the Rural Hamilton OP into conformity with provincial polices will take place in the Spring 2023 (Phase 2). Phase 3, looking at more local matters will take place at this time as well (Spring 2023). Phase 4, which includes consideration of Major Transit Station Areas (MTSAs) and inclusionary zoning, will take place in mid 2023.How can a plan be developed for 20 years into the future?
The Growth Plan for the Greater Golden Horseshoe has forecasts for employment and population for the next 30 years. The province requires municipalities to plan for this horizon. Every five years the City will be reviewing the Official Plan to see if these longer-term forecasts are being supported.Does the No Urban Boundary Expansion Scenario conform to the provincial policies and the Market Demand direction given by the province?
The draft Official Plan Amendment (OPA) that is Phase 1 of the City’s MCR process will need to conform with provincial policies including the requirement to plan for a marked based housing forecast. Ultimately the Province will decide on its conformity.How are the various inputs weighed in compared to the provincial mandates?
The City is required to conform to all provincial policies and conform to the Growth Plan. The policy direction is weighted equally.What policy work is being done in relation to this to mitigate against appeals to the Ontario Land Tribunal?
This OPA will be passed under Section 26 of the Planning Act, so should the amendment be approved by Council and the Province, there are no rights to appeal.Since Hamilton did not achieve its provincial growth targets previously, are checks and balances being incorporated into this to focus on holistic, complete development (infrastructure/transportation/housing)?
The City has been generally on tract with growth forecasts on population, with some lag on employment similar to many communities in Greater Golden Horseshoe. There is a focus on creating complete communities, including supporting infrastructure. As noted, Staff is required to monitor our progress on an annual basis which will help inform the next Municipal Comprehensive Review process.City planning staff spent a great deal of time, effort and money analyzing the housing requirements for the future growth of Hamilton. Based on their detailed analysis, they recommended that the urban boundary be expanded. What justification was used by City councillors to reject the planning staff recommendation?
Discussion about Hamilton’s Growth Strategy took place at the November 19, 2021 General Issues Committee Meetings(External link). Through the link, anyone can access the video and hear the points made by Council members, leading to their decision.PROVINCIAL PLANS, HOUSING, EMPLOYMENT
What is the process for allowing small plots of land (less than 20 acres) within the existing Whitebelt areas to be developed for residential or commercial use?
Whitebelt lands are lands that are not within our urban area or the Greenbelt Plan area but are designated rural. There is a policy within the Provincial Growth Plan to allow for some minor urban expansions within these Whitebelt lands, however, given the current direction from Council, staff is recommending that there not be any expansions, of any size. A policy has been included in the draft OPA which prohibits this type of small urban boundary expansion.What is the age breakdown in the proposed city population growth? This makes a difference in the type of housing required. Many seniors are not moving from 3 bedroomed houses as not enough smaller accessible housing in their neighborhoods.
Age group breakdowns are available as part of the Provincial growth forecast. There is an increase in the senior age cohorts, and an important part of the process is increasing all the housing options available within our neighbourhoods. The goal is to have a range of options, including options that could help seniors ‘age-in-place’.Is any consideration being given to the maximum sizes of single detached residences. We learned that in Portland Oregon their intensification policies are considering these limits to ensure efficient use of densified lands.
To date, there hasn’t been discussion about limiting the size of single detached residences. Zoning updates are being developed and staff will continue to look at opportunities to achieve intensification goals.Can you explain next steps for the deferred employment conversion requests in the context of the GRIDS 2 process?
The City can only look at employment conversions through the MCR. A report went forward in August 2021 with staff recommendations on existing requests. There are some outstanding requests for which recommendations will be forthcoming, likely towards the end of April.Is there a plan for redeveloping and remediating pre-existing urban areas prior to approving new communities on lands on the outskirts of the city?
There are existing policies and zoning in place to allow and encourage redevelopment to occur within the urban boundaries. The goal is to be permissive to redevelopment and incentivize developers to come forward to redevelop their land.Does this official plan pre-emptively address Hamilton’s need for family housing policies in urban central areas (3–4-bedroom units, minimum amount of amenities/green space, etc.)?
The City does have policies coming forward as part of this MCR that will encourage ‘family’ size dwellings. In terms of amenities and greenspace, generally the policies would support this. Further details will be part of future zoning regulations. Staff are going to be consulting on a family-friendly housing discussion paper in March 2022.With respect to housing affordability, the price of purchasing a home continues to rise as the inventory of homes decreases. Wouldn't allowing more houses to be built not bring the price of homes down?
Bringing additional supply may help the affordability of homes, but likely not significantly. Affordable housing needs to be addressed through multiple fronts using different policy responses and available tools.What changes are intended to make the construction of “lane way housing” or second suite housing permitted as of right in low density areas.
The City passed Zoning By-law amendments in 2021 which permit Secondary Dwelling Units(External link) (including laneway housing) as-of-right across the Urban Area.If the process of development is driven by developers, how can the City encourage developers to build within the urban boundary? Especially when there is a lack of affordable housing?
The City is not proposing any urban boundary expansions, as per Council direction, so the only option is to encourage development within the existing urban boundary. The City has put in place a number of incentives to try and encourage development within the Urban Area. With respect to affordable housing, this is an area for further study and action.Are you looking at any expropriation of areas such as Kenilworth and Barton Street with vacant or very low-density housing that can be redeveloped into higher densification?
Staff are not aware of any expropriation processes.What kind of incentives does the City plan to provide for redeveloping in core areas?
The City can put measures in place (flexible zoning, etc.) to encourage redevelopment, but it is up to the property owner to initiate redevelopment plans. The City is investigating a vacant residential land tax, which may provide additional incentive to property owners. The City is striving to put the zoning and policies in place to encourage redevelopment to occur.Will the City consider new incentives to revitalize the core urban area?
The City completed a review of its incentive programs in the Fall 2021. These are reviewed every five years, so there are opportunities to make changes as well as bring in new incentives.Has there been any discussions about community benefits in the development process with the Hamilton Community Benefits network?
The City is in the process of preparing a Community Benefits Charge By-law with a goal of final Council approval in Summer 2022.CULTURAL HERITAGE, TRANSPORTATION
How did the current Urban Indigenous Strategy inform cultural heritage aspects of the OPA?
The City’s first phase of the Official Plan Review is related specifically to the provincial policy updates. Staff has engaged with the City’s Indigenous Coordinator to help connect with Indigenous Communities and ensure that appropriate consideration is given to Indigenous perspectives. There may be further updates in Phase 3, Local Context.In regard to cultural heritage (the acknowledgement of Indigenous peoples as caretakers and stewards of our lands and waters) how does this section address climate issues, food security, water infrastructure etc. related to the 7 generations?
These are important considerations for the City, and there will be additional updates as part of the MCR. Ideas and additional comments are welcome as guidance for staff.What is the potential for Cultural Heritage Landscape conservation?
Cultural Heritage Landscapes are acknowledged within the OP. The Province has not identified additional Heritage Landscapes and so at the present time amendments do not address any additions. Staff encourage anyone to bring forward questions and ideas about new Heritage Landscapes to be considered through future review phases.How is the Official Plan addressing the overwhelming number of empty parking lots in the city as options for development?
The development process is typically landowner driven. If landowners who own parking lots or vacant lands submit development applications, the City will process them and make recommendations to Council. It is staff’s hope that through these updated policies encouraging intensification we will see landowners coming forward with redevelopment applications.Would the City of Hamilton consider revising parking minimums for new developments like the City of Toronto has?
The City is evaluating parking in the development of the new comprehensive zoning by-law. There have been some reductions and eliminations already for parking in some areas.Are we going to allow tandem parking in this city like many of our neighboring municipalities? Parking variances lead to fighting between neighbours and are a major hindrance to increasing density. One bedroom dwelling units should not require parking.
As part of this review, staff are continuing to evaluate parking regulations and design standards.Will new rules allow more than one car to be parked in a long driveway?
At this time, the rules regarding long driveways are not being addressed. When the residential zoning component is addressed as part of the comprehensive zoning by-law, staff will be looking further at these and other considerations.How does the City propose to address the former communities which have single main roadway access capability to accommodate increase traffic presently overloading roadways?
As part of the development approvals process, staff will continue to review traffic impacts through development applications for intensification projects, in coordination with Transportation Planning.CLIMATE RELATED, INFRASTRUCTURE
How will you ensure that natural heritage features such as wetlands and forest cover will be protected under the new Official Plan?
The City currently has policies to prohibit development within wetland areas and natural heritage features. Mapping and refinements to mapping will take place during Phase 2, when the Rural Hamilton OP will be the focus.Is stormwater management included in this process and if so how and where?
There are existing policies addressing stormwater management in the Official Plans, and there are some updates including introduction of green infrastructure policies and low impact development techniques. An update to the Water, Wastewater and Stormwater Master Plan is currently underway which may inform further policy updates in a future phase.Does low impact development include permeable pavers as an alternative to stormwater sewers or retention ponds? Are there incentives for using these types of techniques?
Yes, permeable pavers are identified as low-impact development technique and there are policies related to this.What work is being done to ensure developments are being designed and built to a standard that will mitigate the anticipated climate changes?
The City is working on developing Sustainable Building and Development Standards, requiring developers to identify specific techniques to help mitigate climate impacts. While it is not part of this specific project, it is something the City is looking at and will bring forward ideas to Council later this year. There are also updates underway to the City’s Water, Wastewater, and Stormwater Master Plan(External link).Are the combined sewers being addressed?
This would need to be reviewed as part of the Water, Wastewater and Stormwater Master Plan(External link).Is it part of the official plan review to require new buildings to have zero emissions of greenhouse gases and to require parking spaces in underground and above-ground parking lots to allow charging of electric vehicles?
The City is encouraging electric vehicles through the policy updates. More specific details will be contained within the comprehensive zoning by-law update.The new Policy B.3.2.4.7 encourages the use of locally sourced materials in both new construction and retrofits to reduce carbon impact. How will you encourage this use?
One of the policy updates does include the use of locally sourced materials to reduce the amount of green house gas emissions. The City is creating Sustainable Building and Design Standards which may provide further direction on this issue.Banning gas furnaces is actively considered or in place in some municipalities; what would it take for this to be pursued?
This issue is not considered as part of the Official Plan review which focuses on land use planning matters. Phase 1 of this process is focused on conforming to provincial land use planning policy.Were there consultations with Environment Hamilton and Hamilton 350 to inform the section about Climate related issues?
There has been and is planned additional stakeholder engagement with organizations involved in the GRIDS2 process (i.e., Hamilton Conservation Authority, Environment Hamilton, and others).How will the City protect older growth forests and trees?
The City has an Urban Forest Strategy(External link) that is underway. In addition, there are natural heritage policies within the OP that protect significant woodlands.Have you looked at deconstruction policies as an alternative to demolition to provide an incentive to recycle construction material? You might want to look at Portland, Seattle, or Vancouver.
The policy update does encourage the re-use of buildings and materials.Is any change coming for Cootes Escarpment Park initiative and development/lack there of in the Pleasantview area?
The Cootes to Escarpment EcoPark System (the EcoPark) is a collaboration of nine partner agencies (City of Hamilton, Halton Region, City of Burlington, Conservation Halton, Hamilton Conservation Authority, Bruce Trail Conservancy, Hamilton Naturalist Club, McMaster University and Royal Botanical Gardens) who manage and protect their own lands through their existing operations, local and provincial policy, and regulatory frameworks. Certain tracts of land within the Pleasantview area are within the EcoPark as they are owned by Partner agencies. More information about the EcoPark System can be found at Naturally Connected | Cootes to Escarpment (cootestoescarpmentpark.ca)(External link) . At this time, the City of Hamilton is not proposing to acquire additional lands in the Pleasantview area. We do not know of land acquisition plans of other EcoPark Partner agencies.The Pleasantview area was placed within the Area of Development Control of the Niagara Escarpment Commission (NEC) in September of 2021 by the Ministry of Northern Development, Mines, Natural Resources and Forestry. Accordingly, the NEC is now the approval authority for development within the Pleasantview area and most types of development (unless exempt) are subject to the issuance of a NEC Development Permit.
What prohibitions are being examined/ removed in the Niagara escarpment?
The Niagara Escarpment Plan was updated in 2017 and a new policy was developed that prohibited the extension of water and wastewater services to existing lots and uses that front onto an urban boundary road. This OPA is in conformity with provincial policies.GROWTH MANAGEMENT, FIRM BOUNDARY, URBAN STRUCTURE/ZONING
Urban development has already taken place around the Nebo Road/Twenty Road East and airport areas. Why would the remaining lands in these areas not be infilled to become part of the city? This would not create significant environmental or agricultural issues. Can there not be a balanced approach with a mix or intensification in existing urban areas along with recommended boundary expansion?
Lands around the airport have been identified already as being part of the urban area. The Airport Employment Growth District Secondary Plan guides the growth in the airport area.Lands that are not currently designated urban (referred to as the Whitebelt lands) in the Twenty Road East and West areas are not proposed to be added to the urban area, in accordance with the Council No Urban Boundary Expansion growth decision.
Will this process change the Ancaster Wilson Street Secondary Plan?
The City is not proposing any updates to Secondary Plans at the moment. If changes are proposed in the future, there will be a separate process, including public engagement.Is there consideration of restoring the density target in Designated Greenfield Areas (DGAs) to 80 people + jobs per hectare, to support transit in those areas?
The greenfield target in the Provincial Growth Plan is currently 50 people and jobs/hectare. Staff are looking to move this to 60 people and jobs/hectare. The density target of 60 people and jobs/hectare is based on the analysis of designated greenfield areas (DGA) and the planned development that will occur on this land. Much of this land is already built or planned so there is not a lot of opportunity to increase the density on much of the DGA. There are opportunities to go higher is some areas. 60 people and jobs/hectare is an average across the entire DGA. However, this does not preclude higher densities in some areas.What will you do if low density areas that include vacant and dilapidated buildings are not redeveloped by their landowners and developers?
The development process is landowner driven. The City is currently looking at a vacant land tax, to deter landowners from leaving land vacant.What is the difference between using zoning bylaws vs design guidelines to influence the character and quality of Hamilton's built form? Which does Hamilton use?
Zoning by-laws are the legal document prescribing land use regulations. When it comes to character and materials this is considered within design guidelines. Design guidelines are intended to guide development and are not legal requirements. Zoning by-laws and design guidelines are intended to work together. The City is working on providing more guidance through the development of (updated) urban design guideline standards which will be applied city-wide.Is there a time estimate for the incorporation of the residential land use bylaws into 05-200?
In addition to the work being done to support the OPA, the City is also working on the comprehensive zoning by-law for the residential zones. We are hoping to bring this forward in 2023.Regarding parking in the front of a dwelling. I am assuming that the 50% landscape will still be in place as a bylaw?
The 50% landscaping is currently being evaluated as part of the residential zoning project.What is preventing Hamilton from adopting more progressive planning policies (as seen in BC and through the national architecture policy)?
The City is reviewing best practices and evaluating them for local application as part of this process and in an ongoing way.
Why triplex/fourplex permissions only in existing buildings, and not purpose built?
The approach to conversions outlined today is an interim step to facilitate moving forward with implementing Council’s direction in the short term. Certainly, consideration of a full range of residential densities will be looked at through the residential zoning project.Are any changes proposed to the low, medium, high density designation density ranges and/or is more flexibility proposed to ensure a mix of housing types and limit the need for OPAs? These targets should be applied across the city and not only on a site-by-site basis.
The approach to increasing density outlined today is an interim step to facilitate moving forward with implementing Council’s direction in the short term. Certainly, consideration of a full range of residential densities will be looked at through the residential zoning project.NEXT STEPS
Is there an indication of when the Ministry of Municipal Affairs and Housing (MMAH) will get back to Hamilton about the proposed changes?
The proposed OPA was provided to the province in January. They have 90 days to provide comments. Staff expect that by April, comments will be received, if any. Following the 90 days, the City can move forward with the statutory consultation process, consideration by Council, and formal submission of a revised OPA will go to the Province. The province then has 120 days to approve and/or provide comments. -
CLOSED - Evaluation and Phasing
Share CLOSED - Evaluation and Phasing on Facebook Share CLOSED - Evaluation and Phasing on Twitter Share CLOSED - Evaluation and Phasing on Linkedin Email CLOSED - Evaluation and Phasing link28 Jan 2022Evaluating Growth Options for Urban Boundary Expansion
The next phase of GRIDS2/MCR is to determine how potential expansion areas will be evaluated for feasibility, and how they will be phased over the next 30 years. There are two categories for potential urban boundary expansion that need to be considered in terms of determining an evaluation framework:
Whitebelt Lands Evaluation Framework and Phasing Criteria
Urban boundary expansion is prohibited in the Greenbelt Plan Protected Countryside (with a limited exception for Waterdown/Binbrook). Therefore, if an urban boundary expansion is required to support future population growth to the year 2051, the City’s Whitebelt Lands (rural lands not within the Greenbelt Plan area) will accommodate most of the urban expansion growth. The City must be able to do the following to plan for growth to 2051:
- Part 1: Determine WHERE to grow - Evaluate different areas of the Whitebelt using a series of provincial and locally determined criteria to determine their feasibility for expansion.
- Part 2: Determine WHEN to grow - Use a Phasing Analysis to figure out options for timing development over the next 30 years.
The City has hired Dillon Consulting to prepare a draft evaluation framework and phasing criteria. For more details, view the full report for the Draft Evaluation Framework and Phasing Criteria (Appendix A to Staff Report PED17010(j)).
Towns and Villages in the Greenbelt - 10ha expansions (Waterdown and Binbrook)
The Growth Plan provides an option to allow for small, 10 hectare urban boundary expansions to existing Towns and Villages that are within the Greenbelt Plan Protected Countryside area (Growth Plan Policy 2.2.8.3 (k)), which includes both Binbrook and Waterdown. Only 50% of the 10 hectare expansion area can be used for residential development. Because the size restriction for expansion of these areas, Planning staff need to use a special evaluation tool to consider any potential growth options in these areas. This will involve a two-phased approach:
- Phase 1: Screening Evaluation based on Growth Plan policy 2.2.8.3 k) i) through vi)
- Phase 2: If the criteria of Growth Plan policy 2.2.8.3 k) are met, additional criteria representing both provincial and local priorities will be used to identify a preferred expansion option, if any.
For more details, review the (External link)(External link)Draft Screening and Evaluation Tool (Waterdown and Binbrook) (Appendix B to Staff Report PED17010(j) on the proposed evaluation criteria for expansions to either Waterdown or Binbrook.
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CLOSED - Land Needs Assessment
Share CLOSED - Land Needs Assessment on Facebook Share CLOSED - Land Needs Assessment on Twitter Share CLOSED - Land Needs Assessment on Linkedin Email CLOSED - Land Needs Assessment link26 Apr 2021What is a Land Needs Assessment?
A Land Needs Assessment (LNA) is a technical study that determines how much land is needed in the City to accommodate growth. The LNA must be completed based on a methodology developed by the Province and is a required part of the City’s Municipal Comprehensive Review process (MCR). Two categories of land use are considered through a LNA - these include “Community” lands (areas for population, commercial and institutional growth) and “Employment” lands (areas for employment like business parks and industrial lands).
What does the City's draft Land Needs Assessment tell us?
Community Area (residential, commercial and institutional land uses)
- The City needs more land through urban boundary expansion to accommodate population growth to the year 2051
- The option of a Residential Intensification rate that either follows the City’s current trends (40%) or meets the minimum targets of the Provincial Growth Plan 2019 (50%) results in greater land need than available ‘whitebelt' land supply.
- A Residential Intensification rate of 55% (on average) (referred to as the ‘Increased Targets’ scenario) would result in the need for 1,640 ha of land to be added to the urban area for new community uses. This would result in all of the City’s rural land that is not within the Greenbelt Plan area being brought into the urban boundary. This intensification rate is higher than the City has experienced in the past.
- A Residential Intensification rate of 60% (on average) (referred to as the ‘Ambitious Density’ scenario) would result in the need for 1,340 ha of land to be added to the urban area. This would result in slightly less rural land being brought into the urban boundary. The intensification rate is much higher than what has been experienced in the past and will be challenging to achieve in the future.
- The density of new Designated Greenfield Areas will depend on the desired ratio of residential unit types (singles, semis, townhouses, apartments) and how compact the ground-related housing forms develop
- View calculations for Current Trends(External link), Growth Plan Minimum(External link), Increased Targets(External link) or Ambitious Density(External link).
Employment Area (business parks, manufacturing, industrial land uses)
- The City’s current supply of employment designated lands can support approximately 114,420 new jobs, and the forecast is for approximately 112,090 jobs in these areas. This results in a small surplus of 60 hectares, which is within the margin of error for the calculations.
- The supply and forecasted demand for employment lands are in balance. The City has enough remaining vacant employment lands to accommodate job growth to 2051.
- View calculations for Employment Land Need(External link)
Public Consultation Summary Report: For Information on our previous GRIDS2/MCR engagement on the draft Land Needs Assessment, see Report PED17010(j) – Appendix E - Public Consultation Summary Report: Land Needs Assessment (LNA)(External link) Thank you to all those who participated!
Meeting Recap (January 18 and 20, 2021)
Did you miss attending the Virtual Information Meetings focused on the Land Needs Assessment? In each video, in each video, the staff presentation (PDF)(External link) is similiar however the Q & A sessions are different.
January 18: Video and Q&A
Questions and Answer Summary
Section 1: Background Information and Planning Terms
When was Hamilton's boundary originally set?
With reference to the built boundary, it was established in 2006 through the Growth Plan. This was a consultation between City staff and the Province, and lands that were still vacant within the urban boundary (potentially with draft plan approval or anticipation that they would be developed in the future) were considered greenfield. This was 15 years ago, and there have been greenfield lands that have been developed, but the built boundary line was not changed in the most recent update to the Growth Plan, release in 2020.Why is population growth taken as a given? Doesn't planning manage this? AND
Where do the numbers for projected population come from?
Municipalities are required to plan for the population forecasts that are provided by the Province in the Growth Plan. Through extensive background work, the 2031, 2041, and 2051 population forecasts were updated recently, to reflect current trends and assumptions. These updated forecasts feed directly into Schedule 3 of the Growth Plan. Forecasting is not a perfect science, but municipalities do need a number to plan towards in order to make long-term planning decisions and infrastructure investments.Could the "whitebelt" also be described as periurban?
The difference between the whitebelt lands and the other rural lands directly adjacent to the urban boundary is the level of protection. Most of the rural lands are protected through the Greenbelt Plan, so there is no opportunity to expand urban uses into those areas, but the whitebelt lands, most being in proximity to our urban area, are not protected in the Greenbelt Plan and so there is the opportunity for municipalities to expand there urban boundaries into these areas, if it is deemed appropriate.Can whitebelt lands in the NEF 30 zone be developed for commercial or office use as part the urban boundary expansion? AND
Is commercial/industrial development allowed in areas that are affected by the airport noise, in areas allowed for development in the Hamilton Official Plan?
Uses that would be permitted above the 28 NEF noise contour could include commercial uses or industrial uses. It is only sensitive uses (like residential and institutional) that might be sensitive to the noise impact and not permitted.Are these limits changed with policies and who makes the changes to the boundaries?
There are a lot of boundaries that we deal with in our planning, delineated from the province. There is the built boundary, the greenfield areas, the Greenbelt protected countryside area. These are drawn by the province, and it would only be the province who would change these boundaries. If the City determines it needs an urban boundary expansion, and where we should grow and when we grow, it would be the City that would change the urban boundary line. The City would be taking them out of the Rural Area and adding them to the Urban Area.Are there any Urban Boundary expansions proposed in Waterdown area? You mentioned that no Urban Boundary expansions will happen in the Greenbelt Plan Protected Countryside designated areas, can you confirm that you will not be proposing this in any refine?
There is an exception in the Growth Plan and Greenbelt Plan area, that allows expansion from Waterdown or Binbrook. These are identified as Towns in the Greenbelt plan. There is an exception that allows for a 10 hectare expansion to either or both of these areas through the Municipal Comprehensive Review, using criteria specified in the Growth Plan for evaluation of requests for expansion. Only half of that land can be used for residential purposes. It is an option and there are land owners in Waterdown that have an interest in seeing some urban expansion. It is a small amount of land compared to the other land areas we are going to be reviewing. This is something that will be reviewed in the coming phases of the GRIDS2 and MCR project.Does the city have the authority to dispute the intensification targets set by the province?
Municipalities do have the ability to request a lower intensification target from the Province. That would require special approval and no guarantee. We also have the ability to plan for a higher target than what is required by the Growth Plan, so there is some flexibility.How is ecological and human population carrying capacity taken into account to set limits to Hamilton’s population growth?
The City did not set the population forecasts or the amount of growth allocated to Hamilton from the Province. The province looked at the GTHA region as a whole by 2051, and then allocate the anticipated growth to the different municipalities. We are required to plan to the forecasts, but we are making sure to plan for this in the most sustainable way possible going forward.Given that climate change has become much more of a pressing issue since the IPCC report was released... has the 2030 deadline to keep warming under 2 degrees Celsius affected planning?
The City has declared a climate emergency, and we are looking at it in our process and all other planning processes going forward. The City has set its own goal to be carbon neutral by 2050, so all the planning work that we are doing will consider how it does or does not help to meet that City goal.Are there any wetlands or other sensitive areas that are vulnerable to development? Are these areas identified and how are they accounted for?
The City has it’s own mapping in the Urban and Rural Official Plans where we have mapped the Core Areas which includes wetlands. Before any of these areas could be developed, they would need to be further studied, including a sub-watershed study, which would further refine the identified natural features, and areas that cannot be developed. Some of the whitebelt areas have been studied in this regard, and some have not been studied to date. This would need to occur before any development could take place. These natural areas are factored out when we look at how much land we have available for development, but the detailed study of these areas happens at a later phase of the planning process.Section 2: Community Area Land Need
Will water servicing be available for rural properties on the boundary of the expansion areas? Will both sides of any potential expansion area be upgraded to include things like sidewalks etc?
In cases where there are properties that directly abut the limits of a potential expansion, we don’t know the answers to these questions until we get more into detailed planning if and when the area is expanded to become urban and develop. In general, if a property owner is seeing their water supply being negatively affected by adjacent development, the City would look at options for addressing the issues (ie. a deeper well, a cistern, or potential connection into an adjacent municipal water supply). All of the planning is at the early stages right now, but if there are any issues in the future the City would work with property owners to make sure that any negative impacts are addressed. As for the urbanization of the roads to include sidewalks, it is too early to say what the status of any of the boundary roads would be. That would come at the detailed design of future development phases.How would citizens encourage Hamilton city planning to assess its own sustainable carrying capacity for human population within its boundaries (so that it may communicate with province of Ontario about what is appropriate)?
That would need to be a request that would come from Council, then they would direct staff to take this on if there was an interest in doing this work. It is a challenge because we are mandated to plan for the forecasts that are given to us from the province.Could you please just mention what is meant by 50/60% etc. Eg. would 100% mean that our current density would be doubled?
It would mean a significant amount of growth in the built up area, but unsure if it would mean our density would be doubled.Given the Provincial requirement to use market demand for planning, which of the scenarios would be able to meet this objective?
Any of the scenarios that were modeled would meet the market demand objective, with the exception of the ‘Current Trends’ scenario which doesn’t meet the provincial minimum targets. Any of the other scenarios would be in keeping with the provinces direction for planning for market demand. Modelling an intensification target that is in-line with the Residential Intensification Market Demand study, which demonstrates that a 50% intensification target would be a suitable target, would result in a selection of housing types that would address market demand. The ‘Growth Plan Minimum’, ‘Increased Targets’ or ‘Ambitious Density’ would meet those provincial requirements.What incentives or initiatives has the City been pursuing to encourage more intensification within the existing urban area?
The City has been working hard to prioritize intensification for quite some time. The City has pre-zoned areas where we anticipate seeing lots of growth (eg. downtown, future priority transit corridor, and areas around our GO stations). These areas as well as the Commercial and Mixed Use zoning allow for significant growth as-of-right, meaning that people can develop these lands for higher density and higher intensification uses without having to get additional planning approvals (like Rezoning). The City also has financial incentives in place for intensification, such as development charge exemption, park land dedication exemption, and programs for lands in the downtown Community Improvement Plan areas and other BIAs. The City needs to keep working on this moving forward, especially if we want to achieve the finalized intensification targets.Many architects refer to the missing middle (up to 6 or 7 stories in height) that they feel should be developed. Have they been considered in this process? AND
Can intensified neighbourhoods within the built up area be reconfigured to have more missing middle, more greenspace and more commercial. Walking neighbourhoods, with shopping, services and green spaces within walking distance?
In terms of determining our intensification potential, we would consider the missing middle through this exercise. Intensification isn’t limited to new tall buildings. There is intensification supply potential in areas that we call the ‘Neighbourhood’, and our Urban Official Plan has always encouraged intensification in these areas. It should be compatible intensification, and this is where the mid-rise, missing middle could fit. There are other opportunities for intensification in the City as well, such as second dwelling units in existing homes, and adding units to existing plazas or retail centres such as larger shopping mall areas. The existing greenfield areas in the city are anticipated to develop at a density of approximately 60 people and jobs per hectare, exceeding the density that the Growth Plan requires. There are some greenfield sites that the City had previously assumed would develop for lower densities, however, there may be potential that they could develop at higher density. The City will need to look at ways to encourage this. These areas could be appropriate locations to include some of this missing middle housing.Will there be more green space if you increase the density? Can the existing sewer and water systems take all this development?
In the residential greenfield areas, the higher the planned density, the more opportunity there is for other uses such as open space, parks etc. Having these lands in a natural state is an advantage from a climate change perspective, to mitigate risk of flooding etc. Any opportunity we have to increase the density and have more natural open space is beneficial and should be considered. These questions are going to be addressed further in the planning process, at the secondary planning phase, when we look at land uses, parks, open space and other community facilities that are needed.The servicing capacity is being reviewed through this process, as this is an integrated planning process that is combined with updates to infrastructure master plans – water, waste water, stormwater. The City is also reviewing the transportation network. These areas will be reviewed to determine if there are upgrades needed to the existing infrastructure to support the anticipated growth.
Have changing demographic needs, such as those from the baby boomer generation, been taken into account in this process? And has COVID been considered in the sense of where and how people are working into the future?
Yes, these factors have been incorporated into the analysis. Consideration for the baby boomer generation moving out of their housing, and having that housing supply be taken into account into the land needs assessment. While this housing can accommodate a certain amount of the future population, the findings are that the baby boomer generation is aging out of their housing at a later timeframe, closer to 80 years old, and this is anticipated later in the planning horizon (approx. 2040). While there will be some turnover of these units to those looking for that type of family oriented housing, this will not be enough to satisfy all of the demand for this type of housing.COVID was also considered. The province’s background document for the population and job forecasting by Hemson Consulting, did consider the repercussions of COVID as an assumption. The speculation is that by 2023, there should be a return to office use similar to before COVID, although with some adjustment that there will be some shift to more remote working, however not as high as current levels.
Is the survey only applicable to the parts of the City shown in the maps in the presentation, or does it include broader areas (ie Waterdown, Flamborough, Dundas etc)?
The survey is open to everyone in Hamilton. Some questions are more general, for things like the intensification target (higher or lower rates) which will have an impact across the City. The potential growth areas (whitebelt areas) are unique areas, but the growth impacts are City-wide.Please elaborate on how the provincial requirement to consider market demand has changed how the city is approaching its land needs assessment. Is it fair to say that this is an approach that unavoidably requires more land?
Yes. The province had released a new LNA methodology a few years ago that was not a ‘market-based’ method. It was focused less on ensuring we had enough of specific unit types, but overall accommodating the anticipated population. If that method had been used, it may have required less land, but how much less is unknown because the City did not complete a Land Needs Assessment using that methodology. The ‘market based’ method does likely have the potential to require additional land, but how much is unknown.At the December 14 GIC Meeting city planning staff and city councilors stated that the city is considering phasing development over the 30 years to 2051. Will that phasing be based on Provincial Preservation of Prime Agricultural Lands in the later phases?
This is the next part of the project work, once the LNA is final and we know how much expansion land we require. The next step is looking into where the expansion lands could be located (of the whitebelt lands) and when they should develop, which is the phasing of development. We know that that we don’t need all the land right away, so we will look at how much land we will need for each decade of growth. Then we need to consider how this development is phased – do we plan to develop in an east to west direction, west to east, or parts of each area at once? These are just some of the phasing scenarios to consider. In the next part of the City’s work, we will be looking at these different scenarios and evaluate them using modelling to determine potential infrastructure or financial impacts, climate change implications, and creation of complete communities. These scenarios will be reviewed through community consultation, with a recommendation back to Council on the preferred growth scenario later in the year.Famous architect and planner Christopher Alexander had identified a planning pattern referred to as "city-country fingers" whereby urban corridors are extended outward like a star (or fingers); so that urbanites and farmers could be within walkable distance of each other (a good symbiosis).. would the city consider the merits of such an elegant regional design plan? (1.19.25) clarification: my question about "city and country fingers" pattern is about the where.. it has to be thought of when choosing where to expand. (please read the questions as asked :)
Once we know where the growth areas will be, the next step is Secondary Planning, where a land use plan would be developed to delineate the road network, open space network, and land use designations etc. In particular when we are developing lands that were formally rural, we need to consider what that rural-urban interface looks like. The potential impacts on the agricultural community need to be considered, and what are appropriate buffers between these uses.Who provides the forecasting to the City? And what are the risks to the City if the forecasts are not followed? AND Q: Who are the population and density "forecasters" (names/departments)? How do treaty people living in Hamilton reach these Ontario forecasters to discuss our concerns about their imposed mandates?
Population forecasts are set by the province, through the Ontario Growth Secretariat, which is part of the Ministry of Municipal Affairs and Housing. The Hemson background technical document (Hemson Consulting – Greater Golden Horseshoe: Growth Forecasts to 2051) would be the best reference for how these forecasts were determined. What happens though if the City plans for these forecasts and does not achieve them? That is what we are trying to address through this process by phasing development, it will allow the City to periodically review if more urban lands are required, as population forecasts are updated. The City is also completing a fiscal impact assessment to determine the most cost effective way to accommodate anticipated growth.Section 3: Employment Area Land Need and Climate Change Considerations
How is the City engaging in a meaningful way with Indigenous communities through this process, and honouring the Dish with One Spoon Wampum treaty?
Consultation with indigenous communities is an important part of our planning process for this project and all other planning projects. The City has engaged with local indigenous communities at earlier phases in this planning process, and we have reached out to engage again about this phase of the GRIDS project.Is the Hamiton Airport still expected to grow to the degree that the AEGD's size is still justified?
There are lands in the AEGD that are currently vacant, but it is anticipated that they will develop in the future to 2051 and accommodate jobs. There have been some announcements recently about larger projects focused on warehousing and logistics in that area. We anticipate that the demand for these uses will continue in the future. However it is not anticipated that we need to add any additional land to the AEGD. When it was first approved, there was anticipation of a second phase of development that would be required, but it has been determined that it is not required at the present time, and the existing designated lands are sufficient.It was mentioned that no new employment areas would be needed in these planning scenarios. Yet the idea of "complete communities" was also mentioned as an intention. Wouldn't complete communities' include walkable / neighborhood employment opportunities?
It is anticipated that Community Areas will have a certain percentage of jobs, likely related to commercial, retail, some office, and institutional jobs (schools) which will contribute to the achievement of complete communities. It is the traditional manufacturing and industrial jobs that are not planned for the Community Areas, these would be located in Employment Areas. The whitebelt lands that could be included through future community area land need are very close to some of the business parks on the mountain and the AEGD. This would allow the opportunity for new communities to be places to live that are closer to these Employment Areas.Doesn't it make sense to develop the closest Whitebelt lands to the Downtown Community Node in Phase one of the residential urban boundary expansion to reduce commute times and greenhouse gas emissions instead of "Leap Frog" development?
That will be evaluated when the City starts to look at where and when growth will occur, and potential scenarios to consider. Connectivity to the existing urban area will be a key consideration when we are evaluating growth options. The connectivity of development also plays into our evaluation through a climate change lens, especially considering estimation of the number of vehicular kilometers travelled in each scenario to different destinations in and around the city.Is it possible to include local power generation in the lands need assessment? -community owned power generation, that is.
It has not been part of the assessment to date, but could be reviewed especially in community (secondary) planning stages. When planning these new communities, there may be opportunity to incorporate this in the early development plan.How does the City ensure that developers and builders meet higher building codes so that all new homes are built to the highest insulation and heating standards, instead of providing the cheapest products to complete the development?
The City is currently working on the development of a Green Standards document. It is a work in process at the moment. It would provide staff and developers a guideline to push for higher building standards that are more efficient.What is the responsibility of the City to adhere to the provincial forecasts. Can the City choose not to work to the provincial forecasts? What are the risks if the City does not plan to these forecasts?
The City must plan to the provincial forecasts. The conclusion to our Municipal Comprehensive Review process is an Official Plan Amendment that has to be sent to the province for approval. If the City submits a document that does not plan to their mandated forecasts than we would likely not get approval of our Official Plan Amendment.Would novel zoning regulations be considered in order to allow for more 'complete communities' such as small workshops in residential areas or certain urban agriculture allowances?
The City has been updating the Zoning By-law over the past number of years in an effort to consolidate the Zoning By-laws of former municipalities into one comprehensive Zoning By-law. It is being developed in land use stages, right now the residential zones are being reviewed and completed. The new zoning regulations in each of the land use sections are more liberal and permissive than those in the former by-laws. Overall, the intent is to be flexible and permissive. When new communities are developed, at the secondary planning stage, perhaps there can be consideration of changes to policy or zoning to be more flexible or permissive to achieve certain land uses.Additional questions which were not addressed during the meeting
Are there refinements with the MCR process? (specifically within the Greenbelt Plan Natural Heritage system).
if refinements are required, the City would have the opportunity to complete them through the MCR.Is the white belt the only rural land in Hamilton that is not protected by the greenbelt?
Yes.Are there any large scale plans for cleaning up and using old industrial areas?
The City encourages the redevelopment of brownfield sites and offers incentive programs to support development efforts.Many think the Climate Change needs to be a lens through which development is planned. Should it not be considered first given that?
Many factors will be considered during the planning of new communities, including climate change, which will be a key consideration.Why is the city only looking at greenfields? What about redevelopments on things like large surface parking lot?
Redevelopment of non-greenfield sites including parking lots, infill projects and commercial redevelopment is anticipated and encouraged.Thank you for the informative presentation. With the onset of the COVID crisis what consideration is the City giving to an increased work from home culture theoretically requiring less density/intensification AND
Is your planning accounting for the increase in working from home brought about by the Covid crisis. In other words, are you accounting for the desire for larger, ground related housing that seems to be what people are now desiring?
The long term impacts are currently unknown and there are many differing views on this subject, but the background reports (Hemson Consulting – Greater Golden Horseshoe : Growth Forecasts to 2051) suggest a return to overall pre-pandemic growth projections within 3 years.Can you describe your idea of what the ambitious plan would look like in Hamilton? Would we be looking to utilize all of the grey lands in the built up area. Is affordable housing included in the plans?
The ambitious density assumes higher levels of intensification and density within the City and new growth areas. We assume a significant amount of intensification will occur which includes development of some greyfield lands. Affordable housing is not directly addressed through the land needs assessment, but will be an important part of new community planning going forward.Is the tall building plan by the city part of this intensification?
Intensification assumptions are in line with the Downtown Hamilton Secondary Plan and tall building guidelines.One aspect of climate change are dramatically increased precipitation events. What provisions with expanded areas for watersheds have been made?
Subwatershed planning is required as part of the future Secondary Planning process for the development of new communities.With increased intensification has consideration been given for mixed use where more people might be able to shop, work and live in a more compact form so that it will be more accessible to active transportation?
The creation of compact, mixed use communities which facilitate active transportation is a planning goal and will be considered in the design of new communities.What considerations are made to improve transportation methods to accommodate increased population in the urban areas?
The City is completing a transportation network review as part of the GRIDS 2 which will include consideration of enhanced transportation infrastructure requirements.How many hectares of good farm land gets paved over in your various scenarios?
The scenarios range from 1,300 ha to 1,600 ha of land required for urban expansion. Some parts of the whitebelt lands are currently in agricultural production. As part of the next round of the project, an agricultural impact assessment will be completed to examine impacts on agriculture arising from the growth scenarios and identify ways to minimize and mitigate impacts.Is expansion being "encouraged" by the provincial govt? They are very cozy with developers.
The Province requires municipalities to plan for forecasted growth in accordance with the land needs assessment methodology.What do you see as the main risks of not expanding the urban boundary? for who? Thank you
A no urban boundary expansion scenario may result in the City not achieving its growth forecasts if a balanced supply of housing is not available to accommodate the growth.If there is a surplus can we stop Business parks like 03/6 gobbling up Ag. land?
The land needs assessment has not identified a need for additional employment lands. The City’s existing employment lands are assumed to be fully developed by 2051.Is laneway housing part of this discussion? there are environmental impacts.
The City is currently completing a study on regulations to permit secondary dwelling units, which would include laneway housing, more widely throughout the urban area.January 20: Video and Q&A
Questions and Answer Summary
SECTION 1: BACKGROUND INFORMATION AND PLANNING TERMS
In the GRIDS-2 Background Report PED17010(h) on page 34 indicates” Expansion into the Protected Countryside of the Greenbelt is protected from being redesignated for urban uses (with a minor exception of a 10ha) Waterdown/Binbrook - Please elaborate.
For the most part, the City cannot expand its urban boundary into the Greenbelt Protected Countryside, but there is a minor allowance for a small expansion up to 10 hectares for Towns or Villages in this area. Waterdown and Binbrook are identified as Towns in the Greenbelt Plan. The City is permitted to consider expansion of up to 10 hectares to either or both of these areas through the Municipal Comprehensive Review, using criteria specified in the Growth Plan for evaluation of requests for expansion.We have an intensive farming operation on the border of urban designation in Waterdown. What does the GRIDS2 process envision to help avoid conflict between current farms & future developments. Will Hamilton ensure minimum distance separation is respected AND
I'm really concerned about farm lands. I hope they receive the protection they and our food source deserve.
When the City looks at a potential urban boundary expansion, the Growth Plan provides criteria for the City to review. Protection of agricultural lands is key amongst these criteria, so the MDS will need to be considered, that the agricultural food network will be maintained, and if there are any potential impacts that are unavoidable, that they are minimized and mitigated to the greatest extent possible. The City will be undertaking an agricultural impact assessment as part of the evaluation of growth options, to determine the types of impacts that we might encounter and how we can minimize and mitigate these impacts.How is "market based" taking account of changing tastes - not only looking at past market demands but also gathering new inputs on how tastes and demand is changing? If you only look at past market demand you will inevitably end up with replicating sprawl.
The market is defined through the provincial forecasts for the type of housing units that would be anticipated (projected need for single detached, semi detached, townhouses and apartments). Much of the determination of market demand is based on demographic information, such as age structure of the anticipated population, and the housing choices throughout their lifecycle. Planning for market demand means providing the full range of housing types to meet the demographic needs.Why are there some white belt lands that seem to be within the Urban area? AND
What criteria makes land Whitebelt and is prime agricultural land considered Whitebelt land?
The whitebelt lands are those rural lands that are not within the Greenbelt Plan Protected Countryside Areas. Some of the whitebelt lands cannot be developed for sensitive land uses because they are within the 28 NEF noise contour. There is active farming on parcels of the whitebelt lands, as they are still classified as rural.I believe you just said the green field area "can be and should be developed". Is the city already taking the position that green fields should be developed?
There are Greenfield Areas that are already within the City’s urban boundary. They are already designated as urban and identified for future growth. Many are within Secondary Plan areas, and have been designated for future residential growth. We make the assumption that these existing greenfield areas in the City’s urban boundary will be developed. Any new greenfield area that are to be added to the urban boundary through expansion is what we are considering at this point through the Land Needs Assessment.Can you provide some context on how Binbrook got developed? It seems so out of place given the Greenbelt areas surround it.
Binbrook was developed prior to the implementation of the Greenbelt Plan, and prior to amalgamation of the City of Hamilton. It was one of the former Township of Glanbrook’s urban areas.We understand that Ford has reduced Greenbelt lands. So is the 10 hectares an allowance given recently by the Ford gov't? (Was the decision to allow a 10 hectare expansion a new policy under the current provincial government?)
The 10 hectare expansion policy was introduced in the most recent update to the Growth Plan in 2019. The update includes a criteria that the City must use to review and evaluate any potential areas for the 10 hectare expansion.When will the GRIDS2 Agricultural Impact Assessment start and how can we participate?
Currently the City is determining the consultant team that will be carrying out the AIA work. In terms of timeline, it will happen shortly, as it will inform the next phase of the planning process. If there are individuals who are interested in being involved or have a particular area of interest as it relates to the agricultural impact assessment, they are encouraged to get in touch with Planning staff at GRIDS2-MCR@Hamilton.ca(External link).Section 2: Community Area Land Need
What has to happen for the City to adopt the Ambitious Density targets? Is that something that Council can mandate of new developments? How can the targets be adopted and implemented? What incentives has the City been pursuing to drive intensification?
Recommendation to Council on a final land needs assessment will recommend one of the two intensification scenarios referred to in the presentation material. This recommendation will take into account the feedback that we are being provided through this consultation as well as from our stakeholder group. It will be Council’s decision in terms of which scenario they choose to adopt. This chosen scenario will lead the direction of the rest of the GRIDS process, because it establishes how much additional land may be needed. The implementation of targets related to intensification in the approved scenario will be written into our Official Plan, as well as the targets related to designated greenfield area density.With regard to incentives to drive intensification, the City has been updating the Zoning to be more flexible and permissive to allow mixed use and higher density development as of right in certain key development areas. Intensification is incentivized in certain areas (downtown, BIAs) and through exemptions to the development charges by-law, the parkland dedication by-law. The City will need to continue to look at other incentives throughout the planning horizon to keep encouraging the high rates of intensification needed to meet the targets.
What consideration is given to releasing or extending land need on a staged basis; i.e assuming new expansion only takes place after all existing land is used; thereby deferring expansion for 10/20 years? AND
If Hamilton proceeds with the ‘increased’ or ‘ambitious’ targets, most or all of the whitebelt lands will be needed to accommodate population growth. In regards to phasing, will priority be given to non-prime agricultural lands over prime agricultural land?
Phasing consideration is the next stage of the planning process. Once the City has finalized the Land Needs Assessment and we know what type of urban boundary expansion we are planning for (how much land we need to add), then we will look at the phasing of the lands. We know that we do not need all of the lands before 2031, so we will be exploring options for where and when the City will grow over the 2051 planning horizon. We will need to determine how any needed lands will be brought into the urban boundary – either in an east-west or west-east direction, or small amounts of land from multiple areas. These decisions have not been made yet, but Planning staff will be doing an evaluation of the impacts of different phasing scenarios, such as servicing, transportation, financial, climate change implications. The City will be coming back to the public for consultation on the draft evaluation framework in the coming months.Is there an assumption that existing urban lands will be developed first prior to expansion?
The assumption is that all of the greenfield lands in the City’s urban boundary will be developed by the year 2031. In terms of intensification, the assumption is that intensification will continue throughout the planning period to 2051, and the City will work to meet its annual intensification targets. An option that is being considered through the review of potential phasing scenarios is the opportunity to structure the policies so that we achieve a determined amount of intensification before certain lands are brought into the urban boundary for development.In terms of phasing the white belt lands, will non prime agricultural land be prioritized over prime agricultural lands? That would be reviewed through the Agricultural Impact Assessment. The province does have criteria about development on prime agricultural lands. If we are to expand on prime agricultural lands, the City needs to demonstrate that they have reviewed all possible options for other alternatives. The AIA will do a comparative assessment of the different areas, since some are prime and some are not.
Would servicing like water be available to those rural properties on the outside of any expansion areas? What is the servicing strategy for the potential development areas?
The city does have polices that protect property owners from negative impacts related to adjacent development and would work with a property owner to find a solution. There may be an opportunity to connect if you are a rural property on a rural-urban boundary road. However, it is very early to comment on this since we do not know where those boundaries will be drawn. These areas will be undergoing a lot more planning work before they are developed – like secondary planning and block servicing strategies. All property owners in the vicinity of those areas would have an opportunity to be involved in those future planning processes.The GRIDS process is integrated with our infrastructure master plan updates, such as water, waste water and stormwater master plans. This work will help to determine where and when the City will grow, as it relates to any servicing implications and any required upgrades. Once we have developed a final phasing plan, the infrastructure master plans will also be updated to reflect the future growth scenario.
(follow-up) Does the cost consideration come in at this time as well?
Through the phasing evaluation we will be doing a fiscal impact assessment. This will help to determine the cost of future upgrades to infrastructure needed in each growth scenario, what upgrades are needed to our transportation infrastructure, what community facilities are needed to support new communities. Then the fiscal impact assessment will determine the cost implications of the options to the existing tax payers to accommodate this growth, and what costs will be covered by development charges.Does planning presume the LRT will be going ahead?
What we presume is that along the B-line corridor, there will be some form of priority transit along that corridor. The assumption is that it will be a higher order transit corridor, we just don’t know what form it will take (LRT, BRT). It is still anticipated that there will be a lot of development along the corridor in the form of intensification.Somewhat technical so hopefully appropriate for this session: (1) There is a TC energy pipeline that runs within the hydro corridor that is located between Twenty Road and Rymal Road. Does this get taken into account through the LNA/GRIDS process?
Rights-of-way are factored out when the City is determining developable area. In the future, if the lands are brought into the urban boundary, it would have to be determined through the secondary planning stage how the community would be developed and how the corridor would be worked into the neighbourhood design.Did intensification planning include the possibility of increasing density in single-family areas, so that townhouses and low-rise apartments could be added to areas that are now only single family?
We assume that we will see intensification City-wide, even in ‘neighbourhoods’ as well as nodes and corridors. Through the City’s intensification supply update, supply was reviewed across the City by considering underdeveloped properties that have potential for increased development, excess parking areas, and aging plazas. Nodes and corridors, were also reviewed, which are more obvious locations for intensification. Secondary dwelling units are being reviewed currently through the Residential Zones review, and each additional second dwelling unit would count towards the intensification target if they are in the built-up area. In the existing Designated Greenfield Areas, there were assumptions made that some areas that were previously anticipated to accommodate low-density development (single and semi-detached dwellings) could actually accommodate other forms of development like townhouses. For any new potential greenfield areas currently in the whitebelt, we need to determine what density do they develop at in the future (ratio of dwelling unit types and housing mix).What is the rationale for the City to go higher than what the province requires regarding intensification and density? Isn't there a risk to over intensifying?
There are many reasons why the City would plan for higher than the 50% intensification minimum, including the land supply constraints, intensification trends and the anticipation that Hamilton’s growth will continue to occur. The climate change perspective also provides a basis to push the target higher. There will be multiple opportunities throughout the planning period to review this target. The Official Plan is reviewed every 5 years, and through this, there is opportunity to review if the City is having a challenge meeting its targets, or if we are exceeding them.There are lands in the AEGD along Garner Road that are designated Institutional but have special policies indicating that they shall be developed for employment uses if institutional uses are not developed. Were these identified as emp. or res in LNA? sorry community, not "res"
The assumption was that there would be jobs on those lands either as institutional or employment area jobs. If there was any change or conversion to a different use, we would have to review, but because they are designated as institutional it is assumed there would be jobs on those lands.What percentage of Hamilon is 'grey fields? Q: what percentage of the built up area of Hamilton has been identified as gray fields. Can Hamilton expand UP in these areas rather than outwards and thus avoid any further sprawl at all? (Summary: Can Hamilton built up on the grey field lands instead of moving outwards?)
Greyfields are former commercial or retail areas that may have potential for additional development. Our assumption for the City’s intensification is that some of these areas will redevelop. Areas like Lime Ridge Mall and Eastgate Square are designated as mixed-use areas so a higher intensity of development would be permitted as-of-right.In what way was the city's need for affordable and co-op housing been taken into account in planning for intensification and density?
The LNA is a technical document and does not take into account whether a unit is affordable housing or social housing. It looks at the unit types that will be in demand (single, semi-detached, townhouses, apartments) over the planning horizon. It is important however, to address these questions in other stages of planning. For instance, in any potential new communities, how are we ensuring we get the mix of affordable units, and how do we incentivize this? At this stage in the LNA, it is not part of this process, but it will be part of future planning processes.How have population and demographics been taken into consideration in determining community area land need?
As the different generations move through their housing choices, that is taken into account in the forecast that the City receives from the province. This determines how many housing units the City needs based on the demographic information. While there will be some supply of existing residential units when there is a turnover from the baby-boomer generation, the trend is that this will be delayed as they choose to stay in their homes into their 80s. It is anticipated that the existing supply of units will not be able to keep pace with the demand of those in their family forming years for this type of housing unit.Why did staff not model the 81% intensification rate based on the Provincial Govt's market-based approach? For the city to accommodate all of the forecasted population growth in the urban boundary, the City would need to achieve an intensification rate of 81%, which is an extremely high intensification rate for the City. The LNA did not model an 81% intensification scenario because it would not satisfy the provincial requirement for a market based LNA. The City has also completed a Residential Intensification Market Demand study which identified that a 50% intensification rate was a suitable aspirational target for the City to strive for until 2031. A target of over 80% far exceeds that identified market demand rate and recent rates of intensification, so City Staff have not identified this as an option.
Section 3 – Employment Area Land Need and Climate Change Considerations
Heather said we already have a lot of vacant lands in our employment areas. If there is a 60 ha surplus can some be added to green belt.. eg along Garner road.
60 ha is almost half of what is needed if we use the ambitious model. which could be returned to greenbelt on Garner.
(Summary: Can the 60 hectares of surplus employment land be used for residential, or added to the greenbelt?)In parallel to this work, as part of the Municipal Comprehensive Review, the City is also completing an Employment Lands Review. This is an opportunity for the City to review the Employment Areas to see if there are lands that should no longer be designated for employment use. The only time that a City can remove lands from an Employment Area is through the MCR process. It is also a chance for property owners who own Employment Land to request a conversion of their lands for other uses. Through that process there were requests for conversion to other uses. It is anticipated that there will be some employment lands that will be converted out to allow other uses. They are normally lands that are not currently being used for employment, and through this process we are recognizing those uses by redesignating them. The total area that may be converted through this process could be anywhere from 40 hectares to 100 hectares, which will use up the 60 hectares of surplus employment lands.
Based on the communication that employment lands are not required, I'm not clear if the blue lands around the airport will be available for development in the near future?
These lands will remain rural into the future because our employment area land need has identified that there is no need for additional employment land to the year 2051. These lands are still not within the Greenbelt Plan, but will remain rural during this planning horizon.How does the Land Needs Assessment take into account the Community Energy Plan low-carbon modelling which would speak to some of the assumptions in the business as planned scenario?
The Community Energy Plan is being developed right now to see how the City can ensure energy needs are being met in the long term while also improving our overall energy efficiency, reducing greenhouse gas emissions. It is also taking a long term approach, looking to 2050 in the different modelling work. The LNA is a technical document and needs to be completed using the provincial methodology, which doesn’t take into account the CEP. GRIDS 2 / MCR staff have been working with staff who have been creating the CEP, and we are looking to see what comes from their modelling of the Low Carbon Scenario. This scenario will inform how the City will grow, and will inform our official plan policies, and provide direction for development in the future. We will be working with the staff who are leading the CEP to see how the results from their modelling can inform the next phase of decision making for GRIDS 2. More information on the Community Energy Plan is available on Engage Hamilton.How is the City engaging in a meaningful way with indigenous communities the area?
Planning is mandated to consult with indigenous communities through our work, but we would like to make sure that this is meaningful. Through some our previous rounds of consultation, we had met with members of the indigenous community, and we are actively seeking to engage in this round as well. We would like to make sure we can engage in an informed and meaningful way with the contacts in these communities, and are looking for further opportunities for engagement.Additional question not addressed during the meeting
The illustration showing the Greenfield Areas to be developed is conceptual & doesn't include specific streets. Is there a more detailed illustration showing these Greenfield Areas, i.e. like the one that shows the airport and "noise area boundaries"?
All mapping is available on the GRIDS 2/MCR website at www.hamilton.ca/LNA.
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Who's Listening
Key Dates
Project Timeline
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Phase 1: Background Review (2017)
GRIDS 2 and Municipal Comprehensive Review has finished this stageCompletion of background studies including a review of how the City has been growing over the past 10 years.
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Phase 2: Technical Studies
GRIDS 2 and Municipal Comprehensive Review has finished this stageReview the findings of the Land Needs Assessment, consult with the public and provide a final recommendation to Council.
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Phase 3: Evaluation and Phasing of Growth Options (April to Dec 2021)
GRIDS 2 and Municipal Comprehensive Review has finished this stageDetermine what principles should guide how we phase the next 30 years of development, and an evaluation of where and how the City will phase in the new people and jobs to the year 2051.
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Phase 4: Determination of Preferred Growth Option
GRIDS 2 and Municipal Comprehensive Review has finished this stageCouncil to make a decision on the preferred option for population and job growth to 2051.
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Phase 5a: Draft Official Plan Amendments (Urban Conformity / Rural Firm Urban Boundary)
GRIDS 2 and Municipal Comprehensive Review is currently at this stagePresentation of a draft Official Plan Amendment to implement the preferred growth option and update policies to align with provincial policy documents. Begin consultation with public on draft polices.
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Phase 6a: Final Official Plan Amendments (Urban Conformity / Rural Firm Urban Boundary)
this is an upcoming stage for GRIDS 2 and Municipal Comprehensive ReviewCouncil adopted Official Plan Amendment for the MCR will be sent to the Province for final approval.
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Phase 5b: Draft Official Plan Amendment (Rural Conformity)
this is an upcoming stage for GRIDS 2 and Municipal Comprehensive ReviewPresentation of a draft Official Plan Amendment to align rural policies with provincial policy documents.
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Phase 6b: Final Official Plan Amendment (Rural Conformity)
this is an upcoming stage for GRIDS 2 and Municipal Comprehensive ReviewCouncil adopted Official Plan Amendment for the MCR will be sent to the Province for final approval.
FAQs
- What is GRIDS2?
- What is the Municipal Comprehensive Review (MCR)?
- What is the ‘Growth Plan’?
- What is the Official Plan and why do we need to update it?
- What is ‘intensification’?
- How is Climate Change being considered?
- How will my feedback be used to inform decision making?
- Where can I learn more about the history of the GRIDS project?
Documents
- Report PED17010(j) - Draft Evaluation Framework and Phasing Criteria
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Report PED17010(h) - LNA & Technical Background Reports
- Report PED17010(h) – GRIDS 2 and Municipal Comprehensive Review – Land Needs Assessment and Technical Background Reports
- Appendix A - GRIDS 10 Directions - proposed revisions
- Appendix B - Land Needs Assessment to 2051 Technical Working Paper
- Appendix C - Residential Intensification Market Demand Analysis
- Appendix D - Residential Intensification Supply Update
- Appendix E - Designated Greenfield Area Density Analysis
- Appendix F - Policy Review
- Appendix G - Boundary Map of Built Up Area and Designated Greenfield Area
- Appendix H - Map of Urban and Rural Land Areas Including Greenbelt Plan Boundary and Whitebelt Lands
- Information Meeting Presentation (PDF)
Video
- This video will walk you through how the Land Needs Assessment is developed, and what some of the key findings have been from the City’s review.
- Virtual Information Meeting for GRIDS2/MCR. This video includes a presentation of the draft Land Needs Assessment information and a Question & Answer sessions after each topic area.
- Virtual Information Meeting for GRIDS2 / MCR. This video includes a presentation of the draft Land Needs Assessment information and a Question & Answer sessions after each topic area.