city of hamilton - recommendation · the intent is to provide comparable housing that complements...

PLANNING AND DEVELOPMENTDEPARTMENT

DIVISION NAME

CITY OF HAMILTON

- RECOMMENDATION -

DATE: August 10, 2001File No.: OP-00-06 Author: A. Pinard

((905) 643-1262 Ext. 326)

REPORT TO: Mayor and MembersHearings Sub-Committee

FROM: Lee Ann CoveyduckGeneral ManagerPlanning and Development Department

SUBJECT: Amendment to the Ancaster Official Plan to Implement aSecondary Plan for Meadowlands Neighbourhood V (PD01168)(Affects Ward 12)

RECOMMENDATION:

That approval be given to Amendment No. 83 to the Official Plan for the Town ofAncaster, to implement a Secondary Plan for Meadowlands Neighbourhood V asattached as Appendix “A”.

________________________________Lee Ann CoveyduckGeneral ManagerPlanning and Development Department

CORPORATE IMPLICATIONS:

Council is the approval authority of amendments to local Official Plans. As required bythe Planning Act, Council shall hold at least one public meeting prior to theconsideration of an Official Plan Amendment.

The purpose of this Official Plan Amendment is to implement a Secondary Plan forMeadowlands Neighbourhood V. Secondary planning is a sound and comprehensive

Amendment No. 83 to the Ancaster Official Plan: Meadowlands Neighbourhood V Secondary Plan(PD01168) (Affects Ward 12)

approach to planning for future development. A Secondary Plan establishes theparametres under which future development will be given consideration in a specificgeographic area, and includes guidelines on matters such as land use, road patterns,built form and community facilities.

BACKGROUND:

Location:

Meadowlands Neighbourhood V is bounded by Golf Links Road to the north,Meadowlands Boulevard to the west and Tiffany Creek to the east. The southernboundary is located approximately at the mid-point between Golf Links Road andGarner Road. A location map is attached as Appendix “B”.

Land Area:

The subject lands comprise 99 ha.

Planning Context:

The Secondary Plan is part of the ongoing “master planning” for the MeadowlandsCommunity and represents the final product for Meadowlands Neighbourhood V.

Planing History and Project Justification:

Until recently, planning authorities have relied upon an “old style” secondary plan thatwas adopted in 1989, for guidance in the consideration of development proposals in theMeadowlands. “Old style” secondary plans in the former Town of Ancaster refer todocuments that are simply adopted by Council resolution. Since 1990, secondary plansin Ancaster have been approved by way of Official Plan Amendment.

The 1989 Secondary Plan only covers the northern half of the Meadowlands(Neighbourhoods II and V). Neighbourhood II is now either fully developed orapproved. Neighbourhood V has been developed at the perimetre only (alongMeadowlands Boulevard and Golf Links Road).

There is widespread consensus that the 1989 Secondary Plan for MeadowlandsNeighbourhood V is inadequate. Subsequent Class Environmental Assessments andother projects have resulted in changes to the transportation network and to the limits ofdevelopment (reconfigured Environmentally Significant Area and new ProvinciallySignificant Wetland). There is also much interest in having secondary plans in place forthe entire Meadowlands Community, in order to address anticipated growth pressures inan orderly fashion.


In 1997, the former Town of Ancaster in consultation with the large landowners in theMeadowlands (Meadowlands of Ancaster and Paletta International) initiated the “masterplanning” for the balance of the Meadowlands. The end products would be newsecondary plans implemented by way of official plan amendments for the southern halfof the Meadowlands (Neighbourhoods III and IV) and a new or revised secondary planfor Neighbourhood V that would be implemented by way of Official Plan Amendment.

The overall approach for the master planning of the Meadowlands is set out in reportPLN/97/22 that was approved by the Council of the former Town of Ancaster on May 5,1997. Of note is that the project was divided into two major phases: Phase 1(Background Report and Class Environmental Assessment for three neighbourhoods)and Phase 2 (individual secondary plans under the Planning Act for each of the threeneighbourhoods).

Phase 1 is complete. On March 15, 2000, the former Town of Ancaster issued a noticeof completion pursuant to the Environmental Assessment Act for the document entitledBackground Report: Meadowlands Neighbourhoods 3, 4, and 5, Class EnvironmentalAssessment Master Plan. The document consolidates several studies regarding a widerange of matters and establishes the alignment of major roads, defines the developableareas and includes a preliminary servicing plan.

Phase 2 is partially complete. On November 2, 2000, the former Region of Hamilton-Wentworth approved the Secondary Plan for Meadowlands Neighbourhood III (OfficialPlan Amendment No. 78). Approval of Secondary Plans for Neighbourhoods IV and Vare outstanding. This report is recommending approval of the Secondary Plan forMeadowlands Neighbourhood V (Official Plan Amendment No. 83). The secondary planprocess for Neighbourhood IV has not begun.

Planning Approach and Consultation:

On March 30, 2001, the Planning and Development Department issued a notice ofproject initiation of the Secondary Plan for Meadowlands Neighbourhood V. The noticeexplained the purpose of the project and invited comments. The notice was advertisedin the Hamilton Spectator and the Ancaster News, and mailed to relevant agencies andproperty owners in Neighbourhood V, as well as those within 60 metres of theneighbourhood boundary.

On June 27, 2001, the Planning and Development Department held a Public OpenHouse Meeting at Holy Name of Mary School to present and receive commentsregarding a “Preferred Development Concept”. The notice for the meeting wasadvertised in the Ancaster News and mailed to the same parties as the original noticeand to anyone that asked to be added to the mailing list. The rationale for the PreferredDevelopment Concept is provided in a document entitled Issues and Options Report:Meadowlands Neighbourhood V Secondary Plan that was distributed to relevant


agencies and interested parties. Members of the public in attendance at the PublicOpen House Meeting were invited to request a copy of the Issues and Options Report.

Approximately 25 individuals attended the Public Open House Meeting. Two staffmembers were in attendance to present the Preferred Development Concept, answerquestions and receive comments. Members of the public in attendance were alsoinvited to complete a comment sheet by July 20, 2001. Eight comment sheets wereremitted.

The Secondary Plan for Meadowlands Neighbourhood V is largely based on thePreferred Development Concept as refined in response to public and agencycomments. Copies of the complete secondary plan have been available for publicinspection since August 1, 2001.

OVERVIEW OF THE SECONDARY PLAN

The Secondary Plan for Meadowlands Neighbourhood V enables a maximum futurepopulation of 3785 persons and 1225 dwelling units. The Secondary Plan addresses tothe greatest extent possible a wide range of issues and factors, namely:

• the policy context (Provincial Policy Statement, Hamilton-Wentworth Official Planand Ancaster Official Plan);

• the transportation and servicing improvements and the environmental constraintsestablished by the Class Environmental Assessment Master Plan;

• the design criteria and assumptions outlined in the Issues and Options Report; and

• public and agency comments.

The core elements of the Secondary Plan are summarized on Map 1 - Land Use andTransportation that is part of Appendix “A”. The road network and land usearrangement shown in Map 1 is comparable to the established development pattern inNeighbourhood II. That is, Low-Density Residential uses predominate and higherdensity housing and institutional uses are located at the periphery and/or have frontageon collector roads. Where possible, there are gradations in residential densities so thatthere is a gradual transition from low to high-density housing.

More specifically, two collector roads, the extensions of Cloverleaf Drive andStonehenge Drive, would be the “spines” of Neighbourhood V. All of the new mediumand high-density housing would have frontage on one of the collector roads. However,in order to minimize traffic conflicts on the collector roads, the secondary plan willcontain provisions that require shared/communal driveways, side-street entrancesand/or access by way of rear lanes.


A church and accessory uses are proposed for the South West corner ofNeighbourhood V at the junction of Meadowlands Boulevard and Stonehenge Drive.The church will complement existing and proposed community-oriented uses at thisimportant focal point for the four Meadowlands Neighbourhoods. Other community-oriented uses at this location include an elementary school, a community park and afuture convenience commercial centre.

An important feature of the Secondary Plan is the abundance of open spaces, largelyowing to the Tiffany Creek Headwaters ESA/PSW in the eastern and south-easternsections of the neighbourhood. The Secondary Plan also contemplates an extensivetrail network that provides connections between schools, parks and existing trails.Much of the proposed trail network traverses the Tiffany Creek Headwaters ESA/PSW,Ontario Hydro lands or stormwater management areas. Ontario Hydro is generallysupportive of trails on their lands but no agreement has been finalized forNeighbourhood V.

COMMENTS AND ANALYSIS

Public Comments:

The comments and submissions have been grouped into five issue areas. A summaryof the issues and the response taken by staff is provided below.

Footbridge and Trail Alignment

One landowner requested the elimination of the footbridge across Tiffany Creek and therelocation of the trail on the North side of the creek to the South side, betweenSignature Park and Cloverleaf Drive. Staff reviewed the request and opted to retain thefootbridge and original trail alignment. The footbridge is considered a valuableconnection to an existing albeit vacant park (Signature Park) and helps promote non-motorized forms of transportation. The trail is shown on the north side of creek in orderto provide a connection to the existing trail on the North side on the East side ofCloverleaf Drive.

Old Oak Tree

One landowner asked the City to save an old oak tree (approximately 100 years old) ifpossible. The tree is located in the vicinity of the alignment of the extension ofStonehenge Drive in the south-western corner of the neighbourhood. It cannot bedetermined at this stage if the extension of Stonehenge Road will adversely impact thetree. The existing policy and regulatory framework does not protect the tree, largelybecause it is not part of a larger natural area. However, it is standard practice to protectsuch features if possible.


Concern with medium density housing on south side of Tiffany Creek

A few residents are concerned with the medium density housing to the immediate southof Tiffany Creek. The residents commented the medium density designation increasesthe possibility of “inferior” housing and would prefer a low-density designation as shownon the original “old style” secondary plan. Of note is that the residents expressing thisconcern reside in medium density housing on the north side of the creek.

The intent is to provide comparable housing that complements the existing builtenvironment. Furthermore, the proposed location is consistent with the practice ofgrouping like housing, which in this case, is separated by the Tiffany Creek ravine. It isagreed that the City cannot control the tenure and ultimate market value of futurehomes. However, a prime location in proximity to an amenity feature (Tiffany Creekravine) greatly increases the possibility of upper end housing. In addition, the followingprovision was added to the Secondary Plan in order to influence the appearance of themedium density housing in question:

“Medium Density Housing immediately south of Tiffany Creek shall becompatible with the existing Medium Density Housing on the north side ofTiffany Creek. In this regard, new Medium Density Housing shall becomparable and/or complementary with the existing Medium DensityHousing in terms of building form and massing, setbacks and landscaping.”

Traffic

Several residents provided comments regarding traffic problems on Golf Links Road.Many of the traffic concerns are well known. However, traffic patterns are expected tochange after the completion of the extension of Harrogate Drive. Changes to trafficcontrol devices and roadway improvements can be considered after the new trafficpatterns have been evaluated.

Lands of the Roman Catholic Diocese of Hamilton

The Diocese owns four hectares of land on Meadowlands Boulevard, south of HolyName of Mary School. The Diocese has requested input in the final design of theextension of Stonehenge Drive through Diocesan lands in order to minimize redundantparcels. The Diocese also commented that it does not want the land use designationconfined to a church and accessory uses because there is more land than needed forchurch uses and the entire site becomes redundant for church needs. Further, theDiocese requested a dual institutional-residential designation that can accommodate aseniors’ residence or long term care facility. The Diocese lands have been placed in anInstitutional designation which permits not only a church, but any public or private usesserving the religious, charitable, educational, governmental, health and welfare needs ofthe community. The foregoing includes residential facilities that have a care


component. Such an Institutional designation is common practice in Ancaster andoffers the Diocese a reasonable contingency.

Agency Comments:

Many agencies, including several City departments have been consulted at severalstages of the ongoing master planning of the Meadowlands Community and theirconcerns have been addressed where possible. The following agencies responded tothe circulation of the Official Plan Amendment.

Hamilton Region Conservation Authority (HRCA)

The Secondary Plan attached as Appendix “A” includes minor modifications to thecirculated version in order to address HRCA comments. However, the modificationsexclude a request by the HRCA to relocate a portion of a stormwater managementpond. The HRCA is of the opinion the stormwater management pond encroaches intothe Environmentally Significant Area, which is contrary to information provided to thePlanning and Development Department by consulting engineers. City Staff will meetwith HRCA staff prior to the public meeting on August 21, 2001 in order to clarify thismatter. Council will be advised at the public meeting if an additional modification will berequired. The HRCA also noted that site-specific environmental impact statements willbe required prior to the construction of pedestrian bridges through the wetlands.

Other Agencies

The following agencies expressed no concern and/or noted technical requirements thatwill have to be addressed at a later stage: Environmentally Significant Impact EvaluationGroup, Hamilton Street Railway, Canada Post and the Hamilton-Wentworth DistrictSchool Board.

SUSTAINABLE DEVELOPMENT:(Vision 2020, adopted by Regional Council as its vision for the future of Hamilton-Wentworth and endorsed by the Transition Boardas the basis of a vision for the "New" City of Hamilton, embodies the concept of a sustainable community which is an equal balanceof the economy, the environment, and social/health factors in all municipal decision-making.)

The proposed Secondary Plan is consistent with Vision 2020. The principle elements insupport of Vision 2020 are as follows:

• an abundance of open spaces are provided;

• the Tiffany Creek Headwaters Environmentally Significant Area and ProvinciallySignificant Wetlands is protected;

• the road network and land use arrangement is transit supportive;


• an extensive trail network that promotes non-motorized forms of transportation isprovided; and

• a broad range of housing forms for diverse household structures is provided.

CONCLUSION:

It is concluded that the Secondary Plan attached as Appendix “A” provides a sound andcomprehensive approach to planning for future development in MeadowlandsNeighbourhood V.

:APAttachs. (2)

APPENDIX “A” to PD01168Hearings Sub-Committee

August 21, 2001

AMENDMENT NO. 83

TO THE

OFFICIAL PLAN

FOR THE

TOWN OF ANCASTER

PREPARED BY

THE PLANNING AND DEVELOPMENT DEPARTMENT

OF THE CITY OF HAMILTON

AUGUST 2001

File OP-00-06

Appendix “A”: Amendment No. 83 to the Ancaster Official Plan toPD01168

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PART 2 - THE AMENDMENT

PURPOSE

The purpose of this amendment is to implement a secondary plan for MeadowlandsNeighbourhood V by inserting the secondary plan in the Official Plan.

LOCATION

The subject lands comprise 99 ha and are bounded by Golf Links Road to the north,Meadowlands Boulevard to the west and Tiffany Creek to the east. The southernboundary is located approximately at the mid-point between Golf Links Road andGarner Road. The location of Meadowlands Neighbourhood V is further described onMap 1herein.

BASIS

Secondary planning is a sound and comprehensive approach to planning for futuredevelopment in largely “greenfield” areas. A secondary plan establishes the parametresunder which future development will be given consideration in a specific geographicarea. A secondary plan includes guidelines on matters such as land use, road patterns,built form and community facilities. Among other things, a secondary plan helps ensurethat future individual developments are co-ordinated and properly linked.

The secondary plan for Meadowlands Neighbourhood V is largely based on the“preferred development concept” identified in the Issues and Options Report datedAugust 2001. The rationale for the “preferred development concept” and backgroundinformation are also detailed in the Issues and Options Report.

ACTUAL CHANGE

Text

Section 5 – Specific Policy Areas, Policy 5.6.2 is hereby amended by deleting the firstparagraph and replacing it with the following:

“ The areas designated Residential on Schedule B shall be developed in accordancewith but no more than the following density and population estimates.”

Section 5 – Specific Policy Areas, Policy 5.6.2 is hereby further amended by revisingthe unit/population and land use tables as follows:

• The population and unit counts for Neighbourhood V shall be 3785 and 1225respectively;


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• The land area assigned to Residential Density I in Neighbourhood V shall be0 hectares;

• The land area assigned to Residential Density II in Neighbourhood V shall be0 hectares;

• A new land area category entitled “Residential – densities set out insecondary plan” shall be inserted following the category “Residential DensityII”, and the land area assigned to this category shall be 50 hectares;

• The land area assigned to Convenience Commercial in Neighbourhood Vshall be 0 hectares;

• The land area assigned to Public School in Neighbourhood V shall be 0hectares;

• The land area assigned to Elementary School in Neighbourhood V shall be 4hectares;

• The land area assigned to Church or other Institutional Uses inNeighbourhood V shall be 4 hectares;

• The land area assigned to Open Space in Neighbourhood V shall be 17hectares;

• The land area assigned to Neighbourhood Park in Neighbourhood V shall be1 hectare;

• The land area assigned to Hydro in Neighbourhood V shall be 4 hectares;and

• The column and row totals shall be revised accordingly.

• A new notation shall be inserted after notation iii as follows: “iv) Theresidential densities for Neighbourhood V are set out in the Secondary Planfor Neighbourhood V. “ The notations shall be renumbered accordingly.

Section 5 – Specific Policy Areas, Policy 5.6.2 is hereby further amended by deletingPolicy 5.6.20 relating to Specific Policy Area 3-j in its entirety.

Section 6 – Secondary Plans, is hereby amended by inserting the Secondary Plan forMeadowlands Neighbourhood V as Subsection 6.7 as follows:


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“ 6.7 Meadowlands Neighbourhood V Secondary Plan

6.7.1 Introduction

The following text and maps constitute the Meadowlands Neighbourhood V SecondaryPlan.

6.7.2 Purpose

The purpose of this Secondary Plan is to set out land uses, the basic transportationnetwork, community facilities, infrastructure requirements and development standards toguide the development and/or redevelopment of lands in the MeadowlandsNeighbourhood V. At the same time, the Secondary Plan provides protection to theNeighbourhood’s natural areas and environmental resources.

6.7.3 Location

Meadowlands Neighbourhood V is approximately 99 ha in area and is bounded by GolfLinks Road to the north, Meadowlands Boulevard to the west and Tiffany Creek to theeast. The southern boundary is located approximately at the mid-point between GolfLinks Road and Garner Road. The location of Meadowlands Neighbourhood V isfurther described on Map 1.

6.7.4 Basis

The Meadowlands Neighbourhood V Secondary Plan is intended to be consistent withthe goals and objectives and land use designations set out in the Official Plan for theTown of Ancaster. In the event of a conflict between the Secondary Plan and otherpolicies in the Official Plan, the policies and designations in the Secondary Plan as theyrelate to the Meadowlands Neighbourhood V shall prevail.

6.7.5 Planned and Future Population

Meadowlands Neighbourhood V shall have a planned future population of ± 3785persons and contain ± 1225 dwelling units. The population and dwelling unit figures forMeadowlands Neighbourhood V are approximate. Minor adjustments will not require anamendment to this Secondary Plan.

6.7.6 Residential Policies

(a) This Secondary Plan is intended to provide a mix of housing opportunities interms of lot size, unit size, type and tenure that are suitable for different agelevels, income groups, lifestyles, and household structures.

(b) The approximate housing mix shall be as follows:


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Low Density 50 %Medium Density 31 %High Density 19 %

(c) For the purposes of calculating residential density in MeadowlandsNeighbourhood V, the gross net residential density as defined as follows shallapply:

Gross/net residential density means the area of land measured in hectaresutilized for residential dwelling units including the lot area and adjacent localresidential roads. The calculation excludes neighbourhood parks, walkways,trails, schools, places of worship and other institutional uses, arterial roads,collector roads and major open spaces and conservation areas.

(d) Meadowlands Neighbourhood V shall contain the following residential densitytypes as shown on Map 1 to this Secondary Plan:

DESCRIPTION OF RESIDENTIAL DESIGNATIONS

LAND USEDESIGNATION

PERMITTEDHOUSING FORMS

MAX. DENSITY(UNITS / ha)

LOW DENSITY Single detached dwellings with a minimumfrontage of 12.2 metres

20

MEDIUM DENSITY 1 Single detached dwellings with a minimumfrontage of 9.1 metres, semi-detached dwellings,row houses and innovative attached housingcompatible with other housing forms permitted inthis category

29

MEDIUM DENSITY 2 Row houses, block townhouses and innovativeattached housing compatible with other housingforms permitted in this category

50

HIGH DENSITY Block townhouses, stacked townhouses andinnovative attached housing compatible with otherhousing forms permitted in this category

70

6.7.7 Existing Uses

Existing uses that are not consistent with the Secondary Plan for MeadowlandsNeighbourhood V, are permitted to continue until such a time as the owners are willingto relocate or redevelop their lands.

6.7.8 Institutional Uses

Within the area designated Institutional on Map 1 to this Secondary Plan, the followinguses shall be permitted:


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(a) An elementary school on a site of approximately 4 hectares and accessory usesand facilities normally incidental to schools.

(b) A church, parish hall and rectory on a site of approximately 4 hectares, and/orany public or private uses serving the religious, charitable, educational,governmental, health and welfare needs of the community that are consistentwith the objectives of this plan.

No additional schools are proposed for Meadowlands Neighbourhood V. MeadowlandsNeighbourhood V shall be served by secondary school facilities outside of theneighbourhood.

6.7.9 Open Space and Conservation Policies

(a) The open space system for Meadowlands Neighbourhood V includes thefollowing components shown on Map 1:

i) Parkland;

ii) Pedestrian walkways;

iii) The Tiffany Creek Environmentally Significant Area (ESA), the TiffanyCreek Provincially Significant Wetlands (PSW) complex and associatedbuffers; and

iv) Lands associated with storm water management facilities.

(b) New multi-purpose trails shall be established in the linked open space systemwhere deemed appropriate by the City. Every effort shall be made to connect thenew trails to existing and planned trails in the Tiffany Creek EnvironmentallySignificant Area (ESA) and the Tiffany Creek Provincially Significant Wetlands(PSW) complex. The trails shall be established through the approval of plans ofsubdivision and development agreements.

(c) Parkland shall be provided to enhance the linked open space system at twolocations: (1) in conjunction with a linear stormwater management facility inproximity to the westerly boundary; (2) in conjunction with the Tiffany CreekESA/PSW and the Ontario Hydro lands in proximity to the easterly boundary.

6.7.10 Special Policy Areas

Map 2 to this Secondary Plan identifies three Special Policy areas that shall be subjectto the following site-specific provisions as follows:


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• Specific Policy Area A

Development of single detached dwellings on a private road by way of plan ofcondominium shall be permitted. Alternatively, the lands in Specific Policy Area A maybe developed for single detached dwellings on a public road by way of plan ofsubdivision.

• Specific Policy Area B

The ultimate use(s) of the Institutional lands on the south side of the collector road(extension to Stonehenge Drive) shall be determined through the secondary planningprocess for Meadowlands Neighbourhood IV.

• Specific Policy Area C

Individual, separate access onto the collector road (extension to Stonehenge Drive) isnot permitted to/from the Medium Density 1 Residential units fronting onto the collectorroad.

6.7.11 Environmental Policies

Development proposals on lands adjacent to the Tiffany Creek Provincially SignificantWetlands (PSW) complex and the Tiffany Creek Environmentally Significant Area (ESA)shall address the relevant requirements of the Provincial Policy Statement (PPS) andthe Hamilton-Wentworth Official Plan. The Environmental Areas Impact EvaluationGroup (ESAIEG), the Hamilton Region Conservation Authority and where applicable,the Ministry of Natural Resources, shall be consulted.

6.7.12 Heritage Policies

There are no buildings of historical significance in Meadowlands Neighbourhood V. Acomprehensive archaeological resources assessment and artefact recovery wasundertaken in 1987. As a result no additional archaeological assessment is required.However, the City may require further investigation and/or recovery and/or protectionmeasures if new artefacts are uncovered during site grading and construction.

6.7.13 Transportation Policies

(a) Golf Links Road shall be the primary Arterial Road providing access toMeadowlands Neighbourhood V. Meadowlands Boulevard shall also provideaccess to the Meadowlands Neighbourhood V.

(b) The extensions to Stonehenge Drive and Cloverleaf Drive shall be the primarycollector roads for the movement of traffic within and across the MeadowlandsNeighbourhood V.


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(c) Local Roads shall be further defined during the plan of subdivision approvalprocess. The location of Local Roads on Map 1- Land Use, are approximate,and minor adjustments shall not require an amendment to this Plan.

(d) The City may require that sidewalks be provided on one or both sides of a road.Sidewalk requirements shall be determined through the plan of subdivisionapproval process.

(e) Public transit shall be accommodated on the boundary roads and the primarycollector roads. Additional pedestrian walkways may be established to minimizewalking distances to existing and potential transit routes. The location anddesign of pedestrian walkways shall be determined through the plan ofsubdivision approval process.

(f) The approximate locations of traffic calming devices are shown on Map 1 to thisSecondary Plan. The exact location and design of traffic calming devices shallbe determined through the plan of subdivision approval and developmentapproval processes.

(g) The exact location and design of on-road bicycle routes shall be determinedthrough the plan of subdivision approval and development approval processes.

6.7.14 Infrastructure Services

(a) Meadowlands Neighbourhood V shall be developed on the basis of full municipalservices in accordance with the Municipal Servicing Plan in the document entitledBackground Report: Meadowlands Neighbourhoods 3, 4 and 5, ClassEnvironmental Assessment Master Plan.

(b) Where a private well(s) and/or private on-site septic system(s) is abandoned infavour of connection to municipal services, the property owner shall properly plugthe well and decommission the septic tank in accordance with pertinentlegislation and/or guidelines so as to reduce or eliminate potential safetyhazards.

(c) All development shall comply with the approved Master Drainage Plan.Applicants for development proposals may be required by the City to prepare asite-specific Stormwater Management Plan for their lands. The site-specificStormwater Management Plan shall comply with and incorporate therequirements of the Master Drainage Plan to the satisfaction of the City and theHamilton Region Conservation Authority.

6.7.15 Design Policies

(a) Wherever possible, existing trees, significant vegetation and distinctive site viewsshall be protected and preserved through sensitive subdivision design.


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(b) Aesthetically pleasing streetscapes shall be encouraged through careful designand landscaping.

(c) Building and site design, setbacks, landscaping, screening and bufferingtechniques shall be applied to minimize potential conflicts between new andexisting uses.

(d) Medium Density Housing immediately south of Tiffany Creek shall be compatiblewith the existing Medium Density Housing on the north side of Tiffany Creek. Inthis regard, new Medium Density Housing shall be comparable and/orcomplementary with the existing Medium Density Housing in terms of buildingform and massing, setbacks and landscaping.

6.7.16 Interpretation Policies

(a) The boundaries between the land use designations shown on Map 1-Land Useare approximate, except where they coincide with major roads, the wetland orany other clearly defined physical feature. Minor adjustments shall not require anamendment to this Secondary Plan, as long as the intent of its policies ismaintained.

(b) All population calculations and other statistics are approximate except for thoseconcerning the maximum densities. Minor variations from the populations andland area calculations shall be permitted as long as the intent of the policies ofthis Secondary Plan is maintained.

(c) The Interpretation policies under Section 6 of the Official Plan apply to thisSecondary Plan. In the event of conflict, the provisions of this Secondary Planshall prevail. ”

Schedules

Schedule “B” Land Use – Urban Area is hereby amended by changing lands from“Open Space and Conservation” to “Residential”, from “Institutional” to “Residential”,from “Residential” to “Open Space and Conservation ” and from “Commercial” to “OpenSpace and Conservation”, as shown on Schedule “A” to this amendment.

Schedule “F” – Specific Policy Areas, is hereby amended by deleting references toSpecific Policy Areas 3-a, 3-b and 3-j for Neighbourhood V, as shown on Schedule “B”to this amendment.


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