Craig's Current Supplemental - Urban Boundary and Braithwaite Meetings

Good afternoon, Ward 12. This interim newsletter is to remind everyone of some important upcoming meetings, one, which we previously shared on social media, scheduled for this evening.

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Two applications to expand Hamilton's urban boundary have been received by the City despite Hamilton enshrining a firm urban boundary into our Official Plan. Thanks to the new Provincial Bill 185, “Cutting Red Tape to Build More Homes Act, 2024” developers are now permitted to apply for urban boundary expansions of any size, at any time, and the City is compelled to respond. If Council denies the application, developers are now permitted to appeal the denial to the Ontario Land Tribunal. In response to receiving the two applications, the City is holding two Public Information Open Houses, one this evening. These will be in advance of the Statutory Public Meeting at the Planning Committee on June 25, 2025 where the Committee will vote to deny or approve the applications.  

In case you missed it, I outline the financial arguments against sprawl in my November 2024 webinar, “Defending Hamilton’s Firm Urban Boundary” hosted by Hamilton 350. Link to the webinar is HERE.

These open houses are your chance to learn about and provide comments to Staff on both: Elfrida Urban Boundary Expansion application (2987 acres) & White Church Urban Boundary Expansion application (901 acres). Both applications will be addressed at each open house. 

**Venue change 
IN-PERSON OPEN HOUSE: Drop-in format for both applications today, Monday, April 14, 2025 anytime between 7pm and 9 pm at Hamilton Convention Centre, Wentworth Ballroom, 1 Summers Ln, Hamilton. Registration not required. 

VIRTUAL OPEN HOUSE: Thursday, April 17, 2025 from 7 to 9 pm for staff presentations on both applications (7:10 pm for White Church, 8 pm for Elfrida), followed by Q&A. RSVP HERE or HERE to receive the link. 

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This proposal was to be heard at Planning Committee meeting but it came to my attention that neighours did not receive the mailed notification until only a few days before the decision date. So, to allow more time for the community to read the development submissions and participate in the decision-making process, I requested to delay this application to Tuesday, April 29, 2025. This proposal concerns development at 387, 397, 405 and 409 Hamilton Drive, Ancaster and includes the extension of Braithwaite Avenue to Hamilton Drive, the construction of 17 single family homes, a sound wall and berm to the north, a retaining wall to the south, and a stormwater pond.

A link to the files and studies submitted as part of this application has been added to my website and you are encouraged to look them over and provide your comments to Staff via email, or request to delegate at the April 29 Planning meeting. Find the information you’ll need for 387, 397, 405 and 409 Hamilton Drive here: https://www.craigcassar.ca/development 

This application is significant to the Ward 12 community because a new segment of road would be constructed, and the lands are within a Core Area (Significant Woodland).  This would result in the removal of 632 trees, including 56 "Heritage Trees" which are defined as a tree with a diameter-at-breast-height (DBH) of no less than 45 cm. Heritage Trees are often many decades or over a century old. Numerous species of wildlife are also present on these lands including three types of species at risk bats.  

Core Areas are afforded a measure of protection in Hamilton's Official Plan, however in the Shaver Neighbourhood Secondary Plan, this property is designated “Low Density Residential 1” meaning development is permitted because the Secondary Plan trumps the Official Plan. Some measures that aim to mitigate harmful impacts to the woodlot and species at risk have been included as conditions that would have to be fulfilled prior to commencing work. 

My concerns with this development proposal include the following: 

-The absence of affordable or attainable housing being considered when we have an affordable housing crisis.  

-Property tax impacts. It is a well-documented fact that development charges (DCs) paid by developers at the time of construction only cover the initial capital costs of the project. Ongoing maintenance associated with the long-term upkeep, repair, and eventual replacement of the new road, watermains, sewer, streetlights, noise and retaining walls, and stormwater management infrastructure are not included in DCs and in the long term, the property tax revenue gained from low density housing does not cover the costs needed to enable it. Inevitably, the result is an increase in property taxes as the City continues to grapple with our $3.8 billion infrastructure funding gap.  

-The removal of over 600 trees, including almost 60 Heritage Trees, runs counter to Hamilton’s stated goal, through our Urban Forest Strategy, to increase the City’s tree canopy cover.  

-Removal of habitat that supports the three species at risk bats identified on the property through the 2018 Bat Habitat Assessment and removal of nine category 1 butternut trees (endangered) runs contrary to Hamilton’s approved Biodiversity Action Plan.  

Thank you for adding your voice to this development proposal and don’t forget you can review the studies submitted for this development application at my website: https://www.craigcassar.ca/development