Why isn't the City concentrating on developing brownfields instead?
How well have other business parks in Hamilton sold?
How large is the area to be developed?
Why has this area been selected as employment lands?
Does the plan for this area protect the environment?
Will the AEGD infringe upon lands owned by the First Nations?
Will there be opportunities for food production in the AEGD?
What type of jobs will the AEGD bring to Hamilton?
Where is the AEGD located?
How will the cancellation of the Niagara-to-GTA Corridor (Mid-Pen Highway) impact this project?
What are the timelines for this project?
How will the AEGD impact property values?
How much public consultation has taken place for the AEGD?
Have the plans taken into account the residential communities along Twenty Road and The Village of Mount Hope?
What is the cost to the taxpayer?
Why isn't the City concentrating on developing brownfields instead?
The City needs to have a diverse supply of land available for development opportunities; this means having a balance between brownfields and shovel ready land for developers and employers to choose from.
Return to the top
How well have other business parks in Hamilton sold?
The Ancaster Industrial Business Park, sold out an entire 30 acre phase in less than ten months and it is now home to new companies like Tim Hortons’ state-of-the-art Coffee Manufacturing facility. Canada Bread broke ground on a 375,000 sq ft. bakery in the newly named Red Hill Business Park.
Return to the top
How large is the area to be developed?
The total AEGD area is 1,340 gross hectares (ha.). It is important to point out that this includes the existing business park and not all of the land will be used for business as a portion will be designated as heritage and natural areas.
The basic breakdown is as follows:
- 122 gross ha. of the area is taken up by the existing Airport Business Park,
- 391 gross ha. is classified as non-developable areas (i.e. existing infrastructure, hydro corridor, natural areas, etc.) and
- 828 gross ha. is for the urban expansion.
There is also a
pie chart that breaks down the basic uses.
Return to the top
Why has this area been selected as employment lands?
This project was initiated by both GRIDS (www.hamilton.ca/grids) and the Province’s Places to Grow reports. Hamilton, like all other Ontario municipalities, has been allocated targets for the number of jobs they must create over the next twenty years (i.e. Places to Grow indicates Hamilton must reach 270,000 jobs by 2031). In order to meet this target Hamilton needed to designate additional employment lands to help achieve this goal.
The Airport Employment Growth District (AEGD) project’s focus is on increasing employment opportunities/growth for prestige and light industrial industries/employers. The remaining types of employment will be located across the City with a high concentration of office employment in the downtown.
Return to the top
Does the plan for this area protect the environment?
The plan includes sustainable design techniques where significant natural heritage areas will beprotected and enhanced. All provincially and municipally significant natural features, such aswetlands, mature trees and forests will be protected. Where an opportunity exists, the AEGD’s openspace system will be connected to natural areas to allow residents and future employees working inthe AEGD to enjoy and explore our natural heritage resources.
Return to the top
Will the AEGD infringe upon lands owned by the First Nations?
No, this area is outside of the Haldimand Track and we are not aware of any land claims within the study area. Also, there is a representative from the Six Nations on the Community Liaison Committee.
Return to the top
Will there be opportunities for food production in the AEGD?
Yes, we are ensuring that the zoning will permit opportunities for agri-business or greenhouses to operate in the AEGD. As many people know greenhouses offer an opportunity to grow crops all year round and are slowly becoming a more popular method for food production. In addition, the plans have ensured that existing farms can continue to operate in the AEGD.
Return to the top
What type of jobs will the AEGD bring to Hamilton?
The Airport Employment Growth District will bring a variety of employment opportunities including:
- Advanced manufacturing
- Warehouse and transportation
- Business and financial services
- Food services
- Construction
- Research and technology
The expected breakdown of types of employment opportunities include:
- Utilities & Construction - 3.5%
- Manufacturing - 8%
- Wholesale Trade / Transportation and Warehousing - 45%
- Business Services - 21.0%
- Retail, Accommodation and Food Services - 15%
- Public Administration - 2.5%
- Other Services - 5%
Companies who are in the warehouse and transportation industries provide essential and complementary services that help bring products and parts for the other businesses that will be located in this area. It is typical for these types of businesses to be in close proximity to airports and other modes of transportation.
Return to the top
Where is the AEGD located?
The AEGD study area is bounded by Garner Road East and Twenty Road West to the north, Upper James Street to the east, White Church Road West and Carluke Road East to the south and Fiddler’s Green Road to the west.
Please refer to this location map.
Return to the top
How will the cancellation of the Niagara-to-GTA Corridor (Mid-Pen Highway) impact this project?
Council has directed staff to review the impacts of not having the NGTA Corridor and updates will be provided sometime in the fall to correspond with the final Public Meeting. When information is available it will be posted to the website.
Return to the top
What are the timelines for this project?
The first phase of the project will take place over a 20 year time period in order to meet the timeline of 2031 from the Province to increase employment opportunities for our City.
Return to the top
How will the AEGD impact property values?
Generally, when lands change from un-serviced rural lands to serviced urban land the value of the land tends to go up.
Return to the top
How much public consultation has taken place for the AEGD?
Public consultation for this project has taken place over the last three years. There have been six public meetings with a total of 700 people in attendance at these meeting. Types of people we have consulted with include: residents, property owners, business owners, associations, environmental groups, First Nations, and Agricultural and Rural Affairs Advisory Committee. In addition, a total of 16 Community Liaison Committee (CLC) meetings have been held to date. Just recently we mailed the complete Secondary Plan and associated materials to over 800 property owners in the AEGD study boundary and nearly 3,000 residents in the AEGD study area.
You can also view a detailed overview of the study process for more details.
Return to the top
Have the plans taken into account the residential communities along Twenty Road and The Village of Mount Hope?
Yes, the urban design guidelines in the areas that are close to residential communities have anumber of requirements to ensure a conscientious transition from residential to business areas.
A few examples of the urban design guidelines recommended in these areas include:
- Increased setbacks from the road that will incorporate natural buffers
- Natural buffers will have very high quality standards, with 50% of the linear lot frontage to be landscaped
- Use of higher quality and attractive materials, visual connections to the ground floor through glazing, arcades or canopies
- Pedestrian, bike and trail connections
- Areas facing residential areas should be low rise (max. 3-4 storeys) and compatible to the residential built form
- Outdoor storage, salvage yards and other uses which are incompatible with the Prestige Business Park designation are prohibited However, limited outdoor storage is permitted in the secondary plan policies and zoning by-laws but must meet specific by-law requirements like front and flankage yard restrictions, minimum setbacks from residential/institututional uses and must be screened
- Loading and service and areas should not be visible from residential areas and should be screened
Here is an example of some illustrations of
AEGD Transition Zones (Twenty Road, Glancaster Road, Garner Road) with their current conditions along with conceptual renderings.
Return to the top
What is the cost to the taxpayer?
Cost to tax payer is minimal; in fact, increasing the number of businesses who are paying taxes reduces the burden on homeowners.
By 2031, the AEGD would generate a positive impact on the City's property tax base of approximately $66 million annually. This project is very typical of other planning projects and conventional servicing where the development is industry-led and 12% of the costs would be attributed to the levy (taxpayer). Of this 12% a portion would be paid for by the property owners in the AEGD who want to take benefit from the services; further reducing the amount funded by the individual tax payer. Additionally the project costs are staged over a 20 year period as development takes place.
Here is a graphic representation of how costs are divided.
Return to the top