Ward 10 Residents · Stoney Creek · Hamilton
A major development proposal at 520 Highway 8 has sparked a community planning conversation
This site is here to help Ward 10 residents understand the proposal, the planning framework, the approval process ahead, and where your voice can make a difference.
How this site works
- Learn the planning context for Ward 10
- Understand what’s being proposed
- See how the approval process works
- Review community concerns and possible responses
- Join the discussion and take meaningful action
Step 2
Understand the Context
Before evaluating the proposal, it is important to understand the existing planning framework that shapes what can be built in this area today. Informed participation starts here.
Ward 10 Overview
Ward 10 covers the Stoney Creek area of Hamilton, encompassing established residential neighbourhoods near the lake, newer suburban development, and agricultural land at the escarpment. The Fruitland / Dewitt Road area sits between established residential and the base of the Niagara Escarpment.
Niagara Escarpment Area Plan
The Niagara Escarpment is a UNESCO World Biosphere Reserve governed by the Niagara Escarpment Plan (Province of Ontario). Land near the escarpment is subject to policies that protect its natural environment, visual character, and ecological function. Development proposals in this area must demonstrate compatibility with these provincial policies.
Hamilton’s Official Plan
Hamilton’s Official Plan establishes the long-term vision for land use across the city, including policies on residential density, built form, intensification areas, and neighbourhood character. Secondary plans may also apply to specific areas of Ward 10, providing more detailed guidance on appropriate development.
- 🔗 Urban Hamilton Official Plan
- Official Plan Policy Documents
- 📄 Vol. 1 Chapter B — Communities (Nov 2025)
- 📄 Vol. 1 Chapter F — Implementation (Feb 2026)
- Stoney Creek Secondary Plans
- 📄 Chapter B.7 — Stoney Creek Secondary Plans (Feb 2026)
- 📄 Map B.7.1-1 — Western Development Area (Sep 2025)
Property-Specific Zoning
The property at 520 Highway 8 is subject to zoning designations under Hamilton’s Zoning By-law that determine permitted uses, maximum building height, setbacks, and parking requirements. Any proposal that exceeds or conflicts with these permissions would require a formal Zoning By-law Amendment.
City of Hamilton Planning Resources
The City of Hamilton provides public access to planning applications, mapping tools, zoning information, and development activity. These are the authoritative sources for tracking any application at 520 Highway 8 as it progresses through the system.
Why Context Matters
Understanding the planning framework before reacting to a proposal allows residents to ask more effective questions, make stronger representations, and engage more constructively with the process. The planning system is designed with public participation in mind — using it well makes a difference.
Step 3
Understand the Proposal
A development proposal has been submitted for 520 Highway 8 in the Fruitland / Dewitt Road area of Stoney Creek. The OPA and ZBL Amendment application was filed by One Way Path Communities, and a Community Open House was held on March 12, 2026.
- Location 520 Highway 8, Stoney Creek — frontages on Highway 8 (north) and Dewitt Road (east)
- Site Area 0.32 hectares (0.79 acres)
- Proposed Use Purpose-built rental residential with 453 m² of active commercial space at ground level
- Proposed Height 11 storeys + mechanical penthouse
-
Proposed Units
161 purpose-built rental units:
- 118 × 1-bedroom (73%)
- 32 × 2-bedroom (20%)
- 11 × 3-bedroom (7%), including 5 street-level townhouses on Dewitt Road
- Parking 103 vehicle spaces • 92 bicycle spaces
- Developer One Way Path Communities
- Application Status OPA + ZBL Amendment submitted — Community Open House held March 12, 2026
- This is not plain C2 — it is C2 with Exception 579, meaning site-specific rules apply beyond the base zone.
- Temporary use permissions T6 and T8 are active on this property until February 28, 2027.
- The current zoning appears tied to By-law 17-240 and UHOPA 69 — both should be considered in any amendment review.
- Current Zoning C2-579 — Neighbourhood Commercial (Exception 579)
- Parent Zoning By-law 05-200 — amended by By-law 17-240
- Site-Specific Exception 579
- Related OPA UHOPA 69 ⚠️ We are looking for a link to the active Official Plan Amendment on this property — if you have it, please share it.
- Council Approval October 25, 2017
- Final Binding Date November 23, 2018
- OLT Case PL171450
- Temporary Uses T6, T8 — active until February 28, 2027
- Community / Zoning Maps Stoney Creek — Maps 1305, 1306
The proposal significantly exceeds what is permitted under the current C2-579 zoning. The table below shows the key gaps. Each gap requires a formal amendment.
| Regulation | Current Zoning (C2-579) | Proposed Development |
|---|---|---|
| Maximum Height | 11 m (≈ 2–3 storeys) | ~32–36 m (11 storeys + penthouse) |
| Primary Use | Community commercial (retail, services, offices; limited residential possible) | Predominantly residential apartment building with ground-floor retail |
| Lot Coverage | Typically ≤50–60% of lot area | Substantially higher — building occupies most of the corner footprint |
| Building Massing | Low-rise commercial form with setbacks | Large continuous mid-rise street wall |
| Density / Units | Neighbourhood-scale commercial uses | 161 purpose-built rental units |
| Parking | Based on floor area / units per by-law | 103 vehicle spaces proposed (may require variance) |
Approvals Required
- Submitted Official Plan Amendment (OPA) — required because the proposed density and height exceed the current Official Plan designation
- Submitted Zoning By-law Amendment (ZBL) — required because the proposed height, density, and use exceed what is currently permitted under the Zoning By-law
- Required Site Plan Approval (SPA) — the detailed design review stage, typically required for all significant developments
Developer’s Summary Handout
Distributed at the Community Open House, March 12, 2026.
Click to enlarge.
Urban Hamilton Official Plan — Western Development Area Secondary Plan
This land use map (Map B.7.1-1, effective August 16, 2013) shows the planning designations in the area. The 520 Highway 8 site (marked F) is designated Local Commercial — consistent with the existing C2-579 zoning and surrounding low-density residential development.
Click to enlarge. Source: City of Hamilton Planning and Economic Development Department.
Step 4
How the Process Works
Understanding the planning approval process helps residents identify the stages where their participation is most effective. The steps below reflect the typical process for a development application requiring amendments in Ontario.
✓ Formal Pre-Consultation
The developer met with City planning staff before filing a formal application to discuss the proposal, identify issues, and determine required studies.
Completed✓ Technical Studies Completed
Supporting studies — including planning justification, traffic impact, environmental, and servicing reports — were prepared by the applicant's consultants.
Completed✓ OPA + ZBL Application Submitted
The developer filed a complete application package — including drawings, planning studies, and supporting documents — to the City of Hamilton. The application is now a public record.
Completed✓ Community Open House
An applicant-hosted open house was held on March 12, 2026, where residents could learn about the proposal directly from the developer's team. Comments submitted at the open house are formally recorded and submitted to the City.
Held March 12, 2026📢 City Staff Review & Agency Circulation
The City circulates the application to internal departments (engineering, transportation, parks) and external agencies (Conservation Hamilton, Niagara Escarpment Commission, utilities). Each provides comments and conditions that the applicant must address.
In progress — we are here📢 Statutory Public Meeting
A formal public meeting is required under Ontario’s Planning Act. This is held at City Council or a Committee of Council. All residents have the right to speak as a delegate and to submit written comments for the official record.
Key opportunity for resident input🏛️ Council Decision
Elected councillors review the staff report, hear delegations, and vote. Residents may delegate at both the committee and council stages. Petitions and letters submitted to councillors carry weight at this stage. After a decision, any party who participated formally may appeal to the Ontario Land Tribunal (OLT).
Key opportunity for resident inputStep 5
Concerns and Possible Solutions
The following concerns have been raised by Ward 10 residents regarding this proposal. For each concern, we have also identified potential ways it could be addressed through the planning process.
Our goal is to help shape a development outcome that is beautiful, useful, and something Ward 10 can be proud of — provided community needs and planning requirements are genuinely respected.
At approximately 11 storeys, the proposed building significantly exceeds the height of surrounding structures, which are generally 2–3 storeys. The transition in scale would be abrupt and visible from much of the surrounding neighbourhood.
Possible Response
Height could be stepped down toward neighbouring properties; podium massing, architectural setbacks, and design standards can reduce perceived visual impact. The City’s urban design guidelines can be applied as conditions of approval.
The Fruitland / Dewitt Road area already experiences significant congestion during peak hours. A building of this scale would introduce hundreds of new vehicle trips daily, compounding existing issues at a challenging intersection.
Possible Response
A traffic impact study is a mandatory submission requirement. Road improvements, turning lanes, intersection modifications, or contributions to transportation infrastructure can be required as conditions of approval.
If this proposal is approved with Official Plan or Zoning By-law amendments, those approved parameters become a reference point for future applications. The character of the neighbourhood could change incrementally through a series of precedent-setting approvals.
Possible Response
Site-specific zoning exceptions limit the precedential impact. A comprehensive secondary plan review for the area would provide a clearer policy framework and reduce the risk of ad hoc precedent-setting.
Local water, sanitary sewer, and stormwater infrastructure may not have been designed to accommodate the load that an 11-storey building with hundreds of units would generate on existing systems.
Possible Response
Functional servicing and stormwater management studies are required as part of any application. Required infrastructure upgrades can be secured as financial contributions or physical works required of the developer.
The visual identity and physical character of the Fruitland / Dewitt Road area has developed around a lower-density residential pattern. A high-rise building at this location would materially alter that character.
Possible Response
Urban design conditions, exterior material standards, landscaping and setback requirements, and compatibility studies can all be applied at the site plan stage to ensure new development is designed to respect its surroundings.
Major development applications that require amendments create an opportunity to negotiate community benefits that the neighbourhood would not otherwise receive. This is an underused but legitimate part of the planning process.
Possible Outcome
A development agreement or community benefits framework could include community amenity space, streetscaping improvements, accessible rental units, active transportation connections, or contributions to local parks and green space.
⛰️ Niagara Escarpment Area Plan — Where Is 520 Highway 8?
The map below shows the Niagara Escarpment Area Plan boundary (red outline). The Highway 8 corridor through Stoney Creek and Fruitland is a designated scenic corridor within the Escarpment Area Plan. While the Niagara Escarpment Commission does not issue Development Permits for urban zones, the scenic corridor designation and Escarpment Area Plan policies must still be considered in any planning review. A proposal of this height and massing on a prominent corner of a designated scenic corridor raises legitimate compatibility concerns.
Click to enlarge. Source: Niagara Escarpment Area Plan.
Step 6
Take Action
Sign the petition, contact your representatives, or write directly to the developer. Each action takes only a few minutes and makes a real difference.
Recent signatories:
- ✓ Anonymous Apr 12, 2026
- ✓ Anonymous Apr 12, 2026
- ✓ Anonymous Apr 12, 2026
- ✓ Anonymous Apr 12, 2026
- ✓ Paula Brunetti Apr 12, 2026
- ✓ Anonymous Apr 11, 2026
- ✓ Mario Bernoldi Apr 11, 2026
- ✓ Anonymous Apr 11, 2026
- ✓ Anonymous Apr 11, 2026
- ✓ Anonymous Apr 11, 2026
Email Your Representatives
The most impactful emails are personal — but use this template as a starting point. Edit it to reflect your own experience and concerns before sending.
Use this message or personalize it.
📨 Message from Councillor Jeff Beattie (Ward 10)
- No completed application has been submitted by the developer yet.
- MP Kuruc and MPP Lumsden have no authority over planning matters for the City of Hamilton — directing correspondence to Councillor Beattie directly is the most effective approach.
- The community is welcome and encouraged to send initial comments and questions directly to the developer at info@onewaypath.com.
- At this stage, the developer is obligated to include community correspondence as part of their submission to the City.
- Councillor Beattie will be asking questions about Escarpment views, the Stoney Creek Western Development Secondary Plan, and other key issues — follow updates at YourWard10.Ca and his social media channels.
- This is only the beginning of the process — these applications typically take months to complete.
- “I do not support the proposal in its current form, and would encourage the developer to make modifications to better harmonize the built form of this proposal with the existing community.”
- Any community member is free to reach out to his office at any time with concerns or to seek additional information.
- To
- Jeff Beattie (Ward 10 Councillor, City of Hamilton)
- jeff.beattie@hamilton.ca
- Subject
- Concerns Regarding Proposed Development at 520 Highway 8, Stoney Creek
Dear Councillor Beattie, I am a resident of Ward 10 writing to express my concerns regarding the proposed 11-storey purpose-built rental development at 520 Highway 8 in Stoney Creek. While I support appropriate development, I am concerned that this proposal does not align with the existing planning framework for this site, including the Urban Hamilton Official Plan, the Western Development Area Secondary Plan, and the current zoning (C2-579). I am also one of many residents who have signed the community petition opposing this proposal. The petition and more information about this development can be found at https://www.ward10residents.ca. In particular, I am concerned about: - The height and density of the proposed building relative to the surrounding low-rise neighbourhood - The compatibility of this proposal with the established character of the Highway 8 corridor - The relationship of this site to the Niagara Escarpment Plan area, where development must be compatible with the natural landscape and minimize visual impact - The potential traffic and infrastructure impacts at an already constrained intersection - The precedent that approving a development of this scale may set for future applications - Whether the proposal conforms with existing Official Plan policies and zoning regulations Given these concerns, I respectfully request that you: 1. Oppose any Official Plan or Zoning By-law amendments that would enable development exceeding the current planning framework 2. Support development on this site that complies with the existing zoning and approved secondary plan policies 3. Ensure that full consideration is given to the Niagara Escarpment context and the requirement for compatible development 4. Require comprehensive supporting studies, including traffic and infrastructure capacity analysis, prior to any decision 5. Ensure meaningful public consultation and that Ward 10 residents have a clear opportunity to be heard The current planning framework reflects the intended scale and character of this area. Any proposal should conform to these established policies rather than require significant amendments. Thank you for your time and for your service to our community. I look forward to your response. Sincerely, [Your Name] [Your Address, Stoney Creek]
Federal & Provincial Representatives
- To
- Ned Kuruc (MP, Federal) & Neil Lumsden (MPP, Hamilton East–Stoney Creek)
- ned.kuruc@parl.gc.ca, neil.lumsden@pc.ola.org
- Subject
- Concerns Regarding Proposed Development at 520 Highway 8, Stoney Creek
Dear MP Kuruc and MPP Lumsden, I am a resident of Ward 10 writing to make you aware of my concerns regarding the proposed 11-storey purpose-built rental development at 520 Highway 8 in Stoney Creek. I understand that planning decisions for this site rest with the City of Hamilton; however, as my federal and provincial representatives I want you to be aware that many Ward 10 residents oppose this proposal as it is currently designed. The proposal does not appear to align with the existing planning framework for this site, including the Urban Hamilton Official Plan, the Western Development Area Secondary Plan, and the current zoning (C2-579). Residents are concerned about the height and density of the building, its relationship to the Niagara Escarpment Plan area, traffic and infrastructure impacts, and the precedent it may set for the corridor. You can learn more about the community's concerns and add your name to the petition at https://www.ward10residents.ca. Thank you for your time. Sincerely, [Your Name] [Your Address, Stoney Creek]
Email the Developer
Let One Way Path Communities know how this proposal affects you. The most effective emails are personal — use this template as a starting point, then add your own experience and questions in the space provided.
Personalize the highlighted section before sending.
- To
- One Way Path Communities
- info@onewaypath.com
- Subject
- Community Concerns Regarding Proposed Development at 520 Highway 8, Stoney Creek
Dear One Way Path Communities, I am a resident of Ward 10 writing to share my concerns regarding your proposed 11-storey purpose-built rental development at 520 Highway 8 in Stoney Creek. I understand that housing is needed in our community. However, I am concerned that this proposal does not align with the existing planning framework for this site, including the Urban Hamilton Official Plan, the Western Development Area Secondary Plan, and the current C2-579 zoning designation. --- MY PERSONAL CONCERNS AND QUESTIONS --- [Please replace this section with your own concerns. For example: how will this affect traffic on your street, views from your property, parking availability, the character of your neighbourhood, or anything else you want the developer to address directly. Your personal experience carries real weight.] --- END OF PERSONAL SECTION --- More broadly, I and many of my neighbours are concerned about: - The proposed height and density relative to the surrounding low-rise neighbourhood - The compatibility of an 11-storey building with the established character of the Highway 8 corridor - The relationship of this site to the Niagara Escarpment Plan area and the requirement for visually compatible development - Potential traffic and infrastructure impacts at an already constrained intersection - The precedent that approving a development of this scale may set for future applications in the area I encourage One Way Path Communities to: 1. Engage openly and directly with Ward 10 residents and meaningfully consider community feedback 2. Explore design revisions that bring the proposal into conformance with the existing planning framework 3. Provide clear public information on how the proposal addresses traffic, infrastructure, and Escarpment compatibility 4. Consider a scale of development that reflects the character and context of this neighbourhood You can learn more about the community's concerns and read our petition at https://www.ward10residents.ca. I appreciate you taking the time to read this message and I look forward to your response. Sincerely, [Your Name] [Your Address, Stoney Creek]
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