Windsor. See applicant's Development Concept Plan, attached to this report as Appendix E2, for more details.
The future expansion of the sewage treatment plant is subject to the requirements and approval of the Ministry of Environment Conservation and Parks (MECP). An EA would also be required for such expansion.
The proposed draft plan of subdivision and the zoning by-law amendment are consistent with Policy 1.2.6.1 of the PPS.
- 1.4.3 Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by:
- b.) permitting and facilitating:
- 1.all forms of housing required to meet the social, health and well-being requirements of current and future residents, including special needs requirements; and
- 2. all forms of residential intensification, including second units, and redevelopment in accordance with policy 1.1.3.3;
- c.) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;
- d.) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and
- e.) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety.
The proposed development allows for an appropriate range and mix of housing types and densities on the subject lands located in an area that is appropriate for residential intensification. The proposal is for development of new housing in a location where appropriate levels of infrastructure and public service facilities are or will be available. The proposed draft plan of subdivision and the zoning by-law amendment are consistent with Policy 1.4.3 of the PPS.
1.6.6.2 Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.
The subject lands are within an area that is serviced by municipal sewage services and municipal water services. Therefore, the draft plan of subdivision and the zoning by-law amendment promote residential intensification that is consistent with policy 1.6.6.2 of the PPS.
The proposed development is consistent with the stormwater management policy (1.6.6.7) of the PPS as reflected in the conditions of approval as a provision of the subdivision agreement.
- 2.1.1 Natural features and areas shall be protected for the long term.
- 2.1.7 Development and site alteration shall not be permitted in habitat of endangered species and threatened species, except in accordance with provincial and federal requirements.
According to the report dated August 2018, submitted by Goodban Ecological Consulting Inc., the subject land is currently used for agricultural purpose and is largely free of natural features, except for hedgerows dominated by scattered Eastern Cottonwood and thickets of Gray Dogwood and Common Buckhorn. In a 2017 written correspondence between Goodban and the Ministry of Natural Resources and Forestry (MNRF), MNRF confirmed that "there are no known