Discussion:

Planning Analysis:

Provincial Policy Statement (PPS) 2014:

The proposed development is a redevelopment of a vacant site for a new residential use. It is consistent with the Provincial Policy Statement in that the development promotes the efficient use of existing land pattern and promotes cost-effective development patterns and standards to minimize land consumption and servicing costs. Related to this direction, the PPS states:

"1.1.1 b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs"

e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs;"

The requested zoning amendment promotes cost-effective development by redeveloping an under-utilized vacant site. Allowing the proposed zoning amendment in this location contributes to minimizing land consumption and servicing costs by using a site that already has available infrastructure.

The PPS also states:

"1.1.2 Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years."

The PPS requires that land be available to diversify developments to meet the future needs of the community. The Zoning Bylaw Amendment is consistent with that requirement by accommodating a range and mix of land use types for new residential, commercial and institutional use.

The PPS also states:

1.1.3.3 Planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.

The PPS encourages the development and redevelopment of vacant sites to take advantage of existing infrastructure and public service facilities. The proposed