Analysis of Evaluation Criteria

The subject parcel is designated Industrial on Schedule D: Land Use in the City of Windsor Official Plan. A Transport Terminal is consistent with the general policy direction, including permitted uses, locational criteria, evaluation criteria, and design guidelines, of the Industrial land use designation.

Relevant excerpts from Zoning By-law 8600 are attached as Appendix D. The parcel is zoned Manufacturing District 1.3 (MD1.3) in Zoning By-law 8600, a zoning category that permits a limited range of industrial uses and some commercial uses, including a transport terminal as a main use. A rezoning is not required. A Transport Terminal development on the parcel is subject to site plan control.

The proposed Transport Terminal is consistent with the Official Plan and Zoning By-law 8600.

The parcel has direct access to Provincial Road, a Class I Arterial Road. Provincial Road is a designated Truck Route and provides access to Highway 401 about 1.7 km to the southeast. In the past, the parcel has been used as a Loading Compound for storing and transporting motor vehicles.

The proposed Transport Terminal will have minimal impact on surrounding infrastructure.

The parcel is adjacent to a residential subdivision (Devonwood Meadows) to the west and a mobile home park (Countryside Village of Windsor) to the northwest. To the north and east are mostly commercial uses, a select few industrial uses and a Canada Post sorting facility. To the south, are more commercial uses, a rail corridor, a park and residential uses (over 130 metres to the south and southwest). The residential uses in the surrounding area are a sensitive land use.

The proposed Transport Terminal is proximate to a sensitive land use.

The proximity of sensitive land uses, especially the residential uses to the west and north west, is a concern. However, the previous Loading Compound use on the subject parcel existed before the residential subdivision. There is a tall wood fence along the westerly lot line of subject parcel, which appears to prevent the intrusion of lights from trucks operating on the parcel.

The potential conflict between the Transport Terminal use and the sensitive land uses is an issue that the Transport Terminal Study will examine. Staff report C 102/19 that recommended implementation of the Interim Control By-law stated that:

“The main purposes of doing the study is to ensure that Transport Terminal is appropriately permitted or prohibited, that the provisions for a Transport Terminal are consistent with the policy direction of the Official Plan, and that a Transport Terminal is not detrimental to surrounding existing and potential land uses.” Additional mitigation measures may be required to permit a Transport Terminal on the property. This is an issue that the study will examine.