Neighbourhood Characteristics:

The subject parcel is located on the western edge of a residential area consisting of low to medium density dwellings. See Appendix B for site images. The University of Windsor and Ambassador Bridge are major uses in the surrounding area.

To the north is a mix of low to medium density residential uses. A semi-detached dwelling is located at 951 California, a four plex at 929 California, a semi-detached dwelling at 923 California, a townhome dwelling with five dwelling units at 909-917 California. Windsor Fire Station Number 4 is located on College Avenue, west of California, approximately 550 m to the northwest.

To the east, on the east side of California is a mix of low to medium density residential uses. Further to the east, is a predominantly residential area consisting of single unit dwellings on lots with a minimum width of 13.4 m.

To the south, on both sides of California Avenue, is a mix of low to medium density residential uses, including a fourplex dwelling at 1042 California, a multiple dwelling with six dwelling units at 1065 California, a dwelling with four dwelling units at 1081 California, a semi-detached dwelling with a total of four dwelling units at 1094 California, and a multiple dwelling with 8 dwelling units at 1098 California. At the southeast corner of California and Giradot is a building with a convenience store and at least two dwelling units. Further south, approximately 500 m from the subject parcel is Westview Freedom Academy, a secondary school.

To the southwest is Assumption College Catholic Middle School, Assumption College Catholic Secondary School and the offices of the Windsor-Essex Catholic District School Board. To the west and northwest is the University of Windsor St. Denis Centre and recreational facilities.

California Avenue is classified as a Local Road, has sidewalks on both sides of the street and has alternating side on-street parking. College Avenue is classified a Class I Collector Road and a Proposed Bikeway on Schedule F: Roads and Bikeways.

Transit Windsor operates the Crosstown 2 on Wyandotte Street East, approximately 870 m to the north, the Dominion 5 on Campbell Avenue, just over 1 km to the northeast, and the Central 3 West bus on Tecumseh Road West, 730 metres to the south.

Storm and sanitary sewers are in the California Avenue right-of-way. No municipal infrastructure or service deficiencies have been identified.

Discussion:

Provincial Policy Statement, 2020

The Provincial Policy Statement (PPS) provides direction on matters of provincial interest related to land use planning and development and sets the policy foundation for regulating the development and use of land in Ontario. A new PPS comes into force on May 1, 2020. Since a decision by Council on this application will be rendered after that date, this review is based on the new PPS.