Applicable PPS Sections can by found in detail in the Appendix B of this report.

PPS provides policy direction for appropriate development taking into consideration efficient use of land and resources, accommodating an appropriate mix of residential uses and supporting active transportation and public transit. The PPS recognizes that land use must be managed to meet the full range of current and future needs, while protecting public safety and the natural environment.

The proposed additional dwelling units on the ground floor contribute to the building of a strong healthy community as per policy 1.1.1 (a, b, c, d, e, f, g, and h) of PPS. The proposed amendments are consistent with the PPS as follows:

The subject building is fully connected to municipal services.

The inclusion of two additional units represents an effective re-use of the existing building that has experienced vacancies on the first floor. The addition of two dwelling units will provide rental apartments in a low vacancy rate environment.

The amendment will allow for a parking area at the rear of the site and provide a type of flexible zoning where the first floor dwelling units are permitted as an additional permitted use. This amendment will provide the flexibility to convert the ground floor commercial use to residential at a point in time where traditional retail is compromised by “big box” retail and online shopping. If demand for neighbourhood retail changes in the future the owner can still convert the first floor residential units back to a commercial use.

There are no impacts on the natural environment. There are no known negative impacts on climate change.

The proposed dwelling units focus growth and development within a settlement area and existing building stock and supports active transportation, as per policy 1.1.3.1, 1.1.3.2, and 1.1.3.3. The proposed amendments are consistent with the PPS as follows:

The subject lands are within the urban area of the settlement for the City of Windsor. The additional units are contained within the building minimizing land consumption and promoting intensification.

The subject development will be supportive of active transportation. The building was constructed without on site parking. The new units are located on a street with a bus service (Transit Windsor Bus: Crosstown 2 on Sandwich Street running east and west)

The applicable PPS sections promote the vitality of the existing settlements recognizing the importance of long-term prosperity of these communities while minimizing the unnecessary public expenditures.

The requested amendments will facilitate the proposed re-use of an existing building and promotes a healthy, liveable and safe community. The recommended amendments are consistent with the general direction of the PPS as referenced above.

OFFICIAL PLAN (OP)