3.0 PLANNING ANALYSIS

The following demonstrates that the applications are consistent with the Provincial Policy Statement (PPS) and conform to the City of Windsor Official Plan (OP). The applications represent good planning and are in the public interest.

3.1 PROVINCIAL POLICY STATEMENT, 2020

The Provincial Policy Statement (PPS) is issued under Section 3 of the Planning Act and “provides policy direction on matters of provincial interest related to land use planning and development”. The Province released the 2020 PPS in February 2020, which will come into effect on May 1, 2020. In accordance with section 3 of the Planning Act, all decisions affecting land use planning matters made after May 1, 2020, shall be consistent with the PPS, 2020. As such, the OPA and ZBA applications have been reviewed against the PPS, 2020 as the decision on this matter will most likely come after May 1, 2020.

The proposed development is consistent with the PPS, including the following applicable policies:

• The proposed applications are to permit a medium density residential apartment building, which is a compact, cost effective, and an efficient land use pattern that minimizes land consumption and servicing costs (Policy 1.1.1 a) and 1.1.1 e)).

• The proposed development provides a mix of residential types and affordable market-based housing options to the City of Windsor (Policy 1.1.1 b)).

• The proposed development avoids land use patterns which may cause environmental safety concerns (Policy 1.1.1 c)).

• The proposed development is an appropriate location for residential intensification as the lands front onto a Class I Arterial Road with transit services and are surrounded by residential and commercial uses. The subject lands are an efficient use of land have access to existing municipal water, sanitary and stormwater services (Policy 1.1.1 e) & g)).

• The proposed development will comply with all regulations of the Accessibility for Ontarians with Disabilities Act (AODA) (Policy 1.1.1 f)).

• The proposed development will assist in conserving biodiversity and reducing the impacts of climate change as it will assist in reducing development pressure on greenfield locations outside of the urban boundary (Policy 1.1.1 h) & i)).

• The proposed development will help the City accommodate an appropriate range and mix of land uses to meet projected needs for a 25 year time horizon (Policy 1.1.2).

• The subject lands are located within the City of Windsor, which is identified as an existing settlement area where growth and development is to be focused (Policy 1.1.3.1).

• The proposed development is an efficient use of infrastructure and avoids the need for unjustified and uneconomical infrastructure expansion. The lands are along a Class I Arterial Road with transit services and are an ideal location for medium density residential intensification. There are numerous examples of similar development interfaces in the immediate area. Such developments