• e) promoting the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs;

• f) improving accessibility for persons with disabilities and older persons by addressing land use barriers which restrict their full participation in society;

• g) ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs;

• h) promoting development and land use patterns that conserve biodiversity; and

• i) preparing for the regional and local impacts of a changing climate.

The proposed amendment would permit a higher density of residential units, making more efficient use of land within the existing built up area. The residential dwellings proposed will be a different form that was is currently available in the majority of the surrounding area and therefore will contribute to providing a range and mix of housing types.

The proposed amendments are consistent with Section 1.1.1. of the PPS.

1.1.3.1 Settlement areas shall be the focus of growth and development.

The proposed amendments are within a settlement area therefore will contribute to the vitality and regeneration of existing the settlement areas.

1.1.3.2 Land use patterns within settlement areas shall be based on densities and a mix of land uses which:

1. efficiently use land and resources;

2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion;

3. minimize negative impacts to air quality and climate change, and promote energy efficiency;

4. prepare for the impacts of a changing climate;

5. support active transportation;

6. are transit-supportive, where transit is planned, exists or may be developed; and

7. are freight-supportive. 

The amendments would allow higher density of residential units on the subject lands. This would make more efficient use of the land and existing resources. The subject site has access to several collector streets and truck routes, with access proposed to the local road via alley (Shepherd Street). Additionally, the proposed development will be required to accommodate storm water onsite to predevelopment conditions. Therefore,