The subject parcel is located within the settlement area of the City of Windsor. The proposed development creates growth and development within the City of Windsor settlement area; thereby, promoting the vitality of the settlement area. The proposed development will positively impact the existing nearby facilities (parks, schools, retail establishment and places of worship) in the subject area.

1.1.3.2 Land use patterns within settlement areas shall be based on:

a) 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;

• 4. support active transportation;

• 5. are transit-supportive, where transit is planned, exists or may be developed.

The proposed draft plan of subdivision, in the City of Windsor settlement area, promotes a land use pattern that is based on density that makes efficient use of land and existing infrastructure, including existing and planned active transportation options such as sidewalks, bike lanes, and multiuse trails.

1.1.3.3 Planning authorities shall identify appropriate locations and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.

Intensification and redevelopment shall be directed in accordance with the policies of Section 2: Wise Use and Management of Resources and Section 3: Protecting Public Health and Safety.

The subject lands are located in an area that is appropriate for residential intensification. The proposed Draft Plan of Subdivision is a residential intensification that takes into account existing building stock (mostly ranch style low-profile developments), infrastructure (existing and planned) and public service facilities in the subject area.

The proposed draft plan of subdivision and the requested zoning by-law amendment are consistent with Policies 1.1.3.1, 1.1.3.2 & 1.1.3.3 of the PPS.

1.2.6.1 Major facilities and sensitive land uses should be planned to ensure they are appropriately designed, buffered and/or separated from each other to prevent or mitigate adverse effects from odour, noise and other contaminants, minimize risk to public health and safety, and to ensure the long-term viability of major facilities.

The nearest existing major facility in close proximity to the subject lands is a sewage treatment facility (Little River Pollution Control Plant). According to the City’s Executive Information System (EIS) the existing sewage treatment facility is on a property located approximately 420m distance southwest of the subject land (measured from closest property lines of both lands). Therefore, the proposed development exceeds the Municipal and Ministry buffer requirements and provides the desired separation, which helps to mitigate adverse effects from odour, noise and other contaminants; thereby, minimizing the risk to public health and safety and achieving the required land use compatibility. The proposed residential development is consistent with the Land Use compatibility policy 1.2.6.1 of the PPS.

In addition to the above, it should be noted that a future expansion is planned for the Little River sewage treatment plant. The applicant proposes to incorporate the portions of the subject lands within the 300m buffer of the future treatment facilities into Blocks 35 & 36 on Map No. SDN-003/19-1. Therefore, the applicant will convey Blocks 35 & 36 to the Corporation of the City of