“Section 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;

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

4. support active transportation;

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

6. are freight-supportive; and b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated.”

COMMENT:

In my professional opinion, the adaptive re-use of a long-established building that is fully connected to existing municipal infrastructure is an efficient and effective adaptive re-use.

There will not be the need for expansion of municipal services to this facility. Water, sewer and storm services are connected to the existing building.

The provision of residential apartments in a mixed use neighbourhood; the provision of on site parking; and the location of the building on the municipal bus route supports active transportation and the healthy community initiatives of the City of Windsor and the Province.

COMMENT:

In my professional opinion, the requested ZBA to allow for the conversion of vacant commercial units to residential units to create a low profile, small scale form of the existing building is consistent with the PPS 2014.

The ZBA, in my professional opinion, is consistent with the PPS by supporting the sound and efficient inclusion of alternative, residential apartments on the main floor of an existing building.