The Official Plan’s intent is to allow for medium and high profile development within the Mixed Use areas. However, the building is existing and the low profile complements the surrounding established neighbourhood.
The site was subject to OPA #34 in 2003 and the land use was changed from Residential to Mixed Use to accommodate for a science museum. Policies of the OP, Section 6.6.2.12 “Reuse of Institutional Sites” encourages Council the reuse of institutional lands for other uses and the proposed Science Centre was considered a desirable re-use of the existing school building. As per Section 6.9.2.3 “Locational Criteria”, mixed development shall be located where full municipal physical services can be provided. The proposed building can be fully connected to municipal services available on Marion and Niagara. Public transportation services are available in the close proximity within walking distance. Adequate community services and open space are available near by: schools, parks, and access to Wyandotte Street East – an arterial road and Erie Street East - a class I collector road. The subject site meets all of the locational criteria.
OTHER APPLICABLE POLICIES
The proposed development is consistent with other OP policies as shown below.
As per Chapter 3 Development Strategy, Section 3.2.1.2 “Neighbourhood Housing Variety”, encourages a range of housing types to provide people with the opportunity to live in their neighbourhood as they pass through various stages of their lives.
The Environmental Master Plan (EMP) was first developed in 2006 to provide a guidance document for the City of Windsor to address environmental issues. This Plan also incorporates economic and social aspects which are crucial to the overall health and quality of life of Windsorites. The goals of EMP promote higher density in areas that have in place infrastructure such as streets, sewers, schools, and public transportation.
ZONING
The Zoning By-law 8600 currently designates the zoning for the subject property as ‘Institutional District 1.4’ (ID 1.4). Applicable zoning bylaw policies can be found in detail in the Appendix D: Excerpt from the Zoning By-law 8600. As per Section 13.4.1, the permitted uses include place of entertainment and recreation, and any one or more of the following uses in combination with a Place of Entertainment: business office, child care centre, commercial school, facility of a non-profit or charitable organization, professional studio, public parking area, restaurant, retail store, and school.
The requested Zoning By-law amendment will change the zoning of the subject site to ‘Residential District 3.15’ (RD 3.15). The three proposed residential concepts are permitted uses by ‘Residential District 3.15’ (RD 3.15).
The overall plan can be found in the Appendix E: Proposed Overall Plan.
The subject property is surrounded by residential land uses. The proposed change in use will maintain compatibility with the immediate surrounding residential uses.