Section 1.6.6.2

Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within the settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible.

The proposed development will make use of existing, full municipal services.

Section 1.6.8.3

Planning authorities shall not permit development in planned corridors that could preclude or negatively affect the use of the corridor for the purpose(s) for which it was identified.

New development proposed on adjacent lands to existing or planned corridors and transportation facilities should be compatible with, and supportive of, the long-term purposes of this corridor and should be designed to avoid, mitigate or minimize negative impacts on and from the corridor and transportation facilities.

A Transportation Impact Study (TIS) has been prepared to evaluate the proposed right-in/right-out access point from the subject lands on Banwell Road. The findings of the TIS are consistent with the above PPS policy as the proposed access will maintain the planned function and vehicular flow of Banwell Road. Details on the TIS are provided later in this report.

Based on the above analysis, the proposed Official Plan Amendment and Zoning By-Law Amendment are consistent with the 2014 Provincial Policy Statement.

CITY OF WINDSOR OFFICIAL PLAN

The subject lands are designated “Commercial Corridor” in the City of Windsor Official Plan (Figure 11). The subject lands were included in Official Plan Amendment (OPA) #44, which re-designated the subject lands from “Residential” to “Commercial Corridor”. However, the commercial development proposed at the time never materialized and the subject lands have remained vacant. It is understood that a commercial development is proceeding on the remaining vacant lands to the south, however no specific details are available at this time.

As the proposed long-term care facility is not permitted within the existing “Commercial Corridor” land use designation, an Official Plan Amendment is required to re-designate the subject lands back to the “Residential” land use designation to permit the proposed development.

The spatial and land use context of the site is supportive of a long-term care facility. The subject lands have frontage along an arterial road, providing good access. The subject lands are large enough to accommodate the requisite components of an appropriate and compatible long-term care facility, including landscaped space and parking. The low-rise profile of the long-term care facility is compatible with the low density residential uses to the east, and the facility will exhibit low activity and noise emissions.