Discussion:
For the sake of clarity and ease of reading, the undefined and generic term “long -term care facility” will be used in this report. From the perspective of land use and zoning, a “long-term care facility” may consist of both a Lodging House and a Residential Care Facility.
This report, including the recommendations, are based the revised conceptual plan dated April 22, 2020. Please note that the proposed development is conceptual in nature and is subject to change.
Provincial Policy Statement 2020
The Provincial Policy Statement (PPS) provides direction on matters of provincial interest related to land use planning and development and sets the policy foundation for regulating the development and use of land in Ontario. On May 1, 2020, the new Provincial Policy Statement 2020 came into force.
The review of the PPS 2020 applies to both the Official Plan Amendment and the Zoning By-law amendment.
Policy 1.1.1 of the PPS states:
“Healthy, liveable and safe communities are sustained by:
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a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term;
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b) accommodating an appropriate affordable and market-based range and mix of residential types (including single-detached, additional residential units, multi-unit housing, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs;
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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;
- g) ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs;”
The requested amendments will allow an existing use to remain in the same neighbourhood, which allow the proposed development to make use of existing services and infrastructure.
The construction of a long-term care facility represents an efficient development and land use pattern that will have no adverse impact on the financial well-being of the City of Windsor, promotes intensification, achieves a cost-effective development pattern and minimizes land consumption and servicing costs.
Banwell Road has an approved Environmental Assessment and design work for the segment adjacent to the subject lands is underway. No servicing issues have been identified. Necessary infrastructure will be available to meet the needs of the proposed development.