The comments, submissions or advice affecting planning matters provided to the council of a municipality, as well as the decision of the council of a municipality shall be consistent with the Provincial Policy Statement 2020 (PPS) and shall conform to the Official Plan (OP).

PROVINCIAL POLICY STATEMENT (PPS) 2020

The recommended amendments to the Official Plan and Zoning By-law 8600 represent sound planning and are consistent with the PPS. The recommended amendments will result in the placement of dwelling units on the main floor of the building and amend the requirement for additional amenity areas on the subject site being consistent with PPS policies identified below.

Applicable PPS Sections can by found in detail in the Appendix B of this report.

PPS provides policy direction for appropriate development taking into consideration efficient use of land and resources, accommodating an appropriate mix of residential uses and supporting active transportation and public transit. The PPS recognizes that land use must be managed to meet the full range of current and future needs, while protecting public safety and the natural environment.

The proposed additional dwelling units on the ground floor contribute to the building of a strong healthy community as per policy 1.1.1 (a, b, c, d, e, f, g, and h) of PPS. The proposed amendments are consistent with the PPS as follows:

• The subject building is fully connected to municipal services.

• The inclusion of two additional residential units represents an effective re-use of the existing building that has experienced vacancies on the first floor. The addition of two dwelling units will provide rental apartments in a low vacancy rate environment.

• The amendment will allow for a type of flexible zoning where the first floor dwelling units are permitted as an additional permitted use. This amendment will provide the flexibility to convert the ground floor commercial use to residential at a point in time where traditional retail struggling. However, the proposed zoning permits the owner the ability to convert the first floor residential units back to a commercial use if demand for neighbourhood retail changes in the future.

• There are no impacts on the natural environment. There are no known negative impacts on climate change.

The proposed dwelling units focus growth and development within a settlement area and existing building stock and supports active transportation, as per policy 1.1.3.1, 1.1.3.2, and 1.1.3.3. The proposed amendments are consistent with the PPS as follows:

• The subject lands are within the urban area of the settlement for the City of Windsor. The additional units are contained within the building minimizing land consumption and promoting intensification.