Table of Content

1.0 INTRODUCTION ..........................................................................3

   2.0 SITE AND SURROUNDING LAND USES .........................................4

   2.1 Legal Description and Ownership..................................................4

   2.2 Physical Features of the Site ........................................................5

      2.2.1  Size and Site Dimension .......................................................5

      2.2.3  Vegetation ..........................................................................5

      2.2.4  Topography......................................................................... 6

      2.2.5  Other Physical Features.........................................................6

      2.2.6  Municipal Services ................................................................6

      2.2.7  Nearby Amenities .................................................................6

   2.3 Surrounding Land Uses ................................................................6

3.0 DEVELOPMENT PROPOSAL ...............................................................11

   3.1 Proposal .....................................................................................11

   3.2 Public Consultation Strategy ..........................................................12

4.0 PROPOSED APPLICATION & AMENDMENT ...........................................13

   4.1 Official Plan Amendment (OPA) ......................................................13

   4.2 Zoning By-Law Amendment (ZBA) ..................................................13

   4.3 Supporting Studies .......................................................................13

5.0 PLANNING ANALYSIS .......................................................................14

   5.1 Policy and Regulatory Overview ......................................................14

      5.1.1  Provincial Policy Statement (PPS), 2020.....................................14

      5.1.2  Official Plan (OP) ....................................................................21

      5.1.3  Zoning By‐law (ZBL) ................................................................28

6.0 SUMMARY AND CONCLUSION .............................................................31

    6.1 Context and Site Suitability Summary ..............................................31

       6.1.1  Site Suitability ........................................................................31

5787 to 5795 Tecumseh Road East, Windsor, Ontario