very close proximity to the subject lands; see TABLE 1 on page 7 above. Therefore, in order to keep the nearby existing commercial uses vibrant and sustainable, it would be more appropriate to explore opportunities for residential intensification on the subject land, rather than the proposed commercial development.

Regarding 1.1.1(b), the subject lands are within an established residential neighbourhood in South Windsor area of the City. The subject neighbourhood accommodates existing low density residential developments (mostly single unit dwellings), existing commercial uses concentrated along portions of an arterial roadway (Dougall Avenue), plus an open space use (Golf Course) in a suitable manner, which is consistent with policy 1.1.1 (b).

Based on the above, one can conclude that this amendment is not required to sustain a healthy, liveable and safe community for the residents in the subject neighbourhood.

The following relevant statements have also been examined with respect to this zoning by-law amendment:

1.1.3.2 – Land use patterns within settlement areas shall also be based on a range of uses and opportunitiesforintensificationandredevelopmentinaccordancewiththecriteriainpolicy1.1.3.3,where this can be accommodated.

1.1.3.3 states that “Planning authorities shall identify appropriate locations and promote opportunities for transit–supportive development, accommodating a significant supply and range of housing options through intensification and redevelopment where this can be accommodated taking into account existing building  tockorareas, including brown field sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.”

With respect to statements 1.1.3.2 and 1.1.3.3 above, it is important to note that they include these phrases: “shall identify” “appropriate locations”, “accommodating a significant supply and range of housing options”, “intensification and redevelopment”, “where this can be accommodated” and “taking into account existing building stock or areas”.

The proposed amendment to allow commercial development (neighbourhood commercial) on the subject lands does not take into account existing building stock or area. This amendment ignores the fact that the subject area has existing functional commercial corridor serving the needs of a broad spectrum of customers, including the day-to-day needs of the residents in the subject neighbourhood. The subject amendment is not consistent with policies 1.1.3.2 and 1.1.3.3 of PPS 2020.

As mentioned already in this report, sub-section 1.4 of the PPS pertains to Housing. Specifically, policy 1.4.1 states “to provide for an appropriate range and mix of housing options and densities required to meet projected requirements of current and future residents of the regional market area...” and policy 1.4.3 states “planning authorities to provide for an appropriate range and mix of housing types and densities...”

It is important to note that the PPS promotes an increase in housing supply as evidenced in policies such as 1.1.1 (b) where additional residential units and multi-unit housing are encouraged; 1.1.3.3 ...accommodating a significant supply and range of housing options through intensification and redevelopment ...; and 1.4 which focuses on Housing - residential intensification and redevelopment, appropriate range and mix of housing options and densities...

Windsor has experienced historically low residential vacancy rate, according to CMHC data. During the past year, the Planning Department saw a significant increase in the number of applications to meet the rising demand in housing. That trend has continued this year. This