2. PROVINCIAL POLICY STATEMENT (PPS 2014)

When reviewing a planning application to determine if the requested Official Plan Amendment (OPA) and Zoning Bylaw Amendment (ZBA) makes sound planning, it is imperative that the proposed development is consistent with the Provincial Policy Statements (PPS): “The Provincial Policy Statement provides policy direction for appropriate development while protecting resources of provincial interest, public health and safety, and the quality of the natural environment. It (PPS) recognizes that the wise management of development may involve directing, promoting or sustaining growth. Land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns."

“Section 1.1.1 Healthy, liveable and safe communities are sustained by:

a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term;

COMMENT:

• The building at 1223-1233 University Ave. is existing with full municipal service connections. The main floor commercial units have been vacant for a number of years. The second floor residential apartments have existed for a number of years and require upgrading.

• Very few modifications are required to the exterior of the building to accommodate the requested inclusion of additional residential units on the main floor and in the basement.

• The adaptive change of the under utilized commercial spaces to 4 new residential units will result in an efficient and effective utilization of a building that has been experiencing vacancies for a number of years. In my professional opinion, the adaptive re-use makes sound planning.

• The neighbourhood is a mix of residential and commercial uses along University Ave. The existing building can be considered a gateway residential building to the single, detached residential neighbourhood to the south on Wellington.

• Permitting residential use on the main floor, resulting in a small scale, low profile residential building will support the initiative of sound development, adaptive re-use and rejuvenation of existing buildings within the City. In my professional opinion, the adaptive re-use of the existing building supports the sustainability and rejuvenation of the existing building and neighbourhood.