COMMENT:

• h) The building is existing and is located in a supportive architectural neighbourhood.

• i) The proposed development and requested OPA and ZBA, in my professional opinion, can be considered for the all the reasons identified above, as representing good planning.

• j) There are no negative impacts on the proposed development on the natural environment.

• k) Municipal services are available to the property and are available for connection to the adaptive re-use of the existing building;

• l) Presently there is a need for rental apartment units in Windsor with a low vacancy rate of 2.9%. The low profile, 2 storey building will provide for 8 rental apartments, a needed housing option to the typical single, detached residences. The site is located on a major thoroughfare in the city with municipal transit and supportive institutional and commercial uses within walking distance; and

• m) Please refer below to the CZB 8600 zoning analysis. A site specific ZBA has been requested to address site issues. With the adoption of the ZBA, the development will comply with the CZB 8600.

COMMENT:

In my professional opinion, the requested OPA and ZBA maintains the intent with the relevant policies of the Official Plan for the City of Windsor. The OPA will include a policy to permit the conversion of 3 commercial units to 3 residential units and the inclusion of 1 residential apartment in the basement for a total of 8 residential apartment units in a low profile building in a mixed use neighbourhood. After the adoption of the OPA, the proposed development will conform with relevant policies of the OP.