The amendments would allow higher density of residential units on the subject lands. This would make more efficient use of the land and existing resources. The subject site has access to an arterial road, a collector street, and truck routes, with access proposed to the local road via alley (McEwan Ave). Additionally, the proposed development will be required to accommodate storm water onsite to predevelopment conditions. Therefore, the proposed development makes more efficient use of existing municipal infrastructure. Increased residential units within the area will increase the demand for and use of the existing transit routes in proximity to the site.

1.1.3.3 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 stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs.

The City of Windsor Official Plan contains an Urban Structure Plan showing a Neighbourhood Corridor along Wyandotte Street and a Regional Institutional Centre at the University of Windsor campus to the west of the subject site. Additionally, downtown Windsor is identified as a Growth Centre. Both Wyandotte Street and University Avenue are identified as “Main Streets” in the Civic Image in Schedule G. The policies that correspond to these identifications provide for higher density and a mix of uses.

The applicant’s provided Planning Rationale Report prepared by Pillon Abbs Inc. speaks to the project’s compliance with the PPS 2020 in Section 5.1.1 (page 12) of their report (see Appendix B).

City of Windsor Official Plan

The subject property is located within the Riverwest Planning District (formerly known as the University Planning District) as identified on Schedule A: Planning Districts & Policy Areas. The subject site is designated as “Residential” on Schedule D: Land Use Plan to Volume I of the City of Windsor Official Plan. The proposal to change the zoning of the subject site does not require any changes to the Official Plan.

The Official Plan contains a Schedule J: Urban Structure Plan which identifies the key structural elements within the municipality. Schedule J: Urban Structure Plan identifies a Neighbourhood Corridor along Wyandotte Street and a Regional Institutional Centre at the University of Windsor campus to the west of the subject site. Additionally, downtown Windsor to the east of the site is identified as a Growth Centre. Schedule G: Civic Image identifies both Wyandotte Street and University Avenue as Main Streets. These elements provide the following:

Nodes: the subject site is west of a Growth Centre (downtown), which are classified and defined in Chapter 3 of the Official Plan (policy 3.3.1.1).

Growth Centres are the highest in the hierarchy of nodes in Windsor due to their scale, density, range of uses, function and current or future identity.

Allowing residential intensification in proximity to a Growth Centre supports the vibrancy of this node.