amendments to allow the placement of dwelling units on the main floor/basement of the building are consistent with PPS policies described below.

Applicable PPS Sections can by found in detail in the Appendix B of this report.

PPS provides policy direction for appropriate development. This policy direction takes into consideration efficient use of land and resources, accommodating an appropriate mix of residential uses, supporting active transportation/transit while preparing for the impacts of climate change. The PPS recognizes that land use must be managed to meet the full range of current and future needs, while protecting public safety and natural environment.

The proposed dwelling units contribute to the building of a strong healthy community as per policy 1.1.3.2 (a, b, c, d, e, and f) of PPS. The proposed amendments are consistent with the PPS as follows:

• The subject building is fully connected to municipal services.

• The inclusion of a four additional residential units (three on main floor and one in the basement) represents an effective re-use of the existing building that has experienced vacancies on the first floor for a number of years. The addition of the residential units will benefit the City’s low vacancy rate for residential apartment units.

• The subject site complements the RiverWest neighbourhood of a mix of residential and nearby commercial uses.

• The proposed units’ accessibility will be established in compliance with Ontario Building Code (OBC) for all residential units.

• There are no impacts on the natural environment. The proposed bike parking represent preparation for climate change.

  The proposed dwelling units focus growth and development within a settlement area and existing building stock while supporting active transportation, as per policy 1.1.3.1 and 1.1.3.3. The proposal supports transit and improves housing supply. The proposed amendments are consistent with the PPS as follows:

• The subject lands are within the urban area of the settlement for the City of Windsor. The additional units are contained within the building minimizing land consumption and promoting intensification.

• The subject development will be supportive of active transportation. The building was constructed without on site parking. The new units will be advertised as residential units with no parking. Bicycle parking spaces (17) will be provided outside at the back of the building, in the basement and within the units. Bus and bicycle routes are available on University (Transit Windsor Bus: Transway 1C on University Ave W east/west route).

• The proposal promotes opportunities for transit-supportive development, accommodating housing options through intensification by taking into account the existing building stock.