With respect to 1.1.1 (d) - The subject land is surrounded by existing developments and does not prevent the efficient expansion of the settlement area.
With respect to 1.1.1(e) & (f) – The amendment would achieve a cost-effective development pattern and minimize land consumption and servicing costs. Sidewalks improve accessibility for persons with disabilities and older persons, and, as noted already in this report, there are existing concrete sidewalks on abutting roadways. The concept plan shows proposed sidewalks; thereby enhancing on-site and off-site connectivity and accessibility.
With respect to 1.1.1(g) – The subject land is in an area of the City that is serviced by necessary infrastructure and public utilities.
With respect to 1.1.1(i) – Regional and local impacts of climate change is best addressed at the time of site plan approval when the lot-grading provisions, stormwater management measures, servicing study, landscaping requirements and much more, could be discussed in details and incorporated in the site plan approval and site plan agreement. The subject site is serviced by public transit and the proposed development is transit-supportive, meaning it will help in reducing carbon foot-print, which positively impacts climate change.
In summary, the subject zoning by-law amendment will facilitate an efficient development, positively impact the financial well-being of the City of Windsor, minimize land consumption and servicing costs, accommodate a multi-unit residential use in an existing residential neighbourhood, and will have no known adverse impact on environmental or public health and safety concerns. The zoning by-law amendment is consistent with policy 1.1.1 of the PPS.
1.1.3.1 Settlementareasshall be the focus of growth and development.
1.1.3.2 Land use patterns within settlement areas shall be based on densities and a mix of land uses which:
- efficiently use land and resources;
- are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion;
- minimize negative impacts to air quality and climate change, and promote energy efficiency;
- prepare for the impacts of a changing climate;
- support active transportation;
- are transit-supportive, where transit is planned, exists or may be developed;
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 b rownfield sites, and the availab ility of suitab le existing or planned infrastructure and public service facilities required to accommodate projected needs.
The subject lands are located within a settlement area (City of Windsor), and this amendment creates opportunity for growth and development within the settlement area. This amendment is for a mixed use infill development; therefore, the amendment promotes a land use that will make efficient use of land, resources and existing infrastructure. There are existing and planned active transportation options (such as sidewalks and bike lanes) and transit services adjacent to the subject land. The proposed mixed use (residential and neighbourhood commercial) development is a high density development, which generally is known to be transit-supportive. The subject land is a corner lot bounded by two collector roads in an established residential neighbourhood and represents an appropriate location for intensification. The subject amendment is consistent with policies 1.1.3.1. 1.1.3.2 and 1.1.3.3 of the PPS.
1.2.2 Planning authorities shall engage with Indigenous communities and coordinate on land use planning matters.