• Transit Windsor Bus services (North and Southbound Walkerville 8 Buses) are available along Sixth Concession and North Talbot Roads, in front of the subject lands. There is a bus stop located on North Talbot Road, in front of the subject property.

• Bike lanes are available on both sides of the pavement along Sixth Concession and North Talbot Roads.

• Pioneer Avenue is classified as local road.

• Sixth Concession Rd and North Talbot Rd are classified as Class 1 collector roads.

Discussion:

P LANNING A NALYSIS :

For purposes of clarity, please note that the subject amendment has two distinct parts: (i) the change of Parts 1 & 2, 12R-23594 from RD1.1 to CD1.12 and (ii) the additional uses and provisions requested for the entire parcel described as Parts 1, 2, & 7, 12R-23594 and Block 197, 12M-355. The analysis below addresses both aspects of the amendment and all lands subject to the requested amendment.

1. PROVINCIAL POLICY STATEMENT (PPS) 2020

Provincial Policy Statement 2020 was issued under section 3 of the Planning Act and came into effect May 1, 2020. It replaces the Provincial Policy Statement issued April 30, 2014, provides policy direction on matters of provincial interest related to land use planning and development, and sets the policy foundation for regulating the development and use of land in Ontario.

The amendment promotes residential intensification and infill in an established residential neighbourhood and the following PPS policies are deemed relevant for this planning analysis:

1.1.1 Healthy, liveable and safe communities are sustained by:

1. promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term;
2. accommodating an appropriate affordable and market-based range and mix of residential types (including single-detached, additional residential units, multi-unit housing, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs;
3. avoiding development and land use patterns which may cause environmental or public health and safety concerns;
4. avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas;
5. promoting the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs;
6. improving accessibility for persons with disabilities and older persons by addressing land use barriers which restrict their full participation in society;
7. ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs;
8. preparing for the regional and local impacts of a changing climate.

With respect to 1.1.1(a) & (b) – This amendment facilitates infill residential development and promotes efficient development that will accommodate a mix of commercial and residential development on the subject lands. The lands within the immediate area accommodate a range and mix of residential types and open space uses as shown in the “Surrounding Uses” section of this report.

With respect to 1.1.1(c) – There are no known environmental or public health & safety concerns.