The proposed development is consistent with the PPS in that it promotes compact and transit supportive forms of development. As well, this development will help to provide a range of housing types in an area dominated by single detached residential dwellings.

The development site is also close to a neighbourhood commercial area which will provide neighbourhood commercial uses close to residents, promoting walkability of the neighborhood. The site is also very near to transit corridors, which provides providing a range of travel options for the residents. The density of the development may help support the transit options that currently exist in this area.

Official Plan:

The City of Windsor Official Plan currently designates the site “Commercial Corridor” and Residential. The proposed residential use conforms to the Residential designation.

While the Commercial Corridor designation does not specifically permit the proposed Multiple Dwelling building, various areas of the City with the Commercial Corridor designation currently benefit from a commercial zone (CD2.2) that permits residential units above commercial uses (Campbell & Wyandotte, N/E corner of Jefferson and Tecumseh, Wyandotte E, west of Jefferson). While not specifically stated in the Commercial Corridor polices of the Official Plan, these examples illustrate that permitting residential units in areas designated Commercial Corridor is an accepted practice.

The Multiple Dwelling building development is not currently permitted in the Commercial Corridor designation. The applicant proposes that the site be re-designated “Residential” to accommodate the proposed use. Administration is of the opinion that it would be more appropriate to apply a site specific special policy area to this site. The Site Specific Special Policy Area would permit Multi-unit Dwelling buildings in this location, and still maintain the opportunity for commercial uses at this intersection in the future.

Zoning By-Law:

The site is zoned Commercial District (CD) 2.1 and also Residential District (RD) 2.2, within By-law 8600. The proposed Multiple Dwelling is not currently permitted in either of these zones. The applicant is proposing that the site be rezoned to a site-specific Residential (RD) 3.1 zone that would permit the proposed Multiple Dwelling structure with specific regulations that would allow the building to be located as per the applicant’s concept plan

Proposed Use:

The applicant proposes to construct a Multiple Dwelling Structure. (See Concept Plan). The proposed multiple unit dwelling development will provide an alternative to the single and semi detached residential dwellings that exist in the surrounding area. Residents of the proposed multiple dwelling unit building will be able to take advantage of the close proximity of the Tecumseh Road West commercial corridor, and the transit system. Therefore, the use proposed is suitable for this site.