COMMENT:
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h) As noted above, the architect has designed the site to position the building along the Tecumseh Rd frontage, separated from the existing residential uses within the neighbourhood. There will be landscaping and buffering as well as the parking to separate the land use from the existing residential uses. Ingress and egress have been studied by RC Spencer Transportation Engineers in a report dated March 2020 analysing and showing the appropriateness of the access to the property from Campbell Ave. The report by Haddad Morgan dated April 2020 identifies and concludes the appropriateness of the storm water designed for the site and the availability of municipal services to the site.
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i) The proposed development and requested OPA and ZBA, in my professional opinion, can be considered for the all the reasons identified above, as representing good planning;
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j) As noted above, Haddad Morgan has addressed storm water management, the only environmental issues associated with the proposed development. There are no negative impacts on the proposed development on the natural environment.;
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k) Municipal services are available to the property and identified in the Haddad Morgan as available for connection to the infilling lot development;
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l) Presently there is a need for rental apartment units in Windsor with a low vacancy rate of 2.9%. The medium profile, 4 storey building will provide for 28 rental apartments, a needed housing option to the typical single, detached residences. The site is located on a major thoroughfare in the city with municipal transit and supportive institutional and commercial uses within walking distance; and
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m) Please refer below to the CZB 8600 zoning analysis. A site specific ZBA has been requested to address site issues. With the adoption of the ZBA, the development will comply with the CZB 8600.
COMMENT:
In my professional opinion, the requested OPA and ZBA maintains the intent with the relevant policies of the Official Plan for the City of Windsor. The OPA will include a policy to permit 28 residential apartment units in a medium profile building as a redevelopment of a residential parcel. After the adoption of the OPA, the proposed development will conform with relevant policies of the OP.