c) avoiding development and land use patterns which may cause environmental or public health and safety concerns;

COMMENT:

The proposal is a re-development of a site that had residential development previously on site. There has not been any commercial or industrial use of the property. There are no environmental issues associated with the proposed development.

Haddad Morgan designed a storm water management system outlined in a Storm Water Management Report (SWMR) dated April 8, 2020. The SWMR provides for storage capacity and has concluded that “combining the influence of the underground chamber system and the established the minimum parking lot storage available a volume of not less than 4151 CF would be provided which is more than sufficient to address the most demanding of the assessed storm events.”

There are no environmental issues, natural heritage features, or natural hazards associated with these lands.

d) 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;

COMMENT:

The subject lands are located within the urban area of the settlement area for the City of Windsor.

e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs;

COMMENT:

The existing three lots were historically used for residential purposes. The re-development of these lands for a four storey, 28 unit apartment building is a cost effective use of residential lands and reduces land consumption by providing for greater residential density. In my professional opinion, the re-development of the existing residential lots support the cost-effective re-use of these lands and minimizes land consumption.