Section 11.7, relaƟng to site plan control.

These policies are included in Appendix C and will be referenced throughout the remainder of this report.

• 3.3 City of Windsor Zoning By-law

  The City of Windsor Zoning By-law 8600 implements the policies of the City of Windsor Official Plan by regulating built form and land uses throughout the City.

  The subject lands are currently zoned Commercial District 1.12 (CD1.12) and Residential District 1.1

  (RD1.1). As noted above, the Applicant is applying for a site-specific Zoning By-law Amendment. This site-specific zone would be similar to the standard CD1.12 but will also facilitate residential units on the site, permit the maximum building height to 16.0m, permit changes in maximum floor area requirements, reduce the number of parking spaces required, and provide relief from the parking area separation setback from habitable windows.

  It is our planning opinion that the proposed Zoning By-law Amendment is reasonable for the subject site, and can be formulated such that the requested site specific zone supports a mixed-use residential and commercial development that is designed to be compatible and complementary to surrounding residential uses. Further, the amendment would respect the applicable policies of the Official Plan. The pertinent Zoning By-law provisions are included in Appendix D.

• 3.4 Planning Analysis and Considerations

  Municipalities in Ontario are required under Section 3 of the Planning Act to ensure that planning matters and decisions are consistent with the Provincial Policy Statement (PPS). The PPS includes policies designed to build strong and healthy communities and are intended to direct efficient and resilient development and land use patterns. According to the PPS, healthy, livable and safe communities are sustained by: promoting efficient development and land use patterns which sustain the financial well-being over the long term, and promote cost effective development patterns to minimize land consumption and servicing costs (PPS, 1.1.1). The proposed commercial-residential development is consistent with these policies by encouraging the use of underutilized lands, by permiƫng a mixed-use development that will exist in harmony with surrounding land uses and will increase the mix of housing types in the immediate area while providing neighbourhood commercial uses that will service residents living in the immediate area.

  The proposed development provides the potential for desirable multi-unit housing and neighbourhood commercial uses that provide amenities and services to the local area. Further, this type of development is transit-supportive. Such a development would be in keeping with PPS and OP policies that support higher residential and employment densities and a mix of land uses in settlement areas.