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3.4.1 Location
With respect to settlement areas, the PPS recognizes that the vitality of these areas is critical to the long-term economic prosperity of communities (PPS, 1.7). According to the PPS, settlement areas should be the focus of growth and development and that their regeneration shall be promoted (PPS, 1.1.2, 1.1.3).
The proposed development encourages the vitality of a recognized settlement area. It promotes a land use pattern which efficiently uses land and resources. The proposal provides for an opportunity for intensification of lands and presents an appropriate location for intensification due to the availability of suitable, existing infrastructure to accommodate projected needs (PPS, 1.1.2).
The proposed development promotes growth and vitality within the settlement area. It promotes a dense land use pattern which efficiently uses land and resources, and is transit-supportive (OP, Section 7.2). The proposal provides for an opportunity for intensification of lands and presents an appropriate location for intensification due to the availability of suitable, existing infrastructure and facilities to accommodate projected needs (PPS, 1.1.3.6).
This proposal conforms to the Development Strategy of the City of Windsor through the promotion of practical and efficient land use management strategies and a compact pattern of development (OP, Section 3.2).
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3.4.2 Land Use
Design related policies of the Official Plan and Site Plan Control Guidelines will be followed in the design of the mixed-use development (OP, Section 8.3, 8.4, 8.7, 8.13, 11.7) The mixed-used development will be implemented such that the existing residents are not negatively impacted and ensure that residents above the commercial units are given the appropriate privacy and security, (PPS 1.1.1). The nature of the mixed-use development is such than an Official Plan Amendment is not required as the proposed residential and commercial uses are permitted under the Residential land use designation.
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3.4.3 Housing
The PPS speaks to providing for an appropriate range and mix of housing types and densities required to meet projected requirements of current and future residents of the regional market (PPS 1.4.1). The proposed development would create a multi-unit residential development that would help satisfy the present demand for local housing and home ownership in Windsor.
The proposal is a form of residential intensification that meets the social, health and wellbeing requirements of current and future residents, promotes increased densities which efficiently use land, resources, infrastructure and public service facilities and supports the use of active transportation and transit in the area (PPS 1.4.3). It also conforms to the Residential policies of the OP, particularly with the promotion of a complementary range of housing types, infill and intensification initiatives, and complementary services and amenities which enhance the quality of residential areas (OP Section 4.2.3, 6.3.1.1-5).