f) are transit-supportive, where transit is planned, exists or may be developed; and

COMMENT:

The development is located on a bus route, surrounded by sidewalks, fronts on a major arterial road with bike lanes within the area. Bike racks will be provided on site to support the biking community. The development has extensive commercial amenities within walking distance. Parking relief has been requested to permit 1 space per unit to discourage the use of the car and support municipal transit.

The location of the development and the design features of the site support the healthy, walkable, biking community and active transportation initiatives of the province and the municipality.

g) are freight-supportive.
Land use patterns within settlement areas shall also be based on a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3, where this can be accommodated. ”

COMMENT:

In my professional opinion, the adaptive re-use of a long-established building that is fully connected to existing municipal infrastructure is an efficient and effective adaptive re-use.

There will not be the need for expansion of municipal services to this facility. Water, sewer and storm services are connected to the existing building.

The provision of residential apartments in a mixed use neighbourhood; the inclusion of bike racks on site for both visitors and tenants as well as capacity for bike storage within units; and the location of the building on the municipal bus route and bike route supports active transportation and the walking, biking and healthy community initiatives of the City of Windsor and the Province.

COMMENT:

In my professional opinion, the requested OPA and ZBA to allow for the conversion of vacant commercial units to residential units to create a low profile, small scale form of residential dwellings in an existing building is consistent with the PPS 2020.

The OPA and ZBA, in my professional opinion, is consistent with the PPS by supporting the sound and efficient inclusion of alternative, residential apartments on the main floor and basement of an existing building.