COMMENT: 

The proposal is a re-development of a site that had commercial and residential uses within an existing building on site. There are no environmental issues associated with the proposed development.

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 the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs;

COMMENT: 

The building has existed over 75 years and the uses for this building have transitioned over the years. The inclusion of residential apartments on the main floor to replace the vacant commercial uses will support the adaptive re-use and preservation of this sound building. As noted, there will be very little exterior change to accommodate the new residential apartments.

The building is existing in a mixed use neighbourhood and will be adapted to a proposed small scale residential building. The proposal is a wise re-use of existing infrastructure and building inventory.

The low-profile, small scale building can be considered a gateway structure to the residential neighbourhood. A low profile, small scale residential building is best suited as an unobtrusive structure to the single, detached residential neighbourhood.

In my professional opinion, the adaptive re-use of the existing structure is consistent and supports the cost-effective re-use of the building and minimizes land consumption.