MUNICIPAL INFRASTRUCTURE

The subject land and surrounding lands are serviced by existing municipal infrastructure noted below:

• A 1200mm diameter RCP storm sewer and 1500mm diameter RCP sanitary sewer along the north side of Beverly Glen Street; and

• 250mm diameter PVC sanitary sewer along the south side of Beverly Glen Street.

• A 600mm diameter RCV storm sewer and 250mm diameter PVC sanitary sewer along Pearson Avenue.

• Curbs and gutters along both sides of Pearson Avenue and Beverly Glen Street.

• Street lights along the west side of Pearson Avenue and on the north side of Beverly Glen Street.

• Concrete sidewalks along the south side of Beverly Glen Street and east side of Pearson Avenue.

• Windsor Public Transit available through Transit Windsor Bus Lauzon 10 (Northbound) on Little River Boulevard and services the general area of the subject parcels.

• Windsor Public Transit Bus stop for Northbound Lauzon 10 Transit is located along Little River Boulevard, within 500 metres (less than 10 minutes walking distance) of the subject land.

• Beverly Glen Street and Pearson Avenue are classified as Local Roads.

Discussion:

For purposes of clarity, please note that this planning analysis and the recommendation contained in this report, address the entire lands zoned GD1.1, described as Parts 1, 6 & 7 and part of Parts 2, 5 & 8, 12R-27363, situated at the southeast corner of Pearson Avenue and Beverly Glen Street.

1. PROVINCIAL POLICY STATEMENT (PPS) 2020

Provincial Policy Statement 2020 was issued under section 3 of the Planning Act and came into effect May 1, 2020. It replaces the Provincial Policy Statement issued April 30, 2014, provides policy direction on matters of provincial interest related to land use planning and development, and sets the policy foundation for regulating the development and use of land in Ontario.

The recommended amendment promotes residential intensification and infill in a residential neighbourhood; the following PPS policies are deemed relevant for discussion:

1.1.1 Healthy, liveable and safe communities are sustained by:
a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term;
c) avoiding development and land use patterns which may cause environmental or public health and safety concerns;
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;
g) ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs;
i) preparing for the regional and local impacts of a changing climate.

With respect to 1.1.1(a), this amendment is for an infill residential development that will accommodate a single unit dwelling on the subject land; therefore, the amendment promotes an efficient development.