Official Plan Policy - Land Use Designations

Proposed Official Plan Amendment 196 (File OPA/7311): Residential Corridor Designation

The proposed official plan amendment will change the designation of the subject lands listed below from MIXED USE CORRIDOR to RESIDENTIAL CORRIDOR in the City of Windsor Official Plan. The Residential Corridor land use designation encourages residential development that supports intensification, while acknowledging the transition of the proposed built form to adjacent areas. Land uses within a Residential Corridor will focus exclusively on opportunities for housing while optimizing the use of existing infrastructure and transit.

Permitted Uses

The permitted uses uses in the Residential Corridor land use designation are generally low-profile residential uses, as well as institutional uses that are generally no more than three stories height. The permitted uses focus on residential forms that complement the surrounding areas including low profile residential development and "missing middle" housing types like triplexes, townhomes, and low rise multiple dwellings.

Candidate Areas - Proposed Corridor Locations

The candidate locations listed below are situated within predominately residential areas and are well-suited to accommodate additional housing. These areas benefit from direct access to public transit, bike lanes, and pedestrian walkways, making them strong candidates for Residential Corridor policies.

These locations were originally identified as “intensification priority areas” during the Official Plan amendment 159 process which implemented uniform policies across the City of Windsor, with the recognition that intensification should be tailored to the specific needs and characteristics of each area. The Residential Corridor land use designation builds upon the intensification framework and provides more detailed guidance based on the characteristics of the area.

Proposed locations:

Wyandotte Street East: Wyandotte Street East is currently designated as a mixed-use corridor which includes a variety of sections which include low density residential, medium density residential, mixed use, and commercial areas. The existing areas with low profile homes are ideal candidates for contextually appropriate residential intensification with gradual transitions to the higher density sections.

Lauzon Road: The corridor between Wyandotte St E and Little River Road includes predominantly low profile residential development with existing lotting patterns which resemble typical low density residential lots. A residential corridor designation would continue to encourage a net increase in residential units, with the additional policies outlining the necessary transition requirements for the type and scale of development.

Cabana Road West: The corridor between Rankin Avenue and Dougall Avenue includes predominantly low profile residential development with existing lotting patterns which resemble typical low density residential lots. A residential corridor designation would continue to encourage a net increase in residential units, with the additional policies in the residential corridor outlining the necessary transition requirements for the type and scale of development.

Administration is hosting further public consultation on the candidate areas, including the following open house events prior to Council consideration.

Public Engagement Opportunities:

If any additional information is required regarding this matter, please contact Frank Garardo Planner III – Policy and Special Studies, Planning Department Development Division at fgarardo@citywindsor.ca or 519-255-6543 x6446.

Residential Corridor Designation - Official Plan Land Use Policy (OPA 194)

The Residential Corridor Land Use policies establish a framework for residential development within intensification priority areas where present and future residents will be in proximity to goods and services, public transportation and employment areas. A Residential Corridor land use designation is intended to encourage residential development that supports compatible residential development, while acknowledging the transition of the proposed built form to adjacent areas. Land uses within a Residential Corridor will focus exclusively on opportunities for housing while optimizing the use of existing infrastructure and transit. The designation is intended to direct growth along arterial and collector roads where frequent transit service is available, helping to increase the range and mix of housing options. The initiative also responds to the Provincial Planning Statement (PPS) 2024, which came into effect on October 20, 2024, and mandates that municipalities facilitate intensification and housing diversity.

Provincial Planning Statement (PPS) 2024

The Provincial Planning Statement (PPS) provides 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 vision of the PPS focuses growth and development within urban settlement areas, that land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns. Planning authorities are encouraged to permit and facilitate a range of housing options, including residential intensification, to respond to current and future needs. Land use patterns should promote a mix of housing, including opportunities for infill and intensification that support a broad range of housing options.

Please visit the Citizens Guide to Land Use Planning for further information on Municipal Planning:

https://www.ontario.ca/document/citizens-guide-land-use-planning

Official Plans

The Official Plan is a guiding document that sets the municipalities overall planning goals and policies for future land use and development. The Official Plan provides guidance for the physical development of the municipality over a 20-year period while taking into consideration important social, economic and environmental matters and goals. As such, the City of Windsor Official Plan provides the policy framework that will guide the following:

• Where new development can locate
• How existing and future neighbourhoods will be strengthened
• How Windsor's environment will be enhanced
• What municipal services, such as roads, water mains, sewers and parks, will be provided
• When and in what order Windsor will grow

Further information on the OFFICIAL PLAN can be found at the following link:

https://www.citywindsor.ca/residents/planning/plans-and-community-information/windsor-official-plan

Benefits of Establishing the Residential Corridor Designation

The Residential Corridor Land Use Designation in the Official Plan would serve as a key policy tool to encourage a range of affordable housing types, such as townhomes, mid-rise apartments, in strategically located corridors.

Location Criteria

The Residential Corridor designation is intended to guide development in areas where growth can be thoughtfully integrated with existing infrastructure. Residential Corridor policies would ideally be located on certain collector and arterial roads where full municipal services and frequent transit opportunities are available or planned to be available. Furthermore the locations should be well positioned to connect to mixed use areas, ensuring that development serves as a transition from low density residential areas to higher density mixed use areas.

Evaluation Policy

The purpose of the evaluation policies is to provide a framework for assessing new developments within a residential corridor. The policies outline considerations and criteria to be used when reviewing development applications. The policy reflects an evaluation based on certain criteria including the existing parcel fabrics as it relates to lot sizes, lot depths, massing, and the relationship to adjacent buildings.

Residential Corridor Range of Permitted Uses

The permitted uses focus on residential forms that complement the surrounding areas including low profile residential development and smaller multiple dwellings. The policy would include some flexibility for permitting medium and higher density development within residential corridors in carefully considered circumstances, particularly where there is opportunity for growth without disrupting the established parcel fabrics.