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Zoning By-law Amendment Application requested to change both the zoning of 155 Borden Avenue <br />North from Residential Six (R-6) and the zoning of 169 Borden Avenue North from Neighbourhood <br />Institutional Zone (1-1) with Special Regulation Provisions 76 and 93 to Residential Eight (R-8) with a <br />Special Provision. <br />Provincial, Regional, and City planning policy provide guidance that must be considered when <br />evaluating changes in land use permissions as discussed below. <br />Planning Analysis: <br />Provincial Policy Statement, 2014 <br />The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest <br />related to land use planning and development. The PPS sets out policies to consider in order to build <br />strong healthy communities. The PPS is supportive of efficient development and land use patterns <br />which sustain the financial well-being of the Province and municipalities over the long term, <br />communities that accommodate an appropriate range and mix of land uses, promoting cost-effective <br />development patterns and standards to minimize land consumption and servicing costs, and <br />promoting development and land use patterns that conserve biodiversity and consider the impacts of <br />a changing climate. Further, the PPS directs the development of new housing to locations where <br />appropriate levels of infrastructure and public service facilities are or will be available to support current <br />and projected needs and promotes densities for new housing which efficiently uses land, resources, <br />infrastructure and public service facilities. The plan also supports the use of alternative transportation <br />modes and public transit in areas where it exists or is to be developed. <br />The Provincial government is undertaking consultations on proposed changes to the PPS along with <br />the Growth Plan and Planning Act. At this time, the proposed changes to the PPS relate to <br />encouraging the development of an increased mix and supply of housing, protecting the environment <br />and public safety, reducing barriers and costs for development and to provide greater predictability, to <br />support rural, northern and Indigenous communities, to support the economy and jobs, and to maintain <br />protections for the Greenbelt. <br />Planning staff is of the opinion that the proposed applications will facilitate the intensification of the <br />subject property with a medium rise residential use that is compatible with the surrounding community <br />and will make use of the existing infrastructure. No new public roads would be required for the <br />proposed development and Engineering staff have confirmed there is capacity in the sanitary sewer <br />to permit intensification on the subject lands. Planning staff is of the opinion that the requested <br />applications are consistent with the policies and intent of the PPS. <br />A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2019 (Growth Plan) <br />Part of the Vision of the Greater Golden Horseshoe (GGH) is to have sufficient housing supply that <br />reflects market demand and what is needed in local communities. Two of the Guiding Principles of <br />the Growth Plan are to prioritize intensification and higher densities in strategic growth areas to make <br />efficient use of land and infrastructure and support transit viability and to support a range and mix of <br />housing options, including second units and affordable housing, to serve all sizes, incomes, and ages <br />of households. To support the achievement of complete communities, municipalities will consider the <br />use of available tools to require that multi -unit residential developments incorporate a mix of unit sizes <br />to accommodate a diverse range of household sizes and incomes. The Growth Plan will require a <br />minimum of 50 per cent of all residential development occurring annually within the Region of Waterloo <br />to be within the delineated Built -Up Area. Municipalities must support housing choice through the <br />achievement of the minimum intensification and density targets by identifying a diverse range and mix <br />1-3 <br />