Approved 29-unit apartment on Cabana Road will change ‘the character of the neighbourhood,’ says city planner

CTV Windsor’s Sanjay Maru has council details, including discussion about a controversial apartment building and the overhaul of conservation authorities.

Windsor’s city planner says a controversial 29-unit apartment development along Cabana Road West approved for development by city council Monday will be “changing the character of the neighbourhood.”

Most councillors voted to approve the Homes by Artisan build at 1141 and 1175 Cabana Rd. W. Two single-family homes will be replaced by a three-storey apartment building.

During the meeting, Coun. Fred Francis asked city administration how the project would not negatively affect the character of the neighbourhood.

Neil Robertson, Windsor’s city planner and executive director of planning and building services, acknowledged the area is changing.

“We are changing the character of the neighbourhood,” Robertson said in response to a question from Francis. “It’s inevitable in terms of introducing new use.”

When asked whether he believed that change was positive or negative, Robertson said he believed it was positive because “it is increasing intensification.”

Robertson added the development was reviewed through the lens of compatibility, as defined by the Ontario Land Tribunal. He said city staff included several recommendations to address potential impacts on the neighbourhood.

“This is a situation where there is change, and change is difficult, and we acknowledge that,” Robertson said.

He said the city is trying to put forward recommendations that are “sound” and respectful of the character of the area, including architectural provisions not used in other parts of the city.

The city’s planning report said the development fits within the residential corridor designation along Cabana Road West, where low-profile apartments and multiple dwelling structures are encouraged.

Mayor Drew Dilkens said the city has been preparing for growth along Cabana for years.

“Anytime you move from a two-lane road to a four-lane road, and you put infrastructure underneath, that’s part of a plan,” Dilkens said. “It is forward looking.”

Dilkens said council has worked through several policy changes over the years to tighten the types of development allowed along Cabana Road, while recognizing the corridor is expected to see more density.

“Tomorrow, it’s going to be residential, but you’re going to see greater density along Cabana Road, just because it’s an arterial road,” he said.

The approved project includes 37 parking spaces, a building height of just over 10 metres, three barrier-free parking spaces, one loading space, visitor parking and outdoor bicycle storage.

Dilkens said the proposal approved Monday was less intense than earlier versions of the project.

“Developers are going to look for the opportunity where they can actually make money on some of these projects,” he said. “That’s why we put limits on height. We put requirements on depth and setback from the road. We tried to deal with a number of the issues with respect to shadowing.”

According to a city report, the application previously involved 1175 Cabana Rd. W. and 1190 Kennedy Dr. W. After public feedback, 1190 Kennedy was removed from the application, and 1141 Cabana Rd. W. was added.

A later version proposed a four-storey mixed-use building before the plan was revised again to remove commercial space, reduce the height and proceed as a three-storey residential building.

The Development and Heritage Standing Committee previously deadlocked on both a motion to deny the project and a motion to approve it, meaning no action was taken before the matter went to council.

One of the major points of debate Monday centred on vehicle access.

The planning report recommended prohibiting vehicle access along Cabana Road and instead limiting the development to one driveway off Casgrain Drive.

Council ultimately approved a separate motion allowing direct access onto Cabana Road.

Fulvio Valentinis, who lives on Casgrain Drive, said that change was a “partial win” for residents concerned about traffic being pushed deeper into the neighbourhood.

“You’re going to see more development there on Cabana,” Valentinis said. “If they completely accept the fact that you can’t have an exit and entrance off Cabana, that’s all going to spill over onto Bartlett. Then, you’re creeping into the neighbourhood.”

He said residents are not opposed to all new housing, but believe the approved development is too large for the area.

“We don’t mind going from two units to a larger number of density,” Valentinis said. “But do you have to go all the way to 29? Why can’t you go from two to 16 to 18 to 20?”

Dilkens said he understands why residents are concerned, but argued council has limited room to reject projects that align with provincial planning rules.

He said there would be “about a zero per cent chance” of the city successfully defending a rejection at the Ontario Land Tribunal.

“There’s no sense giving residents false hope,” Dilkens said.

Dilkens said he believes council acted responsibly by working within the rules and trying to reduce the impact on nearby residents.

“I get it’s a change, but the residents need to know we listened to them,” he said.

Council approved the development in an 8-3 vote, with Francis, Angelo Marignani and Gary Kaschak voting against it.