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BUILDINGS, HOMES & REAL ESTATE

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NIMBYism almost derailed apartment intensification in single family hood

WindsorOntarioNews.com May 5 2026

A perfect example of NIMBYism in countering new and badly needed housing may have been the debate over a proposal by Homes by Artisan back in March for the proposal on Cabana Rd. W. near Roseland Golf Club in south Windsor, a largely single family home area. One resident decried the three-storey 29-unit building as changing "the character and esthetics of the neighbourhood, decreas(ing) green spaces and trees (and) attract(ing) a transitory population." Another resident cited "uncontrolled over intensification, high density through different massing, and building height proposed is higher than adjacent properties causing shadowing and lack of privacy." Resident and former city councillor Fulvio Valentinis worried about the "low density neighbourhood increasing to high density, compatibility, additional traffic" on Casgrain Dr. Current area councillor Fred Francis was concerned about an "undesirable precedence." But the proponent's agent, Tracey Pillon-Abbs, stated the development complied with the city's official plan including density and height. A "sloped roof.....matches the character" of the neighbourhood, and there would be "negligible" traffic impact. Planner Justina Nwaesei cited a new land use designation, Residential Corridor with policies that support intensification like this - medium scale low profile housing. She added the development "should not have any adverse impact on the neighbourhood and there are measures to mitigate any potential impacts." Councillor Kieran McKenzie asked if the project "fills a need for a specific type of housing and if this is a missing middle for the housing gap." Economic development commissioner Jelena Payne agreed and stated that based on studies conducted that this is inline with the needs of the community. Despite the opposition a tied committee vote meant the proposal passed: next stop City Council.

Photo: Google Street View

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Disability group turned down for accessible vacation rental

WindsorOntarioNews.com April 20 2026

The city has no plans to change its short term or vacation rental bylaw despite a request by a local organization that lobbies for people with disabilities. Assisted Living Southwestern Ontario was turned down a year ago after requesting the city exempt the organization to provide vacation housing specifically for people with disabilities. The property was on Riverside Dr. E. The group didn't own it but a person with a disability associated with the organization did. In a letter to the city "we realized that there were no accessible short-term rentals in our community" said executive director Leigh Vachon. The problem was the owner didn’t reside in the home itself as per the bylaw's requirement. But the owner lived two blocks away and would have done "regular check-ins" and the organization had an "on call manager" and could have provided "regular monitoring." Following a motion from councillor Kieran McKenzie in the aftermath, the city checked with other municipalities to determine their bylaws. Some were similar and others different and even provided exemptions. But "no municipality offered exemptions specifically for principal residency regulations when it came to community or non-for-profit organizations." The bylaw is in place partly to protect housing "supply and affordability" when houses are removed from the market for full time vacation rentals. On the other hand, a report said, changing the bylaw could boost the economy "by encouraging visitors to spend more locally and support small businesses, while also giving travellers a wider range of choices and more authentic local experiences." Since the matter has passed no action was recommended at this time.

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Frustrated homeowners can finally "exchange" oversized recycling bins

WindsorOntarioNews.com April 1 2026

Frustrated homeowners seeking to "exchange" their 360-litre recycling bin for a smaller version will finally get the chance later this month. The blue bins were distributed last fall were considered too large by many homeowners, and were told they could register online to request a smaller 240-litre version. They originally were told by Circular Materials, the private national non-profit that has taken over provincial recycling, to expect the smaller bins by February. That didn't happen, leaving residents perplexed. "Not exchanged for a smaller but requested a second quite a while ago and haven’t heard a thing," said one on a Facebook page. "Still waiting, was told Feb," said another. "Nope still waiting... requested in late December." And "Nope, my mother in law is still waiting. Probably take her a year to fill that thing. I mean I don't even fill mine 1/2 way." But this week Circular Materials emailed those who had originally applied, that exchanges will start the week of April 27th. And, Jennifer Kerr, Director of Community and Media Relations – Ontario, told WON "Recycling cart exchanges for Essex-Windsor residents will begin in the last week of April. Residents who requested a cart exchange were recently notified of next steps and can check their email for important messages from Circular Materials to support cart exchanges. We thank residents for their patience as we complete the exchange process." But residents must reconfirm their request and do so soon. Says the website: "Please note, confirmation that you would like to proceed with a cart exchange is mandatory. Cart exchange requests that are not confirmed by Friday, April 10, 2026, will not be processed and those residents will keep their original 360-litre cart."

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Five mortgage myths at renewal time

WindsorOntarioNews.com March 15 2026

With more mortgages coming up for renewal at higher rates Victor Tran, Rates.ca mortgage expert, says many borrowers assume they'll have the same flexibility they had when they first signed their mortgage. In today's lending environment that's not always the case and some homeowners are only realizing that as renewal approaches. "In the past few months, more clients have been surprised by their renewal options," says Tran. "Some assume refinancing will be straightforward, that switching lenders will result in a better rate, or that they can wait until the renewal notice arrives to decide. In many cases, they're finding their choices are more limited than expected." Tran highlights five mortgage myths as homeowners approach renewal: - Myth 1: Built-up equity guarantees refinancing approval: Homeowners hoping to tap into equity may find access more limited than expected. Refinancing depends on loan-to-value limits and a borrower's overall financial position. Higher outstanding balances, added consumer debt, or income changes can all reduce how much equity is available, even if the home has appreciated in value. - Myth 2: Renewal can wait until the notice arrives: Waiting for the renewal notice before reviewing options can reduce negotiating leverage. Starting the process months in advance gives homeowners time to compare offers, review affordability, and address potential qualification issues before timelines become tight. - Myth 3: Switching lenders automatically leads to a better deal: Switching lenders means going through the approval process again under today's requirements. Some borrowers find their income, debt levels, or overall financial profile don't meet another lender's criteria, which can limit their ability to secure a more competitive rate or improved terms. - Myth 4: The lowest rate is all that matters: Headline rates don't reflect the full cost of a mortgage. Prepayment privileges, penalty calculations, portability, and term structure can materially impact long-term flexibility and total borrowing costs. - Myth 5: A strong payment history guarantees flexibility at renewal: Making every payment on time is important but it doesn't automatically result in a lower rate or improved terms at renewal. Lenders price renewals based on current market conditions, not just borrower history, which means borrowers should still compare offers rather than assume loyalty guarantees better terms.

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Redevelopment of Walkerville building would give it "Detroit-style urban vibe"

WindsorOntarioNews.com Feb 25 2026

A major rehab is planned for a longstanding commercial building at 1519 Wyandotte St. E. in the heart of the burgeoning Olde Walkerville business district. The developer is Philip Duym of Adhoc Dvlp. Corp. The property, which used to be the Tivoli Pool Room and Casa Loma Restaurant, is already being marketed by Britni Goulet of Re/Max Preferred touting it as “beautifully restored” and where “hip Walkerville begins.” Duym is described as an “established Walkerville property owner” who is transforming the interior and exterior to a “Detroit-style urban vibe.” The plan goes before the city’s development committee early next month and construction is expected to start in late spring. Spaces are available from 1000 to 9000 sq. ft. over two floors, starting at $17/sq. ft. Some 3000 of the total 12,000 sq. ft. is already rented. Specifically, Duym wants to create spaces for a bakery alongside Gladstone Ave. and financial services along Wyandotte St. The remaining area would be for “future use” according to a city planning report. The key is tax incentives, which planners recommend as the improvements would enhance “the revitalization of the existing Walkerville Main Street area and the protection of a significant built heritage resource listed on Windsor’s Municipal Heritage Register.” “Heritage appropriate materials” would be used including brick “consistent with the Walkerville Colour Palette.” Black fabric awnings would be installed. An existing south side mural would be refurbished and an additional mural added on the east side. A total of almost $145,000 in tax increment financing and “main streets" façade improvement grants is being recommended.

Image: City of Windsor

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Eastside 8-unit may symbolize city's "missing middle" housing controversy

WindsorOntarioNews.com Feb 6 2926

Controversy over a proposed eight-unit apartment building might symbolize current widespread opposition in Windsor to "missing middle" housing. The proposal to construct the building at 291 Watson Ave (at Clairview) was supposed to go to the city's planning committee this week but the meeting was cancelled. However the meeting's agenda indicated clear opposition by several neighbours to the two storey building, proposed by Dan Grenier of PE Construction. The location isn't really an aberration to the surrounding area as there are apartment blocks just across Watson and the Ganatchio Trail runs immediately along Clairview. And Grenier, who reduced the size from nine to eight units, says he could make further changes "to better fit the street and surrounding homes." The white building almost has a house-like appearance (image) and not anywhere like the 1970s squarish apartment blocks across the street. Neighbours, however, are adamantly against. Their concerns include an "undersized lot...not consistent with the prevailing built form." Nor, say Enzo and Sylvia Maola, does the building meet "compatibility, appropriateness, and minimal adverse impact." There would be increased street parking, reduced sightlines, "compromised traffic and pedestrian safety" along with reduced property values. They'd welcome a duplex or four unit complex, however. And a woman with the same last name, Stephanie Maola, worried about increased street parking and congestion. "It is already challenging to see oncoming traffic when approaching Clairview from Watson, and increased density on this site would likely intensify those safety issues." Finally, Roger and Sandy Hines say the building would "kill" a peaceful neighbourhood vibe of a "daily concours of walkers, joggers, runners, cyclists, dog walkers, grade school students, motor wheel chair patients who safely use" the block. Grenier, for his part, said parking would be on-site and the scale is "well within" permitted zoning. Sightlines appear to be "overgrown" foilage which would be cut and landscaped.

Image: City of Windsor

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Sandwich S primed as a sustainability lab and a 15-minute style community

WindsorOntarioNews.com Jan 21 2026

Windsor's first "sustainable" or "green" neighbourhood could be in the undeveloped lands of Sandwich South near the site of the new regional hospital. The city's environment and climate change advisory committee has been loosely outlining tentative plans for the neighbourhood, incorporating lands north and south of Cabana Rd. (formerly County Rd. 42) including the airport and as far east as Banwell Rd. The committee, in meeting minutes, has used various terms to describe development. These include taking a "naturalized approach to planning, design and infrastructure" to protect and enhance the natural environment. As well "growth will honour its agricultural heritage, integrating urban design with spaces dedicated to Indigenous heritage, local agriculture, bolstering community food security." Construction would adhere to "green building standards" and used as a lab to "build knowledge within Windsor's existing development community." The area would be positioned as a "a hub for the green economy, showcasing Windsor's innovative advancements in sustainable mobility, energy, healthcare, and construction." Meanwhile a "coordinated approach to energy, buildings, and infrastructure will enable a climate focused community in Sandwich South and support energy security and climate resilience." Goals include "drastically reducing energy demand and carbon impacts." Moreover the area would be a "people-centered neighbourhood with a focus on active mobility (walking, cycling, and rolling) and transit access." It almost sounds like the controversial "15-minute community" - which has generated protests locally - with "easy connections to, from, and within Sandwich South without the need for automobiles, providing residents with an equitable, low-cost, and low to no emission form of travel."

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Windsor developer uses historical references to create modern homes

WindsorOntarioNews.com Jan 6 2026

Windsor developer Marko Agbaba says his proposed development in Walkerville is a deliberate reference to he neighborhood's century-old attached dwellings built in the old Hiram Walker corporate or "model" town in the same area of Windsor. The plan went before the city's development committee this week. Agbaba said the historical design (see front page story) is "very intentional. Walkerville has a strong architectural identity rooted in human-scale townhouses, craftsmanship, and permanence. I didn't want to introduce something that felt generic or imported; the goal was to design a building that feels like it has always belonged there." Concept drawings show Devonshire Row would incorporate materials like stone, brick and even a half-timbered facade. Agbaba, who has designed innovative student housing near the University of Windsor, wants to break the mold around new housing developments. "For me, good housing in Windsor should do three things at once: respect the character of its neighbourhood, raise the standard of design and livability, and age well over decades, not just look good on day one," he told WON. "That often means taking cues from the city's historic forms and translating them into modern construction rather than defaulting to contemporary boxes that could exist anywhere." And, his student housing demonstrates, the designs can be eclectic. "My broader architectural vision for Windsor is not about one style, but about contextual density, building more housing while strengthening the identity of each neighbourhood," he said. "If we want Windsor to grow into a major Canadian city, we need development that adds long-term value to neighbourhoods, not just units."

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Detroit demolitions have generated $2 billion in neighourbood investments

WindsorOntarioNews.com Dec 15 2025

Detroit's long commitment to demolishing vacant derelict properties is paying off - big time. A city hall commissioned report says that the demolition of almost 30,000 properties and rehabilitation of 13,000 more has generated more than $2 (US) billion in increased home values. The report is by consultants Griswald. The demolition and rehab spree - "unmatched" in the nation - have had several effects. It has "protected and increased nearby home values, reversed long-standing decline, and helped stabilize housing markets." The demolitions themselves have increased surrounding home values by the tune of almost $900 million. And the rehabs have added almost $1.2 billion. On average, each demolition increases values by more than $30,000, while each "non-distressed" home rehabs increased values by more than $90,000. Furthermore, they have contributed 40 per cent towards a 112 per cent increase in overall city home values as per a recent University of Michigan study. “This report reaffirms what Detroiters see every day, when blighted houses are removed and vacant, distressed properties are restored, entire neighborhoods benefit,” Rob Linn, Director of Planning & Analysis for the Detroit Land Bank said. He added that demolitions reduce blight and strengthen neighborhood safety, while rehabs bring formerly dilapidated houses back into productive use, boosting resident confidence and supporting new investment.

Photo: Detroit Land Bank

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U Windsor getting heritage treatment

WindsorOntarioNews.com Dec 2 2025

The University of Windsor is getting the heritage treatment. The city’s heritage committee has recommended that six campus buildings get “batched” for a single notice of intention to designate because of their “cultural heritage” value. These are Assumption College – Hall #3 & Chapel, Dillon Hall, Memorial Hall, the John Stuart House and Kamen House - the last three all on Sunset Ave. - and the John H. Rodd House (photo) on Riverside Drive. Assumption College is located to the immediate west of Assumption Church and easily seen from Huron Church Rd. It’s an administrative building defined by its Gothic and Gothic Revival architecture with a “high degree of craftsmanship in brickwork & metalwork,” according to a city report. Dillon Hall, which houses classrooms and offices, has a Gothic Revival style. Memorial Hall is a “central hub” for classroom, labs and offices, according to the university, and is built in an art deco style. The John H. Rodd House has a high-profile location on Riverside Dr., built in the Prairie School and American Craftsman styles. Rodd was an influential Windsor barrister and Crown Attorney. The John Stuart House if of Colonial Revival architecture and is described as “one of Sandwich’s most beautiful homes in 1924.” Stuart was a Windsor businessman. It was sold to U Windsor in 1964 and is used as the residence of the acting president. The Kamen House is of Craftsman style. It was built for Dr. Royden E. Holmes, a prominent physician who modernized x-ray use in cancer research. It was later purchased by Dina & Zalman Kamen, prominent figures in Windsor’s Jewish community.

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RenCen down 90% occupancy since Covid; bid to redevelop campus

WindsorOntarioNews.com Nov 14 2025

There are significant plans to convert the Detroit RenCen footprint into a much more people-oriented place with gardens, restaurants and walking areas. The $1.6B US conversion would be helmed by Bedrock Detroit and General Motors, which is moving its long time HQ from there to the new Hudson’s Detroit skyscraper on Woodward Ave. in January The two entities have now ponied up $75M for some of the redevelopment such as demolition. The RenCen has long been seen as isolated from the rest of downtown. Under the plan the podium at the base of the buildings would be demolished. Two of the four 39-storey diamond-shaped towers surrounding the 72-floor central cylindrical tower, now a Marriott hotel, would be torn down. Two small adjacent towers, one housing the Canadian Consulate, just east, would be left untouched. In place there would be a massive riverfront park and civic area. The central tower would become a mix of mid-market hotel space (858 rooms) and 300 apartments, along with an observation deck. The adjacent Tower 100 would be converted from offices to almost 400 apartments. Tower 200 offices would remain. The RenCen’s occupancy has declined an astonishing 90% since before Covid. Ironically the RenCen, built in the 1970s, was designed to connect downtown and spark a rebirth of the central business district, with less than mixed results. “It’s the pieces that enable the public to reclaim the riverfront, to really undo a wrong in the urban planning of that building,” “David Massaron, GM’s vice president of infrastructure, told a Detroit Downtown Authority, a civic government body with legislative power, meeting this week.

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Development "with public benefit"

WindsorOntarioNews.com Oct 31 2025

A very passive park – so passive it looks like an open lot – on the city’s east side would be partly redeveloped with the rest turned into an enhanced park with amenities, if a developer’s proposal goes through. Kinsmen Norman Road Park on Olive Rd. is “well-maintained” but “underutilized” according to a consultant’s report for the unnamed applicant. A public washroom was even recently removed. The whole lot “functions more as a transitional or passive space rather than an active community hub,” Dillon Consulting stated. The proposal is to have a southern strip of the park subdivided into six lots – three bordering Olive Rd. and three bordering Norman Rd. - with a house on each lot. Money from the sale of the city property would be used to much improve the park. “This strategy allows the city to retain and improve the remaining parkland while modestly increasing the housing supply through compatible infill,” the report said. Improvements would include new trees, benches, bike racks and solar lighting. The plan would balance “development with public benefit.” A public open house last summer saw six people attend and three online. Comments included desires for improved park lighting, waste cans and a community garden which would "be considered." “I like the proposal,” said one person. “I feel we have a great plan here to go forward.” Another said, “I know we will always have people against change; unfortunately, things have to move forward at some point.” The rezoning application goes to the city’s planning committee in November.

Image: City of Windsor

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Neighbours upset over lack of notice after resto's alley closure approved

WindsorOntarioNews.com Sept 29 2025

Neighbours in Old Walkersville near the new Nauti V’s Oyster Bar have complained they were left out of the loop about an adjacent alley closure for the resto approved by the city. The operator Vito Maggio, wanted the closure to provide additional outdoor dining. Maggio also owns Vito’s Pizzeria the next block west, and a banquet facility downtown in the old Birks building, a subsequent restaurant venue. Several residents complained at a development committee meeting in September that the closure will be inconvenient due to lack of property access, rodents from garbage and no emergency vehicle route. They want the decision reversed and the restaurant has already begun prepping the alley. Resident Elizabeth Fisk said the closure will create more “foot traffic” in the alley and the change is “not consistent” with the area being a heritage district, according to the meeting’s minutes. But Maggio’s lawyer Jeffrey Nanson said his client’s intention “is to make the area cleaner and safer by closing off the garbage and delivery area” and “the patio will decrease foot traffic in the alley as there will no longer be a throughway to Wyandotte Street.” City planner Neil Roberton said it was a “clerical error” as to why nearby residents hadn’t been notified of the closure request. Robertson also suggested the decision could be reversed based on neighbours’ concerns. Maggio was granted a similar alley closure behind Vito’s Pizzeria in 2021 as the province was reopening from Covid. The city is reviewing its public notification process.

Photo: Google Street View

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Bakery plans conversion of former Hi! Neighbour store to Mideast food court

WindsorOntarioNews.com Sept 17 2025

Yasmeen Bakery wants to create a unique Middle Eastern food court in the former Hi! Neighbour building at the corner of Wyandotte St E. and McDougall. The proposal has already passed the city’s planning committee and heads next week to city council. The court would have indoor seating in a traditional Middle Eastern environment with Arabic flourishes, fountains and indoor plants and trees. The film Casablanca comes to mind but in a brighter and more spacious environment. Food stations would line the perimeter including for cakes, teas and herbs, petit fours and baklava. Even the bathroom would look like something you’d find in Egypt or Tunisia. There would be a juice cooler section and tables that mimic classic street wagons. Counters would have awnings as one would expect in an outdoor market or souk. Yasmeen Bakery has been in existence since 1986. Construction at the site has been underway for some time. Longtime Hi! Neighbour – a floor covering business - opened there in 1945 and moved in 2021 to Pillette Rd., doubling its space from 10,000 sq. ft. It had been a near downtown landmark. The new owner is Ali Seblini of Yasmeen Properties Inc. The proposal calls for a “new retail area including cafe, retail bakery, roasted nuts, and snack section within the existing footprint.” The parking lot will be reconfigured. The interior is described as “a combination of roman travertine and wood and all countertop with leathered black granite with two sitting sections.” The city is being asked to provide “catalyst” incentives including a $22,700 annual tax increment grant (the difference between current and future taxes) for 10 years. This because it will have “high-quality design that will positively influence the surrounding area, contributing to a sense of progress and long-term stability.”

Photo: City of Windsor

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Once home to lumber barons, Brush Park transformed into City Modern

WindsorOntarioNews.com August 6 2025

Bedrock, Detroit’s preeminent developer renowned for transforming a large swath of downtown derelict buildings into functioning skyscrapers again, has just completed its 10-year $100 million revamp of Brush Park. It’s the neighborhood immediately north of downtown across I-75. It was once home to Gilded Age lumber barons and their opulent mansions at a time before the automobile industry. If you’re driving up Woodward Ave., look to the east and you’ll see the transformation of the one-time street with new apartment buildings and retail. The development is called City Modern and features almost 600 residences. It’s a combination of five to seven storey apartment buildings, carriage homes and townhomes. The carriage homes hark back to the lumber baron mansions and their adjacent carriage houses to park their carriages and horses. There are also eight apartment buildings with slightly different designs and featuring “Victorian” finishes that reflect that golden age – red brick, wood and metal. And while most of the delipidated mansions were demolished three remained and have been incorporated into the development. Bedrock officials say the housing is focused on young families (carriages and townhomes), apartments for the general population and one building of affordable rentals for those 55+. The area is also across Woodward Ave. from the earlier gentrified Midtown Detroit district that saw renewal with condos and retail starting in the early 2000s. It provides quick access, even for pedestrians, to the city’s downtown core, sports facilities, culture like Orchestra Place and medical center immediately north. “City Modern is the first major ground-up neighborhood built in Detroit since the 1980s,” Bedrock Founder and Chairman Dan Gilbert said. “We didn’t just build housing, we rebuilt a community. What was once vacant land is now a mixed-income district with homes, businesses and public spaces."

Image: Bedrock Detroit

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Chatham's north commercial strip to see hi-rise residential development

WindsorOntarioNews.com July 23 2025

A transformative hi rise residential development is coming to north Chatham. London-based York Dvlps. is planning a four-tower complex on St. Clair St. just off Hwy. 40 in the city’s north end. The area – on the route to Wallaceburg – has long been dominated by strip plazas and big box retail. The proposal, which still needs rezoning approval, would see the towers – two at 14 storeys and two at 12 – along the street just west of Hwy. 40, with one of the higher towers being built first. City planners say it would result in a “power centre” neighbourhood where residents could walk to stores, restaurants and even a cinema complex. It “recognizes the car-oriented nature” of Chatham-Kent with additional parking but will provide “enhanced internal pedestrian” routes to make a walkable community for a “safer pedestrian” experience. This comes as the city, pop. 103,000, has experienced rapid population growth “not seen in decades, planning director Ryan Jacques told Daily Commercial News. This has resulted in the city’s “urban form” changing with other recent housing complexes – “hundreds of apartment units, continued building of detached homes, and a growing interest middle density housing.” Barbara McCaughrin, Chatham-Kent Association of Realtors president, said while the site is several kilometres from downtown this is no different form secondary commercial areas in other cities. “When you look at all the amenities surrounding these apartment buildings you don’t even have to own a vehicle, you can walk anywhere - to restaurants, to clothing stores, for groceries, for entertainment.”

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Facelift for city's oldest two-storey brick building on one time 'Indian path'

WindsorOntarioNews.com July 8 2025

The oldest two-storey brick building in Windsor at more than 150 years old will likely see a more recent garage attachment demolished and a new one added, after the plan was shown to the city’s heritage and development committee. The building at 711 Riverside Dr. (at Louis Ave.) has two large plate glass windows and has been everything from a funeral parlour to a Chinese laundry. It was constructed about 1870 when Riverside Dr. “was a dirt road known as an ‘Indian path’” according to a city report. It’s the last such building along the Drive, “which was at one point lined with these buildings.” Meanwhile the one-storey white sided garage along Louis Ave., which dates roughly from the 1930s and contrasts dramatically to the original historic building, would be torn down and replaced by a two-story addition. The garage is “deteriorating and has structural concerns,” the report says. A two-storey building addition connecting the garage – with three doors - to the historic brick building will not be torn down but restored along with the garage for a new complete unit. City staff worked with the proponent “to guide their proposed design to be in better alignment with heritage standards,” the report said. That's even though the city has no power to approve the plan for the heritage “listed” property unlike if the property was “designated.” The applicant John Krizan said considerable work has already gone into restoring the Riverside Dr. façade. The property has been owned by the same family since 1985. “The proposed size, massing, height, colour, and siting are compatible with the building’s heritage character," the city report said.

Photo: Google Street Views

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The Shoppes at Heritage will fill long time empty field across from outlet mall

WindsorOntarioNews.com June 16 2025

The Shoppes at Heritage finally fills in a large hole sitting vacant for decades right across from Windsor Crossing Premium Outlets on Heritage Dr. in Lasalle. The 24-acre property is bordered by Heritage, Rushwood Cres., D’Amore Dr. and Sandwich West Pkwy. That’s “similar in size” to the outlet mall, Jonathon Lot, Vice President, Petretta Construction, said. 19 acres are devoted to largely commercial and five acres in Phase 2 to a multistorey hotel – “a branded national hotel” Lot says, similar to the Holiday Inn Express the firm built in Lakeshore and its TownPlace Suites by Marriott under construction in Tecumseh. First phase will feature stand alones anchored by Food Basics, with a Shoppers Drug Mart, Dollarama and Pet Valu. Restos include McDoanlds, Tim Hortons, Taco Bell, Osmow’s Shawarma and Pur & Simple breakfast & lunch. There will also be a dentistry. The first tenants will open this fall in the almost $200M development. Lot says the hotel makes sense given that St. Clair College, Vollmer Center and the Oldcastle mold industry are nearby, “where you’ve got a lot of out-of-town workers who come in and they’ll stay for a week at a time.” There is also burgeoning residential growth including Petretta’s The Crossings at Heritage with hundreds of units in the three phases just down the street, and LaSalle Horizons nearby. Installing grocery, other retail – dissimilar from the outlet mall – and restos fills a gap in this part of the town, avoiding what might be a more awkward drive to the Malden Rd. commercial centre. “All the development in LaSalle right now is happening in and around this area,” Lot says. “So this is really going to be the new community node of LaSalle when it’s all done.”

Image: Petretta Construction

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UW redevelopment being watched "very closely" by other colleges & U's

WindsorOntarioNews.com May 30 2025

City council has approved a tax incentive for an ambitious new student residence at the University of Windsor called Residence West. The redeveloped 12 storey building, now Macdonald Hall, is a cooperative endeavor with private partner Tilbury Acquisitions. The property is located northwest of Sunset Ave. and Wyandotte St. W. and redevelops an existing long time campus site including the now vacant building. It will house 71 students and staff, having 1-to-4-bedroom suites. The basement will feature a “micro market”, theatre room “and other amenities,” according to a city council report. Council approved the financing this week. Tilbury will lease the property from the university. The city will provide an annual grant equal to 100% of the increase in property taxes as a result of the new assessed value following construction. Payments will last five years. It all comes under the city’s Community Improvement Plan (CIP) designed to help rehabilitate and redevelop neighbourhoods. Total construction costs are estimated at $18.5 million and the grant totals 1.25% of costs. For example, the current taxes are $135.8, estimated future taxes $181.8 so the difference of $46,000 would be covered by the city or $230.3 over five years. A university official suggested to council the complex is innovative and “universities and colleges across Canada are watching this project very closely.” That’s in part because it will “support our future enrollment growth all the while preserving an existing structure and reducing the environmental impact of demolition and new construction.” She said it will “directly impact the availability of on campus student housing rentals particularly for upper year and graduate students a group that faces some of the most significant housing challenges in our community.”

Photo: Google Street View

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Sellers could lose out by holding out

WindsorOntarioNews.com May 13 2025

Taking your time selling to get a higher offer ironically could lead to a reduced sale price, local realtor Arms Bumanlag says. The “I don’t have to sell” mindset “often leads to stale listings, lower sale prices, and lost equity.” Partly it’s because the local market is cooling. The Canadian Real Estate Association (CREA) says inventory levels have increased 20.8% year-over-year while prices softened 3.1%. And CMHC says Ontario values may soften 5-10 per cent over the next two years. “Homeowners who adopt the mindset of 'I don't have to sell' risk chasing a downward market — a strategy that rarely ends well,” Bumanlag says. Properties “lingering” on the market tend to lessen buyer interest. “Buyers often assume there's an issue or believe the seller is unmotivated, leading to aggressive negotiations." There’s also equity erosion. For example, if the house is worth $500,000 today a 10% decline would reduce it to $450,000 within a year or two. “Holding out for a better price in a declining market usually means selling for less down the road," Bumanlag says. Therefore pricing to sell makes most sense. Example: Seller A prices at $549,000 and sells after 12 days at a final sale price of $560,000 or a $10,000 gain. Seller B – the “I don’t have to sell” mentality, lists at $599,000 and the house stays on the market 112 days with a final price of $510,000 or an $89,000 loss.

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Former Anderdon Tavern site closer to build

WindsorOntarioNews.com April 28 2025

The old Anderdon Tavern site is slated for a residential transformation by Amherstburg’s NOR-BUILT developments. The currently vacant land just north of the townsite on County Rd. 20 has been empty for many years after the once popular watering hole, formerly a dance hall, was torn down and the property sold. NOR-BUILT’s customer service rep Kelly Mertz said NOR-BUILT is still finalizing plans but there will be an underground garage, “four or five” storey front tower with residential homes in the rear. She didn’t think construction would begin this year, however. NOR-BUILT has all municipal approvals. There was neighbourhood opposition in 2023 but these issues apparently have been resolved. “That’s something we’d have to speak with Norbert (Bolger, the owner) about. I remember him going to the town with the neighbours at one point,” said Mertz. The developer recently erected his sign on the property. NOR-BUILT has yet to decide on a marketing name or what to call the complex. “It’s still up in the air,” Mertz said. NOR-BUILT has constructed several single-family developments but has also completed some multi-unit buildings in Amherstburg. NOR-BUILT is also planning a four storey 12-unit condo downtown across from the Boblo ferry dock and the Brittany’s Gate single luxury homes development just north of Texas Rd.. already under construction. “Dalhousie is still in the works (and) everything’s a go,” said Mertz.

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New hotel, banquet hall, slated off Lauzon Pkwy

WindsorOntarioNews.com April 12 2025

City council is being asked to approve a 71 room hotel on the city’s far-east side in a relatively undeveloped area. Developer Bhan Garg wants to build at 7100 Cantelon Dr. just west of Lauzon Pkwy. It would be combined with a one-storey “public hall” for meetings and banquets, and more than 300 parking spaces, according to a report. The area has no such facility but is made up of industrial (Ford Essex Engine), a business park and commercial spots. East of it is mainly residential. The hotel would be built immediately behind the commercial plaza on the northwest corner of Lauzon and Cantelon. A public meeting was held last September but elicited no comments. The hotel and public hall would be separate buildings. A north elevation diagram shows a four-storey hotel building with the public hall being one storey and slightly set back. The hall would incorporate two assembly rooms, lobby, kitchen and stage. “The public hall will include meetings, gatherings, events and conferences. The motel in close proximity to the public hall will allow people to stay close to the venue,” says the developer's consultant’s report. Bhan Garg is a veterinarian and local developer and has initiated several major projects in recent years including on the city’s east side and neighbouring Tecumseh near the NextStar Energy battery plant.

Image: City of Windsor

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New or upgraded transit terminals coming to a Windsor neighbourhood, possibly near you

WindsorOntarioNews.com March 25 2025

Coming to an area perhaps near you, a new or upgraded Transit Windsor terminal. The city bus company plans new buildings or upgraded structures at three locations in Windsor. Dillon Consulting has been awarded a contract to design the new East End Transit Terminal (image). As well, it is designing an expansion of the longtime Hotel Dieu Grace HealthCare Terminal on the west side. The city says a request for proposals to construction firms is expected to go ahead this spring with construction starting in summer. The hospital terminal should be completed by the winter and East End one, across from Tecumseh Mall - which now serves as a terminal of sorts - at the corner of Lauzon Pkwy and Tecumseh Rd E, by summer 2026. Transit Windsor also has plans to upgrade the St Clair College Terminal but any decisions are "currently pending further discussions with St. Clair College administration." Meanwhile local design firm Architecttura was given the contract for a "small expansion" of TW's garage in central Windsor. The city will issue requests for construction tenders this summer with work expected to begin by fall. Funding for these and other upgrades like new buses and a new farebox system totals just over $100 M, two-thirds from senior government and the rest municipal.

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Walkerville could become protected District

WindsorOntarioNews.com March 11 2025

The city is considering designating Walkerville as a Heritage Conservation District in part to fend off the provincial government's recent housing policy that would jeopardize older buildings for new and needed development. It's part of a slate of "strategies" to protect heritage buildings and went before Windsor' development and heritage committee this month, with the matter deferred. "Walkerville's rich history, scenic streetscapes, unique buildings, and carefully planned aesthetic underscores its significant cultural heritage value," a report says. Creating the District would ensure the area's legacy "is preserved for future generations." Almost 1400 properties are in the "mature" neighbourhood which has long been "an area of heritage interest." But the proposed District boundary would include just over half that number. And while now defined by the city as a "Heritage Area" it doesn't have legal status under provincial law and the city's official plan can't regulate changes. Total heritage properties there represent "an estimated 31% of all listed properties on the (heritage) register and speaks to the unique history, architecture, and fabric that defines this heritage-rich and significant area." The province's Bill 23 More Homes Built Faster Act will remove the properties "listed" as heritage but not "designated." The city has an extended deadline until January 1 2027 to protect the properties.

Image: City of Windsor

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