ZONING CONFLICT

The physical segmentation pattern of mixed housing predestines the intersection of commercial and residential users, which inevitably creates conflicts in the division of areas.

The additional occupancy in the back lane for commercial uses will largely affect the residents on the upper level when they transit through the overlayed pathway in the backyard.There needs to be a proper balance between the various needs of different land users and the solution need to be compatible with the surrounding context.

1. Waste/Refuse

Commercial uses generate a greater amount of waste than residential uses. Lack of adequate waste facilities can result in unpleasant views and odors of commercial dumpster areas.

2. Loading Areas

Commercial users require adequate loading and docking areas, which may produce noise, dirt, and unpleasant aesthetics. There are conflicts with occupied back yards and lanes.

3. Parking

Residents of mixed-use projects are concerned about having available parking spaces. The lack of parking areas may cause conflicts among car owners in houses with multiple units.

4. Accessibility

Due to the continuity of mixed-use houses, the backyard cannot be accessed directly through the front door. The route connecting the second and first floor in the backyard may cause conflicts with rare doors for commercial uses on the ground level.

Invisible Conflict

Mix-used constructions have physical design challenges and invisible conflicts among inhabitants. These conflicts are more distinct in the traditional town houses, where the structural design and applied materials are not able to buffer the influences that casued by human activities in the adjacent room. These include noise, smoke/smell, vibration, and security.

3. Vibration 4. Security 2. Noise 1. Smoke & Smell

Floor plates and party wall can only block part of the smell and oily fume from the restaurant below. Many restaurants place exhaust pipes at the back of the building. Through the pipe, oil fume will be emitted and enter the residential part by the windows above.

Resident’s expectations for a quiet home sometimes cannot be balanced with the realities of commercial uses. For example, if the retail part is a bar, its commercial, operational hours till midnight will cause serious noise problems.

When there is a retail repair shop, using extensive repair tools such as electric drills are inevitable. Noise, high-frequency vibration can be generated during the repair process and transmitted to the residential area above through the walls and floors.

The security of the residential area is weak.There are many daily customers, drunk people and homeless on Queen Street West.The only security measure is an original door lock which is not safe enough.

Conflicts between incompatible land use exist in such a special area which are resulted from the intersection of different groups of people. Rather than residents in the surrounding neighbourhoods who live in a reassuring community, the ones in the mixeduse housing shared the public spaces with commercial uses. The border between different uses of space is often blurred due to overlapping transitions.