Land Use Analysis by Heesuk Lee

Land Use Analysis

PLAN 409 LAND USE ANALYSIS HEESUK LEE KAREN LUI ANSON (Hoi Yan) YIM

TabLE of Contents pg. 4 pg. 6 pg. 8 pg. 10 pg. 12 pg. 14 pg. 16 pg. 18 pg. 20

Land Use – Complete Land Use – Residential Land Use – Commercial Land Use – Agricultural Land Use – Existing Use Land Use – Business Park (Proposed Zone) Land Use – Institutional Land Use – Park / Open Space Land Use – Industrial

pg. 22 pg. 24 pg. 26 pg. 28 pg. 30 pg. 32 pg. 34 pg. 38

Publicly Owned Land Key Buildings – Commercial Key Buildings – Institutional Key Buildings – Industrial Parking / Vacant Lots Clusters / Trend Opportunities / Constraints References

Land Use City of Kitchener: Land Use Districts The Land Use Districts in the City of Kitchener have been established to: 1)

“Maintain a desirable diversity of land use within the city;

Channel growth into groupings of complementary land used to utilize conditions most suited to the requirements of each group;

Establish a land use pattern which ensures that services and utilize may be effectively used; and

Promote the Downtown as the major multi-use focus of community life and commerce fo

Legend

r the City and the Region.”

Agricultural Business Park Commercial Existing Use Institutional Industrial Open Space/Park Land Residential

Source: City of Kitchener. City of Kitchener Official Plan (2005) General Land Use Plan. Section 1 – Land Use Districts.

Map Information

Map Provider: Region of Waterloo, City of Kitchener Map Projection: NAD_1983_UTM_Zone_17N

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Residential Low Rise Residential A full range of low density housing types shall be accommodated in Low Rise Residential Districts. The City encourages integration of different forms of housing to achieve an overall low intensity of use as well as a mix of non-residential uses, such as convenience commercial, religious institutions, and small offices, in Low Rise Residential Districts. The maximum net residential density in Low Rise Residential Districts is 25 units per hectare. A maximum Floor Space Ratio of 0.6 shall be applied to multiple dwellings. No residential building is to exceed three stories in height at street elevation. Medium Rise Residential

Legend

A range of housing types shall be accommodated in Medium Rise Residential Districts. The City encourages integration of different forms of housing to achieve an overall medium intensity of use as

High Density Residential Medium Density Residential Low Density Residential

well as a mix of non-residential uses, such as convenience commercial, religious institutions, and small offices, in Medium Rise Residential Districts. Medium Rise Residential Districts shall be generally located near centres and nodes where they can be combined with transit stops, commercial sites, and other non-residential uses. There shall be a strong focus on pedestrian and cyclist connectivity between Medium Rise Residential Districts and the surrounding non-residential uses. The range of net residential density in Low Rise Residential Districts is from 26 to 200 units per hectare. A maximum Floor Space Ratio of 2.0 shall be applied. No residential building is to exceed eight stories in height at street elevation. High Rise Residential A limited range of housing types at a high intensity of use shall be accommodated in High Rise Residential Districts. The City encourages, where appropriate, the integration of office and convenience commercial uses at grade to high rise residential development. The minimum net residential density of High Rise Residential Districts is 100 units per hectare. The Floor Space Ratio must be no less than 1.0 and no more than 4.0. Source: City of Kitchener. City of Kitchener Official Plan (2005) General Land Use Plan. Section 3â&#x20AC;&#x201C; Residential Districts.

Map Information

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Commercial Arterial Commercial Corridor Arterial Commercial Corridors are to provide a large range of industrial and commercial uses. These corridors are located along arterial roads and are vehicle oriented. Arterial Commercial Corridors are seen as opportunities for redevelopment.

Primary Node/Fairview Park Mall Retail District Kitchenerâ&#x20AC;&#x2122;s sole Primary Node is located along Fairway Road between King Street East and Courtland Avenue, commonly known as the area including and surrounding Fairview Park Mall. This

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area is intended to service both city-wide and regional areas and is to provide a mix and concentration of employment, tourism, housing, and cultural uses. This Primary Node is to be

Arterial Commercial Corridor Primary Node Mixed Use Commercial Corridor

recognized as a major transportation hub for both public and private transportation facilities within Kitchener. The City aims to not only accommodate vehicular traffic flow, but appropriate pedestrian traffic flow as well. The maximum Floor Space Ratio is 1.0 and there will be no maximum size restrictions for new permitted uses.

Mixed Use Commercial Node Mixed Use Nodes are distributed throughout Kitchener, generally near major arterial road intersections. These nodes will allow for intensive and transit supportive development with a balanced distribution of commercial, residential, and institutional uses in close proximity. It is noted that these areas have strong pedestrian linkages. The Floor Space Ratio generally ranges from 0.6 to 2.0, except for specific cases within Kitchener where the minimum Floor Space Ratio is 1.0 and the maximum is 4.0.

Source: City of Kitchener. City of Kitchener Official Plan (2005) General Land Use Plan. Section 4â&#x20AC;&#x201C; Commercial Areas.

Map Information

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Agricultural Agricultural Districts may include, but are not limited to the following uses: 1)

Agriculture,

Forestry,

Mineral extraction, and

Recreation

Legend

Source: City of Kitchener. City of Kitchener Official Plan (2005) General Land Use Plan. Section 9â&#x20AC;&#x201C; Agricultural District.

Agricultural Zone

Map Information

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Existing Use Existing Use Zones are intended for the continuous use of the existing usage type determined on the date of the E-1 Zoning designation. (By-law 2003-163, S.45)

City of Kitchener. City of Kitchener Zoning By-law 85-1 Section 48 (By-law 94-183, S.39) Existing Use Zone (E-1)

Existing Use Zones are currently used as residential and open space (part of Wilson Park) within our site context.

Legend Existing Use Zone

Map Information

Map Provider: Region of Waterloo, City of Kitchener Map Projection: NAD_1983_UTM_Zone_17N

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Business Park Business Park Districts primarily cater to technical and/or scientific businesses, such as computer, electronic, research, and other related firms, by providing additional office, commercial, and service uses that are not permitted in other industrial areas. Business Park Districts are often strategically located in areas with access to major transportation corridors with high visibility

Source: City of Kitchener. City of Kitchener Official Plan (2005) General Land Use Plan. Section 5â&#x20AC;&#x201C; Industrial District.

Legend

Majority of land that is zoned as Business Park is currently being used as agricultural lands. Thus, we

Business Park Zone Restricted Business Park Zone Business Park Service Centre Zone

will see Business Park development in future.

Map Information

Map Provider: Region of Waterloo, City of Kitchener Map Projection: NAD_1983_UTM_Zone_17N

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Institutional Institutional Districts are predominantly for the use of institutional establishments devoted to the promotion or delivery of a public service or charitable interest. Such establishments hold most of the following characteristics: 1)

“They serve a population beyond that found in neighbourhoods immediately surrounding their location;

They generate large volumes of vehicular traffic which generally cannot be accommodated on local streets;

They require large areas of land to accommodate buildings, outdoor activity areas and

Legend

on-site parking; 4)

They generally have extended hours of operation including weekday evenings and

Neighbourhood Institutional Zone Community Institutional Zone Major Institutional Zone

weekends. In some cases they may operate 24 hours a day, all year round.” Examples of institutional establishments are hospitals, small and large residential care facilities, educational establishments, museums, libraries, religious institutions, and more.

Source: City of Kitchener. City of Kitchener Official Plan (2005) General Land Use Plan. Section 7 – Major Institutional District.

Map Information

Map Provider: Region of Waterloo, City of Kitchener Map Projection: NAD_1983_UTM_Zone_17N

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Park/Open space Open Space Districts must fulfill at least one of the following objectives: 1)

“The provision of outdoor recreation;

The preservation and enjoyment of distinctive natural features;

The enhancement of the urban environment by introducing open land or water as an interruption to urban development patterns and as a buffer between land uses;

The creation of a continuous linear open space system; and/or

The prohibition of development on hazard lands for public safety and reduction of damage to new development.”

Legend

Source: City of Kitchener. City of Kitchener Official Plan (2005) General Land Use Plan. Section 6 – Open

P-1: Public Park Zone P-2: Open Space Zone P-3: Hazard Land Zone P-4: Golf Course Zone

Space District.

Map Information

Map Provider: Region of Waterloo, City of Kitchener Map Projection: NAD_1983_UTM_Zone_17N

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Firs t Sec ond Thi rd

Cornell

Massey

ga n

n ouli

tte Wyando

ugh

Mo r

it Man

e int

o rris Mo

Con na

ns Ja

Centre ville ry sbu g n Ki

ick rw Be

Gre e

St J ero m

Kin g

ta Vol

wa y

d ar er G ood yw Ma

t er

t del

eb Si

r nie Va ng pli Ki ark p gh Hi

ns Ha

y Ha

Kin gs

pe i co Ch

nd rd wa

t af Kr ie nz i K

tla

lton Wa

et B ypa

s gu

ve Ri

ur Co

nd Overla

r Fe

lke

Conestoga

We be

Dixon

Stre

le Fa

Carw ood

Kin g

pec

u Gr

out h

Pro s

r ale in d Th er or f er Gu th er r Ru alk ye e d W r rm arol be H Hu

Ply m

Sims Estate

uh Sh

e Ob

o df Be

Doon

Kin g

Mont go

Sy d

ne y

Flo Rock ral way

mery

land use - Park/Open space

Ston e

lley

g a te

Rive r Birc h

Canters

River Vall ey ee

Manitou

ms Blea

b Otona

gle tin e

Britton

s mro i r P

Goodrich

aki

ar M

n l so Hil at tr y W un Co Hill

Cres s

ria

Hillside Centu ry

ane Brisb

ld ie wfie Fallv Fallo

m Ho ll Hi

h hi ll

Webster

n Waba

ac Co

ill rry H e h C M ur ra y

r Balze

da Chan

Hanover

Blo

ine ck L

Paddock

a Fairw

Industrial General Industrial General Industrial Districts are generally located in the inner city and other industrial areas/parks that may be located along Arterial Roads and certain undeveloped areas. These areas contain a broad range of industrial uses and businesses. Industrial businesses can be identified has businesses focusing on industrial operations with a commercial component that may require a large area for good/product storage.

Heavy Industrial

Legend

Heavy industrial Districts permit other industrial uses they may not be permitted in General Industrial Districts due to obnoxious noise, emission, odour, or vibrations. These areas are to be separated

Heavy Industrial Zone General Industrial Zone

from residential areas due to the possibility disturbing the neighbouring residents.

Source: City of Kitchener. City of Kitchener Official Plan (2005) General Land Use Plan. Section 5â&#x20AC;&#x201C; Industrial District.

Map Information

Map Provider: Region of Waterloo, City of Kitchener Map Projection: NAD_1983_UTM_Zone_17N

170

340

680

1,020

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land use - Industrial R oc

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Publicly owned land Publicly owned land includes Right of Way, city owned land, park, municipally owned land, and regionally owned land. With limited data access to all publicly owned land information, the data that was available to us was ROW, park, and city owned land.

ÂŻ

m 600

1200m

1:15,000

Light Rail Transit Station SURFACE WATER ROW Buffer Park City Owned Land

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aki

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n Waba

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co Kev

Manitou

ms Blea

n Va

b Otona

ld llview wfie a n F Fallo so at W en l er m ting Ho ar M

Hidd e

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rw oo ds

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Plymouth Boniface

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Key Map - Commercial:

g a te

Key Buildings - Commercial: 1

Fairview Park Mall

Dare Foods Limited

Best Buy

Canadian Tire

Leonâ&#x20AC;&#x2122;s Furniture

20 5

Toys R Us

Shoppers Drug Mart

Guest Inn

Beer Store

Pizza Hut

rw oo ds

Kin g

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ga n

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t er

d ar er G ood yw Ma

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ier

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Hidd e

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n Va

Ston e

lley

n y

Rive r Birc h

Canters

River Vall ey

Goodrich

co Kev

Manitou

ms Blea

b Otona

Cres s

ria

ld llview wfie a n F Fallo so at W en l er m ting Ho ar M

a Brisb

aki

da Chan

Webster

n Waba

r Balze

Paddock

a Fairw

er Riv d an

or Man

n Va

ng pli Ki rk nd pa tla gh ur Hi Co

ugh 2 t

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Con na

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Pin ecr est Arli ngt on

Eul e

Cone stoga Firs t Sec ond Thi rd

Dixon Shelley

Doon Cornell

Plymouth Boniface

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ns Ja

ick rw Be

Massey

wa y

ta Vol

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t af Kr ie nz i K

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s gu

ve Ri

et B ypa

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Stre

We be

le Fa

Carlin

s ne o C

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Key Map - institutional:

g a te

Key Buildings - institutional: 1

Trinity Village Care Center

2 St. Aloysiud Catholic Elementary School 3

Sunnyside Public School

11 St. Philipâ&#x20AC;&#x2122;s Lutheran Church

The Gathering Place

12 Rockway Public School

St. Aloysiud Church

8 New Apostolic Church

13 Sunshine Montessori School

4 Emmanuel Village Retirement Residence 5

9 Holy Trinity Anglican Church

Emmanuel Bible College

10 Wilson Avenue Public School

14 Centreville Chicopee Community Center

Scenic

W Ca i ils on t By ro n

t er

yb Re

d oo w l Be

Quinte nda le

Kin g

rw oo ds

ga n

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W ind om So uth ill Pep per woo d

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nfie ld

d ar er G ood yw Ma

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Fou rth Fift h

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ugh

o Came

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n Va

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ms Blea

Canters

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ria

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Cres s

b Otona

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ane Brisb

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n Waba

r Balze

River Vall ey

a Fairw

er Riv d an

or Man

n Va

ng pli Ki rk nd pa tla gh ur Hi Co

Br Clar oa k Ha dmo rb er or

Shelley

Pin ecr est Arli ngt on

Eul e

Cone stoga Firs t Sec ond Thi rd

Dixon

Plymouth Boniface

Doon Cornell

Massey

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Centre ville y r sbu g n Ki

ick rw Be

Gre e

St J ero m

Kin g

ns Ja

ta Vol

wa y

pe ico Ch

Kin gs

t af Kr ie nz i K

ve Ri

et B ypa

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s ne o C

Stre

r Fe

le Fa

Carlin

a to g

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We be

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Key Map - industrial:

g a te

Key Buildings - industrial: 1

Pano Cap Canada Limited

Stone Landscape

Marcon Custom Metals Inc

Vitran

Cooksville Steel

Praxair

Wesco Distribution Canada

8 City of Kitchener Operating Facility

Westbrune Ruddy Electric

Don Park Inc

parking / vacant lots

nd al e

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C an ter s

Goodrich

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iew

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ll r hi de n U er R iv d n Gr a is L ew or M an

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ga n

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k al

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er ub

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t af Kr ie nz i K

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tB y pa ss

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be r

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mo u th

P ro sp ec t

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Parking Lots:

Vacant Lots:

Clusters

Single Detached Housing There is an abundance of single detached housing located on the study site in close proximity to the Fairview Mall District. Although this neighbourhood is well established, redevelopment and intensification is feasible due to the building style as well as the existing land use patterns in the surrounding neighbourhood that support such redevelopment.

Single Detached Housing

Commercial District The main commercial district within the study site is focused on Fairway Road, encompassing Fairview Park Mall and stretching from the Highway 8 exit to Vanier Street. There are several big box commercial buildings found within the many plazas in this district. These plazas range in age as well as popularity. The newer plazas are well utilized and show high customer activity; whereas the older plazas seem worn out in comparison with less activity. These older plazas can be seen as potential redevelopment sites.

rid

Fairview Mall

ity

Single Detached Housing

Medium / High Density Housing Both medium and high density housing can be found adjacent to the Fairview Mall District on the north side of the study site. This housing area is a transition zone between a commercial and single detached housing area. The medium/high density housing is fairly well maintained and occupied, but some of the structures show need of redevelopment.

iu ed

ial merc

Com

Natural Green Space

Distri

Natural Green Space

Industrial Single Detached Housing

Single Detached Housing

* this diagram is based on personal observation, thus may not be accurate.

Industrial Zone The study site has an abundance of industrial space and establishments. Such establishments include focuses on electronics, steel, stone, construction, and more. The industrial space within the study site is quite substantial, considering the service lanes and parking space required for large trucks. In the event that redevelopment occurs in the commercial district, industrial activity in the neighbouring industrial lands may not be ideal. Relocation of heavy industrial uses within the Industrial District may be reconsidered in the future. Natural Green Space Natural green space is located southeast of the study site, adjacent to the Industrial District. This green space can be utilized to create more green connectivity throughout the study site. Currently, there are agricultural lands surrounding the natural green space, but these lands are zoned as business park area. This zoning change is considered to be appropriate based on the current land-use trends and its location. This space is not highly visible to both pedestrians and vehicular drivers. Because this land is zoned as a business park, this is an opportunity to introduce more and new business activity to the area.

Trend

Study Area Boundary

This diagram shows percentage of each land use in our site context. For this particular study, the map shown top right of this page was used. To collect the information, Kitchener Zoning map (2012) was very helpful. After finding land use for each parcels, ArcGIS was used to get land area dimension. The calculation indicates the biggest land use is residential being 37 % of the study area. Second biggest use was surprisingly parks and open space. Because parks and open space is so dispersed with no connectivity, it does not feel that it takes such a huge chunk in our study site.

37%

32%

15%

Residential

Park / Open Space

Industrial

Commercial

4% Institutional

2% Business Park (Proposed)

1% Agricultural & Existing Use

Opportunities For future

Weber Street. Weber Street has potential to be another strong commercial district. If higher density is introduced on our site, there is a potential that Weber Street serves as a secondary commercial district.

Fairview Mall. Fairview Mall is the biggest and busiest shopping centre in Kitchener-Waterloo area. Our site is located just off of Highway 8 which connects to Highway 401, in a fast growing urban core. In near future, rapid transit will connect to Fairview Mall, which creates potential to become a major commercial and transit node locally and regionally.

Future LRT/BRT LRT/BRT will change current hydro corridor as a transit node. Currently a lot of local residents informally use hydro corridor as an open space, but rapid transit will potentially formalize it as a park / pedestrian path.

Residential Intensification Opportunity Along the rapid transit node, there are medium density residential buildings and some single family housings. Since these some of these residential buildings are not in their best condition, these builldings can redevelop into higher density residential towers.

Hidden Valley Street New Business Park Proposal in Hidden Valley Road will bring up the employment rate. Since these Business Parks are located so close to existing commercial district, this can bring in positive energy to commercial district.

Hidden Valley Open Space Currently, this open space is not visible to both pedestrians and drivers due to its location and surrounding land uses. However, as development occurs, Hidden Valley open space can be the place where visitors and residents of our site can walk and see the natural greenery.

2 0.6

0.3

4 1:18,352

kilometres

0.6

1.2

Opportunities

5 6

Constraints To overcome

Highway 8 Highway 8 is a physical barrier that will block pedestrianâ&#x20AC;&#x2122;s movement from Fairway Road to Weber Street. Currently, there is no pedestrian path that connects these two roads. Weber Street has a potential to become secondary commercial district in Kitchener, thus providing pedestrian connectivity will be important but challenging.

Fairway Road Fairway Road is a main arterial road in our site. Fairway Road is fairly wide with extremely high automobile traffic and does not provide pedestrian friendly environment. It will be a challenge to make the street pedestrian friendly due to existing form and automobile traffic.

Existing Single Family Residential NIMBYism (Not In My Backyard) can create difficulty to redevelopment. Our site consists of well established neigbourhood next to big Fairview Mall and LRT route (hydro corridor). If redevelopment proposal is introduced, there is possibility that residents will be against the proposal.

Existing Railway There is an existing railway behind the commercial strip, South of Fairway Road. Any proposal should keep this in mind that there will be 30m buffer zone for residential development.

Existing Industrial Land Our site has active industrial zones. Industrial zones are important for cityâ&#x20AC;&#x2122;s employment rate; however, location of this use is highly questionable. If industrial sites are to be kept, it will be a challenge to create pedestrian welcoming environment and pedestrian connectivity.

0.6

3 0.3

1:18,352

kilometres

0.6

1.2

Constraints

5 N

References: City of Kitchener. City of Kitchener Official Plan (2005) City of Kitchener. City of Kitchener Zoning By-law 85-1 (2012) Google Street View

January 30 2013 Land Use Analysis Heesuk Lee Karen Lui Hoi Yan Anson Yim