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WCEL
> Issues > Urban Growth and
Development > Smart Bylaws Guide > Part
3
Smart Bylaws Guide – Part 3
3. Create compact complete communities by mixing land uses
and using land more efficiently
“Zoning is a privilege: zoning is a gift from the public”
Franc D’Ambrosio, D’Ambrosio Architecture and Urbanism |
Smart growth is about choice – the ability to choose to walk to
work or live in the same neighbourhood in different housing types
throughout one’s entire life. What is new about smart growth is
the understanding that providing different housing choices increases
the affordability of neighbourhoods, and that mixing uses in the
same neighbourhood creates more vibrant communities. Municipalities
are returning to traditional compact neighbourhood patterns where
access to services from residences is five minutes on foot along
tree-lined streets laid out in a safe grid street pattern.
Neighbourhood commercial centres and frequent transit are supported
by sufficient housing density, and a healthy green infrastructure
creates a network of natural amenities.
With the focus on using existing infrastructure more fully, local
governments are also tasked with defining what density means for
their community. For most towns, density means townhouses, duplexes,
secondary suites (suites in existing houses or accessory buildings)
and low-rise apartments. This creates a diversity of housing types
that allows individuals to meet their housing needs in the same
neighbourhood throughout different life stages.
“…recent research supports the importance of quality of place
as a key to competition in the New Economy. Richard Florida’s
conclusions are forceful: ‘quality of place is absolutely vital in
attracting knowledge workers and in supporting leading edge
high-tech firms and industries. Regions must make quality of place
central elements of their strategies to build high-technology
economies…’ Jobs are a necessary but insufficient condition to
attract young knowledge workers…’community quality of life’
was the second most important factor associated with the
attractiveness of a new job. First came salary.” Federation of
Canadian Municipalities,
Bridging the Innovation Gap: Count Cities
In (2002) |
Quality of life has a lot to do with access to and variety of
recreation, employment, shopping and entertainment close to where
one lives. Mixing uses in all neighbourhoods, and more intensively
in neighbourhood centres, allows each function or amenity to fulfill
several roles. A park is used for habitat, recreation, stormwater
management and as part of the pedestrian infrastructure. A retail
plaza features shopping, art and entertainment, and is a daily stop
for coffee. The new library in Portland, Oregon takes mixed-use to a
new level. In addition to its civic uses as a library, community
gathering place and event venue, it includes housing and a green
roof on the top of the building.
Studies across North America and in BC have shown that proximity
to natural green space increases property values by 15 to 30
percent. |
California’s Main Street program has yielded astounding
benefits to participating municipalities over the past 15 years.
While median population growth in the towns since their Main Street
program was designated was 20 percent:
- The net number of jobs increased 31 percent;
- Retail sales
increased 105 percent;
- Commercial property values increased 167
percent; and
- Storefront vacancy rates declined 76 percent.
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Because of the geographic and infrastructure cost constraints of
continued suburban expansion and the desire to create more compact
complete communities, many municipalities are focusing on using
serviced land more efficiently. Appropriate residential densities
can be achieved in most communities by encouraging:
- Secondary suites (see Part
5 – Secondary Suites);
- Conversion of single family homes to multi-unit
dwellings;
- Garden suites or granny flats above garages or as an
accessory building to a single family dwelling;
- Zoning for
duplex, triplex and four-plex structures in single family
neighbourhoods;
- Townhouses;
- Infill projects on small lots
where a single family lot is subdivided and an additional dwelling
is constructed;
- Small lots and lots with zero lot lines;
- Ground-oriented apartments around neighbourhood centres.
Locations along existing and future transit lines are the logical
places to encourage more intensive development because of their
proximity to transit and commercial areas. Transit area zoning can
apply to specific transit hubs, corridors, or transit network. These
zones feature mixed-use, higher density developments that generate
significant transit ridership (such as offices and apartments), and
good pedestrian access. The proximity to transit, shops and other
amenities means that many daily commercial needs can be met on foot.
“If a corridor is long enough (up to eight miles [12.8 km]) and
has a significant downtown as a job magnet, residential densities as
low as ten units per acre can justify regular and direct bus
services to the downtown core. This density is achievable with
50-by-120 foot residential lots with a duplex or a second unit on 50
percent of the parcels.” Local Government Commission and Steve
Tracy,
Smart Growth Zoning Codes: A Resource Guide (2003) |
Design guidelines for more intensive development ensure that new
neighbourhoods adhere to well-accepted design principles, and that
infill development respects the character of existing neighbourhoods.
Development that looks like it fits with a street demonstrates to
residents that different types of housing belong in single family
neighbourhoods.
A sense of community dramatically reduces crime. Community spirit
and a desire to be involved in a neighbourhood decrease violent
crime by up to 40 percent. Smart growth neighbourhood designs such
as mixing uses, corner stores, pocket parks, community gardens,
traffic calming and front porches encourage residents to interact
with one another and develop a shared sense of responsibility. |
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