GEOG 442 – Day 21

Housekeeping Items The final exam will be on Wednesday, April 15 th at 9:00 a.m. in Building 180, Room 134. We have a special guest on Wednesday, Gerald Amos, the new VIU energy conservation officer. We have Julian presenting today. Anyone else? In the folder, there is a brochure listing the schedule for the Global Community Film Festival being held on campus. And on April 2nd, the last day of classes, there is the Sustainability Fair. They are looking for volunteers. Here are some links that might also be of interest: http :// http :// http :// http ://

GEOG 442 Day 21: Mixed Uses and Land Supply

Mixed Use - A Major Thrust of Sustainable Development Mixed use makes more efficient use of infrastructure and can enhance economies of scale It helps to revitalize an area, increase transit ridership, and boost tax revenues It acts as transition between different land uses or districts Mixed use development has three or more revenue-producing uses, which are functionally and physically integrated within a coherent plan (for instance, residential, retail, and office).

Mixed Use Mixed use development involves an intensive use land, with an average of least 15 acres and an FSR of from 1 (in the suburbs) to 3 (in the city centre). Compatibility of mix and scale of uses is very important. Other important attributes are: Proximity to adjacent centers and neighbouring uses Access to, and visibility from, transportation routes Size, shape, topography and soils of site Availability of utilities, roads, facilities and services Regulatory issues, such as zoning, regulation, codes, etc. Potential uses and market demand for, and Land costs in relation to the above.

Land Supply An important exercise in planning analysis is to look at the capability of existing vacant and renewal land to identify both potential for, and limitations to, development Vacant Land use analysis: Marginal lands identified first – land too low, land too marshy, derelict land from abandoned quarries, land too steep Individual lots < 5 acres considered marginal in city- wide planning Land > 5% slope good for residential use but not for industrial use. [see chart on p. 135]

Land Supply FURTHER TECHNIQUES: Use topographic maps or GIS databases to identify large vacant parcels of land Determine whether the land parcel should be developed based on physiographic qualities, servicing issues, willingness to sell, etc. Following from this, the analytical task is to interpret the appropriateness of characteristics for human activities and the impacts of various types of human activities on them (for instance, increase in run-off)‏ To do this, one needs to have an understanding of areas which may create problems with urban uses and which represent hazards for life and/or property.

Land Supply The following components should be incorporated: present conditions, short and long term impacts, consideration of possible alternative land uses, consideration of engineering/ design and location alternatives, and recommendations (including for mitigation). A number of analytical tools can be used which are geared to individual projects:

Land Supply Descriptive checklist (see Lynch; doesn’t allow for consideration of interactions)‏ Trade-off matrix (costs and benefits to different groups)‏ Spreadsheet modeling (user-friendly software, but requires analytical sophistication)‏ Composite mapping (for instance, using GIS). One must also consider cumulative impacts...

Land Supply In contrast with greenfield development, it is more sustainable from an ecological, social, and fiscal point of view to seek infill opportunities within the existing urban fabric. These can range in size from less than a 1/4 acre to over 20 acres, and can be brownfield, greyfield, or other. There are challenges, such as fragmented ownership, neighbourhood opposition, existing heritage structures, desire of citizens for open space, need to upgrade infrastructure in some cases, and land use/ scale, and aesthetic compatibility issues. To encourage infill, one should do a proper inventory of sites, and develop incentives.

Land Supply Brownfield sites present challenges: Brownfields are considered good locations for redevelopment Three considerations for redevelopment must be considered: cost efficiency, urban renewal benefits, and revenue generation Land development approval processes are complex, involving five principles: – polluter pays; beneficiary pays; fairness; openness, accessibility and participation; and sustainable development. Consultation and remediation can create uncertainty.

Land Supply There are four options for remediating a site: a) soil excavation and landfill (or ocean) disposal; b) in-situ treatment on site without excavating the soil (for instance, capturing run-off); c) ex-situ treatment on site where soil is excavated and treated on site using various techniques including bacteria, and d) in-place management (for instance, capping, restrictions on use, or reduction in clean-up standards). To facilitate redevelopment of brownfields, which many jurisdictions are seeking to encourage, there is a tendency to do a site-based risk analysis, rather than imposing a “one size fits all” set of standards.