CONSTRAINT ANALYSIS OF High Density Residential Area in York Region

1. CONSTRAINT ANALYSIS OF High Density Residential Area in York Region Bradley Morris, Ehsan Akbari, Johnny Nguyen, Nikou Najafi

2. Introduction • High density residential areas are results of fast pace growth of urban areas causing urban sprawl • Increasing population (mainly middle class) caused preferences in building infrastructures and living conditions allowing homes with similar designs within a condensed area • Appropriate high residential zone will include near by parks, recreational opportunities, commercial and public services, and emergency contact services to ensure quality of life remains high in these areas • Important to take into account all aspects when choosing an area: urban development, economics, health and spatial patterns of nearby neighborhoods to ensure a sustainable community which people can enjoy and most importantly want to live in

3. Housing High density residential areas refer to different types of housing depending on types of neighborhoods, wealth of community, and density in the area • Apartments • Condominiums • Single Detached Houses • Semi-Detached Houses • Townhouses • Bungalows etc..

4. Economic Factors and Constraints • Close by commercial services which can sustain highly populated areas to increase economic competition • Comparable family incomes in surrounding residential and urbanized areas due to similar quality of life • Placing a high density residential areas near a poor neighborhood would not benefit the residents and may stimulate conflict such as increase in crime rate • Previous land use, for example rural areas will cost less for the land but do not contain developed services required for a high density residential area • Balance between land price and quality of land. • Still need essential resources, therefore to save money you want to place new high density residential areas close to existing residential areas

5. Distance and Social factors • Due to a well developed road network in the York region, access is not an issue in many cases • Transit systems established along major roads • Distance from the CBD • Distance from recreational opportunities, commercial and public services • Distance from emergency services • Schools • Retail or Private/Public sector which the society needs • The larger the population size (demand) is the more social factor are wanted (supply) • Some examples are : malls, stores, high service and greater number of facilities, recreation centers, schools, day cares, high population, medical services

6. Physical Factors and Constraints • High density residential areas should be built on an area with open space. • Residential land use is better when build in proximity to scenic areas. • Areas with high amount of vegetation are unsuitable for development. • Wetlands are a constraint. • Too many slopes render the land unsuitable for residential land use. • Some types of constraints can be mitigated but may be costly.

7. Buffering Industrial Sites • Noise and pollution issues are developed around industries • Health risks • 200 m buffer required • Overall healthier environment • Allows quieter and more peaceful condominium development contributing to quality of life in the neighborhood • Scenic advantage, no one wants to look out their window to see factories and industries • Surrounding atmosphere would lower real estate value • Quality of life is generally lower in these areas

8. Buffering Industrial Sites continued

9. Airport • Airports cause extensive air and noise pollution which is why the 1km buffer is appropriate for an high density residential area in York region • The 1km buffer is used to minimize airport disturbances • The buffer zone can also take into consideration of future development

10. Cemeteries • The buffer around the cemeteries shows the distance that is most appropriate for constructing a cemetery • Due to some morals and fear, some individuals may feel uncomfortable living close to a cemetery • Respecting the ones who have passed, it is necessary to have some distance from any noise or pollution as well have having a large area in order to expand the cemetery grounds.

13. Vegetation • Vegetation can be a constraint; residences cannot be built on forests and shrub areas. • Residential areas can be built near areas with vegetation for the scenery. • There were no buffers used

14. Vegetation High density residential areas can be built in these areas but a lot of space is required. The trees must be cut down this would cause another constraint as there would be machinery used to cut down the vegetation. This creates a higher than normal amount of noise in the middle of a high density residential area where the outdoor volume should be quiet.

15. Wetlands • A 120 metre buffer was used for wetlands. • 120 metres distance must be kept between the wetlands and developments by the provincial law unless permitted.

16. Buffering highways • When designating land for residential use, proximity of highways must be considered. • Although locational feature of highways are important in terms of ease of access, being too close to residential lands is unfavorable. As a constraint, highways are sources of noise pollution, carbon emissions and safety precautions. • Distances of 300m and 700m were used to buffer highways. A majority of residential lands are not in close proximity to highways. Exception are those adjacent to them. Thus 700m buffer zone was used for most residential lands and 300m for lands adjacent to highways, thereby effectively protecting residential lands from disturbances.

18. Slope • In evaluating land for residential use, semi-flat land is preferred. • That is, not completely flat or too steep. • Some degree of slope is required to prevent flood risks as well as diverge rain fall and other precipitation towards sewers. • Land that is too steep or depressed is costly to cut and fill. • Slope values were used to display areas of high steepness and to differentiate between suitable and unsuitable areas. • Lands with a slope of 13 and above were disregarded as too steep for residential land use designation. • selection method used to identify suitable areas • Red=Suitable, Yellow=Unsuitable

20. Constraint Mapping • Selection of Open Space lands (isolating other land uses) • Added Slope layer-selected suitable and unsuitable areas based on terrain steepness • Selection of constraint factors such as highways, industries, airports, cemeteries, wetlands, forests and pre-existing residential areas • Buffered each constraint to protect potential residential land designation from disturbances and to protect natural environments from development, allowing for greater quality of life and sustainability • Each constraint was individually erased through use of overlay tool • final map produced with elimination of all constraints

22. Land Suitability • Once final suitable land map was produced, this allowed for factors related to residential land designation to be displayed (schools, hospitals, fire stations) • By eliminating all constraints, the suitability of land for residential use was greatly narrowed down, thereby allowing easier designation

24. Outlined constraints

25. Flow List • Constraints identified: Industrial Sites, Airports, Wetlands, Forestry, Cemeteries, Major highways and Roads, slopes • Suggest limitations and boundaries of constraining factors • Buffer constraints where suitable • Narrow down suitable land for high density residential areas • Once land is isolated, purpose suggested suitable land and other alternatives for high density residential areas