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Buttertubs Marsh Neighbourhood Site Analysis | 2016


Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

CONTENTS - Context

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- Figure Ground Analysis - Density Analysis - Sub-Neighbourhoods

5 6 7

Policy Analysis - Current Zoning - Development Permit Areas (DPAs) - OCP Future Use

8 9 9

Accessibility - Vehicular Accessibility - Pedestrian Accessibility - Walking Circles + Hubs

10 11 12

Environment - Environmental Features - Sun + Wind - Significant Trees

13 14 15

- Active Analysis

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- Character Evaluation

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

CONTEXT LOCATION The Buttertubs Marsh Neighbourhood is 4 km away from downtown Nanaimo, or about an 8 minute drive. It is across Bowen Road from Bowen park, and about a five minute drive from the Trans Canada Highway via Jingle Pot Road. It is a 30 minute walk to Vancouver Island University from this neighbourhood.

Buttertubs Marsh Neighbourhood

Downtown Nanaimo

TOPOGRAPHY The marsh is at the lowest point with steep slopes rising up to the Northeast and more gradual sloping towards the South. These slopes prevent connectivity in many areas, requiring long detours (especially on foot) to get around obstacles. HOUSING TYPES There is a mix of housing types and ages, with two older neighbourhoods: the Pryde Avenue area, to the Northwest, and the Garner Crescent area, to the Northeast. The southern part of the neighbourhood is dominated by new single family homes.

ENERGY In general it is a quiet neighbourhood, with very few pedestrians in most of the interior parts of the neighbourhood and many pedestrians using the arterial roads on the boundary.

There are two exceptions to this quietude: Buttertubs Marsh, which is heavily used by people for activities like bird watching, running, and walking, and; the Quarterway Pub, which is a very busy pub and restaurant attached to a liquor store.

Near to the pub one can find an athletic club, a mechanic, a japanese cafe, a pizza delivery business, a thrift store, and a few other service-based businesses. These contribute slightly to traffic in the area, but predominantly in the daytime. 3


Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

CONTEXT

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Buttertubs Marsh

Wakesiah Avenue

Jingle Pot Road 4

STRENGTHS The neighbourhood is bordered by three arterial roads - Jingle Pot Road, Wakesiah Avenue, and Bowen Road. The key feature of this neighbourhood is Buttertubs Marsh, a bird and wildlife sanctuary with a trail around its perimeter. The marsh is a beautiful landscape feature, complimented by the Millstone River and the prevalence of old trees in many areas. The road connections to downtown, North Nanaimo, and the Trans Canada Highway is also a strength, making this a convenient central location that feels rural. Itis a low-density neighbourhood, with several multi-family dwelling units in a few pockets. It lacks a feeling of unity, since the arterial roads draw residents out of the neighbourhood to nearby commercial hubs further North on Bowen Road as well as downtown. Aside from one pub, at the Northwest corner, and a coffeeshop (Hot Chai) in the

Southwest corner, there are no public gathering places aside from parks and trails. WEAKNESSES One thing I discovered in the course of this project is how significant the lack of connectivity is throughout the neighbourhood. There are many dead-end roads, highlighted in the vehicular connectivity map. There are also many areas where pedestrians have to walk a long distance to re-enter or exit the neighbourhood. This creates a feeling of separation between each part of the neighbourhood, and I think it serves to draw people out of the neighbourhood as well as forcing people to use vehicles. The main improvements I would like to see are more mixed use as well as greater road and path connectivity. - JH


Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

FIGURE GROUND ANALYSIS

Two Neighbourhood Landmarks The Quarterway Pub

Hawthorne Park Playground

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

DENSITY ANALYSIS

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# of Single Family Dwelling Units: 354 # of Dwellings in Multi-Family Units:

521

Total Dwelling Units:

875

Area Including Buttertubs Marsh: Density with Marsh Included:

223 Acres 3.9 upa

Area Excluding Buttertubs Marsh: Density with Marsh Excluded:

159 Acres 5.5 upa


Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

SUB-NEIGHBOURHOODS

The Green Sub-Neighbourhood is mixed older homes, with a nearby mini golf course, park along the river, and the commercial hub (including the Quarterway Pub) within a couple of blocks. The streets are fairly quiet in this area. The Blue Sub-Neighbourhood is also a mix of older homes, though of a generally higher quality than in the Green area. Homes in this sub-neighbourhood tend to have nice landscaping, and many of the houses on Garner Crescent have spectacular views. People are very friendly in this area, and many people were out working in their yards and chatting with neighbours. The Yellow Sub-Neighbourhood is a mostly new subdivision. Many of the homes are quite large and of very high quality, west-coast style design. The streets are nicely landscaped in this area, with large bioswales. While the park is busy, the streets are very quiet.

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

CURRENT ZONING

LAND USE LEGEND Single Family Residential (R1, R2) Multi-Family Residential (R5, R6, COR1)

DPA LEGEND Wetland Steep Slope

Comprehensive Development (CD2) Commercial (COR3) Community Service (CS1) Parks (PRC1, PRC2)

OCP FUTURE USE LEGEND Corridor Neighbourhood Park Growth Containment Boundary

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

DPA + OCP FUTURE USE

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

VEHICULAR ACCESSIBILITY VEHICULAR ACCESSIBILITY LEGEND Arterial Road Collector Road Private Road Dirt Road Walking Path Entrance Point Dead End Street No Through Access

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

PEDESTRIAN ACCESSIBILITY

PEDESTRIAN ACCESSIBILITY LEGEND Arterial Road Collector Road Private Road Dirt Road Walking Path Distance Bike Lane Entrance Point Bus Stop

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Bus Route

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

WALKING CIRCLES + HUBS Bo Quarterway Pub

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HUBS + WALKING CIRCLES LEGEND Hub Trail Entrance

Pedestrian Path 400 m Walking Circle

Hawthorne Playground

Hot Chai

Jingle Pot Road 12

Wakesiah Avenue

Buttertubs Marsh


Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

Bowen Park

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ENVIRONMENTAL FEATURES

ENVIRONMENT LEGEND

Mill

Water Vegetation Steep Slope Undeveloped Highest Point Second Highest Point

Buttertubs Marsh

View Hawthorne Park

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

SUN + WIND

SUN + WIND LEGEND Summer Sun Path Winter Sun Path Prevailing Wind

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

SIGNIFICANT TREES

Buttertubs Marsh

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

ACTIVE ANALYSIS: POORLY ACTIVATED Bo

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1. Bowen Road, facing East 2. Pedestrian path off of Bowen, facing South 3. Emery Way Park 4. Lane 5. Blocked pathway 6. Buttertubs Drive facing South

Jingle Pot Road 16

Wakesiah Avenue

Buttertubs Marsh


ACTIVE ANALYSIS

Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

2. Pedestrian Path off of Bowen Road Facing South Steps leading to narrow, steep pathway - poor accessibility No lighting on path High hedge and fence eliminates any passive surveillance Little visual complexity No pedestrian amenities

1. Bowen Road, Facing East Narrow pedestrian sidewalk Sloping bank and fence eliminates passive surveillance Bowen is a busy, arterial road, making this part of the sidewalk feel unsafe Lack of visual complexity Lack of pedestrian amenities Graffiti on fence makes the area seem uncared for No wayfinding and long distance between neighbourhood entrance points

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

ACTIVE ANALYSIS

4. Emery Way Lane Large backyards and houses oriented to the street eliminates passive surveillance Pedestrian trail only at one end, and only on one side Lack of streetlighting makes this area feel unsafe Poor quality of materials and road construction

3. Emery Way Park No identifiable entrance point to the park Sloping banks prevent entry from North side of park, where the basketball court is Abutting private property with large fence eliminates passive surveillance as well as pedestrian access from that side Large trees make the park dark and uninviting No services in park beyond basketball court No signage to indicate that it’s a park

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ACTIVE ANALYSIS

Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

6. Buttertubs Drive Facing South Steep slope on Southeast side and parking on Northwest side eliminates passive surveillance Visual monotony with little wayfinding Very little streetlighting in this area Proximity to multi-family dwellings and this road’s status as a transportation spine results in many car break-ins in this area

5. Blocked Pathway Fence on one side and wall on the other eliminates passive surveillance Construction-grade materials give an unwelcoming feeling to this path The gateway blocks strollers, scooters and bicyclists Overall lack of connectivity in this area makes this a much-needed path, this block is excessive

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

CHARACTER EVALUATION Bo

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1. 195 Adams Avenue 2. 15 Buttertubs Drive 3. 358 Poets Trail Drive 4. 1406 Jinglepot Road 5. 149 Wakesiah Avenue 6. 106 Emery Way

Jingle Pot Road 20

Wakesiah Avenue

Buttertubs Marsh


Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

CHARACTER EVALUATION

2. 15 Buttertubs Drive Strata (senior’s housing) Built in 1975 1 Storey Asphalt shingle roof Stucco siding Overall poor quality Dull colours Insufficient landscaping

1. 195 Adams Avenue Built in 1968 2 storeys Combination wood siding and stucco Asphalt roof Moderate quality - appears well-maintained

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016

CHARACTER EVALUATION

4. 1406 Jingle Pot Road

Strata Mixed unit sizes Built in 2007 2 storeys Asphalt shingle roof Mixed exterior finishes - predominantly metal Great visual complexity in facade colours and finishes Overall good quality

3. 358 Poets Trail Drive Built in 2012 2 storeys Combination cement board siding and brick Asphalt roof High quality

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Jessie Hemphill | Buttertubs Marsh Neighbourhood Site Analysis | 2016 Jessie Hemphill | Assignment 3 | PLAN 504 | Master of Community Planning | Vancouver Island University

CHARACTER EVALUATION

6. 106 Emery Way Built in 1966 2 storeys Wood and stucco siding Cedar shingle detail Asphalt shingle roof Exterior chimney

5. 149 Wakesiah Avenue Built in 1968 Apartment building 2 storeys 75 units Asphalt roof Mixed exterior finish materials, mostly stucco In moderate/poor condition

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Jessie Hemphill CONSULTING

www.jessiehemphill.com

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Buttertubs marsh neighbourhood site analysis 2016  

A site analysis of this Nanaimo neighbourhood.

Buttertubs marsh neighbourhood site analysis 2016  

A site analysis of this Nanaimo neighbourhood.

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