Commercial Rezoning: Why Intersection Properties Have an Advantage Over Interior Ones?
Properties located at intersections or along major roads are more likely to be considered for commercial rezoning compared to properties located deeper within residential neighborhoods or in more "interior" locations. This is due to several key factors:
1. Traffic Exposure and Accessibility
High Visibility: Properties at intersections or on main roads typically have higher traffic volumes, making them more attractive for commercial uses. Retail businesses, offices, and other commercial entities often prefer locations with easy accessibility and high visibility to reach a larger customer base.
Better Access: Intersections generally provide easy access from multiple directions, which is ideal for commercial enterprises that need to be accessible to a wide range of people. This can include restaurants, shops, service-oriented businesses, and offices.
2. Planning and Zoning Policies
Official Plan Designation: Municipal Official Plans often designate certain areas near intersections, major roads, or transit corridors for commercial or mixed-use development. These areas are seen as ideal for higher-density uses and commercial development due to their visibility and accessibility.
Zoning Bylaws: Zoning bylaws typically have specific commercial zoning categories for areas at major intersections or along major roads (like C1, C2, or Mixed-Use zones). In contrast, interior properties located further from main roads are often zoned for residential use or low-density residential zoning.
Transition Zones: Properties at intersections can serve as a buffer or transition zone between residential areas and commercial districts, which is a common planning approach to maintain balance between residential comfort and commercial activity.
3. Demand for Commercial Space
Commercial Growth: Cities and municipalities may prioritize economic development in areas that are highly visible and accessible, like intersections, to attract businesses that contribute to the local economy.
Compatibility with Surrounding Uses: Commercial rezoning is more likely at intersections because commercial activities at these locations typically do not negatively impact nearby residential areas as much as they might in the middle of a residential neighborhood. Instead, they provide services and amenities that benefit the broader community.
4. Land Use Patterns
Historical Development: In many areas, commercial development has historically been concentrated at intersections or along arterial roads. This pattern tends to reinforce the idea that properties at these locations are suitable for commercial uses, making it easier to justify rezoning applications.
Public Infrastructure: Intersections often benefit from better infrastructure, such as wider roads, public transportation options, and utilities, which are important for commercial operations. These infrastructure features make it easier to support commercial development.
5. Market Forces
Developer Interest: Developers are often more inclined to pursue commercial projects at intersections due to the higher return on investment. These areas are seen as more desirable for commercial uses because they can attract more foot traffic and customers.
Potential for Mixed-Use Development: In growing urban areas, there is a trend toward mixed-use developments at intersections, where residential, commercial, and even office spaces coexist. This makes rezoning more likely, especially as cities push for more density and better land use integration.
6. Challenges for Interior Properties
Access and Visibility Issues: Properties located away from intersections or main roads typically have lower visibility and may face challenges with accessibility, both of which are important for most commercial businesses.
Resistance from Residents: Interior properties, particularly in established residential neighborhoods, may face more resistance to commercial rezoning. Residents may prefer to maintain the residential character of the area and resist the potential impacts (like noise, traffic, or parking issues) that come with commercial uses.
Conclusion:
Properties located at intersections are generally more likely to be rezoned for commercial use due to their higher visibility, better accessibility, and alignment with municipal planning policies that encourage commercial development in these areas. Interior properties, however, are less likely to be rezoned for commercial use, as they may not have the same level of infrastructure or demand for commercial services, and rezoning them could face more resistance from local residents. The zoning decisions often reflect broader goals to create a balance between residential and commercial development, focusing commercial uses where they can benefit from high traffic while minimizing disruptions to residential neighborhoods.
