Property size preferences and the value of private and public outdoor spaces amid a shift to high-density residential development: A case study of Kitchener- Waterloo, Ontario by Emma DeFields A thesis presented to the University of Waterloo in fulfillment of the thesis requirement for the degree of Master of Environmental Studies in Planning Waterloo, Ontario, Canada, 2013 ©Emma DeFields 2013 AUTHOR'S DECLARATION I hereby declare that I am the sole author of this thesis. This is a true copy of the thesis, including any required final revisions, as accepted by my examiners. I understand that my thesis may be made electronically available to the public. ii Abstract Planning policies in Ontario, such as the Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe, enforce urban growth boundaries to preserve natural and agricultural lands while improving neighbourhood and city vibrancy. Consequently, urban areas must be intensified through high-density development, which will limit the land available for public green spaces and large private yards. As a result, homebuyers looking for spacious properties will have to rely mainly on the turnover of older homes. Therefore, this thesis explores how residents currently living in homes with private yards value private and public outdoor space, and whether they have interest in upsizing or downsizing their homes in the future. Neighbourhood and property attributes that may be influential in homebuyer decision-making are also investigated. The cities of Kitchener and Waterloo (“Kitchener-Waterloo”) were chosen as the study location, as both cities are affected by the Growth Plan and are currently being intensified. From March to August, 2012, a random sample of 1272 households living in homes with private yards were invited to participate in a survey on yard landscaping and maintenance practices and property preferences, after which a total of 206 surveys were analyzed. Most respondents were living in medium-sized homes with medium-sized yards, and results indicated that homes and yards of medium size would be the most commonly preferred options if residents were to move (considering their household size, health, finances, etc.). On the whole, the target market for high-density homes (i.e. condominiums, small houses, and small yards) came mainly from the aging population. Nevertheless, when asked if they would ever live with less yard space in the future (when their household conditions could differ from what they were at the time of the survey), 58% of all respondents indicated that they may live in a home with a small yard and 41% indicated that they may live with no yard. Such a finding further indicated that residents may find high-density dwellings more appealing as they age. Based on findings, ways of increasing the appeal of compact dwellings are discussed, such as including a small yard or balcony, providing privacy, ensuring access to public green spaces, and being located in a safe neighbourhood. Landscapes neat in appearance and designed with grass, colourful vegetation, trees, and natural gardens are also expected to increase property appeal. Overall, if development is to remain restricted to built-up areas, developers and planners will have to create desirable high-density homes located in communities that accommodate the lifestyles of potential residents. This thesis addresses such a challenge by delineating target market groups with iii the potential to move to high-density homes, and by providing insight into the variables that may increase the appeal of properties as landscapes are intensified. iv Acknowledgements Many people selflessly lent a hand as I completed my Master’s. First I’d like to thank my advisors, Dr. Dawn Parker and Dr. Roger Suffling, for being so patient, supportive and dedicated to this project. Your advice has been invaluable and will never be forgotten. I would also like to thank Dr. Joan Nassauer for taking the time to be my reader and offer great suggestions. In addition, I would like to thank Debolina Banerjee and Xiongbing Jin, who both shared with me their expertise in GIS mapping; Laurie Weiler from Digital New Media Services, who patiently helped me with my mail documents; Angie Rohrbacher, who always kept tabs on my incoming mail; Kathleen McSpurren from the Survey Research Centre, who helped me tackle the websurvey; Dr. Michael Drescher, for his support and advice; and Edie Cardwell for her help along the way. Also, I would like to thank the Region of Waterloo Reurbanization Working Group for providing useful feedback and helping me to see how my research may be applied to local examples. My project would not have been possible without the participants of this study, and I can’t thank them enough for generously taking the time to complete my survey. I would also like to thank Roger and his former student, Peter Ellis, for providing a great foundation to start the study and for providing advice based on their past experiences. In addition, thanks go to Dr. Nassauer and her colleagues at the University of Michigan, who allowed me to include some of their survey questions in my study. I am also grateful for the financial support that backed this study, including the University of Waterloo-SSHRC Award awarded to Dawn, and the OGS and University of Waterloo President’s Graduate Scholarship, which I received. To all of my friends at home and in Waterloo, thank you for always being such positive influences in my life, and for encouraging me when I needed it the most. To my wonderful family in Waterloo, thank you so much for welcoming me into your home and always brightening my day. Mom and Dad, thank you for being so supportive throughout all my years of education, and for providing a home that encourages me to grow and be successful. Peter, thank you for always believing in me and being my constant inspiration and motivation. I can’t wait to explore the world with you! Lastly, thank you to all of the teachers and colleagues who have, even in the smallest of ways, made me into the person I am today. I am forever grateful to you all. v Table of Contents AUTHOR'S DECLARATION ............................................................................................................... ii Abstract ................................................................................................................................................. iii Acknowledgements ................................................................................................................................ v Table of Contents .................................................................................................................................. vi List of Figures ........................................................................................................................................ x List of Tables ...................................................................................................................................... xiii Chapter 1 : Introduction ......................................................................................................................... 1 1.1 Managing Growth in Southern Ontario ....................................................................................... 1 1.2 Study Purpose .............................................................................................................................. 3 1.3 Thesis Objectives and Research Questions .................................................................................. 3 1.4 Use of Terms ................................................................................................................................ 5 1.5 Kitchener-Waterloo as a Case Study ........................................................................................... 5 1.6 Research Method Overview ......................................................................................................... 6 1.7 Thesis Layout ............................................................................................................................... 6 Chapter 2 : How Residents Value Private and Public Outdoor Space ................................................... 7 2.1 Introduction .................................................................................................................................. 7 2.2 How Households Value Private Yards ......................................................................................... 7 2.3 The Importance of Yard Appearance ........................................................................................... 8 2.4 Benefits of Public Green Space ................................................................................................. 11 2.5 Values of Community Gardening .............................................................................................. 13 2.6 Values Associated With Views .................................................................................................. 14 2.7 Impacts of Public Outdoor Space on Housing Value ................................................................. 15 2.8 Preferences for Public Green Space ........................................................................................... 15 2.9 Considerations for Planning Public Outdoor Spaces ................................................................. 16 2.10 Conclusion ..............................................................................................................................