Rethinking the Hespeler Road strip - 2005 Concept Plan
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Man, that would be so cool. However, in order to make it work, I think you have to consider the historical context of Hespeler Road and how it evolved.
The main factors that led to the development of the strip were: 1) Growth in the suburban population, between the three original downtowns, which were at the time, vibrant retail centres that served each part of Cambridge. 2) Car-oriented development of housing and industry led to the car-oriented development of Hespeler Road. The pedestrian and transit were an afterthought. 3) Now that Hespeler Road has become the geographic centre of Cambridge and contains the lion's share of the city's non-neighborhood level retail, the downtown cores have become obsolete. Yes, there's been some recovery in downtown retail, but much of it is either specialty retailing (independent cafes and restaurants) or neighborhood serving retail (barber shops, convenience stores) within walking distance. Without gentrification and housing growth, things would have deteriorated further. Hespeler Road is Cambridge's "suburban downtown", so to speak. Not only that, but it's a regional retail centre for the whole Golden Triangle area. 4) A convenient stopover for people travelling along the Windsor-Quebec City corridor. Rather than going to the next service centre, people can take the Hespeler Road exit, grab a bite to eat (there's a ton of options), and put themselves up in a hotel for the night. It makes for lots of tax revenue coming into the city. Far more than any of the downtowns bring in. Understanding this, we have to work within these limitations. Hespeler Road is a major throughfare the city, which means it still needs to be kept fairly wide. We can't limit parking entirely. One idea I have is a transit terminal at the Power Centre. Out-of-town shoppers have the option of parking there and taking BRT between the 401 and downtown Galt. On each side of Hespeler Road, we could have a BRT lane, 2 lanes of regular traffic, and a grand median in between them. Since neighboring areas to the strip are industrial, NIMBYism is not a concern. I say we really go highrise on this one. Another thing to take into consideration though (mostly in the mall and power centre), is that some of the larger stores (the Bay, Zellers, Wal Mart, Future Shop, etc) work on a volume basis and simply will not work without massive parking lots. Also consider the expropriation process...the only part that might actually spark a lot of temper with business owners. All of this said, I still think the LRT should be going down King Street, not Hespeler Road. |
^Very well put Waterloo Cambridgite, however, I don't want Hespler road to gain the image as another Mississauga, dominated by generic highrise developments and expansive parking lots. There is no doubt in my mind that big box stores will be reluctant to give up their parking lots, as you mentioned, and that it will remain a car dominated atmosphere, but something needs to be done to improve pedestrian friendliness along the corridor. The main long term way I see of solving this is to physically grade separate local traffic from through traffic, and the implementation of bus lanes.
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Thanks for the article, Waterloowarrior.
Can't wait for this.... Starting points for discussion of Hespeler Road's future -- and some computer-generated images showing the possibilities -- should be ready by spring, so they can be considered at public meetings as the Cambridge official plan is reviewed over the next 18 months. :banana: |
Keep us posted. :)
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There are a few things that could be done to significantly improve the pedestrian atmosphere on Hespeler Rd., some of what the Grad student suggested are important. For starters, planting trees creates a barrier between traffic and pedestrians. Planting trees in a median also makes the ROW seem narrower, making it seem less intimidating and also slowing traffic down. On street parking is also highly effective for traffic calming, but not really practical with the current urban form in the area.
Consider something like this: http://farm3.static.flickr.com/2381/...74e1c1a7_o.jpg This would segregate local traffic, and create a smaller, safer, and more intimate streetscape for pedestrians. Obviously something like this would have to be scaled. Perhaps one block at a time in the vicinity of somewhere like the Cambridge Centre where the retail on the one side already approaches the roadway, and where there is plenty of space on the other to construct more. The ROW would widen probably on the order of 30ft or so, which would bring the sidewalks to many storefronts, or near them, allowing a wall to begin to develop. Obviously the likelihood of anything like that happening is slim, but it's interesting to ponder the possibilities for redeveloping suburban ROWs so that they have a more urban appeal. |
I find it ironic that people describe Hespeler Road as the new Mississauga when its appearance has changed little from twenty years ago while Hurontario and Mavis look nothing like they did twenty years ago. Highway 10/Hurontario was a two-lane road when we moved out here. Not any more!
For any sort of rethinking of Hespeler Road, major surgery will be required. About half the strip malls would have to be replace by mixed or residential developments, a forest of trees would have to be planted, the city garage would have to be moved to make room behind the smaller buildings across from Cambridge Centre, and that dumpy flea market near Can-Amera would have to be obliterated from the face of the earth (just my opinions, you may not agree). They're trying to bring some residential building to Conestoga Boulevard, but I find it to be too little and too bland. The completed apartment building still looks like it's under construction. More needs to be done. |
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Another issue is that most of Hespeler Road is surrounded by light industry, so there's no residential neighborhoods for it to plug into. |
That's what it needs--more residential, some office/institutional, and different styles of commercial to give it a swift kick in the end.
And it might just be me, but apartment buildings should have a bit of character to them, not just look like they were made with grey Legos. It CAN be done; it just hasn't been. |
Just had a wild idea this weekend about what some of the land surrounding Hespeler Road could be used for. Assuming Jim Balsillie succeeds in obtaining an NHL team, but fails to move it to Copps Coliseum, what would everyone think of putting an NHL stadium on Hespeler Road? It's one of the only places I can think of in Waterloo Region where enough space will be available once developers clear buildings that nobody will miss.
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Perhaps, but with Pittsburgh and Nashville not leaving anytime soon, where is said team going to come from? As much as I'd like a team here, I think Hamilton would get them first.
But back to Hespler. Major surgery indeed. The fact that none of the buildings built at a pedestrian distance from the street, and that the parking lots are privately owned and in-front of businesses as opposed to behind... it will be a very long and slowly transformative process. |
The Record suggested teams from California, Florida, or Arizona could be possible targets due to the slump in both housing markets and in ticket sales. I know he was said to be interested in the Sabres recently.
Once larger buildings go in on Hespeler Road (and possibly a Square One-sized Cambridge Centre), I would like to see the Hespeler Road-Pinebush-Franklin-Can Amera area become the new 'Downtown Cambridge.' It would make sense, as this is the only area that can really be called Cambridge, since it was virtually all farmer's field pre-1973. Galt, Preston, and Hespeler can be our versions of Rosedale or Streetsville instead. |
I've also heard a lot about the Florida and Arizona teams. Not only because of their slumping housing market. But plain and simple, hockey isn't that popular there.
Average Attendance since 2000 (rough estimates by me) Phoenix Coyotes - 14000 /game Atlanta Thrashers - 14700 /game Florida Panthers - 15700 /game http://www.andrewsstarspage.com/NHL-...attendance.htm This is my issue with Balsillie and him getting a team. (and for the record, I REALLY want it to happen). He needs to just shut his damn mouth. Don't say a word about anything until he owns a team. Then, and only then, can he even say the word "relocate." By talking relocation too soon in the past, it's cost him ownership. I have a feeling if he wants a team, he's going to have to be ok with them staying in the city for a few years to see how they do. |
That's what's going to make it hard--he spoke too soon. Now that's going to be kept in mind for most of the teams because NHL Commissars have long memories. If he'd left it as just fulfilling every red-and-white-blooded Canadian boy's third dream (after playing for a team and coaching a team), he would have been set.
The question remains, where would it go? Hespeler Road is a good option, especially with the 401 access, but they could also do to the Aud what they did with Old Trafford football field in Manchester and expand the life out of it. |
There was also the talk of the land he bought out near the 401 when he was in talks with Nashville. Although I'm not exactly sure where it was located. Anyone know?
Or maybe was it bought for RIM or another business venture of his to use? Should this be moved to a new thread in Culture, Dining, Sports and Recreation? Not sure if the Mods can move the existing posts? |
Can we start popping champagne corks yet?
Cleaning up a 'chaotic mess' Quote:
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The plot thins; The Cambridge Times reported on this today, saying that only signs on regional property are being affected. So all property owners have to do is move their signs back ten feet and they're not breaking the law.
What's the point?! |
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