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  Prepared by: MacNaughton Hermson Britton Clarkson Planning Limited (MHBC)Contact: David A. McKay, MSc, MCIP, RPP Partner, MHBC 7050 Weston Road, Suite 230 Woodbridge, ON L4L 8G7 T 905 761 5588 x214 F 905 761 5589 REGINA BUSINESS PARK STUDY City of ReginaMarch 8, 2012  i  Table of CONTENTS   1.0   Introduction 1 1.1 Purpose  1  1.2 Objectives 2  2.0   Existing Conditions 3 2.1 Background 3 2.2 Economic Context  3 2.2.1 Population and Employment Growth 4 2.2.2 Land Use and Development Profile 5 2.3 Summary of Policies, Plans and Regulations 5 2.3.1 Regina Development Plan 5 2.2.2 Regina Zoning Bylaw 7 2.4 Business Park Development in Regina 8 2.4.1 Distinctive Features of Business Park Development 8 2.4.2 Advantages of Business Park Development 8 3.0   Demand Projections for Office Uses 10   3.1 Assumptions 10 3.1.1 Floor Space per Employee 10 3.1.2 Employment Projection Numbers 10 3.1.3 Office Worker Projection Numbers 11 3.1.4 Tracked and Untracked Office Space 12 3.2 Methodology & Calculations for Office Space Demand 12   4.0   Distribution and Balance of Office Space 15 4.1   Existing Distribution of Office Space  15  4.2 Approved and Proposed Office Space  16 4.3   Distribution of Projected Office Space Scenarios  19  4.4   Land Supply 22   ii 5.0   Business Park Policy – Best Practice Analysis 23   5.1 Size Thresholds – Major Office 23  5.2   Maximum Density 24 5.3 Location Criteria  24 5.4 Zoning Standards  24 5.5 Parking Standards  25 5.6 Parking Configuration Incentives  25 5.7 Phasing 27 6.0   Policy Recommendations 29   6.1 Recommended Location Criteria 29 6.1.1 Proximity and Access to Existing Infrastructure 30 6.1.2 Potential Synergies with Adjacent Land Uses 32 6.1.3 Analysis 33 6.1.4 Findings 34 6.2 General Policy Framework 36  6.3 Phasing of Multiple Business Park Developments 37 6.4 Parking Reduction / Configuration Incentives & Policies 38 6.5 Alternative or Complimentary Control Tools 39 6.5.1 Alternative 1 – Consider Business Park Development as a Subdivision 39 6.5.2 Alternative 2 – Make All Business Park Developments Contract Zones 40 6.5.3   Alternative 3 – Make All Business Park Developments Direct Control Districts 41 6.6 Proposed Zoning By-law Regulations for Business Parks 42 7.0   Business Park Design Recommendations 45   7.1 Public Realm Principles 45 7.1.1 Overall Business Park Design 45 7.1.2 Street Network 46 7.1.3 Streetscapes 46 7.1.4 Open Space 47 7.2 Private Realm Principles  47 7.2.1 Yards 47 7.2.2 Parking 47 7.2.3 Landscaping 48 7.2.4 Shared Amenities 49  iii 7.3 Built Form Principles 49 7.3.1 Massing and Orientation 49 7.3.2 Building Elevations and Materials 49 7.3.3 Building Entrances 50 7.3.4 Outdoor Storage 50 7.4 Sustainability Principles  50 7.4.1 Site Features 50 7.4.2 Building Features 51 8.0   Conclusions 52   Tables Table 1: Summary of Office Permissions in Regina Commercial Zones 7  Table 2 : Calculated Demand for Office Space for Regina CMA, 2010-2035 13 Table 3 : Projected Demand for Office Space for Regina CMA, 2010-2035 13 Table 4 : Summary of Total Office Space Requirements by 2035 14 Table 5 : Existing Distribution of Office Space, Regina CMA 15 Table 6 : Approved and Proposed Office Space, 2012 17 Table 7 : Summary of Total Approved and Proposed Office Space, 2012 17 Table 8 : Distribution of Office Space – Existing + Approved, 2012 Regina CMA 18 Table 9 : Distribution of Office Space – Existing, Approved +Proposed, 2012 Regina CMA 18 Table 10 : Distribution by Scenario of Office Space (2035) 20 Table 11 : Location Criteria Analysis Summary 34 Charts Chart 1a: Existing Distribution of Office Space, Regina CMA 16  Chart 1b : Existing Distribution of Office Space, Regina CMA 16 Chart 2a : Distribution of Existing + Approved Office Space 19 Chart 2b : Distribution of Existing + Approved + Proposed Office Space 19 Chart 3a : Scenario 1 – Status Quo 21 Chart 3b : Scenario 1 – Status Quo 21 Chart 4a : Scenario 2 – Low Introduction of Business Park 21 Chart 4b : Scenario 2 – Low Introduction of Business Park 21 Chart 5a : Scenario 3 – Medium Introduction of Business Park    21 Chart 5b : Scenario 3 – Medium Introduction of Business Park    21  Chart 6a : Scenario 4 – High Introduction of Business Park 21  Chart 6b: Scenario 4 – High Introduction of Business Park 21 Figures Figure 1: Existing Infrastructure 31  Figure 2 : Synergies 33 Figure 3 : Findings 35
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