Transcript
Main Street Area
New Rules for a
New Vision
March 2014garnetm@halifax.ca
Phone 490-4481
www.halifax.ca/regionalplanning/MSMPSReview.html
Planning – A Short History
• From country to city:– Industrial Revolution
• From city to suburb:– Garden Cities
• From traffic to
tranquility:– Radburn
• From isolation to
integration: – New Urbanism
• From community to
region:– Smart Growth
Picture by Matthew Trump
An Unhealthy Paradox
•Street layout hinders walking
•Freeways disperse development
•Wide streets encourage speeding
•Segregated land uses require driving
•Parking obstructs walking
•Sprawl hinders transit
Road-building Wheelspin
People live
further out
More people
drive to
work
Roads get
crowded
New
freeways
RISING
COSTS
From TV Dinners to Pizzas!• Postwar zoning resembled a TV dinner
– Segregated uses
– No shortcuts
– Don’t try walking!
• Complete communities are more like pizza
– Synergy between uses
– Connections
– Focal point
– Walkable radius
We must change
•Provide good public transport
•Design for feet, bikes & transit
•Manage congestion
•Cluster settlement
•Integrate land uses
•Control design & form
Community design (2006 Plan)
• Hierarchy of centres
• Transit Oriented Development
• Mixed-use Growth Centres
• Emphasis on walkability
• Transit service where possible
• Open space conservation design in rural areas
“Mixed use” refers to an
integration of residential,
commercial and institutional
land uses
Planning for a new vision
On May 13, 2008 Regional Council:
– approved in principle the “Main Street
Dartmouth - Planning Vision and Streetscape
Concept” (Jan. 20, 2008)
– authorized staff to prepare a Secondary
Planning Strategy for Main Street Dartmouth
and vicinity
What did the
Streetscape Study envision?
• street furniture, landscaping and park
• wide sidewalks
• reconfigured streets
• pedestrian-supportive buildings
• shared rear-yard parking
• attractive roofs
How is the Streetscape Study
being implemented?
STREETSCAPESTUDY
PRIVATEINVESTMENT
PLANNING&
ZONING
PUBLICSTREETS
“Where We Are So Far”• BID established
• Early action: rezoned C-3 to C-2 to…
– enable apartments by development agreement
– prevent new self-storage
• Streetscape Improvements:
– Hartlen St. trees and sidewalk
– Woodlawn/Main parkette
– LED lighting
• Now we’ve aligned the MPS & LUB with the Vision
Who was consulted?
• 5 Public Sessions:
1. parking & shortcutting
2. building styles &
development patterns
3. concept & draft rules
4. refining the rules;
transportation analysis
5. Public Information Meeting
• Ongoing BID Liaison:
– Introductory BID meeting
– Updates at BID breakfasts
– Met with owners on request
– Overview of proposed new
rules to special BID meetings
Side Parking & Spot Height
Option
4 liked
19 disliked
-15 points
Option F:
Tallest at ends & middle
Sideyard parking
Rear Parking & Step Into Valley
24 liked
3 disliked
21 points
Option A:
Step down into valley
Rearyard parking
Parking Implications• Sidewalk retail can allow for rear parking access on
most lots
• Rear parking lots eventually converge
• Surface parking consumes huge areas
• Surface parking leaves little green space
• This would discourage residential market
If we want residents and green space, we need
subgrade parking.
For viable subgrade parking, we need more height.
Height Alternative 1:
Surface Parking & Mixed Uses7 votes for
overall
scheme
10 dots for
“good”
features
5 crossouts
for “bad”
features XX
XX
X
Height Alternative 2:
Surface Parking, Mixed Use except
residential on Lakecrest
12 votes
for overall
scheme
26 dots for
“good”
features
1 feature
changed
Much less
density
V
Height Alternative 3:
Subgrade/Structured Parking
10 votes
for overall
scheme
32 dots for
“good”
features
0 crossouts
Concept IllustrationGateway
Live/
workResidential
Mid-RiseLow-rise
apts
Framed
parking
Retail & mid-rise
apts.Retail & apt. towers
Mixed-Use
& Mid-Rise
Mid-
rise
Townhouse
style
apts
Roof Style Options
Full pitch…
12 liked
2 disliked
-------------
10 points
OR… Stepped back
24 liked
1 disliked
------------
23 points
Building Height & Streetwall Options
Shorter building with tall
street wall…
9 liked
5 disliked
------------
4 points
OR… Taller building with
low street wall
19 liked
4 disliked
------------
15 points
Shape and Step-Back Options
Simple building shape…
7 liked
6 disliked
------------
1 point
OR… Complex building
shape
27 liked
2 disliked
------------
25 points
Building Orientation OptionsParallel Buildings…
12 liked
0 disliked
12 points
OR… Perpendicular
Buildings
10 liked
3 disliked
7 points
Good Design Features
• Bays, dormers or offsets every 40-80 ft
• Sidewalk entry & shop windows
• Pitched or decorated flat roofs
• Minimize shadow impact
• Avoid “fortress” slot windows
• Trim corners and windows
New Policies & Zoning Rules …
• Approved on September 10, 2013 by Regional Council following a public hearing
• Took effect on Nov. 23, 2013
Main Street Designation…
• foster a town centre as a focal point for residential
and commercial investment
• pedestrian oriented buildings and spaces
• recognize need for automobile access
• reduce uncertainty through as-of-right mixed-use
and multiple-unit residential zoning with design
requirements
... with 3 Sub-Designations:
• Town Centre:
sidewalk retail with offices/residences
above
• Town Residential:
townhouses, apartments or condos
near Town Centre’s goods and services
• Neighbourhood Edge:
orderly transition between medium-
density or high-traffic areas and
established low-density neighbourhood
Source: Google Streetview
New Zoning Rules
C-2
C-2
R-3
R-3*
R-3* R-3
R-3*
R-2
R-2 R-2
R-1AR-1A
R-1A
NLW
NLW
NLW
C-2
C-2New design rules also apply
* Facades must resemble
townhouses
R-1
General Commercial (C-2) ZoneFor a walkable mix of uses and buildings…
• Sidewalk-oriented commercial on ground floor
• General Offices up to three floors
– To avoid competing with downtown
• Residences above, as-of-right
• No industrial, storage or “adult” uses
• Rear or subgrade parking
Source: Google Streetview
Concept for Optimizing Use, Height & Parking
Slopes enable some sub-grade parking
Ground floor retail fronting on sidewalk
Offices on middle floors
Housing
above
Housing
above
Rear yard parking
Roofs & Lofts
Medium Density Residential
(R-3) ZoneLakecrest/Valleyfield:
• Multiple unit facades must
resemble townhouses
• Low (2-storey) street wall
Other Locations:
• 4 storey streetwall
All locations:
• 12.2 m (40 ft) separation
from R-1, R-1A or R-2
Neighbourhood Live-Work
(NLW) Zone
For low-impact
live/work…
• Craftshop/spa/studio/office
• Accessory retail only
• Other uses and rules
comparable to R-1A
• Limited signage
• Townhouse-style dwellings
(internal driveways only)
Auxiliary Dwelling Unit (R-1A Zone)
To add more residents
near shopping, while
retaining a small
scale…
• As in R-1, plus one auxiliary
unit up to 40% of gross floor
area
• Must retain the appearance of
a single house
Maximum Building Heights
±An additional 4.6 m (15 ft) is allowed for lofts & penthouses,
except where the height limit is 35 feet or less
12080
80
80
7070
70
60
60
45
45
45
4545
35
35353535
35
35
35
35
3535
Streetwall
Stepbacks• At least 1.8 m (6 ft) wide
• Above 2nd storey on
Lakecrest or Valleyfield
• Above 5th storey on Main St
& south end of Gordon
• Above the 4th storey on all
other streets
• May be topped by a pitched
roof or deck
(not required where
building is already set
back an equivalent
distance beyond
minimum front yard)Source: Google Streetview
Rules for NEW PARKING LOTS• No new front-yard parking
• No new side-yard parking, except alongside
a driveway
• Development agreement option for the large
shopping centres on Tacoma Drive and
Gordon Avenue for large front yard
setbacks…
Drive-Throughs & Gas BarsDrive-throughs:
• Front wall close to sidewalk
• No driveway between
sidewalk & front door
• Loudspeakers, service
windows & lanes at least 6
m (20 ft) from residential
zone
Gas bars:
• Building between sidewalk
& pumps
• Sidewalk display window &
awning
Fast Food
Gas
BarStore
Source: APA NNECAPA Photo Library
BuildingsMaximum setbacks:
• Gordon, Major & Hartlen: 6.1 m (20 ft)
• Main, Tacoma & Caledonia: 9.1 m (30 ft)
Roofs & walls:
• R-3 & NLW Zones: breaks every 12.2m (40 ft)
• C-2 Zone: breaks every 24.4 m (80 ft)
Windows:
• Vertical or square
• along 35% of each floor
• along 50% of sidewalk façade
Front Yard Setbacks
Street Minimum Setback Maximum Setback
Gordon
Major
Hartlen
1 m (3.3 ft) 6.1 m (20 ft)
Main
Tacoma
Caledonia
2 m (6.6 ft) 9.1 m (30 ft)
Lakecrest
Valleyfield
6.1 m (20 ft) --
Development Agreement Option Area
±
D.A. option for deep
front yard setback.
(requires pedestrian frontage
& design features)
Gordon – Tacoma Plazas
Development Agreement Option
Landscaping
LandscapingSidewalk frontage
with display
windows &
pedestrian door
Architectural
features
Architectural
features
Gas bar with
pedestrian
frontage
Architectural
features
Frame
parking with
buildings…
In what cases do the rules apply?• New occupants – no effect
• New uses, extensions, external
renovations – new elements only
• Replacement buildings, additional
parking – all elements
i.e., in proportion to the amount of change
Nonconforming structures may
be altered/expanded if:the nonconforming structure remains on one lot
additions total no more than 697 sq. m (7500 sq ft)
additions are for a permitted use
additions respect all the new rules
a landscaped walkway links the door & sidewalk
Nonconforming structures may
not be altered/expanded if:
× additions further encroach on yard or lot coverage limits
×more front-yard parking is added
× illuminated signs are added facing residences
× a drive-through would become the main use
× adult entertainment exists on the lot
Thank youhttp://www.halifax.ca/regionalplanning/MSMPSReview.html
Marcus Garnet,
Senior Planner
490-4481
garnetm@halifax.ca
Development Assumptions
Existing 10 Years 25 Years
Dwellings 220 units 465 units 1235 units
Offices 177,000 sf 334,000 sf 568,000 sf
Retail 318,000 sf 367,000 sf 422,000 sf
Relative Changes in Use (sq. ft. of Gross Floor Area)
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
Existing 10 years 25 years
Dwellings
Offices
Retail
Transportation Study – Key Conclusions
• Main Street two-way average weekday volume: 34,000
• Estimated land use changes from 2010 to 2035 will generate 473
vehicle trips during AM peak and 611 trips during PM peak
• The peak traffic period will become longer
• New Tacoma Dr./Lakecrest Dr./Main St. intersection:
could create bicycle routes between north and south sides
would provide signalized pedestrian crossing closer to core
• Pedestrian link from Lakecrest to Hartlen & Main signals
• Access Management could reduce driveways & vehicle/pedestrian
conflicts, while improving aesthetics
Transportation Study – Key Recommendations
• Main St./Gordon Ave./Major St. Intersection:
Dual left turn lane on Gordon Ave. for vehicles turning to the west
Right turn lane on Gordon Ave. for vehicles turning to the east
Right turn lane on Major St. for vehicles turning to the west
Split traffic signal phase on Gordon Ave. & Major St. approaches
Bus priority lane on the Main St. eastbound approach
• Tacoma Dr./Gordon Ave. Intersection:
Traffic signals warranted
Or convert to single lane roundabout
• Tacoma Dr./Lakecrest Dr./Main Street:
Signalized full intersection near Stevens Rd.
• Active Transportation:
Pedestrian link between Main St. & Lakecrest Dr. near Hartlen St.
Include bicycle facilities
Impacts on Neighbourhood Short-Cutting
• Tacoma Dr./Lakecrest Ave./Main St. intersection would improve Lakecrest
Ave. and Tacoma Dr. accesses to Main St.
• There would also be improved access to the east end of Tacoma Dr.
• Lakecrest Dr. would no longer have a direct connection from Helene Ave.,
so shortcutting traffic would be delayed getting on and off Main St.
• This would reduce the attractiveness of the shortcut route
• Intersection improvements and access management of Main St.
driveways would encourage more vehicles to stay on Main St.
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