Main Street: New Rules for a New Vision

Main Street Area

New Rules for a

New Vision

March [email protected]

Phone 490-4481

www.halifax.ca/regionalplanning/MSMPSReview.html

“Who cares?”Toward Complete

Communities

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

“Where shall we walk?”

•Traffic stress

•Air pollution

•Not enough walking

•Too much sitting

“Canada’s Ocean Playground”

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

The View from 30,000 feet

Planning for the Region

Managing transportation

www.halifax.ca

2006 Regional Plan Growth Centres

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

A Vision for Main StreetThe Streetscape Study

Main Street Area

NSCC

SobeysParclo

Lakecrest

Apts

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

Exploring the Options

Community Design

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 Simulation

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

Fly-Through Snapshot

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

New Policies

and RulesShaping Design to

Encourage Re-investment

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

Phase 1

Scaling Down to Adjacent

Neighbourhoods

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 Main Street Designation…

±

… and 3Sub-Designations

Town

Residential

Town

Centre

Neighbourhood

Edge

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

Maximum Streetwall Heights±

25-ft Streetwalls

55-ft Streetwalls

45-ft Streetwalls

45-ft

25-ft

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

[email protected]

Settlement and Transportation

Growth Projections:Number of new dwelling units for the period 2011-2031

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.