How public participation, Lego, computer modelling and analysis led to new planning policies and zoning to implement a streetscape vision in suburban Dartmouth, Nova Scotia, Canada
3. Planning â A Short History
⢠From country to city:
â Industrial Revolution
⢠From city to suburb:
â Garden Cities
⢠From traffic to
tranquility:
â Radburn
⢠From isolation to
integration:
â New Urbanism
⢠From community to
region:
â Smart Growth
Picture by Matthew Trump
4. An Unhealthy Paradox
â˘Street layout hinders walking
â˘Freeways disperse development
â˘Wide streets encourage speeding
â˘Segregated land uses require driving
â˘Parking obstructs walking
â˘Sprawl hinders transit
8. From TV Dinners to Pizzas!
⢠Postwar zoning resembled a TV dinner
â Segregated uses
â No shortcuts
â Donât try walking!
⢠Complete communities are more like pizza
â Synergy between uses
â Connections
â Focal point
â Walkable radius
9. We must change
â˘Provide good public transport
â˘Design for feet, bikes & transit
â˘Manage congestion
â˘Cluster settlement
â˘Integrate land uses
â˘Control design & form
13. 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
âMixed useâ refers to an
integration of residential,
commercial and institutional
land uses
16. Planning for a new vision
On May 13, 2008 Regional Council:
â approved in principle the âMain Street
Dartmouth - Planning Vision and Streetscape
Conceptâ (Jan. 20, 2008)
â authorized staff to prepare a Secondary
Planning Strategy for Main Street Dartmouth
and vicinity
17. What did the
Streetscape Study envision?
⢠street furniture, landscaping and park
⢠wide sidewalks
⢠reconfigured streets
⢠pedestrian-supportive buildings
⢠shared rear-yard parking
⢠attractive roofs
18. How is the Streetscape Study
being implemented?
STREETSCAPE
STUDY
PRIVATE
INVESTMENT
PLANNING
&
ZONING
PUBLIC
STREETS
19. âWhere We Are So Farâ
⢠BID established
⢠Early action: rezoned C-3 to C-2 toâŚ
â enable apartments by development
agreement
â prevent new self-storage
⢠Streetscape Improvements:
â Hartlen St. trees and sidewalk
â Woodlawn/Main parkette
â LED lighting
⢠Now weâve aligned the MPS & LUB
with the Vision
21. 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:
â Introductory BID meeting
â Updates at BID breakfasts
â Met with owners on request
â Overview of proposed new
rules to special BID meetings
25. 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.
26. Height Alternative 1:
Surface Parking & Mixed Uses
7 votes for
overall
scheme
10 dots for
âgoodâ
features
5 crossouts
for âbadâ
features X
X
X
X X
27. Height Alternative 2:
Surface Parking, Mixed Use except
residential on Lakecrest
12 votes
for overall
scheme
26 dots for
âgoodâ
features
1 feature
changed
Much less
density
V
32. Building Height & Streetwall Options
Shorter building with tall
street wallâŚ
9 liked
5 disliked
------------
4 points
OR⌠Taller building with
low street wall
19 liked
4 disliked
------------
15 points
33. Shape and Step-Back Options
Simple building shapeâŚ
7 liked
6 disliked
------------
1 point
OR⌠Complex building
shape
27 liked
2 disliked
------------
25 points
36. Good Design Features
⢠Bays, dormers or offsets every 40-80 ft
⢠Sidewalk entry & shop windows
⢠Pitched or decorated flat roofs
⢠Minimize shadow impact
⢠Avoid âfortressâ slot windows
⢠Trim corners and windows
38. New Policies & Zoning Rules âŚ
⢠Approved on September 10, 2013 by Regional
Council following a public hearing
⢠Took effect on Nov. 23, 2013
39. Main Street DesignationâŚ
⢠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
40. ... with 3 Sub-Designations:
⢠Town Centre:
sidewalk retail with offices/residences
above
⢠Town Residential:
townhouses, apartments or condos
near Town Centreâs goods and services
⢠Neighbourhood Edge:
orderly transition between medium-
density or high-traffic areas and
established low-density neighbourhood
Source: Google Streetview
41. New Main Street DesignationâŚ
Âą
⌠and 3
Sub-Designations
Town
Residential
Town
Centre
Neighbourhood
Edge
42. New Zoning Rules
C-2
C-2
R-3
R-3*
R-3* R-3
R-3*
R-2
R-2 R-2
R-1A
R-1A
R-1A
NLW
NLW
NLW
C-2
C-2 New design rules also apply
* Facades must resemble
townhouses
R-1
43. General Commercial (C-2) Zone
For a walkable mix of uses and buildingsâŚ
⢠Sidewalk-oriented commercial on ground floor
⢠General Offices up to three floors
â To avoid competing with downtown
⢠Residences above, as-of-right
⢠No industrial, storage or âadultâ uses
⢠Rear or subgrade parking
Source: Google Streetview
44. 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
45. Medium Density Residential
(R-3) Zone
Lakecrest/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
46. Neighbourhood Live-Work
(NLW) Zone
For low-impact
live/workâŚ
⢠Craftshop/spa/studio/office
⢠Accessory retail only
⢠Other uses and rules
comparable to R-1A
⢠Limited signage
⢠Townhouse-style dwellings
(internal driveways only)
47. Auxiliary Dwelling Unit (R-1A Zone)
To add more residents
near shopping, while
retaining a small
scaleâŚ
⢠As in R-1, plus one auxiliary
unit up to 40% of gross floor
area
⢠Must retain the appearance of
a single house
48. Maximum Building Heights
Âą
An additional 4.6 m (15 ft) is allowed for lofts & penthouses,
except where the height limit is 35 feet or less
120
80
80
80
70
70
70
60
60
45
45
45
45
45
35
353535
35
35
35
35
35
35
35
49. 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
51. 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
setbacksâŚ
52. Drive-Throughs & Gas Bars
Drive-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
Bar
Store
Source: APA NNECAPA Photo Library
53. Buildings
Maximum 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
54. 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) --
55. Development Agreement Option Area
Âą
D.A. option for deep
front yard setback.
(requires pedestrian frontage
& design features)
56. Gordon â Tacoma Plazas
Development Agreement Option
Landscaping
Landscaping
Sidewalk frontage
with display
windows &
pedestrian door
Architectural
features
Architectural
features
Gas bar with
pedestrian
frontage
Architectural
features
Frame
parking with
buildingsâŚ
57. In what cases do the rules apply?
⢠New occupants â no effect
⢠New uses, extensions, external
renovations â new elements only
⢠Replacement buildings, additional
parking â all elements
i.e., in proportion to the amount of change
58. Nonconforming structures may
be altered/expanded if:
ďźthe nonconforming structure remains on one lot
ďźadditions total no more than 697 sq. m (7500 sq ft)
ďźadditions are for a permitted use
ďźadditions respect all the new rules
ďźa landscaped walkway links the door & sidewalk
59. Nonconforming structures may
not be altered/expanded if:
Ă additions further encroach on yard or lot coverage limits
Ă more front-yard parking is added
Ă illuminated signs are added facing residences
Ă a drive-through would become the main use
Ă adult entertainment exists on the lot
63. 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
64. 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
65.
66.
67.
68.
69. Transportation Study â 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:
ď could create bicycle routes between north and south sides
ď 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
70. Transportation Study â Key Recommendations
⢠Main St./Gordon Ave./Major St. Intersection:
ďDual left turn lane on Gordon Ave. for vehicles turning to the west
ďRight turn lane on Gordon Ave. for vehicles turning to the east
ďRight turn lane on Major St. for vehicles turning to the west
ďSplit traffic signal phase on Gordon Ave. & Major St. approaches
ďBus priority lane on the Main St. eastbound approach
⢠Tacoma Dr./Gordon Ave. Intersection:
ďTraffic signals warranted
ďOr convert to single lane roundabout
⢠Tacoma Dr./Lakecrest Dr./Main Street:
ďSignalized full intersection near Stevens Rd.
⢠Active Transportation:
ďPedestrian link between Main St. & Lakecrest Dr. near Hartlen St.
ďInclude bicycle facilities
71. 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.
Editor's Notes
The Regional Plan first developed a Settlement and Transportation map, which included a hierarchy of growth centres, areas of anticipated transit service and future major routes. The RP+5 review will review the number and classification of growth centres, including the reality of rural communities. The Regional Plan identified a number of projects to provide road capacity and regional connections based on the approved growth pattern. Of the thirteen major projects identified as programmed or planned, seven have been completed. Notable is the opening of highway interchanges at Larry Uteck Boulevard, and Mt. Hope Avenue, these are linked to strategic growth areas. A major study is underway now to determine the implications of potential growth along the Bedford Highway corridor on both our roadway and transit systems.
Here is a revised Map 1 of future Settlement and Transportation. You will notice a scaled-back expansion of transit services to rural communities. We have had to modify our intention to establish a large a suburban centre at Morris Lake, because the Department of National Defense has decided to retain the Shearwater runway. This could shift suburban growth away from Dartmouth, though a smaller centre is recommended on the north side of Morris Lake in the vicinity of Caldwell Road. Council provided an earlier direction to move forward with a community plan for the Port Wallace area in Dartmouth to provide more options for growth in Dartmouth. Similarly, HRM will re-classify the Fall River growth centre to reflect its role as serving an entire district, together with the Upper Tantalloncentre. A separate Tantallon Crossroads Local Growth Centre will be recognized to the south. HRM will carry out additional planning work for areas such as Middle Sackville, Porters LakeâLake Echo, Birch Cove, the Rockingham Motherhouse lands, and the Bedford Waterfront and others. Based on completed watershed studies and community visions we now better appreciate the environmental constraints and costs of providing urban-type services to rural communities. This is reflected in the number of growth and classification of rural centres.