broadway 360 final presentation
DESCRIPTION
The summation presentation of the Broadway 360 visioning forum.TRANSCRIPT
creating our neighbourhood plan
Presentation Outline
Introduction & Study Process
Workshop Outcomes1. Parking & Traffic2. Atmosphere & Character Retention 3. Land Use & Built Form4. Implementation
Introduction & Study Process
Who is Involved
Steering Committee Members
• Jason Aebig, Chair• Andrew Wallace, NCA • Tanya Ringdal, BBID• Bruce Cory, BBID• Carl Miller, Commercial Land Owners and or Business Owners• Harriett Richards, NCA & BILD• Mark Bobyn, NCA• Tom Der, Civic Administration• Lesley Arsenault, Civic Administration• Kevin Sturgeon, NCA• Moarg McKercher, NCA• Nadya Veerman, NCA• Janet Crouch, Commercial Land Owners and or Business Owners
INTRODUCTION
Study Background
• In 2001, a Local Area Plan for the Nutana Community was prepared;
• Recently there have been shifts in the economic, physical and social conditions of Broadway Avenue and the Nutana Community;
• Shift in context has resulted in some recommendations not being fully implemented, and new issues have emerged that were not previously anticipated;
• The Planning Partnership was retained in the Spring of 2008 to prepare a new Development Plan for the area;
INTRODUCTION
Study Objectives
Land Use:
• land uses, height, built form, transition
Character Retention:
• characteristics to be enhanced and reinforced through new development
Traffic and Parking:
• methods to control traffic, parking supply and control
INTRODUCTION
Study Process
INTRODUCTION
Workshop Outcomes
1.Parking & Traffic
2.Atmosphere & Character Retention
3.Land Use & Built Form
4.Implementation
Workshop Outcomes: Parking & Traffic
1
Observations
• Fine-grained grid pattern of streets
• Well served by transit (5min walk)
• Rear-lane orientation suggest early intentions for land uses
• Traffic calming may benefit from greater signed/signalized intersections
• No traffic operations problem
Circulation
Key Directions
• Increase the timing for pedestrian crossing on green lights
• Have count down pedestrian crossings
• Traffic stops on side streets at intersections
• Cross walks near schools
• Bump outs on cross streets near schools
• Pedestrian mews in rear lanes
Circulation
Observations
• No parking supply problem
• Enough supply - about 1500 parking spaces
• Residents and tenants park on streets – lanes are under used
• Free on street parking meets the needs for the Collegiate, University, downtown workers, employees from Broadway – Nutana is providing a public benefit
• demand is spread across different times of day
Parking
Key Direction
Niceness factor: you are letting the broader community park in your neighbourhood for free
are the business owners/institutions willing to share the parking supply with each other in Nutana
Control parkingStripe on street parkingPublic awareness of parking in laneSignageNo drastic measures are necessary
Parking
Workshop Outcomes: Atmosphere & Character Retention
2
Land Use Character
Atmosphere & Character Retention
• How the Broadway Area functions and is used
Character Areas
Atmosphere & Character Retention
• Direction for scale and intensity of change
• Direction for land uses & built form
• Direction for public realm improvements & investments
• Direction for design guidelines
Character Areas
Atmosphere & Character Retention
Heritage Core
• Mixed-uses
• Retail at-grade with offices or residential above
• Greatest heritage sensitivity
• Entertainment & night life
• Area to direct growth with heritage sensitivity
Character Areas
Atmosphere & Character Retention
South Core
• Mixed uses
• Retail at-grade with offices or residential above
• Significant infill & revitalization opportunities
• Area to direct growth
Character Areas
Atmosphere & Character Retention
Gateway & Shoulder Areas
• Transitional mixed-use areas
• Potential residential emphasis
• Potential focus on services and retail that serves the Nutana community
• Areas to direct growth compatible with residential neighbourhoods
Character Areas
Atmosphere & Character Retention
Urban Residential Areas
• Broad variety of residential types & densities
• Significant heritage resources
• Home-based businesses & offices
• Managed change in compatible residential ‘forms’
Character Areas
Atmosphere & Character Retention
Stable Residential Areas
• Mostly house form residential
• Significant heritage resources
• Minimal change in compatible residential ‘forms’
Heritage & Neighbourhood Protection
Atmosphere & Character Retention
• Identify and register all significant heritage resources
• Enhance protection policies
• Incentives for protection & restoration
• Consider Heritage District for residential areas
• Design Guidelines/Architectural controls for residential infill
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• String of new & enhanced ‘plazas’ for gathering & events
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• String of new & enhanced ‘plazas’ for gathering & events
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• String of new & enhanced ‘plazas’ for gathering & events
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• String of new & enhanced ‘plazas’ for gathering & events
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• The Off-Broadway Mews
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• The Off-Broadway Mews
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• The Off-Broadway Mews
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• A potential permanent location for terraced community gardens
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Protected and enhanced boulevard streets
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Potential expanded boulevards or linear parks
Enhancing & Reinforcing the Broadway Experience
Atmosphere & Character Retention
• New Public Art Sites
Enhancing & Reinforcing the Broadway Experience
Atmosphere & Character Retention
• Continuous active storefronts
• High quality human-scaled street wall – 3 story max, high-grade materials, high quality design
• No front or side yard parking
• No automotive-related uses
Enhancing & Reinforcing the Broadway Experience
Atmosphere & Character Retention
• Retrofitting existing buildings
• Broadway Tower
• Nutana Tower
• Oskayak School
Enhancing & Reinforcing the Broadway Experience
Atmosphere & Character Retention
Oskayak School
Enhancing & Reinforcing the Broadway Experience
Atmosphere & Character Retention
Oskayak School
Enhancing & Reinforcing the Broadway Experience
Atmosphere & Character Retention
Oskayak School
Enhancing & Reinforcing the Broadway Experience
Atmosphere & Character Retention
Oskayak School
Workshop Outcomes: Land Use & Built Form
3
Built Form Principles
Land Use & Built Form
Variety & Visual Interest
• At-grade uses/street access units
• Max. 7.5m storefront in Heritage Core
• Narrow storefront articulation elsewhere
• Generous grade-level heights
• 0.5-1.0m build-within zones at corners to encourage sidewalk cafes
Land Use & Built Form
Built Form Principles
Land Use & Built Form
Human-Scaled at the Sidewalk
• Min. 2 Storey & Max. 3 Storey Street Walls
• Min. 3 m stepback for taller elements
Built Form Principles
Land Use & Built Form
Sky View
• Heights proportional to street width
Built Form Principles
Land Use & Built Form
Shadow & Wind
Built Form Principles
Land Use & Built Form
Shadow & Wind
Built Form Principles
Land Use & Built Form
Building Expression
• Base, Middle and Top
Top
Middle
Base
Built Form Principles
Land Use & Built Form
Building Expression
• Articulated Corners
Built Form Principles
Land Use & Built Form
Transition
Built Form Principles
Land Use & Built Form
Transition
• 45 degree angular plane to adjacent low-rise residential
Built Form Principles
Land Use & Built Form
Transition
• Residential character when fronting or adjacent to low-rise residential
Built Form Principles
Land Use & Built Form
Amenity
• Roof gardens
Built Form Principles
Land Use & Built Form
Parking
• Concealed and compatible
• Rear yard
• Below-grade
• ‘Sleeved’ structures
Built Form Principles
Land Use & Built Form
Parking
• Concealed and compatible
• Rear yard
• Below-grade
• ‘Sleeved’ structures
Built Form Principles
Land Use & Built Form
Parking
• Concealed and compatible
• Rear yard
• Below-grade
• ‘Sleeved’ structures
Development Envelopes
Land Use & Built Form
Existing Zoning
• 76m height restriction
• Up to 10 to 1 floor space ratio
• Minimal massing/bulk requirements
Development Envelopes
Land Use & Built Form
Preferred Envelopes
• 9-11 storeys
• Up to 5 to 1 floor space ratio
• Massing/bulk requirements to be consistent with built form principles
Demonstration Concept
Land Use & Built Form
• Demonstration of principles and ideas
• Long-term potential
• Illustrates infill and public space improvements
Workshop Outcomes: Implementation
4
Clubs & Bars
The issue focuses on the image of the area, noise and incivilities
The City has implemented many tools that are in use to deal with these issues across Canada, including:
• Nuisance By-law
• Enforcement Task Force
• Enhanced Police Presence
Existing Zoning By-law Permissions
• Cannot legally take away as-of-right zoning permissions
• Need tools to entice land owners to support a more appropriate development program
• Enticement tools will need to concentrate on three themes:
• Create the environment that supports positive change• Reduce the risks of the approval process• Reduce the costs of appropriate development
• A combination of tools will be required to create “compensation” for reduced development permissions
Tonight’s Table Group Discussion
Land Use & Built Form
1. What do you love most about the plan
2. Would you add or improve anything
creating our neighbourhood plan
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Potential expanded boulevards or linear parks
Existing Condition
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Potential expanded boulevards or linear parks
‘Mews’ Option
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Potential expanded boulevards or linear parks
‘Mews’ Option
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Potential expanded boulevards or linear parks
‘Promenade’ Option
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Potential expanded boulevards or linear parks
‘Promenade’ Option
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Potential expanded boulevards or linear parks
‘Green Common’ Option
Expanded & Enhanced Public Spaces
Atmosphere & Character Retention
• Potential expanded boulevards or linear parks
‘Green Common’ Option
DESIGN PRINCIPLES
• Beautiful streets
street lined, wide sidewalks, pedestrian amenities
• Well designed buildings
create an urban room, articulated facades
• Compatible intensification
transition to residential neighbourhoods, compatible with heritage buildings
• Diversity of parks and urban squares
parkettes, squares, boulevards, parks
• Diversity of uses
choice of housing, ground floor retail, mix of shops and services, special buildings (theatre, seniors centre, school, churches)
Public Realm
Observations
• Not a large number of heritage significant structures remain along Broadway
• Key intersections have historic significance
Heritage
Key Directions
Heritage
Observations
• Limited available vacant sites
• A number of incompatible building forms that ought to be redeveloped
• Permissions exceed existing development within the most of the B5 zone
Soft Sites
Observations
• Proximity to River Valley
• Schools provide for open space
• Boulevards are an important ‘green’ amenity
• 5 Corners and Sidewalk Bump-outs serve as key gather spaces
• Neighbourhood with the highest deficiency of park space
Parks & Open Spaces
Key Directions
• Create urban squares at the gateways
• Widen boulevards to create usable public space
• Enhance the green space in front of the schools
Parks & Open Spaces
• Traffic and Parking
Key Directions
• Restrict number/size of bars per block• Liaison committee: owners, residents,
BBID, City• Owners responsible for late night
clean up • Enhanced policing•
Clubs
Next Steps
INTRODUCTIONStudy Process
10 Key Observations from a Fresh Eyes Perspective
• ‘Main Street’ & Mixed Uses• Housing & Tenure Variety• Walkable Streets & Blocks• Abundance of Amenities• Access to Transit
10 Key Observations from a Fresh Eyes Perspective
• Natural Setting & Views• Beautiful Streets• Rich History & Heritage
Resources • Location & Proximity• Sense of Community• Appeal & Room to Grow
10 Key Observations from a Fresh Eyes Perspective
• High Quality Public Realm• Crosswalks• Landscaping• Feature Paving• Signage• Furnishing • Lighting• Public Art
10 Key Observations from a Fresh Eyes Perspective
• About linking areas, orientation, safety & civic pride
• Landmarks• Gateways• Mid-block connections• CPTED principles• Wayfinding• Bike Parking
10 Key Observations from a Fresh Eyes Perspective
• Between Broadway & Adjacent Residential Areas
• The Broadway Commercial ‘Shoulder’
• The South End of Broadway
10 Key Observations from a Fresh Eyes Perspective
• Scale of Street can be overwhelming – 30m (100ft)
• Especially in winter and where less landscaping exists
• Proportional ‘Street Wall’ can help
10 Key Observations from a Fresh Eyes Perspective
• Scale of Street can be overwhelming – 30m (100ft)
• Especially in winter and where less landscaping exists
• Proportional ‘Street Wall’ can help
10 Key Observations from a Fresh Eyes Perspective
• Front Yard Parking• Under-Scaled Buildings• Gaps and Blank Walls• Non-Retail At-Grade• Inconsistent Setbacks• Visible Untreated Parking Areas
10 Key Observations from a Fresh Eyes Perspective
• About Longevity, Siting, Massing, Material Quality & Architectural Detail
• Not About Style• Public & Large Scaled Buildings
Have the Greatest Civic Obligations
10 Key Observations from a Fresh Eyes Perspective
• Buffer for Pedestrians• Traffic-Calming• Natural Surveillance• Commercial Viability
10 Key Observations from a Fresh Eyes Perspective
• ‘Main Streets’ Historically Built on Density & Struggle When Populations Decline
• Critical Mass of People & Activity Essential for Health & Success
• Diversity & Affordability• Vibrancy & Safety• Hallmark of Sustainable
Neighbourhoods
Residential Emphasis AreasMixed Use Areas
Vict
oria
Cor
ridor
Main Street Corridor
8th Street Corridor
Shou
lder
Are
a
ShoulderArea
Her
itage
Cor
eSo
uth
Core
South Gateway