Broadway 360 Final Presentation

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


• 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


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


South Core

• Mixed uses

• Retail at-grade with offices or residential above

• Significant infill & revitalization opportunities

• Area to direct growth

Character Areas


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


Urban Residential Areas

• Broad variety of residential types & densities

• Significant heritage resources

• Home-based businesses & offices

• Managed change in compatible residential ‘forms’

Character Areas


Stable Residential Areas

• Mostly house form residential

• Significant heritage resources

• Minimal change in compatible residential ‘forms’

Heritage & Neighbourhood Protection


• 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


• String of new & enhanced ‘plazas’ for gathering & events












• The Off-Broadway Mews









• A potential permanent location for terraced community gardens



• Protected and enhanced boulevard streets



• Potential expanded boulevards or linear parks

Enhancing & Reinforcing the Broadway Experience


• New Public Art Sites



• 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



• Retrofitting existing buildings

• Broadway Tower

• Nutana Tower

• Oskayak School



Oskayak School



Oskayak School



Oskayak School



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




Human-Scaled at the Sidewalk

• Min. 2 Storey & Max. 3 Storey Street Walls

• Min. 3 m stepback for taller elements



Sky View

• Heights proportional to street width



Shadow & Wind



Shadow & Wind



Building Expression

• Base, Middle and Top

Top

Middle

Base



Building Expression

• Articulated Corners



Transition



Transition

• 45 degree angular plane to adjacent low-rise residential



Transition

• Residential character when fronting or adjacent to low-rise residential



Amenity

• Roof gardens



Parking

• Concealed and compatible

• Rear yard

• Below-grade

• ‘Sleeved’ structures



Parking


• Rear yard

• Below-grade




Parking


• Rear yard

• Below-grade


Development Envelopes


Existing Zoning

• 76m height restriction

• Up to 10 to 1 floor space ratio

• Minimal massing/bulk requirements

Development Envelopes


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


• 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


1. What do you love most about the plan

2. Would you add or improve anything

creating our neighbourhood plan




Existing Condition




‘Mews’ Option




‘Mews’ Option




‘Promenade’ Option




‘Promenade’ Option




‘Green Common’ Option




‘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


• Natural Setting & Views• Beautiful Streets• Rich History & Heritage

Resources • Location & Proximity• Sense of Community• Appeal & Room to Grow


• High Quality Public Realm• Crosswalks• Landscaping• Feature Paving• Signage• Furnishing • Lighting• Public Art


• About linking areas, orientation, safety & civic pride

• Landmarks• Gateways• Mid-block connections• CPTED principles• Wayfinding• Bike Parking


• Between Broadway & Adjacent Residential Areas

• The Broadway Commercial ‘Shoulder’

• The South End of Broadway


• Scale of Street can be overwhelming – 30m (100ft)

• Especially in winter and where less landscaping exists

• Proportional ‘Street Wall’ can help


• Scale of Street can be overwhelming – 30m (100ft)

• Especially in winter and where less landscaping exists

• Proportional ‘Street Wall’ can help


• Front Yard Parking• Under-Scaled Buildings• Gaps and Blank Walls• Non-Retail At-Grade• Inconsistent Setbacks• Visible Untreated Parking Areas


• About Longevity, Siting, Massing, Material Quality & Architectural Detail

• Not About Style• Public & Large Scaled Buildings

Have the Greatest Civic Obligations


• Buffer for Pedestrians• Traffic-Calming• Natural Surveillance• Commercial Viability


• ‘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