main street: new rules for a new vision
TRANSCRIPT
New Rules for a New VisionAn Overview of the new
Main Street MPS & LUB Provisions
August 2014
August 19, 2014
Streetscaping UpdateHartlen St. trees and sidewalk
Woodlawn/Main parkette
LED lighting
Main St. median trees:
• eastern end
• vicinity of Hartlen intersection
Internal discussions:
• Intersection reconfigurations
• Main St. - Lakecrest Dr. walkway
Main Street Designation• Town centre for residential & commercial
re-investment
• Pedestrian oriented buildings & spaces
• Need for automobile access
• As-of-right zoning with design requirements
Main Street Designation with 3 Sub-Designations:
• Town Centre: – sidewalk retail; 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 and 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
apply
* Facades must
resemble townhousesR-1
C-2 General Commercial
ZoneFor a walkable mix of uses and buildings…
• Sidewalk commercial on ground floor
• General Offices: max. 3 floors
– To avoid competing with downtown
• Apartments above, as-of-right
• Rear or subgrade parking
• No industrial, storage or “adult” uses
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/offi
ce
• Accessory retail
• Accessory flat
• Limited signage
• Townhouse-style
dwellings
(internal driveways only)
Maximum Building Heights
±An additional 4.6 m (15 ft) is allowed for lofts
& penthouses, except where the height limit is
35 feet
12080
80
80
7070
70
60
60
45
45
45
4545
35
35353535
35
35
35
35
3535
Maximum Streetwall Heights±
25-ft Streetwalls
55-ft Streetwalls
45-ft Streetwalls
45-ft
25-ft
• At least 1.8 m (6 ft) wide
• May be topped by a pitched roof or deck(not required where building is already set
back an equivalent distance beyond
minimum front yard)
Rules for New Parking
Lots• No new front-yard parking
• Side-yard parking only if along a driveway
• Development agreement option for the
large Tacoma Drive & Gordon Avenue
shopping centres
Drive-Throughs & Gas BarsDrive-throughs:
• Front wall near
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
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…
How 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
For more information…
About the Vision:
Regional & Community
Planning
Marcus Garnet,
Senior Planner
902-490-4481
For specific properties:
Planning & Development
Eastern Region
Alderney Gate
40 Alderney Drive,
2nd Floor
Dartmouth, NS
902-490-4490
Fax: 902-490-4661