Commercial Mixed Use Design Guidelines

Transcription

MIXED USE CENTRES | DESIGN GUIDELINES
CITY
A I R D R I E , A L B E RTA
JANUARY 2005
OF
CITY
A I R D R I E , A L B E RTA
JANUARY 2005
OF
Several diagrams and elements of the Transect Overlay Code and Design Guidelines contained within this document represent a partial implementation of the more comprehensive SmartCode. The intellectual property rights associated with SmartCode text and diagrams belong to DPZ & Co.
and are used by separate agreement through Civic Design Group Inc.
TABLE OF CONTENTS
1.0 Introduction .................................................................................................................................................1
1.1 Overview .........................................................................................................................................1
1.2 The Purpose of this Document ........................................................................................................2
1.3 Design Guidelines Application ..........................................................................................................2
1.4 Historical Context ............................................................................................................................4
1.5 What is a Mixed Use Development? ..................................................................................................4
2.0 Regional Context .......................................................................................................................................7
2.1 Overview ..........................................................................................................................................7
2.2 Regional Framework .........................................................................................................................7
2.3 The Walkable Pedestrian Shed ..........................................................................................................8
2.4 Transportation and Regional Competition ........................................................................................9
2.5 Regional Commercial Types ..............................................................................................................9
3.0 The Transect ...............................................................................................................................................12
3.1 Description .......................................................................................................................................12
3.2 Application .......................................................................................................................................12
4.0 Mixed Use Neighbourhood Design ..............................................................................................................16
4.1 Overview ..........................................................................................................................................16
4.2 What Makes it Walkable? .................................................................................................................17
4.3 Essential Elements of The Walkable Neighbourhood .......................................................................17
4.5 Urban Structure ....................................................................................................................................18
4.4 Neighbourhood Design Guidelines ..................................................................................................18
Principle A: Identif
Identify A Centre .................................................................................................................19
Principle B: Block Structure ....................................................................................................................20
Principle C: Public Space ........................................................................................................................21
Principle D: Identify Shopping Streets ...................................................................................................23
Principle E: Transect Zone Placement ....................................................................................................24
Principle F: Platting ................................................................................................................................25
Principle G: Residential Interface (Edge Transition T-3) ..........................................................................26
Principle H: Large Format Interface ........................................................................................................27
Principle I: Horizontal Mixed Use ...........................................................................................................31
Principle J: Mixed Use Development over Time ......................................................................................32
5.0 Transect Overlay Code (TOC) ....................................................................................................................33
5.1 Overview & Purpose ........................................................................................................................33
5.2 Application .......................................................................................................................................33
TOC-A: Vertical Mixed Use Standards ...................................................................................................34
TOC-B: Building Placement ..................................................................................................................37
TOC-C. Building Form .........................................................................................................................39
TOC-D. Public Frontage Character ........................................................................................................42
TOC-E. Parking Strategies ......................................................................................................................44
Appendix
dix............................................................................................................................................................ 46
Appendix A: Land Use Bylaw Amendment: Transect Overlay (TO) .......................................................47
Appendix B: Proposed Land Use District: Mixed Use District (MU) .....................................................49
Appendix C: Sample Regulating Plan .....................................................................................................50
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AIRDRIE MIXED USE CENTRES | DESIGN GUIDELINES
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1.0 INTRODUCTION
1.1 OVERVIEW
The City of Airdrie recently annexed approximately
3000 acres of land to accommodate its long term planning goals to accommodate a 30 year population total
of 65,000 people. The purpose of this annexation is to
create a “whole community” where non-residential and
residential uses complement each other while facilitating vital new employment opportunities. Further, it is
the city of Airdrie’s goal as a City to preserve and enhance the central focus of its downtown core while allowing complementary regional and community commercial development opportunities.
Responding to this goal, the Growth Area Management
Plan (GAMP) was written to assess the new growth areas and how they might develop over time. One of the
primary findings from the GAMP report encourages
Mixed Use development in new growth areas by intensifying land uses around commercial nodes. Since this
report however, concerns have been raised over whether
or not mixed use development will detract from the viability of the downtown core. The city of Airdrie’s primary goal is to create a strong and vibrant downtown
core while still ensuring that alternative and emerging
trends in Mixed Use development can strengthen the
unique appeal of the City of Airdrie. This report seeks
to specifically answer the both broad and detailed questions regarding mixed use development in Airdrie.
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Lands annexed
development
or
currently
under
City of Airdrie - Future Growth Shed 2005
INTRODUCTION
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1.2 THE PURPOSE OF THIS DOCUMENT
1.3 DESIGN GUIDELINES APPLICATION
The City of Airdrie is currently undergoing tremendous growth in both residential and commercial development. Although positive, this growth requires that
the right principles and development strategies are in
place in order to ensure development occurs according
to smart growth principles. The Growth Area Management Plan (GAMP) was written in response to this
need and provides the following recommendations for
the overall future development of residential, industrial
and commercial land. These recommendations are:
The figure on the following page identifies the subject
sites for immediate application to the design principles outlined in this report. To achieve broader smart
growth principles , the guidelines and Transect Overlay
Code established within this document are intended for
optional use in existing and future commercial and residential sites within the City of Airdrie
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Downtown as a focus of commercial development
Increasing Density
Providing Appropriate Interfacing and buffering
Creating a Comprehensive Community
Encouraging non-residential development
Effective Infrastructure Management
Identifying a comprehensive Park and Open Space
System
The purpose of this document is to take these recommendations to a further level of detail and illustrate
how to implement responsible smart growth principles.
These urban design guidelines illustrate the principles
and practical components necessary for the successful
implementation of mixed uses for both the downtown
and local neighbourhood centres.
The goal of this document is to provide the Development and Building Industry, as well as the City of
Airdrie with an easy to read, illustrative design manual
for Mixed Use neighbourhoods and buildings within
the City of Airdrie. The following is a synopsis of the
main elements of this document:
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Section 2.0 provides a regional context for
the relationship between automobile focused
commercial development, suburban mixed
uses development, and the downtown core.
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Section 3.0 provides a description of the Transect,
an organizing principle to achieve the mixing of
uses in the context of a segregated land use bylaw.
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Section 4.0 provides the basis for creating complete
mixed use neighbourhoods. The Neighbourhood
Design Guidelines (Section 4.5) provides essential
principles for achieving mixed use development and
provides a basis for achieving vertical mixed use.
These principles should be considered as part of the
neighbourhood structure plan approval process.
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Section 5.0 provides the Transect Overlay
Code to regulate mixed use development and is
the reference document for the Transect Overlay as part of the Airdrie Land Use Bylaw.
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The Appendix provides the two enabling policies
contained within the Airdrie Land Use Bylaw and
a sample project.
In addition, it is also the purpose of this document to
provide practical answers to the following questions:
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What is good urban form?
What is mixed use development?
How does mixed use work?
What is the regional context of mixed use?
What are the practical design guidelines to
building Mixed Use?
Where does mixed use happen in Airdrie?
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INTRODUCTION
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Identification of Subject Sites Consistent with the 2004 Growth Area Management Plan.
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INTRODUCTION
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1.4 HISTORICAL CONTEXT
1.5 WHAT IS A MIXED USE DEVELOPMENT?
For centuries, human settlement patterns have been
inherently mixed use. Some of the most treasured urban places in the world exhibit a high degree of land
use integration and a distinct human scale. During the
industrial revolution, a surge of rural migrant workers into cities along with the growth of heavy industry
combined to created squalid, overcrowded living conditions within urban centres. As a result, it became
necessary to segregate heavy industry from residential
areas to promote healthier living conditions.
The scope of mixed use can range from the single building in a local neighbourhood centre, to the full master
plan of a downtown core seeking to encourage a variety
of uses, population densities, and memorable destinations.
With the rise of the automobile as the dominant transportation mode, the segregation of land uses exists today in spite of the original reasons for doing so. Where
originally designed to protect residents from polluting
factories, segregated land use practices continue today
on the momentum of the status quo, and for the ease of
traffic count calculations for automobile focused transportation planning. The results of this pattern has led
to the separation of most daily needs by a car trip and
have come with a great number of consequences.
At the beginning of the 20th century, Alberta had a rich
history of human scaled mixed use centres inherent to
almost every small town throughout the prairies. The
past 80 years have seen the proliferation of segregated
land uses and car dominated transportation patterns at
the detriment of our cities. These guidelines provide
a means to reestablish the tradition of mixed use place
making within the modern urban context.
The mark of a successful and sustainable local
neighbourhood is determined by the distance people are required to walk in order to access daily
facilities that support their needs, as well as places
where a variety of activities take place.
Mixed Use Developments are characterized by:
• three or more significant revenue producing uses
(such as retail/entertainment, office, residential,
hotel, and/or civic/cultural/recreational) that in
well planned projects are mutually supporting;
• significant physical and functional integration of
project components (and thus a relatively closeknit and intensive use of land), including uninterrupted pedestrian connections; and
• development in conformance with a coherent plan
(that frequently stipulates the type and scale or
uses, permitted densities, and related items).
• the abundance of a significant residential component to ensure the development is animated 24/7.
Assembling the elements of Mixed Use
DPZ & Co.
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Mixed Use Types
Mixed Use occurs in two basic forms:
1. Horizontal Mixed Use
Set within an interconnected block structure, building types and
land uses change along a street, around the corner, or mid block at
the alley. This is distinct from conventional land use patterns that
typically change land uses at berms, fences and across busy streets.
The residential component is integral within horizontal mixed use
to ensure its social and economical viability. The enabling of Horizontal Mixed Use is described in Chapter 4.
2. Vertical Mixed Use
Set within a single building, uses change vertically by stories, typically residential and/or office located over shops. Typical configurations can vary from a simple live/work units in a neighbourhood
centre location, to the combination of both office and residential
uses within a main street downtown setting. The enabling of Vertical Mixed Use is discussed in Chapter 5.
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2.0 REGIONAL CONTEXT
2.1 OVERVIEW
2.2 REGIONAL FRAMEWORK
Considering mixed use development at a regional level,
a common concern is whether the promotion of mixed
use centres outside of the downtown core affect the
economic viability of the downtown business district.
To effectively address this concern, it is necessary to
understand the effects of the form and distribution of
retail uses in the regional context.
Current segregated land use practices and automobile
focused transportation patterns have created a significant regional distortion in the commercial market.
Where most of life’s daily activities require an automobile trip, there is a distressing disconnect between commercial land uses and the markets they serve.
Mixed use development has traditionally located at important road and pedestrian crossings, and significant
public spaces like common greens, squares, and plazas.
Since WWII tradtional mixed use patterns have been
largely ignored. In the modern context, mixed use developments are often the exception rather than the rule.
It is the City of Airdrie’s intention to create walkable
mixed use centres while at the same time increasing the
appeal of the downtown core. This section provides a
regional context for mixed use development in Airdrie
To meet the broader gaols of sustainability and an
increased quality of life for Airdrie residents, it is
critical that mixed use development, and retail
districts in general, be integrated into a coherent
regional context that links land use and transportation.
The Airdrie Growth Area Management Plan approved
in 2004 begins to address some of these issues by identifying “smart growth” principles and provisions for
mixed use development. To achieve these goals, it is
necessary to first consider design implications at the
regional level.
A balanced, human scaled regional plan is composed
of coherent, walkable neighbourhoods where higher
density residential land uses are matched to commercial concentrations, cultural and civic amenities, and
viable transit hubs. This is the basis for the critical
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link between land use and transportation in a balanced
regional plan. While a comprehensive regional planning process is beyond the scope of these guidelines,
this section provides basic regional design considerations that directly support viable mixed use centres
and the redevelopment of a vital downtown.
2.3 THE WALKABLE PEDESTRIAN SHED
The basic building block of the human scaled regional
plan is the pedestrian shed. The pedestrian shed defines
an area measured by a 5-minute walk (roughly 400 metres) at a leisurely pace from centre to edge. This is
the distance where people may choose to walk to daily
services, a corner store, or a bus stop, rather than drive
provided that there is a pedestrian-friendly environment. This is a time-tested pattern that intuitively defines some of the most cherished urban places in the
world from the scale of intimate rural hamlets to the
intensity of the metropolis.
As a regional tool, the pedestrian shed defines human
scaled neighbourhood units where jobs, shopping, a variety of homes, and civic amenities are placed within a
walkable proximity. By providing the opportunity for
more pedestrian trips, pressure on regional transportation thoroughfares to serve both regional and localized
traffic is reduced. This also allows increased access and
safety for roughly 1/3 of the population who do not
drive.
For the mixed use centre and the downtown core, the
pedestrian shed provides a retail and transportation
catchment area that quantifies pedestrian circulation.
Within a walkable development context, this provides
a framework to link transportation to land use. By
placing higher density residential development in proximity to jobs, retail
stores, civic amenities, and transit
hubs, the broader
goals of mixed-use
development, “smart
growth”, and sus400 Meter Radius
tainable growth can
5-Minute Walk
be achieved.
Pedestrian Shed
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The Pedestrian Shed Defines The Bounds of the Walkable,
Mixed Use Neighbourhood.
Two Walkable Neighbourhoods May form a mixed use
shopping street where they overlap.
The Pedestrian Shed Defines a Walkable Commercial
Catchement for “park-once and shop” retail areas.
A commercial catchment may also define a walkable
neighbourhood on its own.
Pedestrian Sheds are the building blocks of the walkable
region.
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2.4 TRANSPORTATION AND REGIONAL COMPETITION
Retail and commercial uses are the most fragile component of mixed use development within the regional context. In addition to household incomes and economic
growth, transportation and land use play a significant
role in the viability of commercial development.
Adjustments to land use policy can guide balanced retail development, but must be matched by balanced
transportation practices as well. Current automobile
focused transportation patterns define increasingly
higher speed, higher capacity thoroughfares. Concentrating vehicles on a small number of large streets creates regional retail market distortions as these streets
create a demand for commercial uses at a proportional
scale to the street.
It is inevitable then that low density residential is developed directly adjacent to large concentrations of
commercial development. This has not proven to be
a sustainable land use pattern, nor does it support the
viability of Airdie’s downtown core and the broader
goals of smart growth. To put this in perspective, mixed
use retail expert Seth Harry analyzed the retail development patterns in Omaha, Nebraska, from the compact,
walkable traditional neighbourhoods to the
more recent development patterns:
While overall regional design and transportation planning choices are part of a broader discussion, the immediate redevelopment of the downtown along with suburban mixed use centres will have considerable effects
on future development patterns. As the city moves
towards more sustainable development models, these
issues should be at the forefront of the discussion.
2.5 REGIONAL COMMERCIAL TYPES
To place mixed use development into the regional
Airdrie context, there is a general relationship between
three types of commercial typologies. One of the primary distinctions of these retail typologies is the determination of a trade area based on the automobile trip
versus the pedestrian trip, thus providing a framework
that can begin to appropriately reconnect retail demand
and supply.
A. Large Format Retail Districts
In order to inject commercial viability into the downtown core, recent changes to Airdrie land use policy
provide for the creation of a large-format retail district
where the minimum store size is restricted to 8000
square feet. This satisfies the demand for large format
retailers outside of the downtown while providing a
means to balance smaller retailers within the downtown
Because the basic merchandise categories
haven’t changed, only the scale of the retail
formats in response to the ability to capture
a much larger number of residential units
through the increased dependence on fewer,
but much larger arterial streets, the actual
sales per square foot of the individual stores,
as well as the square footage allocation
per household unit does not actually vary
greatly across the three diagrams. However,
the larger capture, combined with the much
lower densities typical of sprawl, results in
substantially larger trade areas, geographically speaking, resulting in proportionally,
and substantially more vehicle miles per
trip, just to satisfy the same basic retail
needs.
- From the Smart Code Retail Paper, Seth
Harry and Associates, Inc.
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Comparative Regional Retail Scale- Seth Harry and Associates Inc.
REGIONAL CONTEXT
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At The Scale of the Car Trip
Regional retail and automobile scaled commercial areas
serve a regional market first as they are linked by a required automobile trip to individual destinations. As a
direct destination, each store offers a similar experience
regardless of location and therefore compete directly
with one another at the scale of the automobile trip.
At the Scale of the Walking Trip
The walkable mixed use centre as defined by a pedestrian shed first serves a local commercial market measured
by comfortable walking distance. At a regional scale a
“park once and shop” experience is offered at each location and competition is among unique destinations, or
“places”.
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and localized commercial centres. Large format commercial districts define single retail use with a market
area at the scale of the region and measured at the scale
of the car trip (the auto-shed). Although provisions for
sidewalks and a proximity to residential areas are typical, each store acts as an individual destination accessed
primarily by the automobile.
B. Mixed Use and Neighbourhood Commercial
There are a number of localized commercial districts
identified within the land use bylaw. The C-1 and C2 districts are smaller scaled districts, but still encourage disconnected single use development patterns. By
creating automobile-focused commercial areas, an opportunity is lost to link these areas to their surrounding
land uses without an automobile trip. The proposed
Mixed Use district explicitly creates this link by creating an integrated urban area that accommodates both
automobile trips and the pedestrian. Further, these
links are made internally reducing traffic on the regional street system.
market as well (the ped- shed). This unique combination draws residents and tenants who want to be in the
centre of the action. While healthy competition may
exist between the downtown and suburban retail, there
is enough differentiation through the unique intensity
and opportunities offered by the downtown core.
To build this intensity through redevelopment, initial
development incentives and supportive policy will be
necessary. Further, a limited number of strategically
placed large format retailers should be considered to
create downtown anchors. Because of the limited supply of large format opportunities in the downtown, retailers motivated to take advantage of downtown activity are more likely to accommodate alternative building
formats that meet the urban design objectives for creating walkability and mixed uses.
There are currently three mixed use centres identified
explicitly within the future expansion lands. These
mixed use centres can form a commercial core within
a walkable 400 metre ped-shed. This defines pedestrian oriented “place-based” shopping that offers a “park
once and shop” experience while at the same time integrating the local market (residential units) directly. The
integrated market and regional access by the automobile and transit together provide commercial viability.
A concentration of residential in and near the mixed
use centre allow commercial to be sized to a localized,
integrated market. While regional access by the car will
be common, the centre will not compete greatly with
downtown shopping.
When appropriately integrated into a local market and
designed in a pedestrian friendly manner, the mixed use
centre provides a balanced relationship with the downtown core. This raises a question: besides large format
commercial districts, which commercial areas can justify not being mixed use and walkable? There should
be consideration that shops below 8000 square feet be
required to be street oriented and pedestrian friendly.
C. The Downtown
The downtown has the advantage of being both a regional draw (the car-shed) and serving a local, integrated
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3.0 THE TRANSECT
3.1 DESCRIPTION
Responding to the need for land use and transportation reform, one of the most significant approaches
emerging from current town planning practice is the
rural-urban transect. Based on the study of ecology,
the transect represents the classification of urbanism on
a continuum from most urban to most rural.
This continuum is divided into tiers, into which each
urban or rural element may find its place. While these
tiers may be defined simply as edge, general, and centre,
the transect is generally broken into seven tiers: Rural
Preserve (T-1), Rural Reserve (T-2), Sub-Urban (T-3),
General Urban (T-4), Urban Center (T-5), and Urban
Core (T-6), and Special Districts (D) to accommodate
necessarily single use areas such as heavy industrial, airports, hospitals, university campuses, and in the case of
Airdrie, large format retail uses.
As a departure from use based zoning, the transect
intuitively regulates for mixed use and for appropriate
character within each tier rather than for strict, yet unnecessary segregation of land uses and residential incomes. Each of these tiers can be considered as zoning districts categorized for appropriate scale, typology,
urban intensity, density, and character. Regionally, the
transect can effectively integrate residential densities
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and commercial uses thereby matching specific consumer patterns with their localized market.
3.2 APPLICATION
The transect provides not only a way to effectively
deliver mixed use development and the principles of
smart growth, but allows for a system that can be layered or integrated with conventional zoning practices.
In this way, transect zoning is able to provide a special
form-based district as an overlay to the current land-use
bylaw.
At the regional scale, the establishment of the
walkable pedestrian shed, regional corridors, and
single use districts form the regional building
block of transect planning.
At the community scale, the interconnected neighbourhood of streets, development blocks, and
public spaces creates a framework for arranging
transect zones. Public spaces such as streets respond with appropriate character to the adjacent
transect zone.
At the building level, the transect defines density,
building placement, frontages character, signage
standards, and building function.
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Transect Illustrated
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(DPZ & Co.)
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Transect Descriptions
The following provides the general definitions for each transect zone. Although there are universal principles applicable to North American urbanism, the detail of specific transect zones vary by locally. For example, the Airdrie
transect is unique from the Calgary transect.
T1
The Natural Zone consists of lands approximating
or reverting to a wilderness condition, including
lands unsuitable for settlement due to topography,
hydrology or vegetation.
T2
The Rural Zone consists of lands in open or
cultivated state, or sparsely settled. These
may include woodland, agricultural lands and
grasslands.
T3
The Sub-Urban Zone, though similar to
conventional suburban single-family house areas,
differs by its street connectivity and by allowing
home occupations. It is typically adjacent to
other urban T-Zones. This zone is naturalistic in
its planting. Blocks may be large and the roads
irregular to accommodate site conditions.
T4
The Neighborhood General Zone has a denser,
primarily residential urban fabric. Mixed use is
confined to certain corner locations. This Zone
has the wide range of building types. Single,
sideyard, and row houses are set close to the
frontages. Streets typically define medium-sized
blocks.
T5
The Neighborhood Center Zone is the equivalent
of a Main Street. This Zone includes mixeduse building types that accommodate retail,
offices, and dwellings, including rowhouses and
apartments. The T-5 Zone is a tight network of
streets and blocks, with wide sidewalks, steady
street tree planting, and buildings set close to the
frontages.
T6
The Urban Core Zone occurs at regional centers.
It is the equivalent of a town or to the downtown
of a city. It contains the densest urbanism—the
tallest buildings, and the greatest variety of uses,
particularly unique ones such as the city hall,
financial district, and important civic buildings.
The Urban Core is the least naturalistic of all the
Zones; trees are formally arranged and waterways
are often contained in embankments.
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Airdrie Mixed Use Centres Transect
When arranged into a interconnected neighbourhood unit, single family housing development in Airdrie is generally considered T3 Sub-Urban. The downtown is the most urban condition and should be established as T6 Urban
Core. Classic Main Street Alberta is T5 Neighbourhood Centre. This zone defines the commercial core of suburban
mixed use centres and acts as a transition area within the downtown core. The T4 General district provides a necessary transition to existing and future T3 Sub-Urban development. In the context of these guidelines, the Suburban
Mixed Use Centres include T4 and T5, Airdrie’s Downtown Core includes T4, T5, and T6.
Downtown Airdrie
Suburban Mixed Use Centres
Transect Basics
T-5
T-4
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T-6
TRANSECT
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4.0 MIXED USE NEIGHBOURHOOD DESIGN
4.1 OVERVIEW
The factors that contribute to the creation of great
places are not achieved through the construction of a
single building. They must consider the street, block
and building as a comprehensive unit. Urban design
provides for the logical organization of building design,
landscape, open space, transportation and the mix of
land uses that is essential to the creation of timeless
places. It is the intention of these urban design guidelines to bring clarity and harmony to the public realm.
In order to achieve horizontal mixed use, and to set
an appropriate framework for vertical mixed use, this
section provides an urban design basis for creating
walkable neighbourhoods.
Automobile focused neighbourhood design is unwalkable.
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MIXED USE NEIGHBOURHOOD DESIGN
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4.2 WHAT MAKES IT WALKABLE?
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A Destination. A balanced mix of uses provides a
variety of destinations and goes beyond recreational walking.
Permeable Streets. Through block structure,
paths, and passages between buildings, pedestrians
need a direct route to their destination.
Enclosure. The feeling of enclosure adds to pedestrian comfort and contributes to the quality of
the journey.
Adequate Pedestrian Facilities. Sidewalks that
accommodate two people abreast (1.5m min.),
crosswalks, and shading elements contribute to
walkability.
Human Scale. Gigantic parking lots, blank facades, 3 story sign posts, and oversize stucco building details are at the scale of the car.
Comfortable Car Interaction. Slow cars are much
more comfortable to walk around than fast moving
ones. Planting strips and on-street parking adds to
pedestrian comfort.
Dignified Transit. As part of a non-car trip, a
transit stop should be comfortable, clean, and share
the elements of walkability. A bench on the side of
a busy road does not do this.
Visual Interest. Clear, continuous commercial
windows, landscaping, building diversity, front
doors to buildings, architectural detailing, and other people all contribute to visual interest.
4.3 ESSENTIAL ELEMENTS OF THE
WALKABLE NEIGHBOURHOOD
As bounded by the 5 minute walk pedestrian shed, the
following outlines the basic principles of human scaled
neighbourhoods to achieve walkability.
1. The neighborhood has a discernible center, usually
a main street, public square or green, typically bordered by civic buildings, shops, and/or residences.
2. The neighborhood has visually discernible edges
where the neighborhood ends, formed by transportation corridors (such as major streets or rail lines),
or by natural and agricultural landscapes.
3. The neighborhood is limited in size so that a majority of the population is within a five-minute
walking distance of its center (1/4 mile).
4. The neighborhood has a variety of dwelling types.
5. The neighborhood has concentrations of civic,
institutional and commercial activity embedded
within it, not isolated in remote, single-use complexes.
6. Dispersed throughout the neighborhood are a range
of parks, from tot-lots and village greens. Conservation areas and open lands are used to define and
connect different neighborhoods and districts.
7. The neighborhood has a connected network of
streets offering greater choice for alternate routes.
This permits humanly scaled streets with narrow
lanes and reduced speeds. Such streets are equitable for both vehicles and pedestrians, encourage
walking, and reduce the number and length of automobile trips.
8. The neighborhood centre places its buildings close
to the street to spatially define squares and plazas as
‘outdoor rooms’.
9. Street parking is encouraged, while parking lots and
garages rarely if ever front the streets and are typically relegated to the rear of the lot and accessed by
alleys.
10. The neighborhood reserves prominent sites for
civic buildings and community monuments with
terminating street vistas.
Walkable environments balance the car and pedestrian.
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4.4 URBAN STRUCTURE
4.5 NEIGHBOURHOOD DESIGN GUIDELINES
Urban Structure is the arrangement of streets, blocks,
buildings, and public space that physically define the
shape of the neighbourhood. It is the interrelationship
between these elements, rather than individual buildings, that creates a sense of place. Sound urban structure is as necessary at the city’s suburban edge as it is in
the urban downtown centre.
The following ten principles provide a framework for
the effective and sound design of mixed use centres and
neighbourhoods. These provide the basis for the subsequent land use districts and Transect Overlay Code.
Urban Structure provides the foundation for detailed
urban design. It provides the mechanism for the design
of a coherent urban framework by guiding the design
of individual development sites executed by different
actors. This allows for the following:
• Integration
Connection and overlap with surrounding areas
• Functional Efficiency
So that individual elements (buildings, streets,
open space etc.) work together as part of an
efficient whole.
• Environmental Harmony
Creating development forms that are energy
efficient and ecologically sensitive
• A Sense of Place
Creating somewhere that is recognizably distinct but simultaneously strengthens local
identity.
• Commercial Viability
Responding to the realities of market influence
on development mix and delivery.*
Horizontal Mixed Use Along the Transect- (Dover Kohl and Associates)
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PRINCIPLE A: IDENTIFY A CENTRE
A coherent mixed use centre starts with a central “heart”. Generally
defined by a public space such as an important intersection, a square,
or a plaza, this “heart” forms an identifiable gathering place that is at
the focal point of commercial activity and residential density. It is
also the centre point of the 400-metre-radius pedestrian shed.
GUIDELINES
•
The mixed use centre should have a
central focal point.
•
The centre should be defined by a
public gathering space such as a plaza,
square, intersection, or along a section
of a special street. This is the most active part of the mixed use centre.
•
This focal point forms the centre of
a walkable pedestrian shed, or Commercial Catchment and can serve as a
guide for organizing less intense land
uses and key commercial areas.
•
The centre should be part of or define
the most intense commercial and residential density.
•
A major transit stop should be located
at the centre
A new town centre in Southlake, Texas.
(Dover Kohl and Associates)
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PRINCIPLE B: BLOCK STRUCTURE
Block structure is essential to the creation of fine grained, mixed
use urbanism. This time tested pattern provides an interconnected
system of streets that allows multiple, direct routes for pedestrians
and automobiles. A single block is defined by a perimeter of buildings at its edge. The outside of the block is the “public facade” that
shapes streets and public space. The centre of the block provides for
private space such as a yard, or semi public space such as a courtyard
or parking. Block structure is resilient to market forces and allows
for evolution of uses and urbanism over time.
Block Exterior: This is the Public
Edge with the front door on the
street and at the perimeter of
the block.
Block Interior: This is the
Private or Semi-Private side
reserved for rear yards, courts,
and parking lots.
Madrid
OF
•
Development pattern should exhibit a
block structure
•
Block structure should support a network of interconnected streets detailed
for character and capacity.
•
To shape streets and public spaces,
buildings should be built close to the
perimeter of the block.
•
A block should define a public front
at the perimeter and private/ semi-private back at the interior.
•
Generally a block face should not exceed 150 metres in length, and 600
metres for the perimeter length of
the block. Larger blocks with internal parking facilities can be up to 900
metres perimeter length.
•
Block shape may be square, rectilinear,
or irregular and may change with the
transect.
•
Disconnected streets, dead ended
roads, and cul de sacs are strongly discouraged and do not provide block
structure.
Savannah
Historical Airdrie with interconnected Block Structure
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GUIDELINES
Conventional Airdrie lacks Block
Structure
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PRINCIPLE C: PUBLIC SPACE
Streets are the most significant public space in the urban context
and should be detailed for character and capacity. Public spaces are
generally defined by block structure and shaped by buildings. This
allows for the creation of “outdoor rooms” that contribute to the
sense of place. Public spaces may anchor civic buildings, form terminated vistas, and can accommodate a range of activities. They are
generally detailed in relation to their adjacent transect zone. Other
public spaces include civic buildings, parks, environmentally significant areas, and agricultural preserves.
GUIDELINES
Creating Outdoor Rooms: Principles of Spatial Enclosure
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•
A diversity of public spaces should
be provided including a central
space within the mixed use centre, and generally at the centre of
a neighbourhood pedestrian shed.
•
Urban public spaces such as squares
and plazas should not exceed 3200
square metres (35,000 sf )
•
Streets in an urban context should be
considered as public space and designed appropriately.
•
Generally, a 1:3 building height to
street width ratio is preferred in order
to provide an effective sense of enclosure, or “outdoor room”.
•
Civic buildings are considered “public space” and should be placed at
important sites such as the termination of a street or on a public square.
•
Civic Space and Civic Buildings should
be identified on the regulating plan as a
reserve designated with a ‘CS’ for Civic Space and ‘CB’ for Civic Building.
As public facilities, these designations
count towards fulfilling the required
Municipal Reserve dedication.
21
Civic Space Types
A. Park: A natural preserve available for unstructured recreation.
A park may be independent of surrounding building frontages. Its
landscape shall consist of paths and trails, meadows, woodland and
open shelters, all naturalistically disposed. Parks may be lineal,
following the trajectories of natural corridors. The minimum size shall
be 15 acres.
CS
B. Green: An open space, available for unstructured recreation. A
green may be spatially defined by landscaping rather than building
frontages. Its landscape shall consist of lawn and trees, naturalistically
disposed. The minimum size shall be 2 acres and the maximum shall
be 15 acres.
C. Square: An open space available for unstructured recreation and
civic purposes. A square is spatially defined by building frontages. Its
landscape shall consist of paths, lawns and trees, formally disposed.
Squares shall be located at the intersection of important thoroughfares.
The minimum size shall be 1 acre and the maximum shall be 5 acres.
F. Civic Building: A public building located on an importance site
such as a roadway termination, a square or plaza, or within a special
viewshed. Civic Buildings may be located within any tier of the transect
and in conjunction with another civic space type.
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T3
T4
T5
CS
T4
T5
T6
CS
T5
T6
D. Plaza: An open space, available for civic purposes and commercial
activities. A plaza shall be spatially defined by building frontages. Its
landscape shall consist primarily of pavement. Trees are optional.
Plazas shall be located at the intersection of important streets. The
minimum size shall be 1 acre and the maximum shall be 2 acres.
E. Playground: An open space designed and equipped for the recreation
of children. A playground shall be fenced and may include an open
shelter. Playgrounds shall be interspersed within residential areas and
may be placed within a block. Playgrounds may be included within
parks and greens. There shall be no minimum or maximum size.
T1
T2
T3
CS
T1
T2
T3
T4
T5
T6
CS
CB
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PRINCIPLE D: IDENTIFY SHOPPING STREETS
A simple network of shopping streets should be identified within
the mixed use development. These should be designated as required
retail frontages in order to secure a synergy between retail tenants,
similarly to a conventional mall. A commercial street is defined by
shopfronts in a “main street” composition that are built up to the
sidewalk, typically on both sides of a street, with at-grade entries.
GUIDELINES
•
•
•
•
•
Shopping Streets
•
•
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A simple network of shopping streets
should be designated as “required retail frontages” within a mixed use development plan.
Commercial streets may be part of an
existing commercial corridor or define
a new commercial street and should
preferably connect to a major thoroughfare.
The length of an initial main street
within a mixed use development
should not generally be longer than
about 500 metres (1600 lf ).
Shopfronts should be on both sides of
a street and should form a simple, coherent, and circuitous route for shoppers.
Uses within shopfronts may include
retail, services, office, and institutional
uses but should be designed to provide
physical and visual permeability for
the pedestrian.
Other shopfronts may be allowed outside of the required retail frontage in
the appropriate transect zone.
The use of anchor tenants, such as a
grocery store, drug store, or a destination retail tenant are recommended to
increase commercial viability.
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PRINCIPLE E: TRANSECT ZONE PLACEMENT
More intensive transect zones should go near the centre of the mixed
use development. In the downtown core, T6 should be applied
throughout with less-urban T5 and T4 zones buffering residential
uses at the edge. In mixed use centres, commercial streets and the
centre are defined by T5 with T4 providing a transition to adjacent
residential uses, or T3 zones.
GUIDELINES
Sample Transect Plan T5-T3
• More intense transect zones should be
at the central heart of the mixed use
centre and downtown core.
• Transect zones should be similar across
streets, changing at the mid block or
perpendicular to a street.
Transect Dispersion
Within a neighbourhood defined by the 400 meter radius pedestrian shed, the following provide guidelines for dispersion of transect
zones. Maximums for transect zones that may be part of a Mixed
Use District or Overlay District as regulated by this document are
identified in black.
Suburban Mixed Use Neighbourhoods
Within an 80 Acre Neighbourhood
T5- 10 - 30 %
T4- 30 - 50 %
T3- 10 - 30 %
T2- no min.
Within a 30 Acre Mixed Use District
T5- 60 - 80 %
T4- 20 - 40 %
T3- 10 - 30 %
T2- no min.
• Commercial Streets are defined by T5
in mixed use centres and T6 in the
downtown core.
• Transect placement generally transitions
in sequence (T5 -T4 -T3), but may skip
tiers to create unique relationships.
• Pedestrian friendly buildings along a
human scaled street are more effective
at providing a transition from mixed
use centres to adjacent neighbourhoods
than berms, fences, and walls.
Downtown
Within 80 Acre Downtown Pedestrian Shed
T6- 40 - 70 %
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T5- 10 - 30 %
T4- 10 - 30 %
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PRINCIPLE F: PLATTING
Platting is the process of subdividing urban blocks into saleable or
leasable increments. Conventional development patterns have seen
an increase in lot sizes within single-use commercial pods. A variety of lot sizes allows for diversity and a fine grain mix of uses
that are able to evolve incrementally and adapt to changing market
conditions. Platting allows for independent ownership at a variety
of scales.
Platting by rods is an often overlooked approach that is particularly
suitable for mixed use and commercial areas. Blocks are subdivided
by rods into small increments (such as 25’ as traditionally seen in
Alberta or the more flexible 6’ increment) The mixed use district
can then be purchased in increments suitable for both larger users
and smaller ‘mom and pop’ type users.
GUIDELINES
Shopping Street
• When Platting by subdivided lots, a diversity of lot sizes is encouraged from
5.5m (18’) for row houses and live/
work units to 30m (100’) for larger
commercial and multifamily uses.
• Platting by rods is a more flexible and
adaptable approach to subdivision allowing development parcels to be purchased by linear increments. This is directly suited to bareland condominium.
Secondary Street
A. Platting by
Block or Pod
B. Platting by
Subdivided Lots
C. Platting
Increments
• Creates large
development
lots and parcels
• Less able to
adapt over time
• Limited to
large builders
• Eliminates
smaller
developments
opportunities
and reduces
diversity
• Requires
subdivision
to change lot
configuration
• Smaller,
predetermined
parcels formed
by subdivided
lots
• A variety of lot
sizes allows
for diversity
• Requires
anticipation of
future market
• Somewhat
flexible to
changing market
conditions
• Requires
subdivision
to change lot
configuration
• Parcels formed by
rod increments
• Large lots may
be divided into
saleable increments
by bareland
condominium or
other means.
• Allows a flexible
diversity of lot types
• Highly adaptable
to changing market
conditions
• As a bareland
condominium,
requires no
subdivision process
to create parcels.
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by
Rod
• Rod Increments may be as small as
1.8m (6’) which ideally integrate with
parking dimensions, or the more historic and less flexible 7.62m (25’).
• When subdividing by 1.8m (6’) rods , a
min. lot width of 5.5m (18’) is recommended.
• When developing a lot platted by
rods, a subdivision application is
not required allowing flexibility byright. This is generally made possible by bareland condominium,
but other methods may be explored.
• Subdivision by block should be minimized to encourage flexibility and diversity.
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PRINCIPLE G: RESIDENTIAL INTERFACE (EDGE TRANSITION T-3)
Arterial Street
Mixed use centres in suburban areas can provide a significant amenity and value enhancement to surrounding residential land uses.
The vast majority of existing residential uses in Airdrie are of a T3
scale (R-1 Zoning) but are not generally arranged into a neighbourhood pattern that supports integration of mixed use development
and T4 multifamily types. However there are a number of ways to
integrate mixed use development with lower density development
that are far more functional and aesthetically pleasing than barriers
and buffers such as berms, walls, and fences.
T5
T4
GUIDELINES
Provide Adjacent
Connections
Existing R-1
(Or T3)
Blocks Side onto Arterial to avoid facing rear of buildings to street.
Alternatively, buildings could face onto a frontage road and square
or directly onto the arterial if properly designed.
Picture of Airdrie T-3/Interface Types
Automobile focused strip
development (top) makes for
a bad neighbor. This requires
buffers and berms between
adjacent land uses. Walkable
mixed
use
development
patterns allow uses to change
along streets.
Shopping
streets and a diversity of
uses within walking distance
provides a valuable amenity
to adjacent communities.
(Images: Dover Kohl)
• Generally, walls, fences, and berms
should be avoided as “buffers” except
against incompatible uses such as industrial districts.
• New mixed use centres should provide
connections into adjacent streets and
pedestrian walkways.
• The edge of a mixed use centre should
compliment adjacent uses by transitioning along Transect zones. T4 compliments T3 (or existing R-1 zoning)
• Where buildings cannot front directly
onto a major street, the block should
side onto the street or provide a frontage road. Facing the rear of a building
onto a street is discouraged.
• Where buffers are constructed, there
should be suitable breaks for vehicular
and pedestrian access.
• Future residential uses should be arranged in a coherent, neighbourhood
fashion transitioning to mixed use centres by methods described in Guideline
‘E’.
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PRINCIPLE H: LARGE FORMAT INTERFACE
Airdrie land use policy recognizes the need to concentrate smaller
retailers into mixed use centres and the downtown core. To achieve
this, the C-3 land use district has been amended as a large format
district where stores under 8000 sf are not permitted. However,
there is a benefit to integrating large format retailers into walkable
mixed use areas both for the large retailer who taps into valuable
“foot traffic,” and for the small shops who benefit from an anchor
store. To maintain walkability and human scale, a number of strategies have been identified to appropriately integrate larger format
commercial uses into mixed use developments. These fall under
three general categories:
•
•
•
Block Strategies
Liner Strategies
Direct Integration
H1: Block Strategies
Block strategies allow the large format retailer to strategically integrate into a human scaled block structure while remaining a standalone building. An advantage to this format is that retailers may
retain a conventional building and parking arrangement while benefiting from proximity to pedestrian activity. A disadvantage is that
the storefront interface does not directly tap into commercial street
activity and can create a pedestrian unfriendly edge condition.
• Anchor Street: The shopping street terminates onto a retail
storefront creating valuable visibility for cars and pedestrians.
GUIDELINES
• Strategically placed large format
retail uses can act as valuable anchors to smaller mixed use development when appropriately integrated.
• The main building entry for large format uses directly accessing the street
should exhibit a shopfront character
with clear windows, pedestrian level
showcases, awnings, and pedestrian
level signage.
• Large format districts should arrange
buildings and parking lots into a block
structure defined by an interconnected
network of streets to allow for future
infill and redevelopment opportunities.
Pattern
Washingtonian Centre
• Lanes between parking lots and along
building frontages within large format
retail district should be designed as pedestrian friendly streets.
• Through a combination of interfaces,
multiple anchors can be integrated
within the mixed use context. Placing
storefronts at the termination or deflected vista of a street provides invaluable exposure for large tenants and can
be used as an incentive.
Mackenzie Towne, Calgary
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Reston Town Centre, Washington
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• ‘L’ Configuration: The large format building is ‘around the corner’
from the main shopping street.
Grocery Store
Pattern
Stapleton, Colorado
• Imbedded: The large format building is within the block, visible
from the shopping street through the parking access.
• Block Structure: By arranging large
format retailers and their parking lots
into a pattern of urban blocks, flexibility
for redevelopment potential is increased.
When the new community of Kentlands,
Maryland was designed nearly two
decades ago, there was foresight to
arrange the regional retail into blocks.
Initially there was a hesitation for
vertically mixed use development
within Kentland’s suburban context,
but Following the success of the live/
work units, the developer was able to
redevelop a parking lot into a mixed use
development nearly two decades later.
This exhibits the viability of achieving
mixed use over time.
Grocery
Store
Kentlands Block Structure
Pattern
Garrison Woods, Calgary
• Alley Separated: The large format building faces a parking lot
opposite from the shopping street and separated by an alley.
Kentlands Before
Pattern
King Farm, Maryland
Kentlands Mixed Use Infill After
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H2: Liner Strategies
Liner buildings provide a means to hide the blank facade of large format retailers with active, pedestrian scaled
shopfronts. This is a technique that was successfully pioneered by the shopping mall industry over the past several
decades. In a mixed use urban setting, the interior mall corridors in effect become the pedestrian friendly commercial street. Like malls, the larger retailer has a smaller shopfront entry that takes direct advantage of commercial
street activity while allowing for a secondary entry onto a parking lot. Liner buildings may include shopfronts, offices, and residential uses. Liners may also mask parking structures.
Pattern
LoDo, Denver (Parking Structure)
Liner Guidelines:
• Liners should have a habitable depth
of no less than 7m from the front facade.
• The shopfront entry to the large format retailer should be recessed from
the sidewalk, but by no more than
4m.
• The shopfront entry should present a visually and physically permeable shopfront towards the street and
should be no wider than 15m.
• Multi story liners are preferred in order to mask the entire facade of the
larger building.
Vertical Mixed Use Liner for Theatre, Belmar Center, Colorado
Mixed Use Home Depot, Portland (Concept Only)
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H3: Direct Integration
Traditionally, large department stores have successfully integrated into a mixed use setting by utilizing multiple
stories and by providing continuous shopfronts along their street interface. As retailers recognize the advantages to
having a presence on a pedestrian friendly commercial street, they are once again seeking possibilities for direct integration. While larger format retailers are generally discouraged along pedestrian main streets, their direct integration
provides valuable anchoring for smaller shops and are particularly suitable in the downtown core.
Pattern
Two Storey Bookstore, Bethesda, MD
The Bay, Calgary
Shoppers Drug Mart, Calgary
Safeway, Tribeca Seattle
Sportchek, Vancouver
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Direct Integration Guidelines:
• The floorplate should generally not
exceed 8000 sf. Larger floorplates may
be considered on a corner location or
deeper lot.
• Multiple storey store formats allow for
larger stores.
• A continuous shopfront should be
maintained along the shopping street.
• The shopfront width along the shopping street should be no longer than
20m.
• Direct integration is most appropriate
in T6 and should be considered as a
strategically place anchor.
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PRINCIPLE I: HORIZONTAL MIXED USE
Typically, mixed use development is viewed as the changing of uses
within a single building (vertical mixed use) such as apartments
over shops. However, more importantly, good urbanism exhibits the
horizontal mixture of uses where building types and land uses can
change along a street, around the corner, or at the alley. This is
distinct from conventional segregated land use patterns where uses
change at berms, fences, and across busy streets. The residential
component of horizontal mixed use is integral and essential.
GUIDELINES
• The transect maintains appropriate
scale and character within the block
structure while allowing for flexibility
in specific uses
• Land uses and building types may
change around the corner, along the
street, along the block face, and at the
alley as regulated by the transect.
Changing of Residential Types along a Street, Bradburn, Colorado
B
• Transect changes should not generally
change across a street with exception
uses such as a corner store or in special
circumstances.
• A horizontally integrated residential
component is required for all Mixed
Use Districts. Residential uses are an
integral component of horizontally
mixing uses.
A
C
(Plan: DPZ & Co.)
Changing Building Types and/or Transect Zones:
A: Along a Street
B: Turning the corner
C: At mid block
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PRINCIPLE J: MIXED USE DEVELOPMENT OVER TIME
One of the most important, and most frequently overlooked elements of mixed use is the element of time. Most great places do not
occur overnight. They evolve and mature over time. The transect
allows for the natural evolution of urbanism to take place while
maintaining suitable standards for urban form.
While single storey commercial development may be desirable in
the early phase of a development, the desire to capitalize from upper storey development is an emerging trend within a variety of
market conditions. Similarly, as the Kentlands Story demonstrates
in section H1, large format retail development along with older,
outdated shopping malls show great redevelopment potential. The
subsequent form based code is intended to grant flexible mixed-use
development by right.
GUIDELINES
Future Liner
• Single storey, street oriented commercial is allowable as an exception
in the early reemergence of mixed
use development within Airdrie.
• Provisions for the eventuality of vertical mixed use development is encouraged through means such as small lot
platting and shared parking standards.
Provisions for future residential liner building in Stapleton, Colorado
• To achieve objectives and principles set
out within this document, the element
of time should be considered as part of
the approval process. If an element cannot be achieved today, the provisions for
future realization should be made. (See
the Stapleton example to the left.)
Eastgate Demalling (Dover Kohl)
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5.0 TRANSECT OVERLAY CODE (TOC)
5.1 OVERVIEW & PURPOSE
The general purpose of the Transect Overlay Code is to
provide clear direction and standards for the design and
regulation of new mixed use centres. This provides the
City of Airdrie Planning Staff with the means to ensure
that the design of new mixed use developments complies with the goals and objectives of this report, “To
create vibrant mixed use centres which are pedestrian
friendly, cohesive and most importantly contribute to
the overall economic, social, and environmental vitality
of the City of Airdrie”.
5.2 APPLICATION
The Transect Overlay (TO) section of the Airdrie Land
Use Bylaw establishes a link to the Transect Overlay
Code (TOC) contained in this chapter. The TO enables this code and provides instructions for establishing a Transect Overlay. Generally, a Transect Overlay is
established by the submission of a regulating plan along
with the Neighbourhood Structure Plan process. The
appendix of this document provides a sample regulating plan.
The following urban design standards and guidelines
ensure the effective design of mixed use centres and
neighbourhoods and should be considered in conjunction with the principles described in section 4.5.
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Policy Flow Chart
TRANSECT OVERLAY CODE
33
TOC-A: VERTICAL MIXED USE STANDARDS
The classic mixed use building is the vertically mixed “apartment
flats over shops” building. Typically, vertically mixed buildings
occur within the T5 and T6 tiers of the transect. As demographics
and market trends evolve, there is increasing demand for apartments over shops on a vibrant street, or live-work units that allow
residents to use or rent out a commercial space at the ground floor.
Offices over shops are also ideal allowing office users to capture the
value and convenience of a commercial street.
A.1 GENERAL STANDARDS
Compounded Mixed Use in Portland: Residential over Office over Parking
Over Shops.
Live Work Units in Kentlands (Suburban Maryland)
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• Upper storey residential uses are strongly encouraged along shopping streets.
• Upper storey development may also
include office, institutional, and appropriately scaled parking facilities.
• Generally, all land uses are allowable by
discretion within the Transect Overlay
as regulated by A.2 and A.3.
• The approving authority may establish
additional land use restrictions on specific lots.
• The changing of land uses within the
Transect Overlay are permitted by right
as guided by the provisions within the
Transect Overlay Code.
New Mixed Use in Santana Row (Suburban San Jose, CA)
34
A.2 Prohibited Land Uses
All uses within the Airdrie Land Use Bylaw are allowable by discretion and by right, excepting the uses within the
following table which are not allowed within the associated Transect Zone. Additional restrictions and exceptions
may be established by the approving authority.
T4
GENERAL
URBAN
Adult Entertainment
Agriculture, Commercial
Agriculture, Extensive
Agriculture, Intensive
Auction Establishments
Automotive Service
Boarding and Impounding Kennels
Cemeteries
College or Trade School
Equipment Rentals
Hospital or Medical Clinic
Hotel (Excepting max. 12 room Inns
and Bed and Breakfast uses .)
Civic Uses, Intensive (Excepting
Outdoor Auditorium, Playground,
Public Art, Bus Shelter)
Industrial
Key Lock Gas Service
Liquor Sales
Manufactured Homes
Manufactured Home Sales
Modular Home Sales
Recreation Facilities, Outdoor
Recreation Facilities, Indoor
Storage Facilities, Indoor
Storage, Recreational Vehicle
Warehouse Retail
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URBAN
T5 CENTRE
Adult Entertainment
Cemeteries
Dwellings- Single family
Detached
Semi-Detached
Equipment Rentals
Industrial, Intensive
Manufactured Homes
Modular Home Sales
Recreation Facilities, Indoor
Shopping Centre or Mall
(Automobile Focused)
Warehouse Retail
URBAN
T6 CORE
Adult Entertainment
Cemeteries
Dwellings- Single family
Detached
Semi-Detached
Industrial, Intensive
Equipment Rentals
Manufactured Homes
Modular Home Sales
Recreation Facilities, Indoor:
Over 8000 sf
Shopping Centre
(Automobile Focused)
Storage Facilities, Indoor over 8000 sf
Warehouse Retail
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A.3 General Functional Intensity
Generally, development density is constrained by allowable building height, lot coverage, parking availability, financial and market considerations, and allowable uses. The following table provides additional land use provisions
within each transect zone.
T2 T3
T4
T5 T6
a. RESIDENTIAL
Restricted Residential: The number of
dwellings on each lot is restricted by parking requirements.. Both dwellings shall be
under single ownership. The habitable area
of the ancillary dwelling shall not exceed
500 square feet.
Limited Residential:The number of dwellings
on each lot is limited by parking requirements,
a ratio which may be reduced according to the
shared parking standards.
Open Residential:The number of
dwellings on each lot is limited by the
requirement of 1.5 parking places for
each dwelling, a ratio which may be
reduced according to the shared parking
standards.
b. LODGING
Restricted Lodging: The number of bedrooms available on each lot for lodging is
limited by parking requirements, up to five
rooms, in addition to the parking requirement for the dwelling. Food service may be
provided in the a.m. The maximum length of
stay shall not exceed ten days.
Limited Lodging: The number of bedrooms
available on each lot for lodging is limited by
parking requirements and up to twelve rooms,
in addition to the parking requirement for the
associated dwelling. Food service may be
provided in the a.m. The maximum length of
stay shall not exceed ten days.
Open Lodging: The number of bedrooms available on each lot for lodging
is limited by parking requirements. Food
service may be provided at all times.
The maximum length of stay shall not
exceed ten days.
c. OFFICE
Restricted Office: The building area available for office use on each lot is restricted to
the first story of the principal or the ancillary
building and by parking requirements, in
addition to the parking requirement for each
associated dwelling.
Limited Office: The building area available
for office use on each lot is limited to the first
story of the principal building and/or to the
ancillary building, and by parking requirements, in addition to the parking requirement
for each dwelling.
Open Office: The building area available
for office use on each lot is limited by the
by parking requirements.
d. RETAIL
Restricted Retail: The building area available for retail use is restricted to one block
corner location at the first story for each 300
dwelling units and by parking requirements,
in addition to the parking requirement of each
associated dwelling. This specific use shall
be further limited to neighborhood store or
food service seating of no more than 20.
Limited Retail: The building area available
for retail use is limited to the first story of
buildings at corner locations, not more than
one per block, and by parking requirements,
in addition to the parking requirement of each
associated dwelling. The specific use shall be
further limited to neighborhood store, or food
service seating no more than 40.
Open Retail: The building area available for retail use is limited by parking
requirements.
By Discretion
By Discretion
By Discretion
By allowable use and Land Use Bylaw
e. CIVIC
f. OTHER
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TOC-B: BUILDING PLACEMENT
Building placement regulates the position of the building within the
lot and is regulated by the transect tier and placement type. This
includes setbacks, allowable encroachments into setbacks, and yard
requirements.
B.2 Building Placement Standards
The Airdrie Land Use Bylaw defines minimum standards for yard
requirements. The TOC regulates for a specific character as appropriate to each transect zone. As an overlay, these standards exceed
and/or supersede the standards set within the Land Use Bylaw.
B.1 GENERAL STANDARDS
•
T4
SETBACK
Front
Side
Rear
PLACEMENT
A. Edge Yard
B. Side Yard
C. Rear Yard
D. Court Yard
MIN.% BUILDING
FRONTAGE REQ.
GENERAL
URBAN
T5
URBAN
CENTRE
T6
URBAN
CORE
•
1.5m - 3.0m
0.0m - 10.0m
1.0m
0m - 1.5m
0.0 - 3.0m
1.0m
0m - 1.5
Side - 3.0m
1.0m
Permitted
Permitted
Permitted
Permitted
Prohibited
Permitted
Permitted
Permitted
Prohibited
Prohibited
Permitted
Permitted
Principal 50%
Secondary 30%
Principal 75%
Secondary 35%
Principal 90%
Secondary 50%
70% Max
80% Max
90% Max
•
•
•
LOT COVERAGE
•
B.3 Definitions
Principal Frontage: The principal frontage is the front property line
along a thoroughfare.
Secondary Frontage: On a corner lot, the secondary frontage is the
side property line along side property line.
Setbacks: Setbacks are measured from the associated lot/property
line. The front yard is at the principal frontage.
CITY
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•
•
One principal building at the frontage, and one outbuilding to the rear of
it, may be built on each lot.
Facades shall be built parallel or tangent to the principal frontage line.
Encroachments: Awnings may encroach the public sidewalk without
limit. Stoops may encroach 100% of
the depth of a setback. Open porches
and awnings may encroach up to 50%
of the depth of the required setback.
Balconies and bay windows may encroach up to 25% of the depth of the
required setback.
Setbacks are from associated property
lines as regulated in section B.2
Lot coverage by building shall not exceed that shown in section B.2
Civic Buildings are generally allowed
more flexibility and may be set back on
their lot to signify their importance.
Facades shall be built parallel to the
principal and secondary frontage lines
along a minimum percentage of their
length and along the setback as shown
in section B.2
In the absence of a building along
the remainder of the frontage line, a
Streetscreen shall be built co-planar
with the facade.
37
B.4 Large Format Retail Placement
Large format, or “Big Box” retail formats with individual store footprints above 8000 square feet are prohibited
within the Transect Overlay District with the following exceptions:
•
Large format retail stores above 8,000 square feet shall be allowed as an exception within a Transect Overlay
District as strategically placed anchor stores at the discretion of the approving authority.. The footprint shall be
limited to 8,000 with additional square footage in upper stories.
•
Where multiple stories are not possible, large format retail footprints over 8,000 square feet shall be allowed
as an exception within a Transect Overlay District as strategically placed anchor stores at the discretion of the
approving authority.
•
Excepted large format retail stores shall follow the Transect Overlay Code and Chapter 4, “Mixed Use Neighbourhood Design.”
B.5 Placement Typologies
The following provides the general definitions for each transect zone. Although there are universal principles applicable to North American urbanism, the detail of specific transect zones vary by locally. The Airdrie transect is
unique from the Calgary transect.
A. Edge Yard:
T4
A building that occupies the center of its lot with setbacks on all sides.
This is the least urban of types as the front yard sets it back from the
frontage, while the side yards weaken the spatial definition of the
public thoroughfare space. The front yard is intended to be visually
continuous with the yards of adjacent buildings. The rear yard can be
secured for privacy by fences and a well-placed backbuilding and/or
outbuilding.
B. Side Yard:
T4
T5
T6
A building that occupies one side of the lot with the setback to the
other side. The visual opening of the side yard on the street frontage
causes this building type to appear freestanding. A shallow frontage
setback defines a more urban condition. If the adjacent building is
similar with a blank party wall, the yard can be quite private. This
type permits systematic climatic orientation in response to the sun or
the breeze.
C. Rear Yard:
A building that occupies the full frontage, leaving the rear of the lot
as the sole yard. This is a very urban type as the continuous facade
steadily defines the public thoroughfare. The rear elevations may
be articulated for functional purposes. In its residential form, this
type is the rowhouse. For its commercial form, the rear yard can
accommodate substantial parking.
T4
T5
T6
D. Court Yard:
A building that occupies the boundaries of its lot while internally
defining one or more private patios. This is the most urban of
types, as it is able to shield the private realm from all sides while
strongly defining the public thoroughfare. Because of its ability to
accommodate incompatible activities, masking them from all sides, it
is recommended for workshops, lodging and schools. The high security
provided by the continuous enclosure is useful for crime-prone areas.
T4
T5
T6
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TOC-C. BUILDING FORM
Building form is regulated by building height, allowable frontage
types along the first storey, shopfront standards, and vertical building elements. Individual developments should utilize Architectural
Guidelines for more detailed architectural control at the Development Permit stage.
C.2 Building Form Standards
The Airdrie Land Use Bylaw defines minimum standards for building height and building configuration. The TOC regulates for a
specific character as appropriate to each transect zone. As an overlay,
these standards exceed and/or supersede the standards set within the
Land Use Bylaw.
C.1 GENERAL STANDARDS
•
T4
GENERAL
URBAN
URBAN
T5 CENTRE
BUILDING
HEIGHT
Principal Bldg
Max. 3 Stories
Max. 4 Stories
Outbuilding
Max. 2 Stories
Max. 2 Stories
FRONTAGE
TYPES
A. Porch and
Fence
B. Stoop
C. Terrace or
Light Court
D. Forecourt
E. Shopfront
and Awning
F. Gallery
G. Arcade
URBAN
T6 CORE
•
Max. 5 Stories
Min. 2 Stories
N/A
•
•
Permitted
Prohibited
Prohibited
Permitted
Permitted
Permitted
Permitted
Permitted
Permitted
Permitted
Permitted
Permitted
Permitted
Permitted
Prohibited
Permitted
Permitted
Permitted
Permitted
Prohibited
Permitted
Permitted
Permitted
Permitted
•
•
•
CITY
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The vertical extent of a building shall
be measured by number of stories, not
including a raised basement or an inhabited attic as described in section
C.2.
Height limits shall not apply to towers with a lot coverage of less of 400
square feet, masts, belfries, chimneys,
water tanks, elevator bulkheads, etc.
Allowable frontages are described in
section C.2
As “foreground buildings”, Civic
buildings should be allowed more architectural freedom (while respecting
the pedestrian realm and human scale)
while private buildings should act as
“background buildings designed in
harmony with one another.
Sections C.3 through C.6 establish
basic building design standards. An
architectural code submitted at the
Development Permit stage can further
elaborate on architectural character.
Buildings should generally be composed of a clear base, middle, and top
with lighter materials over heavier. (i.e.
shingles over wood siding over brick
over stone)
Materials should generally change vertically on the facade (i.e. a wood siding
second storey over a brick first storey)
39
C.3 Building Heights Illustrated
T4
T5
C.4 Vertical Building Elements
T6
C.5 Arcade Standards
C.6 Shopfront Standards
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C.7 Frontage Types
A. Porch & Fence:
A frontage wherein the facade is set back from the
frontage line with an attached porch permitted to
encroach into the setback. A fence or garden wall
at the frontage line maintains the demarcation of
the yard. The porches should be no less than 2.5m
deep.
T4
B. Stoop:
A frontage wherein the facade is aligned close to
the frontage line with the first story elevated from
the sidewalk sufficiently to secure privacy for the
windows. The entrance is usually an exterior stair
and landing. This type is recommended for groundfloor residential use.
T4
T5
T6
C. Terrace or Light Court:
A frontage wherein the facade is set back from the
frontage line by an elevated terrace or a sunken
light court. This type buffers residential use from
urban sidewalks and removes the private yard
from public encroachment. The terrace is suitable
for conversion to outdoor cafes. The light court is
suitable for live/work commercial.
T4
T5
D. Forecourt:
A frontage wherein a portion of the facade is close to
the frontage line and the central portion is set back.
The forecourt created is suitable for vehicular dropoffs. This type should be allocated in conjunction
with other frontage types. Large trees within the
forecourts may overhang the sidewalks.
T4
T5
T6
E. Shopfront and Awning:
A frontage wherein the facade is aligned close to the
frontage line with the building entrance at sidewalk
grade. This type is conventional for retail use. It
has a substantial glazing on the sidewalk level and
an awning that may overlap the sidewalk to the
maximum extent possible.
T5
T6
F. Gallery:
A frontage wherein the facade is aligned close to the
frontage line with an attached cantilevered shed or
a lightweight colonnade overlapping the sidewalk.
This type is conventional for retail use. The gallery
shall be no less than 10 feet wide and may overlap
the whole width of the sidewalk to within 2 feet of
the curb.
T5
T6
G. Arcade:
A frontage wherein the first storey facade is setback
beneath a colonnade along the sidewalk. This type
is conventional for retail and requires a highly
permeable shopfront facade. The arcade shall be no
less than 3.0m deep and no more than 5.0m.
T5
T6
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TOC-D. PUBLIC FRONTAGE CHARACTER
In a mixed use urban setting, the street forms the one of the primary public spaces and community amenities. The public frontage
is the portion of a thoroughfare between the vehicular lanes and the
property line. These vital public spaces should be designed within
the context of their appropriate transect character. Because of the
pedestrian focus of mixed use centres and the downtown, pedestrian
comfort should be the primary consideration of public thoroughfares. Vehicular lanes should balance character and capacity, and
streetscape elements such as planters, sidewalks, and other features
should be a primary consideration. Pending a review of vehicular
lane standards, these guidelines focus mainly on the general character of the pedestrian scaled public frontage.
D.2 General Character Guidelines
The following table provides an example of how the character of
public frontages details change with transect zones.
Street Light Type
T1
T2
T33
T4
T55
T66
D.1 GENERAL STANDARDS
•
Continuous Planting Strips are
strongly discouraged along shopping streets. Wide Curb-to-property line sidewalks and street trees
in grates are highly encouraged.
•
The frontages contribute to the
character of the Transect Zone.
They include the types of sidewalk,
curbing, planter, and street tree.
•
Thoroughfares shall be designed for
capacity and modified according to
the Transect Zones through which
they pass. Thoroughfares that pass
from one Transect Zone to another
shall adjust their Public Frontages accordingly or, alternatively, the Transect
Zone may follow the trajectory [alignment] of the thoroughfare to the depth
of one lot, retaining a single public
frontage throughout its trajectory.
•
Within the more urban Transect Zones
(T4 through T6) pedestrian comfort
shall be a primary consideration of the
thoroughfare. Design conflict between
vehicular and pedestrian movement
shall be decided in favor of the pedestrian.
Cobra Head
Pipe
Wood Post
Column
Double Column
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D.3 Public Frontage Guidelines
The following table provides general guidelines to the character of public frontages as they relate to transect zones.
Specific dimensions are to be established to the satisfaction and in collaboration with the approving authority.
R
TRANSECT ZONE
U
R
A
L
T1 T2 T3
l
l
l
l
l
l
T1 T2 T3
l
l
l
T
R
A
N
T4
S
E
C
T
T4 T5
l
l
l
l
l
l
l
T5 T6
l
U
R
B
A
N
T5 T6
*Appropriate
for Shopping
Streets
A. Assembly:
The principal variables
are
the
type
and
dimension of curbs,
walkways, planters and
landscape.
Total Width
16-24 feet
12-24 feet
12-18 feet
12-18 feet
18-24 feet
18-30 feet
Open swale
10-30 feet .
Open swale
10-30 feet .
Raised curb
5 - 20 feet
Raised curb
5 - 20 feet
Raised curb
5 - 20 feet
Raised curb
5 - 20 feet
Path optional
n/a
Path
4-8 feet
Sidewalk
4-8 feet
Sidewalk
4-8 feet
Sidewalk
12-20 feet
Sidewalk
12-30 feet
Clustered
Multiple
Continuous swale
8 feet-16 feet
Clustered
Multiple
Continuous swale
8 feet-16 feet
Regular
Alternating
Continuous planter
8 feet-12 feet
Regular
Single
Continuous planter
8 feet-12 feet
Regular
Single
Continuous planter
4 feet-6 feet
Opportunistic
Single
Tree well
4 feet-6 feet
B. Curb (See Note):
The detailing of the
edge of the vehicular
pavement, incorporating
drainage.
Type
Radius
C. Walkway:
The pavement dedicated
exclusively to pedestrian
activity.
Type
Width
D. Planter:
The
layer
accommodates
trees
and
landscape.
which
street
other
Arrangement
Species
Planter Type
Planter Width
Curb Note: Parallel parking lanes allow for a pedestrian friendly corner radii while
allowing for an appropriate emergency vehicle turning radii.
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TOC-E. PARKING STRATEGIES
To encourage walkability and the creation of humanly scaled places,
parking lots should be concealed from the public street. On-street
parking provides a buffer between pedestrians and moving traffic,
provides convenient short term parking, slows moving traffic, and
increases retail viability for adjacent shops. The following parking
strategies are intended to achieve the broad objectives of mixed
use development. Shared parking standards and on-street parking
counts are intended as incentives for encouraging the use of Transect
Overlay.
E.2 Parking Locations
E.1 GENERAL STANDARDS
•
•
On-Street
Underground
Behind Buildings,
Within the Block
On The Side
by Exception
E.3 Shared Parking Standards
The following shared parking standards are intended to allow for
increased density or reduce parking requirements for new developments. Given the available parking for a building or use, the building density (units or square footage) may be increased by the factor
in the table below. Conversely, given the square footage or unit density of the building, the sharing factor can divide into the density
to reduce parking requirements. The sharing factor applies to two
functions within any pair of adjacent blocks or within a building.
The sharing factor can be applied only once per use or building.
SHARING FACTOR
with
RESIDENTIAL
LODGING
LODGING
OFFICE
OF
•
Function
RESIDENTIAL
CITY
•
•
Function
RETAIL
•
1.2
1.4
1.3
1.1
1.7
1.2
1
1
1
1
1.1
1.7
1.2
OFFICE
1.4
1.3
1.2
RETAIL
•
Parking requirements for all uses within T5 and T6 zones shall be consistent
with the CB land use district parking
requirements within the Airdrie Land
Use Bylaw.
Parking requirements for all uses
within the T4 land use district shall be
consistent with the Airdrie Land Use
Bylaw.
Shared Parking Standards (see E.3)
shall apply to T4, T5, and T6 zones.
Surface Parking Lots directly adjacent
to public thoroughfares are strongly
discouraged.
Appropriately detailed surface parking
lots with a “parking square” character
(i.e. surrounded by streets, set within a
block structure, combined with pedestrian amenities, non-asphalt surface
treatments, and with minimal striping) are allowed by exception.
On-street parking is strongly encouraged on all streets and shall count toward the parking requirements of the
immediately adjacent building or land
use.
Parking structures should be lined
with habitable uses or concealed within blocks.
44
CITY
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APPENDIX
CITY
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APPENDIX
46
APPENDIX A: LAND USE BYLAW AMENDMENT: TRANSECT OVERLAY (TO)
(1) Purpose and Intent
An Overlay provides a means to alter and refine regulations and design standards within otherwise appropriate
land use districts in order to achieve specific urban design standards and municipal policy objectives. The Transect
Overlay is intended to enable and qualify the Transect Overlay Code contained within the Airdrie Mixed Use Centres Design Guidelines policy document. The Transect Overlay is intended to achieve the following objectives:
•
•
•
•
•
•
•
•
•
•
•
•
Encourage, Guide, and Enable Smart Growth Development Patterns
Provide Precise, yet Flexible Form-Based Design Standards
Allow Mixed Use By Right
Increase Infrastructure Efficiency
Decrease Municipal Infrastructure Costs
Increase Lifestyle Choices
Decrease Traffic Congestion
Promote a Balanced Transportation System
Increase Transit Viability and Efficiency
Connect Land Use and Transportation
Allow for Expanded Development Opportunities and Land Use Flexibility
Allow for the Natural Evolution of Urbanism Over Time
(2) Application
(a) The Transect Overlay is optional for all land use districts except for the following districts: RR-1, R-1,
R-1C, R-1, MH-P, industrial districts that prohibit residential integration, C-HWY, and Mixed Use (MU)
districts.
(b) The Transect Overlay option may be exercised at the discretion of the Approving Authority and must
be designed in accordance with the Airdrie Mixed Use Centres Design Guidelines policy document.
(c) A Transect Overlay is mandatory for all MU and CB districts.
(d) With exception to the Mixed Use District, the Transect Overlay is intended as an optional regulatory
mechanism. Use of the Transect Overlay is encouraged by increased development opportunities and by
other incentives.
(3) Authority
(a) The Transect Overlay Code is intended to supersede and/or exceed the standards within the underlying land use district in the following categories:
•
•
•
•
•
•
CITY
OF
Permitted, Prohibited, and Discretionary Uses
Setback and Yard Requirements
Density
Building Heights
Parking Standards
Landscaping Requirements
APPENDIX
47
(b) Where the Transect Overlay Code does not provide provisions, the requirements of the underlying land
use district shall apply.
(c) Pre-existing special land use requirements shall be maintained or instituted at the discretion of Council.
(d) The Transect Overlay Code may set additional design requirements above and beyond the provisions
set within land use districts.
(4) Regulating Plan
A Regulating Plan is required to establish the Transect Overlay and is submitted as part of the normal Neighbourhood Structure Plan process. The Regulating Plan establishes the location of Transect Zones which are regulated
by the Transect Overlay Code. A sample regulating plan is included within the Airdrie Mixed Use Centres Development Guidelines. Regulating Plans will be filed within the Land Use Bylaw and added to a citywide key map
identifying Transect Overlays. The Regulating Plan identifies the following:
(a) The Name of the Transect Overlay as (Development Name) Transect Overlay”
(b) Internal streets and alleys including connections to adjacent properties
(c) Allocation of Transect Zones within Development Blocks
(d) Allocated Civic Spaces and Civic Space Types
(e) Designation of Mandatory and Recommended At-Grade Retail Frontages along a Shopping Street
(f ) Designation of Terminated Vista locations that require that the building be provided with architectural articulation of a type and character that responds to the location during Development Permit application to the satisfaction of the approving authority.
(g) Designation of existing Buildings of Value, requiring that such buildings and structures may be altered
or demolished only when in accordance with procedure outlined for such structure by the City of Airdrie.
(h) Designation of Internal Block Parking Lot Locations
(5) Incentives
To increase mixed use viability and to encourage further mixed use development, the following incentives are provide as part of the Transect Overlay:
•
•
•
•
•
•
•
•
•
•
Provision for Mixed Use to occur “By Right” allowing for increased development options and adaptability on individual development sites.
Adoption of Central Business District parking standards for all Transect Overlays as established within
section xxx of the Airdrie Land Use Bylaw.
Allowance of Shared Parking Standards as established within section xxx of the Transect Overlay Code.
This allows for increased density.
Tax Incentive 1 (Property)
Tax Incentive 2 (First Businesses)
Expedite or Alter Approvals Process (check MGA)
Review Fees Waived
Traffic Impact Study Waived
Municipal Investment of Public Amenities and Thoroughfares
Waiving of Transportation Impact Fees (in the future?)
**The above incentives are for discussion purposes only. Each one needs to be explored for viability and legality.
CITY
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APPENDIX
48
APPENDIX B: PROPOSED LAND USE DISTRICT: MIXED USE DISTRICT (MU)
(1) Purpose and Intent
The purpose of the MU District is to provide for development sites that explicitly allow for a variety of land uses
integrated vertically and horizontally within a comprehensively designed development area. An emphasis on street
oriented, compact, and pedestrian oriented urban development patterns are regulated by urban design standards
set forth within the Transect Overlay Code (TOC) as enabled by the Transect Overlay (TO). A Transect Overlay is
required for MU districts as described within the Transect Overlay section(Chapter) x-x.
(2) List of Prohibited Uses
All uses defined in the Land Use Bylaw are discretionary uses excepting the following, which are not allowed:
Adult Entertainment
Cemeteries
Equipment Rentals
Modular Home Sales
Recreation Facilities, Indoor (Or size limit?)
Warehouse Retail
(3) General Requirements
A transect overlay as described in section xxx is mandatory for all MU districts. A regulating plan must be submitted in accordance to section xxx and the Airdrie Mixed Use Centre Design Guidelines. General Land Use provisions
contained in Sections 3.1 - 3.4 and 5.1of this Bylaw, which are not superceded by the Transect Overlay, shall still
apply to all development areas within the MU district.
CITY
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APPENDIX
49
APPENDIX C: SAMPLE REGULATING PLAN
(Plan and Regualting Plan by DPZ&Co.)
CITY
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APPENDIX
50
Sample Regulating Plan:
This regulating plan is from Bradburn in Westminster, Colorado. The site context is similar to the suburban mixed
use centres identified within Airdrie. The following are photos of the project under construction.
A
B
F
A
D
C
B
E
C
D
E
F
CITY
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APPENDIX
51

Commercial Mixed Use Design Guidelines

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