NEIGHBOURHOOD TOD (GREENFIELD) Design Brief

Transcription

1 NEIGHBOURHOOD TOD (GREENFIELD) Design Brief Neighbourhood Transit Oriented Development (TOD) Development Pattern Workshop November 13,14,15, 2007

2 CONTENTS Introduction 1 Background 2 Workshop Instructions 4 Workshop Inputs & Outputs 5 Neighbourhood TOD Working Material 7 Neighbourhood TOD Description 8 Neighbourhood TOD Key Questions 10 Neighbourhood TOD Design Strategies & Best Practices 11 Development Pattern Case Book 13 Workshop Checklist back cover

3 INTRODUCTION The objective of the Development Pattern Workshops is to test and refine six of the over fifty* development patterns used to date in the plan it calgary project: Major Transit Oriented Development (TOD) (Infill) Neighbourhood Transit Oriented Development (TOD) (Greenfield) Medium Density Infill Industrial Infill Transit Corridor Greenfill The project team has identified these six development patterns as key to informing an integrated land use and transportation plan that achieves the sustainability principles approved by Council - the ultimate goal of the plan it calgary project. Through these workshops, the project team and invited stakeholders will truth the patterns within the Calgary physical context, testing jobs and population assumptions, and creating a visual representation of each pattern on the ground. We will accomplish this task by exploring the implications of applying each pattern to a representative site abstracted from an existing physical location within Calgary. Workshop outcomes are not intended to be sitespecific solutions for the source locations. Workshop outcomes will be six physical development patterns with more rigorous jobs and population assumptions that can be applied to similar sites throughout Calgary. Development patterns provide the data that supports the other project components. The amount of data provided increases as the project evolves. Through these workshops we will explore, test, and refine the development patterns. The refined patterns will be inputs into the next stages of the project. The resultant more robust, Calgary-specific development patterns will be inputs into the next stages of the project. They will also help inform future development proposals and policy by assisting City Staff to set expectations for new and infill developments similar to the development patterns explored. * This number includes variations in some of the patterns that were specifically developed for the different scenarios. The full set of development patterns is not intended to be applied at once; only selected groups of patterns were applied to the scenarios.

4 BACKGROUND What is plan it calgary? plan it calgary is a project undertaken by the City of Calgary to develop a long-term Integrated Land Use and Mobility Plan. As part of the project terms of reference, Council adopted a set of Sustainability Principles for land use and transportation that are drawn from imaginecalgary, SMART growth, and current City policy. What are the Sustainability Principles that drive plan it calgary? The Sustainability Principles approved by Council on January 2007 to guide the generation of a Calgary Land Use and Mobility Plan are: 1. Create a range of housing opportunities and choices 2. Create walkable environments 3. Foster distinctive, attractive communities with a strong sense of place 4. Provide a variety of transportation options 5. Preserve open space, agricultural land, natural beauty, and critical environmental areas 6. Mix land uses 7. Strategically direct and manage redevelopment opportunities within existing areas 8. Support compact development 9. Connect people, goods and services locally, regionally, and globally 10. Provide transportation services in a safe, effective, affordable, and efficient manner that ensures reasonable accessibility to all areas of the city for all citizens 11. Utilize green infrastructure and buildings What are the project components in plan it calgary? plan it calgary consists of multiple components. To date, the project team - together with the * - has focussed on generating Scenarios to explore the possible implications of spatially applying the Sustainability Principles to the City. Other project components support this work, including targeted research; sustainability performance indicators, benchmarks, and targets; and, development patterns. Outputs from all components, including the Development Pattern Workshops and future tasks (Case Study Charrettes and Big Map) will inform the generation of a Calgary long-term Integrated Land Use and Mobility Plan. The plan it calgary project consists of multiple components that support one another. In the Development Pattern workshops we will refine the project toolkit for the next stages of the project. The outputs of plan it calgary together with the outputs from previous sustainability-related City initiatives will inform a Recommended Direction for an Integrated Land Use and Mobility Plan for Calgary. * The (DCS) is located in the School of Architecture and Landscape Architecture at the University of British Columbia. It is an academic leader in applying sustainability concepts to the development of land, cities, and community.

5 BACKGROUND What are development patterns? Development patterns are assemblies of urban elements - parcel and building types, local streets, and open space - that can be replicated throughout a city. The urban elements that make up development patterns are arranged according to recurring mixes and proportions of land uses. Development patterns are theoretical in the sense that they are not site specific, but hold essential attributes that can be associated to similar areas across the city. For instance, recent single family neighbourhoods in Calgary often share similar characteristics, and could be considered an existing development pattern. Why are we using development patterns? Many different development patterns combine to create a city s urban fabric. The array and level of data embedded within development patterns is greater than in conventional land use planning, making development patterns a useful short and long-term planning tool. This data ranges from jobs and population figures to physical information about land use mix, housing mix, densities and FARs. It is used to help inform future policy, in the form of pattern-specific design rules that can easily integrate into policy documents. Development patterns are assemblies of urban elements - parcel and building types, local streets, and open space - that can be replicated throughout a city. Many different development patterns combine to create a city s urban fabric. They provide detailed data about population, jobs, land uses, transportation, and urban form. This makes development patterns a useful tool for developing an Integrated Land Use and Mobility Plan that achieves the Sustainability Principles approved by Council in January What role do development patterns play in plan it calgary? Development patterns provide the data that supports the other plan it calgary project components. Throughout the evolution of the project the amount of data provided by the patterns has increased as the number of patterns has been delimited. In the early stages of plan it calgary there were a greater number of patterns with limited associated data. The patterns were allocated across the city to create Scenarios representing potential development futures for Calgary. The performance of these was measured against performance indicators. The Case Study charrettes will use the refined version of the patterns resulting from these workshops and will apply them to specific sites and neighbourhoods in Calgary. Development patterns will inform the Recommended Direction. Only after Council approves the Recommended Direction, the patterns will be again introduced as an input to Big Map - when the time comes to apply the refined patterns at a city-wide scale. Development patterns are therefore embedded in the outputs of plan it calgary. These outputs will inform the generation of an Integrated Land Use and Mobility Plan for Calgary. 3

6 WORKSHOP INSTRUCTIONS The objective of this workshop is to test the feasibility of the land use and case mix, and resulting jobs and population assumptions underlying a single development pattern. The challenge is to collectively come up with a spatial allocation of land uses and cases (parcel and building types) that satisfy jobs and population targets for a Calgary specific version of this development pattern. These targets conform to transit threshold requirements for the city as a whole. The workshop team will apply cases to a base map derived from a representative physical location within Calgary to achieve the desired population and jobs performance for this pattern. Cases include parcel and building types and, to a lesser extent, street types. The Case Book (included in the Working Material section) describes the available cases. Workshop materials include additional information on existing land use locations and quantities to provide context where necessary for decision making. The workshop team must collectively produce a plan and physical massing (i.e. perspectives, 3D model) of the refined development pattern, plus additional diagrams and sketches that describe the massing and functioning of the refined development pattern. The workshop team must describe any proposed additional cases, and answer specific questions posed within the design brief on the revised population, jobs, and land use quantities, phasing, resiliency, replicability, and green infrastructure of the pattern. The workshop will be a collaborative multi-stakeholder process. The workshop team will take the inputs provided by the plan it calgary team to collectively explore, test, and refine this particular development pattern. 4

7 WORKSHOP INPUTS base map current land uses The following are the inputs you will be provided in this workshop: Base map derived from a representative physical location within Calgary Base information on current and proposed land uses List of Cases for the development patterns (compiled in the Case Book, included in the Working Material section) Desired Performance of population and jobs for this development pattern that conforms with transit threshold requirements WORKSHOP OUTPUTS proposed land uses The workshop inputs consist of a base map of this pattern, base information on current and proposed land uses, a list of cases (compiled in the Case Book), and a desired performance of population and jobs for this particular development pattern. cases desired performance of population & jobs The workshop will result in a set of design rules and guidelines for the refined development pattern. The deliverables include: Plan of the development pattern List of cases used in the development pattern Description of any new cases or added case information 3D visualization of how the development pattern would look (sketches and perspectives of relevant areas) Description of the phasing required for this development pattern Revised quantities for this development pattern Answers to the development pattern key questions (Report Back Worksheet) 5

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9 NEIGHBOURHOOD TOD (GREENFIELD) WORKING MATERIAL 7

10 NEIGHBOURHOOD TOD (GREENFIELD) DESCRIPTION What is a Neighbourhood TOD (Greenfield) development pattern? The Neighbourhood Transit Oriented Development (TOD) (Greenfield) pattern is a new type of greenfield development with a density and mix of land uses that supports transit and walkability. Employment Density and Population Density of Existing Development Patterns The proposed Neighbourhood TOD holds housing and employment capacities that differentiate it from other patterns. These capacities are higher than conventional greenfield development of low and medium density residential. What is the desired performance for a Neighbourhood TOD in terms of population and employment capacity? A Neighbourhood TOD ideally accommodates a population of around 90 people per hectare and around 50 jobs per hectare. What is the desired performance for a Neighbourhood TOD in terms of transit capacity and viability? A minimum density of 100 to 150 people and jobs per hectare is necessary to support high capacity transit (streetcars, busways, light rail transit, commuter rail), which typically operate in semi-exclusive or exclusive rights-of-way, at a maximum frequency of 10 minutes. With 140 jobs and people per hectare (90 people/ha plus 50 jobs/ha), the proposed Neighbourhood TOD (Greenfield) is within the threshold to support high capacity transit service. Employment Density and Population Density of Proposed Development Patterns What is the desired performance for a Neighbourhood TOD in terms of mix of uses and creating walkable environments? A Neighbourhood TOD (Greenfield) provides a diversified land use mix with an interconnected street network, ensuring walkability within the neighbourhood. The pattern hence supports Sustainability Principle 2: Create walkable environments; 6: Mix land uses; and, 3: Foster distinctive, attractive communities with a strong sense of place. 8 Each of the existing and proposed developments pattern has particular population and employment densities. The dashed red lines represent the thresholds to support different types of transit: minimum 35 people/jobs per hectare for basic bus service and minimum people/jobs per hectare for high capacity transit service (streetcars, busways, light rail transit, commuter rail).

11 NEIGHBOURHOOD TOD (GREENFIELD) DESCRIPTION Base map What are the land uses and cases that make up the proposed Neighbourhood TOD development pattern? The proposed Neighbourhood TOD (Greenfield) consists of six main land uses: 35% residential, 12% mixed-use, 8% commercial, 4% civic, 30% local streets, and 11% open space. The proposed pattern includes a variety of residential building types, such as detached single family, attached multifamily, and low rise multi-family housing. Because this pattern applies to greenfield sites, there is no preset parcelization in the base map. Parcel size is an element of discussion for the workshop team. In the exploration of the Neighbourhood TOD (Greenfield) the team may choose to introduce new cases, and/or modify the proposed case and land use mix. The Case Book includes alternate case options, and the team may also generate new cases. For the latter, the team must provide a description and housing and employment data. Although major arterials and other green spaces outside the pattern are not part of the development pattern, they are included as reference in the base map to provide context for decision making. DESIRED PERFORMANCE FOR PROPOSED NEIGHBOURHOOD TOD: PATTERN AREA: 33.9 ha POPULATION: 3,000 (90 people/ha) Base information quantities for proposed Neighbourhood TOD (Greenfield) EMPLOYMENT: 1,700 (50 jobs/ha) A series of cases (parcel and building types) make up the land uses. Each development pattern represents a particular allocation of land uses. Together, land use and case allocation determine the jobs and population performance of a pattern. This workshop will review and refine these allocation and performance assumptions. This may involve adding new cases and/or modifying the proposed case and land use mix. 9

12 NEIGHBOURHOOD TOD (GREENFIELD) KEY QUESTIONS How many jobs and dwelling units can a Neighbourhood TOD hold? What is the appropriate land use mix for a Neighbourhood TOD? > What key land use mix/location principles within a Neighbourhood TOD will meet the needs of emerging community? (e.g. location of goods and services, location relative to the core, major pedestrian routes, and potential for shared parking) What is the physical appearance of a Neighbourhood TOD? > How should the built form, distribution of density, mix of land uses, and integration of the high capacity transit stop be designed to create a Neighbourhood TOD that is: pedestrian and transit supportive; sensitively integrated into the surrounding natural areas? > What are the policies and key urban design strategies to help achieve a Neighbourhood TOD with a strong, cohesive, and attractive built environment? > What are the housing types and mix appropriate for a Neighbourhood TOD to ensure housing choice in the emerging community? What is the green infrastructure within a Neighbourhood TOD? > What design strategies for green infrastructure and low-impact development practices can contribute to the health, maintenance, and function of a Neighbourhood TOD? > How can the design of public spaces within the network of parks, open space and habitat contribute to the identity of smaller individual areas within the Neighbourhood TOD? What are other compatible land uses within a Neighbourhood TOD?? jobs & people? land use mix? physical form? compatible land uses? resiliency? phasing? green infrastructure? replicability What is the phasing for a Neighbourhood TOD? > What are the challenges and key focus needs for policy development and implementation strategies? What is the replicability of a Neighbourhood TOD? What is the resiliency of a Neighbourhood TOD? It is up to the workshop team to explore and test the previous assumptions related to population and jobs in the Neighbourhood TOD (Greenfield) development pattern and at the same time come up with new data about its land use mix, urban form, phasing, resiliency, replicability, and green infrastructure. 10

13 NEIGHBOURHOOD TOD (GREENFIELD) DESIGN STRATEGIES & BEST PRACTICES photo credit: photo credit: photo credit: Interconnected Disconnected photo credit: Design Strategies Design the street network to accommodate pedestrians and cyclisits, and ensure multimodal accessibility to goods and services within a 5 minute walking distance (400m) of all residents. Provide a mix of transit supportive uses (e.g. medium density residential, office and retail) to generate activity in both peak and offpeak hours. Concentrate density around the high capacity transit stop and create a density transition and interface with the surrounding areas. Orient buildings and streets to provide views that will create a sense of place and character to the emerging community. Orient buildings to ensure retail activity faces streets and public spaces (e.g. plazas), encouraging on-street entry and pedestrian activity. Minimize building setbacks to provide enclosure to the streets and to the public realm, and to generate streetside activity. Provide on-street parking and locate parking areas in structured parking or smaller parking lots to the rear or sides of buildings. Design public open spaces for shared activity and, when close to a transit station, to emphasize the station as a public place. Provide a range of housing types for people of all ages and incomes. A Neighbourhood TOD (Greenfield) is a new type of greenfield development with a density and mix of land uses that supports transit and walkability. Above are different design strategies for Neighbourhood TOD (Greenfield): (clockwise from top, left) encourage an interconnected street network versus a disconnected one (East Ladner Charrette, Delta, BC); provide south facing public open spaces with civic and mixed use buildings to contribute to a vibrant and lively community life; and, capitalize on existing natural features and introduce them into the built environment (Nodes on 200th street Charrette, Township of Langley, BC). In December 2004 Calgary s City Council approved the Transit Oriented Development Policy Guidelines by which the development or redevelopment of properties within a Transit Station area must achieve the following six planning objectives: Ensure transit-supportive land uses; Increase density; Create pedestrian-oriented design; Make each station area a place ; Manage parking, bus and vehicular traffic; and, Plan in context with local communities. 11

14 NEIGHBOURHOOD TOD (GREENFIELD) DESIGN STRATEGIES & BEST PRACTICES The Crossings TOD Neighborhood, Mountain View, CA A former 1960s auto-oriented strip mall, the Crossings is a 7.3 hectare (18 acres) pedestrian-oriented neighbourhood adjacent to a new CalTrain commuter station in Mountain View, California. The Crossings provides a range of housing types including single-family homes, townhouses, rowhouses, and apartments. The street network consists of interconnected tree-lined streets and pedestrian paths, ensuring all the housing is within walking distance to retail and transit. Community parks and open spaces are distributed throughout the neighbourhood. Orenco Station, Hillsboro, OR Orenco Station is a new transit-oriented mixed-use community located in the suburban community of Hillsboro, Oregon. Portland s 2040 regional plan designated this 63 hectare - site as one of numerous Town Centers along a new Tri-Met MAX light rail line. The greenfield development accommodates 1,800 homes, a town centre, office, and retail, within a grid of walkable, tree-lined streets and parks. The light rail station located at the town centre acts as a transportation hub for the community. The gross density is 30 units per hectare. Orenco Station represents an illustrative example of TOD in a greenfield context, although with a different scale than a Neighbourhood TOD. Stapleton, Denver, CO This large urban infill development project is located on the 1,900 hectaresite (4,700 acres) of the city s old airport. Stapleton is made up of distinct, transit oriented neighbourhoods, that incorporate office, retail, civic, and residential uses. The plan provides 13,000 dwelling units and includes mixed-income housing. It increases the density around the proposed light rail stop and sets the goal for all homes and offices to be within a ten minute walk of one of five town centres in the Stapleton area. Each neighbourhood comprises pocket parks and regional open spaces, and a third of the entire site will become park space or restored natural systems with hiking and biking trails. The gross density is 22 units per hectare. photo credit: Calthorpe Associates photo credit: planetizen photo credit: Calthorpe Associates photo credit: Denver Cityscape (Top, left and right) San Antonio Street Station and townhouses in the Crossings, Mountain View, CA. The neighbourhood includes a range of housing types, all within walking distance to retail and transit. (Bottom, left) Mixed use hub in Orenco Station, a successful transit-oriented community developed on a greenfield site in Hillsboro, OR. (Bottom, right) Single family homes across a pocket park in Stapleton, Denver, CO. The 1,900 ha site is made up of distinct, mixed use, transitoriented neighbourhoods, each including abundant open spaces. 12

15 DEVELOPMENT PATTERN CASE BOOK Case name Low-rise, 3 storey mixed use Parcel Building 65 uph Density (FAR) # of dwelling units Density (uph) Total # of storeys # of commercial storeys # of people # of jobs 13

16 DEVELOPMENT PATTERN CASE BOOK TYPE NET DENSITY FORM UNITS PEOPLE JOBS DESCRIPTION GROUND-ORIENTED RESIDENTIAL 14

17 DEVELOPMENT PATTERN CASE BOOK TYPE NET DENSITY FORM UNITS PEOPLE JOBS DESCRIPTION STACKED RESIDENTIAL GROUND-ORIENTED RESIDENTIAL 15

18 DEVELOPMENT PATTERN CASE BOOK TYPE NET DENSITY FORM UNITS PEOPLE JOBS DESCRIPTION STACKED RESIDENTIAL 16

19 DEVELOPMENT PATTERN CASE BOOK TYPE NET DENSITY FORM UNITS PEOPLE JOBS DESCRIPTION MIXED USE STACKED RESIDENTIAL 17

20 DEVELOPMENT PATTERN CASE BOOK TYPE NET DENSITY FORM JOBS DESCRIPTION COMMERCIAL 18

21 DEVELOPMENT PATTERN CASE BOOK TYPE NET DENSITY FORM JOBS DESCRIPTION COMMERCIAL 19

22 DEVELOPMENT PATTERN CASE BOOK TYPE NET DENSITY FORM JOBS DESCRIPTION INDUSTRIAL 20

23 DEVELOPMENT PATTERN CASE BOOK TYPE RIGHT-OF-WAY FORM LANES SPEED DAILY TRAFFIC DESCRIPTION ROAD TYPES: HIGH LEVEL ROADS 21

24 DEVELOPMENT PATTERN CASE BOOK ROAD FEATURES 22

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26 WORKSHOP CHECKLIST In order to effectively test and refine the development pattern explored in this workshop, the following deliverables must be completed: NEIGHBOURHOOD TOD KEY QUESTIONS (to be answered in Report Back Worksheet) How many jobs and dwelling units can a Neighbourhood TOD hold? Plan of the development pattern List of cases used in the development pattern Description of any new cases or added case information 3D visualization of how the development pattern would look (sketches and perspectives of relevant areas) Description of the phasing required for this development pattern Revised quantities for this development pattern Answers to the development pattern key questions (Report Back Worksheet) What is the appropriate land use mix for a Neighbourhood TOD? > What key land use mix/location principles within a Neighbourhood TOD will meet the needs of emerging community? (e.g. location of goods and services, location relative to the core, major pedestrian routes, and potential for shared parking) What is the physical appearance of a Neighbourhood TOD? > How should the built form, distribution of density, mix of land uses, and integration of the high capacity transit stop be designed to create a Neighbourhood TOD that is: pedestrian and transit supportive; sensitively integrated into the surrounding natural areas? > What are the policies and key urban design strategies to help achieve a Neighbourhood TOD with a strong, cohesive, and attractive built environment? > What are the housing types and mix appropriate for a Neighbourhood TOD to ensure housing choice in the emerging community? What is the green infrastructure within a Neighbourhood TOD? > What design strategies for green infrastructure and low-impact development practices can contribute to the health, maintenance, and function of a Neighbourhood TOD? > How can the design of public spaces within the network of parks, open space and habitat contribute to the identity of smaller individual areas within the Neighbourhood TOD? What are other compatible land uses within a Neighbourhood TOD? What is the phasing for a Neighbourhood TOD? > What are the challenges and key focus needs for policy development and implementation strategies? What is the replicability of a Neighbourhood TOD? What is the resiliency of a Neighbourhood TOD?