Port Dalhousie Secondary Plan & Heritage District Guidelines Update Studies Public Workshop #2, September 21, 2016 Macaulay Shiomi Howson Ltd. Brook McIlroy Inc. Catherine Nasmith Architect BA Consulting Group Ltd
Meeting Agenda • Purpose of Study and Meeting • Presentation of Alternatives Report • Working group session and reporting back • Next Steps
Study Area
Purpose of the Study Products and Outcomes of the Study • Prepare a Secondary Plan for the commercial core and harbour areas • Prepare an update/new Heritage Conservation District for the non- residential portion of the Port Dalhousie community • Prepare Urban Design parameters that help to identify and shape the character of the area • Address parking and transportation issues
Study Work Program May – June July – Sept Oct – Nov Dec – Feb
Purpose of the Meeting • The summarize the feedback received at the public workshop held in June • To outline the alternatives that have been prepared to address the study requirements. • To seek input and feedback on the alternatives presented. • Note that these alternatives are presented for discussion purposes only and no decisions have been made.
Visioning Workshop • Built Form – Sensitive to the scale and design of existing built form – Does not block existing views – Prefer infill development or adaptive reuse of heritage buildings. – Built form ranging from 3 to 6 storeys with some saying up to 8 storeys • Land Uses – Generally like existing land uses but need for increased number commercial – Desire areas that support social interaction – Attract more tourism businesses
Visioning Workshop • Parks & Open Space – Sufficient parks and open spaces and well connected. – Support improvements to existing parks and winter and winter use of parks • Parking – Mixed opinion about parking - some want more parking and others do not want to lose green space – Prefer above or underground structured parking but recognize the costs – Options such as shuttle bus, water taxi or bridge to connect east side to the west side of the harbour
Visioning Workshop • Walking & Cycling • on-street cycling conditions are unsafe - improve bike parking facilities and connections • good walking trails • sidewalks in commercial core too narrow • Tourism • Primary tourist draws are built form and natural heritage • desire for more public events
Visioning Workshop • Harbour Activities • Piers are key because they reflect the heritage, provide extensive waterfront access and provide cross-lake tourism • Boating is a main amenity in Harbour and boating amenities could be improved • Other • City should support businesses willing to renovate heritage buildings • Use jail for public information centre • New public washrooms near Lockport Park
SWOC - Constraints • Parts of harbour are privately operated limiting public access. • Development needs to respect the historic massing and scale (while recognizing previous approvals). • Building heights and massing need to limit shadows impacts. • Proximity to the lake and large areas of fill limit ability to viably create underground parking in some locations. • Structured above ground parking should be appropriately screened from the public realm.
SWOC - Constraints • Lakeport Road is an arterial road under regional control. • The boundaries of Heritage Conservation District and the Study Area do not coincide. • Some lands in Study Area are federally owned & not subject to Ontario Heritage Act (OHA).
SWOC - Opportunities • Development of vacant parcels would increase activity & remove gaps. • Enhance tourist role including new retail, hospitality, & cultural uses. • Provide meeting places that support social interaction. • Redevelopment of existing sites can improve relationship to street, open up access to the water & provide new open space areas. • Updates are planned for the Lakeside Park facilities • Opportunities for more community events such as a farmers’ market.
SWOC - Opportunities • Provide infrastructure and/or programs (such as bike parking/valet signage, bike maintenance facilities) to encourage active transportation when parking demands reach their peak • Provide shuttle service, ferry service or pedestrian bridge from existing parking facilities on east side of the harbour to the west side. • Create stronger protection for the commercial and harbour area under the 2005 Ontario Heritage Act. • Ability to now designate under Part IV properties that are in the HCD.
Land Use Alternatives Issue/Objective: Ensure that the size of new commercial uses is in keeping with the fine grained character of the village. • Restrict the ground floor size of commercial floor plates to approximately 400 sq metres (4305 sq ft) in order to prohibit large format retail uses, and/or • Provide urban design policies and guidelines to provide guidance for commercial unit size and massing.
Land Use Alternatives Issue/Objective: Maintain an active and interesting streetscape by directing uses (such as retail) that provide an engaging front façade to the street level. • Require new development to provide ground floor non-residential uses adjacent to Locke Street, Lakeport Road and Hogan’s Alley (except for a ground floor residential lobby) or • Maintain the existing policies which restrict residential units from the ground floor but do not restrict other residential related components of the building (such as common rooms).
Land Use Alternatives Issue/Objective: Animate publicly accessible spaces that are not immediately adjacent to public streets. • Require a minimum percentage of ground floor non-residential uses for new development that is not immediately adjacent to Locke Street, Lakeport Road or Hogan’s Alley or • Require appropriate landscaping and building glazing treatments (ie windows, doors) rather than restricting ground floor uses.
Land Use Alternatives Issue/ Objective: Facilitate year round activity in the Harbour Area as recommended by Harbour Urban Design Study. • Require the provision of publicly accessible open space areas within the western harbour area and encourage indoor uses which interact with outdoor spaces or • Acquire public parkland within the harbour area and encourage appropriate glazing and landscaping treatments on adjacent private property facing parkland and trails.
Land Use Alternatives Issue/ Objective: Enhance the tourist /recreational draw of the area. • Utilize section 37 bonus options to facilitate the provision of cultural, hospitality, educational, artisanal or institutional uses or public structured parking in new development or improvements to public parking facilities such as Lakeside Park. • Utilize public investment and/or federal/provincial grants to attract or create desired tourist and recreational facilities. • Consider increasing commercial boat traffic, such as re-instating a cross lake ferry between Toronto, and Port Dalhousie, perhaps with other shore communities.
Built Form Alternatives Issue/Objective: Ensure the height of new buildings is in keeping with the character of the area, while recognizing previous permissions have granted for certain sites within the Study Area and that additional analysis has been undertaken in the western harbour area since the Official Plan was adopted.
Built Form Alternatives
Built Form Alternatives • Port Place/ Union Waterfront site has zoning permission for 17 storeys containing numerous community benefits including hotel, theatre and improvements to Lakeside Park parking. Heights shown for the Port Place/ Union Waterfront site reflects the understanding a new proposal is planned for the site. A maximum height of 8 storeys (with appropriate massing) is recommended for the site with the ability to increase to 12 storeys through Section 37 benefits.
Built Form Alternatives • Require new buildings on Lock Street to frame the edge of the street with minimum 2 storey height at the street and setbacks beyond the street wall to reduce massing at the street. • Heights for Harbour Area are in keeping with Harbour Urban Design Study considerations. • Require new buildings on Lakeport Road south of Lock St to provide appropriate setbacks to promote wider sidewalks and street boulevards.
Built Form Alternatives Issue/Objective: Maintain the heritage character of the streetscape by ensuring that massing and scale of new development respects the historic fine grained nature of commercial uses. • Restrict the width of new individual retail commercial units on the street to a maximum of 12 metres to reflect the historic scale of commercial units and/or • Provide urban design policies to identify the built form parameters which will reflect and reinforce the fine grained form of historical commercial development.
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