Mount Maunganui North. Neighbourhood Plan

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1 Mount Maunganui North Neighbourhood Plan March 2002

2 Acknowledgements The time and energy provided to this neighbourhood planning process by representatives of the Mount Maunganui Progressive Association, Mount Mainstreet, Ngaiterangi Iwi, local residents and visitors, Isthmus Group and Tauranga District Council is gratefully acknowledged.

3 Contents Section 1: Plan Purpose and Process 1.1 The Neighbourhood Plan: Purpose The Neighbourhood Plan: Process The Neighbourhood Plan: Urban Design Principles The Neighbourhood Plan: Vision Statement 4 Section 2: Issues and Actions 2.1 Traffic and Parking Key Issues and Actions Land Use and Building Development Key Issues and Actions Commercial Area Key Issues and Actions Open Spaces Key Issues and Actions 10 Section 3: Neighbourhood Concepts 3.1 Neighbourhood Concept Plan Residential Street Cross Section Concept Marine Parade Cross Section Concept 16 1

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5 Section 1 Plan Purpose and Process 3

6 1.1 The Neighbourhood Plan Purpose Mount Maunganui north is developing rapidly. Its residential and commercial areas are changing and intensifying. There are additional pressures on local resources from increasing numbers of visitors and residents. There are a range of views expressed about good and bad development. The Neighbourhood Plan is an initiative to draw local community and public planning into an integrated framework for the next ten years. A Neighbourhood Plan was developed from responses to four groups of issues: Traffic and parking Land use and building development Commercial areas Open space Priority actions will guide decision making on planning and development in Mount Maunganui north over the next 5-10 years. 1.2 The Neighbourhood Plan Process The Neighbourhood Plan has been developed through a series of community workshops. The facilitated workshops were held between November 2001 and February The Project Group, consisting of representatives from Mount Maunganui Progressive Association, Mount Mainstreet, Tauranga District Council and local residents, has prepared the Neighbourhood Plan from workshop outcomes and in consultation with other interest groups including Ngaiterangi Iwi. The Neighbourhood Plan covers the north-western end of Mount Maunganui peninsula from around Blake Park Southland Avenue to Mauao (The Mount). 1.3 The Neighbourhood Plan: Urban Design Principles The community workshops discussed and generally endorsed a broad set of urban design principles for the study area to: Enhance connectivity one area relates to and influences another Strengthen public spaces the area is rich in natural features beaches and green spaces to be enjoyed Promote mixed land use particularly in commercial area with commercial, residential and leisure activities Ensure safety and security thousands of people want to use and enjoy this special area Celebrate local themes and character sun, sand, surf are important qualities influencing design and use of the area Balance vehicle access, circulation, parking convenience with good pedestrian facilities and routes. 1.4 The Neighbourhood Plan: Vision Statement The community workshops and Project Group process has generated the following vision statement: At the foot of the Bay of Plenty s wonderful Mount (Mauao), the best beaches and kiwi holiday spirit live on through balanced quality development, led by a community that treasures the natural environment, public facilities and easy pedestrian access. 4

7 Section 2 Issues and Actions 5

8 2.1 Traffic and Parking Key Issues and Actions TOPIC ISSUE(S) RECOMMENDED ACTION(S) PRIORITY LEVEL Traffic Calming in Streets Pedestrians need to feel safer and have greater priority in street environment. Traffic circulating through the area is high volume and there are periods of congestion. Traffic management devices can assist in balancing traffic flow and pedestrian access needs. i) Undertake traffic engineering design details to support traffic calming devices in study area (Mount Traffic Study recommendations). Prioritise traffic calming works programme and allocate funding for construction through Annual Plan budget. Mount Traffic Study Considerable resources were applied to the Mount Traffic Study, and several key recommendations emerged. Many of these have also emerged (independently) from community workshops. i) Prioritise the works programme and allocate resources for detailed design and construction of the key traffic management recommendations of the Mount Traffic Study through the 2002/03 Annual Plan budget. Defining "gateways" to Mount Maunganui north Mount Maunganui north needs a celebration of "arrival and welcome". There are various urban design solutions to assist in defining "gateways" to the area; particularly on Totara Street, Marine Parade, Maunganui Road. i) Allocate funding to develop detailed design of distinctive, local signage and gateway treatment. Detailed design concepts to be costed and consulted on through 2003/04 Annual Plan process, and funding allocated for construction. Road Link from Salisbury Avenue to Nikau Crescent There is a range of views on providing a road link through to Nikau Crescent. The concept arose from the Mount Traffic Study. If the bowling clubs relocated, land might be available. There is an issue with the Information Centre and the proposed Surf Culture Centre in this location. As a general principle any new road should not encroach upon Coronation Park. i) Allocate funding to investigate the traffic management benefits/costs of a road link between Salisbury Avenue and Nikau Crescent. Ensure the amenity values of Coronation Park are recognised and maintained. This will need to consider the reserve value of the land and open space quality which would need to be accounted for and reallocated for public reserve purposes. Salisbury Avenue/ Banks Avenue Intersection The intersection use would be influenced other traffic management plans for the area including Mount Traffic Study implementation work. There is a need to ensure safe, efficient access for pedestrians and cyclists in the intersection design and treatment. i) Allocate funding for further traffic engineering investigation of the intersection, having regard to other traffic engineering proposals for the area. Ensure pedestrian access across the intersection and cyclist movement through the intersection is given due weight. 6

9 TOPIC ISSUE(S) RECOMMENDED ACTION(S) PRIORITY LEVEL Hot Pools/ Camping Ground Vehicular Access The current access is located at a very congested intersection (Maunganui Road/Adams Avenue). Is it in the right place to meet future needs. The hot pools/camping ground access was considered in the Mount Traffic Study. i) Allocate funding for specialist traffic engineering advice on the location, design and functionality of the Hot Pools/Camping Ground vehicular access. This should be linked to the Mount Traffic Study implementation work. (See Mount Traffic Study). Street Environment Improvements (Main Roads) Main roads corridors have major traffic management functions, but tend to have poor quality aesthetics. There is potential to visually improve the appearance of main road corridors, based on a special planting/design theme, while recognising traffic management needs. i) Detailed design concepts to be costed and consulted on through Annual Plan process within 3 years and to involve City Arborist. Allocate funding to develop detailed design concepts for main road street planting; particularly: Adams Avenue, Maunganui Road, Marine Parade and Salisbury Avenue. Banks Avenue, Prince Avenue and The Mall. Street Environment Improvements (Local Residential Streets) Local residential streets can be visually improved by selective tree planting, underground power, and street verge and footpath treatment. There is potential to visually improve the appearance of local residential streets based on a special planting/design theme. i) Allocate funding to develop detailed design concepts for residential streets involve City Arborist and in consideration of existing policies and strategies in place for tree planting. Detailed design concepts to be costed and prioritised. Cycleway facilities There is a strong desire to encourage safe and efficient use of cycles through study area. There is a need to recognise and implement the recent Walking and Cycling Strategy, as it applies to Mount Maunganui north; particularly accessing Pilot Bay and the main beach. i) Ensure cycle racks are provided in public spaces at main destinations. Identify and allocate funding for cycling actions applicable to Mount Maunganui north area (see Walking and Cycling Strategy). Parking Strategy for Mount Maunganui North There is a need to urgently address parking pressures in Adams Avenue, Maunganui Road/Pilot Bay areas, and the downtown Commercial area. Parking area directional signage could be improved, particularly for visitors to the area. i) Investigate parking demand/supply in the Adams Avenue/ Maunganui Road/Pilot Bay (The Mall) and Victoria Avenue. i Investigate increased parking supply using the Grace Avenue properties (adjacent to Mount Drury playground). Investigate the feasibility of a multi-level parking building in central downtown Mount commercial area (off May Street). iv) Consider more definitive Parking directional signs. 7

10 2.2 Land Use and Building Development - Key Issues and Actions TOPIC ISSUE(S) RECOMMENDED ACTION(S) PRIORITY LEVEL There are a range of views on this matter, with no clear consensus emerging from the Workshops. Residential H Residential A Zone Boundary and Associated Planning Controls There is a concern that high density housing/apartments are adversely affecting the amenity values of their residential neighbourhoods. Residents want a say in the rate and form of change in their neighbourhood. There are some property owners who wish to realise the economic potential of their sites and investment without undue planning constraint. The difference between Residential H and Residential A zoning and development opportunities is generally understood and the difference should be maintained. There are concerns expressed, but not easily quantified, about the bulk, design and appearance of higher density, multi-storeyed development, and the level of on-site parking provided. The changes to the Visitor Accommodation provisions of the District Plan are not well understood by local residents, but appear to have provided a process for local input into new proposals. The same should apply to higher density housing/apartment proposals. i) Allocate planning resources to research the options for managing residential environment change at neighbourhood level. This should be a special, locally-focused research and consultation for customised, local area planning solutions. i iv) Consider better methods under the District Plan to enable local people to participate in the decision-making for higher density development proposals, (i.e. seeking greater density than the Residential A standard in the Plan). Investigate the use of design guidelines for comprehensive developments seeking greater density than the Residential A standard in the Plan. (This also relates to i) and above). Restate clearly the recent changes to Visitor Accommodation rules and parking standards in the District Plan to local interest groups. Public Spaces in Areas of Residential Intensification The value of existing greenspace public parks and streetscape is recognised in areas subject to residential intensification. It is important to retain these public amenities and add to them through purchase of further neighbourhood reserves as population increases. (Note: this issue is to be considered as part of the Residential Intensification Study and the Infill Area SIF Review.) i) Ensure local neighbourhood reserves in the Mount Maunganui north area are maintained and enhanced for the benefit of residents and visitors. Ensure new developments pay appropriate Development Impact Fees to enable purchase of additional neighbourhood reserve land in areas subject to residential intensification and to enhance existing facilities. Ongoing Ongoing 8

11 2.3 Commercial Area - Key Issues and Actions TOPIC ISSUE(S) RECOMMENDED ACTION(S) PRIORITY LEVEL Project Phoenix The standard of maintenance for Phoenix is generally considered to be poor. i) Revise the maintenance schedule and implement to a higher specification. Commercial Uses and Building Frontages The use of building floorspace, at street level, for noncommercial uses (e.g. car parking, residential) when those buildings are located within a Commercial Business Zone, is not supported. There is a general view, emerging from the workshops, that non-commercial uses adversely affect the continuity and amenity of local shopping centre. i) Allocate resources to assess a District Plan change to control land uses at street level in the Commercial Business Zone, particularly downtown Mount Maunganui. Tourist Hotel There is a general view that Mount Maunganui needs a quality hotel/conference facility. i) Review District Plan rules to ensure hotel complex supported, particularly within the Commercial Business Zone. Commercial Uses & Zonings There is a general view emerging from the workshops that further commercial zoning is needed in selected nodes rather than adhoc, ribbon development along main roads. Ribbon commercial development reduces the coherence and amenity of established shopping centres. There are several intersection locations in Mount Maunganui north that could support commercial activity investment, particularly retailing and café-style activities. i) Allocate planning resources to review and consult on the amount and location of commercial zoning in Mount Maunganui north. This could be either: (a) (b) New commercial zoning nodes at Adams Avenue, The Mall intersections with Prince, Pacific and Salisbury, or Special policy areas within the Residential H Zone to enable retailing/restaurants/ cafes in such locations. Commercial Area Parking See comments under Traffic and Parking Section 2.1. i) See actions under Traffic and Parking Section

12 2.4 Open Spaces - Key Issues and Actions TOPIC ISSUE(S) RECOMMENDED ACTION(S) PRIORITY LEVEL Moturiki Area of significance to iwi. Needs sensitive restoration and management of pathways. Old quarry area untidy and has poor soil conditions. This area needs further landscaping treatment. The sea wall could be less intrusive. i) Re-vegetation plan for old quarry site in consultation with Ngaiterangi Iwi. Preference to be given to hardy, native species, and softening the land/sea edge at 'Shark Alley'. Main pedestrian pathway to be kept "low key", to discourage pedestrian use over Moturiki. Ongoing Coronation Park There is general consensus that the planting is too dense, people feel insecure and the park layout and appearance could be improved, particularly along Maunganui Road. i) Review Coronation Park design and maintenance to thin plantings, open up the space and improve pedestrian/user security/safety. Changes can be actioned through Facilities and Reserves budget with additional funding and should be done in conjunction with plans for bowling green relocation, road link and surf cultural centre. Pilot Bay Boat Ramp and Environs Good facility for small boats. Well used by visitors and locals. Ramp area needs to be maintained, particularly the depth of channel and launching area. There is a parking problem with boat trailers and local traffic congestion. There is poor pedestrian accessibility through boat ramp entrance to Mauao Base Track. Pedestrians do not feel safe through this area although it is a major and well used pedestrian pathway. i) Develop a maintenance programme for the Pilot Bay boat ramp and boat channel and allocate funding to support this programme through Annual Plan and budget process. i Allocate funding to investigate the use of the upper level camping ground area (opposite the boat ramp) for a multi-space, boat trailer parking area. This to include improved pedestrian links from Adams Avenue to Mauao base track and Pilot Bay foreshore to the Mauao base track. Investigate the potential of a new small boat ramp facility at Tauranga Bridge Marina (south end). Low Beachfront Facilities, Access, Safety at Main Marine Parade Intersections Pedestrian access to beachfront reserve across Marine Parade could be enhanced through physical works at main intersections. Visitor facilities on beachfront reserve could be enhanced further eastwards at key locations. i) Allocate funding to extend BBQ, picnic tables, seating, showers etc at selected locations on beachfront reserve, eastwards along Marine Parade. Design of these areas need to be addressed in an integrated manner along the length of Marine Parade. i Allocate funding to develop detailed design of new intersection treatments at Marine Parade that assist pedestrian movement across the road. Detailed design concepts to be costed and consulted on through 2004/05 Annual Plan and funding allocated for construction. 10

13 TOPIC ISSUE(S) RECOMMENDED ACTION(S) PRIORITY LEVEL Mount Drury and Te Ngaio Children's Playground Mount Drury playground a major district facility that is well used by visitors. There is potential to modernise the Mount Drury play equipment and enlarge the total facility to give greater capacity (e.g. Memorial Park). Te Ngaio reserve play equipment 'out of date', and should be modernised. i) Retain funding in 02/03 Annual Plan for new play equipment in Te Ngaio Reserve. Allocate funding to redesign and upgrade Mount Drury playground. Pilot Bay Foreshore Pedestrian Access There are a range of views on whether pedestrian access along the Pilot Bay foreshore should be physically improved. i) Allocate funding to assess the various options (including 'do nothing') for pedestrian access along Pilot Bay foreshore reserve. Camping Ground (Main Beach Frontage) First two rows of sites from the beach front intrude into beach environment and restrict pedestrian access to Mauao base track. There are opportunities to create a better physical access to base track, and public picnic space adjacent to main beach and beyond the Surf Club. i) Remove the first two rows of camp sites along the main beach and reclaim as esplanade public space, and picnic area. Extend boardwalk concept from "Oceanside" corner, past or through the Surf Club area to new picnic area and Mauao base track. This should become the primary pedestrian pathway to base track. Banks Avenue Reserve and Pitau Road Reserve Valuable passive park in area of residential intensification. Park probably under-utilised because of design, layout and vegetation of reserve. i) Neighbourhood Reserve Management Plan should address the design layout and planting of Banks Avenue Reserve and changes actioned through the Facilities and Reserves budget. Low General Mount Maunganui North Planting Theme The 'sub-tropical' planting theme is foreign to the area. Consider greater use of New Zealand plant themes. i) Focus on species such as Pohutukawa, Puriri, Karaka, Brazilian Pepper Tree in planting programmes along local streets and public open spaces and reserves in consultation with the City Aborist. Council to initiate a Street Smart type programme for local residents to discuss and donate local street trees. Ongoing Operative Reserve Management Plans There is no need to "re-invent the wheel". Recognise the extensive public process in developing the reserve management plans for Mauao, Main Beach Moturiki Pilot Bay. i) Ensure the objectives, policies and implementation actions in the key Reserve Management Plans that apply to reserves in the Study area are recognised in detailed Works programmes and activities on reserves. Ongoing 11

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15 Section 3 Neighbourhood Concepts 13

16 3.1 Neighbourhood Concept Plan 14

17 3.2 Residential Street Cross Section Concept Residential streets in the neighbourhood area can be gradually upgraded or landscaped in conjunction with residents to improve visual appearance and soften the impact of buildings. Schematic only 15

18 3.3 Marine Parade Cross Section Concept Marine Parade is an important pedestrian and vehicle area street treatment should aim to reduce the visual expanse of the carriageway, broaden footpaths for pedestrians, maintain cycle and vehicle thoroughfare and provide pedestrian refuges to improve street crossing safety. Schematic only 16