CITY OF CALGARY NOTICE OF 2020 JULY 27 PUBLIC HEARING ON PLANNING MATTERS
In light of COVID-19, in order to protect the health, safety and well being of the public and our employees, The City of Calgary is encouraging the public to participate in this public hearing of Council electronically or by phone.
Members of the public wishing to address Council, on any public hearing matter on this Agenda, may participate remotely and pre-register by contacting the City Clerk's Office at [email protected]
The information available on the website is not provided as an official record but is made available online as a public service for the public's convenience. The City of Calgary assumes no liability for any inaccurate, delayed or incomplete information provided on the website. In case of any discrepancies between the documents and materials on this website and the official documents and materials at the Office of the City Clerk, the official documents and materials at the Office of the City Clerk shall prevail. Please contact 403-268-5311 as soon as possible if you notice any errors or omissions in the documents and materials.
THE CITY OF CALGARY NOTICE OF PUBLIC HEARING OF CALGARY CITY COUNCIL PLANNING MATTERS
To be held at the Council Chamber, Calgary Municipal Building, 800 Macleod Trail SE, on Monday, 2020 July 27, commencing at 9:30 a.m.
A copy of the proposed bylaws and documents relating to these items are available on the City of Calgary website www.calgary.ca/planningmatters. The information available on the website is not provided as an official record but is made available online as a public service for the public's convenience. The City of Calgary assumes no liability for any inaccurate, delayed or incomplete information provided on the website. In case of any discrepancies between the documents and materials on this website and the official documents and materials at the Office of the City Clerk, the official documents and materials at the Office of the City Clerk shall prevail. Please contact 403-268-5311 as soon as possible if you notice any errors or omissions in the documents and materials.
Persons wishing to submit a letter, public opinion poll or other communication concerning these matters may do so provided they are printed, typewritten or legibly written and include the name of the writer, mailing address, electronic address (as applicable) and must focus on the application and it’s planning merits. Submissions with defamatory content and/or offensive language will be filed by the City Clerk and not printed in the Council Agenda or shared with Members of Council. Only those submissions received by the City Clerk not later than 12:00 p.m., Monday, 2020 July 20, shall be included in the Agenda of Council. Late submissions will not be accepted in the City Clerk’s Office. Submissions must be addressed to: Office of the City Clerk, The City of Calgary, 700 Macleod Trail SE, P.O. Box 2100, Postal Station “M”, Calgary, Alberta T2P 2M5. Submissions may be hand delivered, mailed, faxed to 403-268-2362, or emailed to [email protected].
Personal information provided in submissions relating to Public Hearing Matters before Council or Council Committees is collected under the authority of Bylaw 35M2017 and Section 33(c) of the Freedom of Information and Protection of Privacy (FOIP) Act of Alberta, and/or the Municipal Government Act (MGA) Section 636, for the purpose of receiving public participation in municipal decision-making. Your name, contact information and comments will be made publicly available in the Council Agenda. If you have questions regarding the collection and use of your personal information, please contact City Clerk’s Legislative Coordinator at 403-268-5861, or City Clerk’s Office, 700 Macleod Trail S.E., P.O Box 2100, Postal Station ‘M’ 8007, Calgary, Alberta, T2P 2M5.
Submissions received by the published deadline will be included in the Council Agenda, and will only be used for City Council’s consideration of the issue before them.
In light of COVID-19, in order to protect the health, safety and well being of the public and our employees, The City of Calgary is encouraging the public to participate in this public hearing of Council electronically or by phone.
Any person who wishes to address Council on any matter mentioned herein may do so for a period of FIVE MINUTES. The five (5) minutes shall be exclusive of any time required to answer questions. Persons addressing Council shall limit their comments to the matter contained in the report and the recommendations being discussed.
To participate remotely, please pre-register by contacting the City Clerk's Office at [email protected].
Anyone wishing to distribute additional material at the meeting shall submit the material to the City Clerk electronically at [email protected] the day of the Public Hearing. It should be noted that such additional material will require the approval of the Mayor before distribution to Members of Council. If the Public Hearing is still in progress at 9:30 p.m., Council may conclude the matter under discussion and will reconvene at 1:00 p.m. of the next business day, unless otherwise directed by Council.
Laura M. Kennedy CITY CLERK
The uses and rules that apply to different land use designations are found in the Land Use Bylaw 1P2007 www.calgary.ca/landusebylaw, except those for the DC District which are available from Planning & Development. Please direct questions with regard to the matters mentioned herein to 403-268-5311.
INDEX OF ADVERTISED PLANNING ITEMS
For the meeting of City Council re: Public Hearing on Proposed Amendments to the Land Use Bylaw 1P2007, and Other Planning Matters, to be held on Monday, 2020 July 27 at 9:30 a.m.
* * * * * * * CALGARY PLANNING COMMISSION REPORTS
Item 1 Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014, CPC2020-0655 Bylaw 94D2020
Item 2 Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003, CPC2020-0366 Bylaw 95D2020
Item 3 Policy Amendment and Land Use Amendment in Mount Pleasant (Ward 7) at 601 20 Avenue NW, LOC2020-0029, CPC2020-0644 Bylaws 33P2020 & 96D2020
Item 4 Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040, CPC2020-0569 Bylaws 34P2020 & 97D2020
Item 5 Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153, CPC2020-0517 Bylaws 35P2020 & 100D2020
Item 6 Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019, CPC2020-0645 Bylaw 99D2020
Item 7 Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198, CPC2020-0628 Bylaw 98D2020
Item 8 Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188, CPC2020-0587 Bylaws 30P2020 & 84D2020
Item 9 Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047, CPC2020-0627 Bylaw 101D2020
Item 10 Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011, CPC2020-0631 Bylaw 102D2020 Page 2 Agenda
OTHER REPORTS
Item 1 Land Use Bylaw Amendments to Support Business Needs – C2020-0751 Bylaw 32P2020
INDEX OF ADVERTISED PLANNING ITEMS
For the meeting of City Council re: Public Hearing on Proposed Amendments to the Land Use Bylaw 1P2007, and Other Planning Matters, to be held on Monday, 2020 July 27 at 9:30 a.m.
* * * * * * * CALGARY PLANNING COMMISSION REPORTS
Item 1 Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014, CPC2020-0655 Bylaw 94D2020
Item 2 Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003, CPC2020-0366 Bylaw 95D2020
Item 3 Policy Amendment and Land Use Amendment in Mount Pleasant (Ward 7) at 601 20 Avenue NW, LOC2020-0029, CPC2020-0644 Bylaws 33P2020 & 96D2020
Item 4 Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040, CPC2020-0569 Bylaws 34P2020 & 97D2020
Item 5 Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153, CPC2020-0517 Bylaws 35P2020 & 100D2020
Item 6 Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019, CPC2020-0645 Bylaw 99D2020
Item 7 Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198, CPC2020-0628 Bylaw 98D2020
Item 8 Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188, CPC2020-0587 Bylaws 30P2020 & 84D2020
Item 9 Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047, CPC2020-0627 Bylaw 101D2020
Item 10 Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011, CPC2020-0631 Bylaw 102D2020
Page 1 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0655 2020 June 18
Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014
EXECUTIVE SUMMARY
This application was submitted by Harnoop Gosal on 2020 January 29, on behalf of the landowner, 1746638 Alberta Ltd (Elizabeth Martin). The application proposes to change the designation of 704 - 51 Avenue SW from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District to allow for:
rowhouses, in addition to building types already allowed (e.g. single detached, semi- detached, duplex homes); a maximum building height of 11 metres (an increase from current maximum of 10 metres); a maximum of 4 dwelling units (an increase from the maximum of 2 dwelling units); and the uses listed in the R-CG designation.
The proposal conforms with the relevant policies of the Municipal Development Plan.
No development permit application has been submitted at this time.
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed redesignation of 0.06 hectares ± (0.14 acres ±) located at 704 - 51 Avenue SW (Plan 8573GL, Block 4, Lot 20) from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District; and
2. Give three readings to the proposed bylaw. RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 18: That Council: 1. Adopt, by bylaw, the proposed redesignation of 0.06 hectares ± (0.14 acres ±) located at 704 - 51 Avenue SW (Plan 8573GL, Block 4, Lot 20) from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District; and 2. Give three readings to Proposed Bylaw 94D2020.
PREVIOUS COUNCIL DIRECTION / POLICY
None.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 2 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0655 2020 June 18
Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014
BACKGROUND
This application was submitted by Harnoop Gosal on 2020 January 29 on behalf of the landowner, 1746638 Alberta Ltd (Elizabeth Martin). The intent of the application is to develop a four-unit rowhouse, as indicated in the Applicant’s Submission (Attachment 1). Council approved a similar land use application directly to the north of this parcel in 2017 (151D2017). No development permit has been submitted at this time.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 3 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0655 2020 June 18
Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014
Location Maps
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 4 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0655 2020 June 18
Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014
SUBJECT SITE
Site Context
The subject site is located in the community of Windsor Park, at the corner of 51 Avenue SW and 6 Street SW. The site is one block east of Elbow Drive SW and half a block south of 50 Avenue SW.
The parcel is approximately 0.06 hectares (0.14 acres) in size and approximately 15 metres in width by 36 metres in length. It is currently developed with a single detached bungalow with rear lane access.
Directly to the north of the subject parcel, across the rear lane, is a four-unit rowhouse under construction. The surrounding area is otherwise largely designated Residential – Contextual One / Two Dwelling (R-C2) District with the exception of an established commercial node located one block to the west at the corner of Elbow Drive SW and 50 Avenue SW.
As identified in Figure 1, the community of Windsor Park reached its peak population in 2019 with a total of 4,584 residents.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 5 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0655 2020 June 18
Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014
Figure 1: Community Peak Population Windsor Park Peak Population Year 2019 Peak Population 4,584 2019 Current Population 4,584 Difference in Population (Number) 0 Difference in Population (Percent) 0% Source: The City of Calgary 2019 Civic Census
Additional demographic and socio-economic information may be obtained online through the Windsor Park community profile.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
The proposal represents a modest increase in density for a corner parcel of land in an established area within the city and allows for a range of housing forms that are in keeping with the scale and character of the existing neighbourhood.
Land Use
The existing Residential – Contextual One / Two Dwelling (R-C2) District is a residential district intended to accommodate duplex, semi-detached and single detached dwellings in developed areas. The district allows for a maximum of two dwelling units and a maximum height of 10 metres.
The proposed Residential – Grade-Oriented Infill (R-CG) District is a low density residential designation that is primarily for two or three storey (11 metre maximum) rowhouse developments where the face of each dwelling unit must directly face a public road. With a maximum permitted density of 75 units per hectare, the site could accommodate up to four dwelling units.
The R-CG District also allows for a range of other low density housing forms such as single detached, semi-detached and duplex dwellings. Secondary suites (one backyard suite or secondary suite per unit) are also allowable in the R-CG District.
The proposed R-CG District will allow for a modest residential intensification of the site in a manner that is compatible with existing adjacent residential developments.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 6 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0655 2020 June 18
Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014
Development and Site Design
The rules of the proposed Residential – Grade-Oriented Infill (R-CG) District will provide guidance for future site development including appropriate uses, building massing, height, landscaping and parking. Given the specific context of this corner site, additional items that will be considered through the development permit process include, but are not limited to:
Ensuring an engaging built interface along both the 6 Street SW and 51 Avenue SW frontages; Improving pedestrian connections along 6 Street SW by ensuring vehicle access to the site is off the lane; and Mitigation of shadowing, overlooking, and privacy concerns.
Transportation
A Transportation Impact Assessment was not required as part of this application. Vehicular access to the parcel is available via the rear lane. The area is served by Calgary Transit bus service with stops located approximately 100 metres to the west along Elbow Drive SW. Parking in the immediate area is restricted to residential permit parking only.
Access and parking will be reviewed in greater detail at the development permit stage.
Environmental Site Considerations
An Environmental Site Assessment was not required as part of this application.
Utilities and Servicing
Water and sanitary sewer mains are available and can accommodate the potential redevelopment of the subject site without the need for off-site improvements at this time. Individual servicing connections as well as appropriate stormwater management will be considered and reviewed at the development permit stage.
Climate Resilience
The applicant has not identified any specific climate resilience measures as part of this application. Further opportunities to align future development on this site with applicable climate resilience strategies may be explored and encouraged at the development permit stage.
Stakeholder Engagement, Research and Communication
In keeping with Administration’s standard practices, this application was circulated to relevant stakeholders and notice posted on-site. Notification letters were sent to adjacent landowners and the application was advertised online.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 7 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0655 2020 June 18
Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014
The Windsor Park Community Association was circulated as part of this application. The Community Association’s development committee responded with a letter of concerns pertaining to issues around parking, increased traffic, and a desire to see more home ownership within the community on 2020 March 04 (Attachment 2).
Three letters of opposition were submitted at the time of writing this report, stating concerns related to losing the single detached character of the community, a loss of private open space within yards of low density housing, a reduction of the tree canopy and a general frustration with perceived overdevelopment of the community.
Following Calgary Planning Commission, notifications for a Public Hearing of Council will be posted on-site and mailed out to adjacent landowners. In addition, Commission’s recommendation and the date of the Public Hearing will be advertised.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration in this report has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan which directs population growth in the region to Cities and Towns and promotes the efficient use of land.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Interim Growth Plan. The proposed land use amendment builds on the principles of the Interim Growth Plan by means of promoting efficient use of land, regional infrastructure, and establishing strong, sustainable communities.
Municipal Development Plan (Statutory – 2009)
The subject parcel is located within the Residential - Developed - Established area as identified on Map 1: Urban Structure in the Municipal Development Plan (MDP). The applicable MDP policies encourage modest redevelopment in the established area over time including incorporating appropriate density, mix of land uses and pedestrian-friendly environment to existing infrastructure.
The proposal is in keeping with relevant MDP policies as the rules of the R-CG District provide for a development form that may be sensitive to existing residential development in terms of height, built form and density.
There is no local area plan for the community of Windsor Park.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 8 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0655 2020 June 18
Land Use Amendment in Windsor Park (Ward 11) at 704 – 51 Avenue SW, LOC2020-0014
Climate Resilience Strategy (2018)
The Climate Resilience Strategy identifies programs and actions intended to reduce Calgary’s greenhouse gas emissions and mitigate climate risk. This application does not include any actions that specifically address objectives of this plan. Further opportunities to align development of this site with applicable climate resilience strategies may be explored and encouraged at subsequent development approval stages.
Social, Environmental, Economic (External)
The proposed R-CG District allows for a wider range of housing types than the existing R-C2 District and as such, the proposed change may better accommodate the housing needs of different age groups, lifestyles and demographics.
Financial Capacity
Current and Future Operating Budget
There are no known impacts to the current and future operating budgets at this time.
Current and Future Capital Budget
The proposed land use amendment does not trigger capital infrastructure investment and therefore there are no growth management concerns at this time.
Risk Assessment
There are no significant risks associated with this proposal.
REASON(S) FOR RECOMMENDATION(S):
The proposal is in keeping with applicable policies of the Municipal Development Plan. The proposed R-CG District was designed to be implemented in proximity or directly adjacent to low density residential development. The proposal represents a modest increase in density of an established area parcel of land and allows for development that has the ability to be compatible with the character of the existing neighbourhood.
ATTACHMENT(S) 1. Applicant’s Submission 2. Windsor Park Community Association Letter 3. Proposed Bylaw 94D2020
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb
CPC2020-0655 Attachment 1
Applicant’s Submission
February 13, 2020
Introduction The new rowhouse development will provide more attainable living within the up and coming Windsor Park community. The development will also enhance the surrounding neighborhood compared to the current dated bungalow.
Site The municipal address of the lot is 704 51 AV SW, which is one block east of Elbow Drive. The lot is corner parcel located off 51 AV SW and 6 ST SW with a size of 15.24m x 36.48m.
This low density residential project will consist of 4 separate dwelling units, with each unit having an enclosed parking stall located off the alley. Each dwelling will contain its own covered entry, (3) facing 6 ST SW and (1) facing 51 AV SW.
The current land use zoning is R-C2 Residential - Contextual One/Two Dwelling, the redesignation is for R-CG Residential.
Design One of the key design objectives is to create a development that conforms to the existing community. The development will utilize natural elements, finishes and colours that help balance the grey, white and black facades. The materials will consist of a having high level of durability and aesthetics.
The development will take into account the neighboring dwellings with articulated roof lines for more visual interest and screening for added privacy.
CPC2020-0655 - Attach 1 Page 1 of 1 ISC: UNRESTRICTED
CPC2020-0655 Attachment 2
Windsor Park Community Association Letter
CPC2020-0655 - Attach 2 Page 1 of 1 ISC: UNRESTRICTED
CPC2020-0655 ATTACHMENT 3 BYLAW NUMBER 94D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2020-0014/CPC2020-0655) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2020-0014/CPC2020-0655 BYLAW NUMBER 94D2020
SCHEDULE A
Page 2 of 3
AMENDMENT LOC2020-0014/CPC2020-0655 BYLAW NUMBER 94D2020
SCHEDULE B
Page 3 of 3
Page 1 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0366 2020 June 18
Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
EXECUTIVE SUMMARY
This land use amendment application was submitted by Civicworks Planning + Design on 2020 January 06 on behalf of the developer Riverview Homes and the landowners Joanna Haaf, Richard Korzeniewski, Catherine Joan Kyeremanteng and Kwadwo Sayki Kyeremanteng. This application proposes to change the designation of two parcels from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District to allow for:
rowhouses in addition to the building types already allowed (e.g. single detached, semi- detached and duplex homes and secondary suites); a maximum building height of 11 metres (an increase from the current maximum of 10 metres); a maximum of 8 dwelling units (an increase from the current maximum of 4 dwelling units); and the uses listed in the R-CG District.
This proposal conforms to the relevant policies of the Municipal Development Plan (MDP) and Hillhurst/Sunnyside Area Redevelopment Plan (ARP). No development permit has been submitted at this time.
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed redesignation of 0.10 hectares ± (0.24 acres ±) located at 818 and 822 - 16 Street NW (Plan 6219L, Block 6, Lots 39 and 40) from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District; and
2. Give three readings to the proposed bylaw. RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 18: That Council: 1. Adopt, by bylaw, the proposed redesignation of 0.10 hectares ± (0.24 acres ±) located at 818 and 822 - 16 Street NW (Plan 6219L, Block 6, Lots 39 and 40) from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District; and 2. Give three readings to Proposed Bylaw 95D2020.
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 2 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0366 2020 April 16
Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
PREVIOUS COUNCIL DIRECTION / POLICY
None.
BACKGROUND
This land use amendment application was submitted by Civicworks Planning + Design on 2020 January 06 on behalf of the developer Riverview Homes and the landowners Joanna Haaf, Richard Korzeniewski, Catherine Joan Kyeremanteng and Kwadwo Sayki Kyeremanteng. No development permit has been submitted at this time. However, as noted in the Applicant’s Submission (Attachment 1), the applicant intends to pursue a development permit application for an eight-unit rowhouse development, with potential for a secondary suite to be included in some of the dwelling units.
The applicant had originally indicated a desire to pursue a 12-unit multi-residential development at the time of their first submission. However, a combination of current economic conditions brought on by the COVID-19 pandemic along with feedback provided by administration and relevant stakeholders resulted in the applicant amending their application to pursue a smaller scale rowhouse development.
The proposed development will be achieved by amalgamating the subject site with 826 - 16 Street NW, the corner parcel located directly to the north. This parcel previously underwent a successful land use redesignation in 2018 as Council approved the designation of this site from R-C2 to R-CG. The landowners of this parcel, Joel Semmens and Jason Ager and those listed for the properties above have all agreed to merge their individual lands together to allow for a comprehensively planned development, subject to approval by Council.
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 3 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0366 2020 April 16
Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
Location Maps
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 4 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0366 2020 April 16
Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
Subject Site
Site Context
The subject parcels are located in close proximity to the corner of 8 Avenue NW and 16 Street NW in the community of Hillhurst, in the northwest quadrant of Calgary. The subject site consists of two parcels with a total area of 0.11 hectares (1,100 square metres), and approximate dimensions of 24 metres in frontage along 16 Street NW and 45 metres in depth. The site currently contains two one-storey single detached dwellings with detached garages. A rear lane exists along the eastern boundary of the site.
The community is characterized by a mix of residential uses. The predominant land use in the immediate area is Residential – Contextual One / Two Dwelling (R-C2) District to the south of 8 Avenue NW. However, there are pockets of redevelopment throughout the area which contain a mix of higher residential densities, specifically redevelopment north of the site along 8 Avenue NW. In terms of open space amenities, Hounsfield Heights, Riley and West Hillhurst Parks are all located within a one kilometre radius of the subject site.
North Hill shopping centre is the nearest Community Activity Centre and is located less than one kilometre north of the parcel. Similarly, the Southern Alberta Institute of Technology (SAIT) is located less than two kilometres to the Northeast. Small-scale commercial retail and access to a variety of crosstown bus routes along 14 Street NW are located less than 200 metres to the east of the subject site.
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 5 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0366 2020 April 16
Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
As shown in Figure 1, the community of Hillhurst has seen its population decrease only slightly from its peak in 2015.
Figure 1: Community Peak Population Hillhurst Peak Population Year 2019 Peak Population 6,737 2019 Population 6,558 Difference in Population (Number) -179 Difference in Population (Percent) -2.7% Source: The City of Calgary 2019 Civic Census
Additional demographic and socio-economic information may be obtained online through the Hillhurst community profile.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
This application proposes to redesignate two parcels to the R-CG District to allow for a rowhouse residential development. Throughout the review process, Administration explored other land use options; however, after discussions with the applicant, the decision was made to proceed with the R-CG District for the reasons discussed in the strategic alignment portion and Land Use subsection of the report.
Land Use
The existing Residential – Contextual One / Two Dwelling (R-C2) District is a residential designation applied to developed areas that is primarily for single detached, semi-detached and duplex homes. Secondary suites are a permitted use within this district. The R-C2 District allows for a maximum building height of 10 metres and a maximum of up to four dwelling units on this site.
The proposed Residential – Grade-Oriented Infill (R-CG) District allows for two to three-storey (11 metres maximum height) rowhouse developments where one façade of each unit must directly face a public street. The District provides for a maximum density of 75 units per hectare which would enable up to eight dwelling units on the subject site. Please note that this calculation does not include the parcel located at 826 - 16 Street NW.
As indicated in the Applicant’s Submission, all three parcels located at 818, 822 and 826 - 16 Street NW are intended to be amalgamated to create a single site that is 0.17 hectares in size. In turn, this will allow for a maximum of 12 units to be developed on the site. The R-CG District also allows for a range of other low-density housing forms such as single detached, semi- detached, duplex dwellings and secondary suites.
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 6 of 10 Item #
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Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
The applicant had originally indicated to Administration and local residents that their desire was to pursue a 12-unit Multi-Residential Development under the Multi-Residential – Contextual Grade-Oriented (M-CG) District. However, after consultation with all relevant stakeholders the applicant decided to amend their original application from M-CG to R-CG District in an effort to better contextually align with the existing built form in the community.
Development and Site Design
If the application is approved by Council, the rules of the proposed Residential – Grade- Oriented Infill (R-CG) District will provide basic guidance for the future site development including appropriate uses, building massing and height, landscaping and parking. Given the specific context of this site and the applicant’s intent to amalgamate the parcel at 826 - 16 Street NW for a future development, additional items that will be considered through the development permit process include, but are not limited to:
ensuring an engaging built interface along both 16 Street NW and 8 Avenue NW frontages; and improving pedestrian connections along 16 Street NW by ensuring vehicle access to the site is off the lane.
Transportation
Pedestrian access to the subject site is available from 16 Street NW. As identified by Map 3: Road and Street Network of the MDP, 8 Avenue NW is identified as Collector Road while 16 Street NW is a Residential Street. The nearest major arterial roadway is 14 Street NW, which is located 200 metres east of the subject site. Vehicular access to the parcel is available from the rear lane. Street parking is regulated along 16 Street NW and 8 Avenue NW and only available for local residents.
The area is served by Calgary Transit. Base service is provided along 8 Avenue NW as the Route 404 has a stop located less than 25 metres from the subject site providing a direct connection to the North Hill shopping centre, SAIT and the LRT network via Lions Park LRT Station.
A Transportation Impact Assessment was not required as part of this application.
Environmental Site Considerations
There are no environmental concerns associated with the site or current proposal.
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 7 of 10 Item #
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Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
Utilities and Servicing
Water, sanitary and storm sewer mains are all available and can accommodate the potential redevelopment of the subject site without the need for off-site improvements at this time. Individual servicing connections as well as appropriate stormwater management will be considered and reveiwed at the development permit stage.
Climate Resilience
The applicant has not identified any specific climate resilience measures as part of this land use application. However, the proposed land use amendment will provide an opportunity to increase density within Hillhurst. Further opportunities to align future development on this site with applicable climate resilience strategies may be explored and encouraged at the development permit stage.
Stakeholder Engagement, Research and Communication
In keeping with the Administration’s standard practices, this application was circulated to all relevant stakeholders and notice posted on-site. Notification letters were also sent to adjacent landowners and the application was advertised online.
The applicant also held an open house with the Hillhurst Sunnyside Community Association on 2020 January 14. Attendees were given the opportunity to view the applicant's original M-CG proposal and provide feedback to the applicant. The meeting was attended by 20 to 30 local residents and was a part of the agenda for the monthly meeting held by the community association’s planning committee. Administration was also invited and attended the meeting. In terms of community response, some of the major questions and concerns that were discussed with the applicant were as following:
Future site design. Traffic and parking issues, and how they will be addressed. Is the proposed Land Use District appropriate for the subject site?
The Hillhurst Sunnyside Community Association responded to the original and subsequent amended application respectivley, with their most recent correspondence included in (Attachment 2). Although supportive of certain aspects of each proposal, the Community Association is opposed to the application based on the lack of support from community members.
Administration received 20 citizen responses in opposition to both the initial and amended application noting concerns related to the proposed land use redesignation and potential future development. The citizen concerns are generally summarized as follows:
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 8 of 10 Item #
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increase in traffic, noise and parking issues; increase in height, density, and lot coverage; reduced privacy on neighbouring properties; and general concern about higher density residential developments within neighbourhood.
The applicant has indicated that they will continue to work with the Community Association and local residents to address their concerns as it pertains to this project. The applicant has met Administrations recommendations for engagement as listed in The City of Calgary’s Outreach Assessment tool, they have connected with the Community Association and local Ward Councillor in regards to this application.
As noted earlier in the report, the application for the subject site was amended from M-CG to R-CG in order to better align contextually with the surrounding area. Relevant stakeholders including the Hillhurst Community Association and citizens who responded to the original circulation were notified of the amendment and provided an opportunity to revise their original comments. Those changes, if any have been updated and are reflected in this section of the report.
Administration considered the relevant planning issues specific to the proposed re-designation and has determined the proposal to be appropriate. The proposed R-CG District is a low-density district intended for development on sites that are located in close proximity and adjacent to low density residential development within inner city communities. Furthermore, development can be contextually sensitive in terms of height and setback. Based on these criteria, R-CG is considered appropriate as it would result in a moderate increase in density that would be compatible with the surrounding neighbourhood. Design, traffic and parking requirements will be reviewed at the development permit stage.
Following Calgary Planning Commission, notifications for Public Hearing of Council will be posted on-site and mailed out to adjacent land owners. In addition, Commission’s recommendation and the date of the Public Hearing will be advertised.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration in this report has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan which directs population growth in the region to the Cities and Towns and promotes efficient use of land.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Interim Growth Plan. The proposed land use amendment builds on the principles of the Interim Growth Plan by means of promoting efficient use of land, regional infrastructure, and establishing strong, sustainable communities.
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 9 of 10 Item #
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Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
Municipal Development Plan (Statutory – 2009)
The subject parcel is located within the Residential – Developed – Inner City area as identified on Map 1: Urban Structure in the Municipal Development Plan (MDP). The applicable MDP policies encourage redevelopment and modest intensification in inner-city communities intended to occur in a form and nature that respects the scale and character of the neighbourhood context.
The proposal is in keeping with relevant MDP policies as the R-CG District is a low-density district and provides for a modest increase in density in a form that is sensitive to existing residential development in terms of height, scale and massing. Furthermore, the application aligns with Section 2.6 of the MDP as the proposed land use redesignation allows for a more compact urban form that uses less land.
Climate Resilience Strategy (2018)
The Climate Resilience Strategy contains the Climate Mitigation Action Plan (CMAP) and the Climate Adaptation Action Plan (CAAP), which identify actions that will reduce Calgary’s greenhouse gas emissions and manage climate risks. This application has not identified any actions that specifically meet policies in this plan.
Hillhurst/Sunnyside Area Redevelopment Plan (Statutory – 1988)
The Hillhurst/Sunnyside ARP supports residential intensification through renovation, redevelopment, conversion, and infill development that is sensitive to the existing neighbourhood. The ARP encourages a variety of housing forms that accommodate different age groups, household types, and income levels. The policies of the ARP encourage redevelopment that is contextually sensitive to the existing character of the community. In the ARP, the subject site is located within Residential Character Area 5, which allows for Low Density and Low Density Multi-Unit type redevelopment. The Low Density Multi-Unit policy allows for a low profile multi-unit redevelopment with a maximum density of 75 units per hectare which translates into eight developable units for the parcels located at 818 and 822 - 16 Street NW. The parcel at 826 Street NW allows for a maximum of four developable units. Therefore, if the sites were to be amalgamated, a maximum of 12 units could be developed.
The proposal is in keeping with relevant ARP policies as the R-CG District provides for a modest increase in density in a form that is sensitive to existing residential development in terms of height, scale and massing. Furthermore, any future development will be evaluated by its ability to blend in with the surrounding context of the area.
The subject application falls within the future Riley Communities Local Growth Planning project, a new multi-community local area plan which will guide growth throughout the communities of Sunnyside, Hillhurst, West Hillhurst and Hounsfield Heights / Briar Hill. The new plan is scheduled to begin its first phase in the Fall of 2020.
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb Page 10 of 10 Item #
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Land Use Amendment in Hillhurst (Ward 7) at 818 and 822 - 16 Street NW, LOC2020-0003
Social, Environmental, Economic (External)
The proposed land use district allows for a wider range of housing types than the existing land use district and as such, the proposed changes may better accommodate the housing needs of different age groups, lifestyles and demographics.
Financial Capacity
Current and Future Operating Budget
There are no known impacts to the current and future operating budgets at this time.
Current and Future Capital Budget
The proposed amendment does not trigger capital infrastructure investment and there are no growth management concerns at this time.
Risk Assessment
There are no significant risks associated with this proposal.
REASON(S) FOR RECOMMENDATION(S):
The proposal aligns with applicable policy directives of the Municipal Development Plan and Hillhurst/Sunnyside Area Redevelopment Plan. The proposed R-CG District is a low-density district and intended to be applied in close proximity or adjacent to low-density residential development. The proposed amendment would allow for a modest increase in density for an inner-city site but still be compatible with the built form and character of the existing community.
ATTACHMENT(S) 1. Applicant’s Submission 2. Community Association Letter 3. Proposed Bylaw 95D2020
Approval(s): T. Goldstein concurs with this report. Author: A. Singh City Clerks: L. Gibb
CPC2020-0366 Attachment 1
Applicant’s Submission
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Community Association Letter
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Community Association Letter
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Community Association Letter
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Community Association Letter
CPC2020-0366 - Attach 2 Page 4 of 4 ISC: UNRESTRICTED CPC2020-0366 ATTACHMENT 3 BYLAW NUMBER 95D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2020-0003/CPC2020-0366) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2020-0003/CPC2020-0366 BYLAW NUMBER 95D2020
SCHEDULE A
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AMENDMENT LOC2020-0003/CPC2020-0366 BYLAW NUMBER 95D2020
SCHEDULE B
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EXECUTIVE SUMMARY
This application was submitted by Civicworks Planning + Design on 2020 February 19 on behalf of landowner SNH Developments Limited. The application proposes to change the land use designation from Residential – Contextual One / Two Dwelling (R-C2) to Residential – Grade- Oriented Infill District (R-CG) to allow for:
rowhouses, in addition to the building types already allowed (e.g. single detached, semi- detached and duplex homes and secondary suites); a maximum building height of 11 metres (an increase from the current maximum of 10 metres); a maximum number of four dwelling units (an increase from the current maximum of two dwelling units); and the uses listed in the R-CG District.
A minor amendment to Map 2 of the North Hill Area Redevelopment Plan (ARP) is required to accommodate the proposed land use redesignation. The proposal conforms to the ARP as amended and is aligned with the applicable policies of the Municipal Development Plan (MDP).
A Development Permit (DP2020-1992) application for a rowhouse building containing three units, with three secondary suites has been submitted by Formed Alliance Architecture Studio on 2020 March 31 and is under review by Administration.
Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb Page 2 of 9 Item #
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Policy Amendment and Land Use Amendment in Mount Pleasant (Ward 7) at 601 20 Avenue NW, LOC2020-0029
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed amendment to the North Hill Area Redevelopment Plan (Attachment 1); and
2. Give three readings to the proposed bylaw.
3. ADOPT, by bylaw, the proposed redesignation of 0.05 hectares ± (0.12 acres ±) located at 601 - 20 Avenue NW (Plan 2934O, Block 19, Lots 40 and a portion of 39) from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade- Oriented Infill (R-CG) District; and
4. Give three readings to the proposed bylaw. RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 18: That Council: 1. Adopt, by bylaw, the proposed amendment to the North Hill Area Redevelopment Plan (Attachment 1); and 2. Give three readings to Proposed Bylaw 33P2020. 3. Adopt, by bylaw, the proposed redesignation of 0.05 hectares ± (0.12 acres ±) located at 601 - 20 Avenue NW (Plan 2934O, Block 19, Lots 40 and a portion of 39) from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District; and 4. Give three readings to Proposed Bylaw 96D2020.
PREVIOUS COUNCIL DIRECTION / POLICY
None.
BACKGROUND
This policy and land use amendment application was submitted by Civicworks Planning + Design on behalf of the land owner, SNH Developments Limited on 2020 February 19. The applicant’s submission (Attachment 2) indicates that the intent is to provide modest densification in the form of a three-unit rowhouse and accompanying secondary suites to each dwelling unit.
A development permit for a three-unit rowhouse, with three secondary suites has been submitted by Formed Alliance Architecture Studio on 2020 March 31 and is under review. See the Development Permit Summary (Attachment 3) for additional information.
Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb Page 3 of 9 Item #
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Location Maps
Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb Page 4 of 9 Item #
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Policy Amendment and Land Use Amendment in Mount Pleasant (Ward 7) at 601 20 Avenue NW, LOC2020-0029
Site Context
This flat 0.05 hectare site is located in the community of Mount Pleasant, immediately to the south and west of the intersection of 20 Avenue and 5 Street NW. It is currently developed with a single detached dwelling and accessory building (garage) adjacent to the lane, but accessed from 5 Street NW.
The general area is low density residential development, typified by the Residential – One/Two Dwelling (R-C2) land use. However, two of the three corners opposite this site are designated R-CG and a parcel on the west side of St. Joseph Park is designated Multi-Residential – Contextual Low Profile (M-C1) District. The southern boundary is formed by the lane, providing access to both this and the neighbouring dwelling and the rear of dwellings fronting onto 19 Avenue NW. There is a single detached residential property immediately to the west, between the subject parcel and St. Joseph Park.
Figure 1 provides an overview of the demographics of Mount Pleasant, based on the most recent census (of 2019).
Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb Page 5 of 9 Item #
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Policy Amendment and Land Use Amendment in Mount Pleasant (Ward 7) at 601 20 Avenue NW, LOC2020-0029
Figure 1: Community Peak Population Mount Pleasant Peak Population Year 2019 Peak Population 5,889 2019 Current Population 5,889 Difference in Population (Number) 0 Difference in Population (Percent) 0% Source: The City of Calgary 2019 Civic Census
Additional demographic and socio-economic information may be obtained online through the Mount Pleasant community profile.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
The proposal represents a modest increase in density for a corner parcel of land in an inner-city area and allows for a range of building forms that respect the scale and character of the existing neighbourhood. The proposal generally meets the objectives of applicable policies as discussed further in this report.
Land Use
The existing Residential – Contextual One / Two Dwelling (R-C2) District is primarily for single detached, semi-detached, duplex dwellings, and secondary suites. The R-C2 District allows for a maximum building height of 10 metres and a maximum of two dwelling units. Secondary suites are permitted uses within the R-C2 district.
The proposed Residential – Grade-Oriented Infill (R-CG) District allows for a range of low- density housing forms such as single detached, semi-detached, duplex dwellings, rowhouses, and secondary suites. The R-CG District allows for a maximum building height of 11 metres and a maximum of 75 dwelling units per hectare. For the subject site that would mean a maximum of four dwelling units.
Development and Site Design
The rules of the proposed Residential – Grade-Oriented Infill (R-CG) District will provide guidance for future site development including appropriate uses, building massing, height, landscaping and parking. Given the specific context of this corner site, additional items that will be considered through the development permit process include, but are not limited to:
ensuring an engaging built interface along both the 5 Street NW and 20 Avenue NW frontages including ensuring access for the principal dwellings meets grade-oriented design definitions; improving pedestrian connections along 5 Street NW by ensuring principal vehicle access to the site is off the lane; Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb Page 6 of 9 Item #
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seeking to retain the mature trees on the site; further evaluation of the secondary suite designs to ensure they meet Land Use Bylaw requirements; and mitigation of shadowing, overlooking, and privacy concerns.
The corner lot location, direct lane access, proximity to commercial uses on both 16 Avenue N and 4 Street NW, nearby transit availability and open spaces; lends this site, favourably, to an increase in density and the number of units anticipated by this land use redesignation.
A development permit application is currently under review for a rowhouse development on this site.
Transportation
Pedestrian access is available from existing sidewalks on 5 Street NW and 20 Avenue NW. While on-street parking is available in this general area, vehicular access for a rowhouse development would be available from the lane.
There are good public transit links within 200 metres of the site. Bus service 404 is available past the site on 20 Avenue NW, while both Route 404 and Route 2 are available on 4 Street NW, less than 150 metres away. The Bus Rapid Transit MAX Orange line is available at the intersection of 4 Street NW and 16 Avenue N, a distance of less than 200 metres from the site (approximately a 2.5 minute walk).
Environmental Site Considerations
There are no environmental concerns with the redevelopment of this site.
Utilities and Servicing
Water and sanitary mains are available and can accommodate potential redevelopment of the subject site without the need for off-site improvements at this time. Individual servicing connections, as well as appropriate stormwater management will be considered and reviewed as part of a development permit.
Climate Resilience
The applicant has not identified any specific climate resilience measures as part of this application. Further opportunities to align future development on this site with applicable climate resilience strategies may be explored and encouraged at the development permit stage.
Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb Page 7 of 9 Item #
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Policy Amendment and Land Use Amendment in Mount Pleasant (Ward 7) at 601 20 Avenue NW, LOC2020-0029
Stakeholder Engagement, Research and Communication
In keeping with Administration’s practices, this application was circulated to stakeholders and notice posted on-site. Notification letters were sent to adjacent landowners and the application was advertised online.
The Mount Pleasant Community Association provided a letter of support for this application, noting that the proposed land use aligns with its vision for the community. It also acknowledged the level of engagement that the applicant has undertaken.
The applicant undertook a wider public engagement process as briefly outlined below:
2020 February 20 – Summary of development shared with Community Association and Ward Councilor; 2020 February 24 – Approximately 100 postcards hand delivered, including contact details (specific project email address and phone line); 2020 February 25 – large on-site signage provided (to remain until Council decision); and 2020 March 10 – Meeting held with the Mount Pleasant Community Association Planning and Development Committee (Administration not in attendance);
A copy of the Applicant Outreach Summary is attached at Attachment 4.
Comments have been received from one concerned citizen opposed to the proposed policy and land use amendment. The comments relate to the intensification of the use and issues relating to secondary suites, traffic generation and parking. Those comments are more appropriate to the future development of the land and will be fully considered at the development permit stage.
Following a meeting of the Calgary Planning Commission, Commission’s recommendation and the date of the Public Hearing will be advertised, posted on-site and mailed out to adjacent landowners.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration in this report has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan (SSRP) which directs population growth in the region to Cities and Towns and promotes the efficient use of land.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Interim Growth Plan. The proposed land use amendment builds on the principles of the Interim Growth Plan by means of promoting efficient use of land, regional infrastructure, and establishing strong, sustainable communities. Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb Page 8 of 9 Item #
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Policy Amendment and Land Use Amendment in Mount Pleasant (Ward 7) at 601 20 Avenue NW, LOC2020-0029
Municipal Development Plan (Statutory – 2009)
The subject parcel is located within the Residential - Developed - Inner City area as identified on Map 1: Urban Structure in the Municipal Development Plan (MDP). The applicable MDP policies encourage redevelopment and modest intensification of inner-city communities to make more efficient use of existing infrastructure, public amenities and transit. Such redevelopment is intended to occur in a form and nature that respects the scale and character of the neighbourhood context.
The proposal is in keeping with relevant MDP policies as the R-CG District is a low-density district that provides for a modest increase in density in a form that is sensitive to existing residential development in terms of height, scale and massing.
Mobility choices are increased through the proximity of a variety of transit options and the ability to exploit local commercial and social spaces near to the site align with section 2.6 of the MDP.
Climate Resiliency Strategy (2018)
The Climate Resilience Strategy identifies programs and actions intended to reduce Calgary’s greenhouse gas emissions and mitigate climate risks. This application does not include any actions that specifically meet objectives of this plan, however, opportunities to align development of this site with applicable climate resilience strategies may be explored and encouraged at subsequent development approval stages.
North Hill Area Redevelopment Plan (Statutory – 2000)
The parcel is located within the Low Density Residential category of the North Hill ARP, which allows for single and semi-detached dwelling types. Low density areas are intended to maintain the stability in the policy study area and to protect the existing residential character and quality of the neighbourhood.
To accommodate the proposed R-CG District, a minor amendment to Map 2 is required to change the land use category of the subject site to Low Density Residential or Low Density Multi Dwelling typology. Policy considerations encourage a modest increase in density with a greater variety of housing types while still being in scale with the existing context. Appropriate dwelling types include rowhouse, amongst other low-density dwellings noted in the ARP.
The North Hill ARP has been reviewed by Administration as part of the proposed North Hill Communities Local Area Plan (LAP), which received support at the Standing Policy Committee on Planning and Urban Development (PUD2020-0164) on 2020 March 04.
The North Hill Communities LAP is being recommended for approval by Council. The proposal in this application is in alignment with the Urban Form and Building Scale categories of the draft LAP.
Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb Page 9 of 9 Item #
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Policy Amendment and Land Use Amendment in Mount Pleasant (Ward 7) at 601 20 Avenue NW, LOC2020-0029
Social, Environmental, Economic (External)
The proposed R-CG land use district will provide a further range of housing types than the existing R-C2 District. This allows for a wider range of housing types and as such, the proposed changes may better accommodate the housing needs of different age groups, lifestyles and demographics.
Financial Capacity
Current and Future Operating Budget
There are no known impacts to the current and future operating budgets at this time.
Current and Future Capital Budget
The proposed amendment does not trigger capital infrastructure investment and there are no growth management concerns at this time.
Risk Assessment
There are no significant risks associated with this proposal.
REASON(S) FOR RECOMMENDATION(S):
The proposal aligns with applicable policies of the Municipal Development Plan and the North Hill Area Redevelopment Plan, as amended. The proposal represents a low density building form that would allow for a modest increase in density for an established area parcel but still be compatible with the built form and character of the existing community. Furthermore, the proposal provides modest redevelopment in an established area that is near commercial, school, and open space amenities and has safe, easy access to a regular and rapid transit services.
ATTACHMENT(S) 1. Proposed Bylaw 33P2020 2. Applicant’s Submission 3. Development Permit (DP2020-1992) Summary 4. Applicant Outreach Summary 5. Proposed Bylaw 96D2020
Approval(s): T Goldstein concurs with this report. Author: J G Hall City Clerks: L. Gibb
CPC2020-0644 ATTACHMENT 1 BYLAW NUMBER 33P2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE NORTH HILL AREA REDEVELOPMENT PLAN BYLAW 7P99 (LOC2020-0029/CPC2020-0644) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the North Hill Area Redevelopment Plan Bylaw 7P99, as amended;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26, as amended:
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The North Hill Area Redevelopment Plan attached to and forming part of Bylaw 7P99, as amended, is hereby further amended as follows:
(a) Amend Map 2 entitled ‘Future Land Use Policy – Mount Pleasant & Tuxedo’, by changing 0.05 hectares ± (0.12 acres ±) located at 601 - 20 Avenue NW (Plan 2934O, Block 19, Lots 40 and a portion of 39) from ‘Low Density Residential’ to ‘Low Density Residential or Low Density Multi Dwelling’ as generally illustrated in the sketch below:
BYLAW NUMBER 33P2020
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
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CPC2020-0644 Attachment 2
Applicant’s Submission
February 20, 2020
APPLICANT STATEMENT
The subject site is located in the northwest community of Mount Pleasant and consists of 0.045 ha (0.11 ac) of privately owned land. Eagle Crest Construction has retained CivicWorks to undertake a land use redesignation process of the property to facilitate the construction a three- unit Rowhouse Building with three secondary suites and an attached five-bay garage structure. The proposed use is well-suited to the site, given its surrounding context, lot characteristics and location. The site’s current R-C2 (Residential – Contextual One / Two Dwelling) District allows for duplex, single and semi-detached dwellings and limits each of the subject parcels to two households regardless of configuration. In support of the proposed development, this application seeks to amend the existing R-C2 (Residential – Contextual One / Two Dwelling) District to a R-CG (Residential – Grade-Oriented Infill) District. Like R-C2, the R-CG District is a Low Density Residential District intended to facilitate grade oriented development. The intent of the R-CG District is to; accommodate grade-oriented development in the form of Rowhouse Buildings, Duplex Dwellings, Semi-detached Dwellings and Cottage Housing Clusters; allow Secondary Suites and Backyard Suites with new and existing residential development; provide flexible parcel dimensions and building setbacks that facilitate integration of a diversity of grade- oriented housing over time; and accommodate site and building designs that are adaptable to the functional requirements of evolving household needs. The subject lands falls within the boundaries of the North Hill Area Redevelopment Plan (ARP) approved by Council in 2000. The application is seeking a minor amendment to the existing ARP policies to support the proposed development vision. The site is also within the boundaries of the draft North Hill Communities Local Area Plan, and the development vision aligns with the proposed policies as identified for this site.
PLANNING RATIONALE
The subject site features numerous characteristics that make it especially appropriate for the proposed R-CG land use change, which will directly facilitate the development of new and innovative inner-city housing options for Calgarians: Corner Lot: The subject site occupies a corner lot, allowing the proposed development to contribute to the neighbourhood streetscape by addressing both 20 AV NW and 5 ST NW with grade-oriented unit entrances.
Direct Lane Access: The subject site has direct lane access, facilitating a development that orients most vehicle access to the rear lane. Two parking bays are proposed with direct access from 5 ST NW, which aligns with the current access to the property.
Major Road: The subject site is located along 20 AV NW – identified as a Collector Road by the Calgary Transportation Plan– ensuring both ease of access and traffic capacity for future residents.
Proximity To Commercial: The subject site is located only ±350m from 16 AV NW and ±325m from a commercial node on 4 ST NW.
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CPC2020-0644 Attachment 2
Applicant’s Submission
Proximity To Multi-Unit Development: The subject site is located at an intersection that has seen similar rowhouse development in recent years - the properties both directly East and directly North are designated as R-CG.
Proximity To Transit: The subject site is located within ±400m of a transit stop (Route 2 and 404), and less than 600m from a BRT Station (MAX Orange). These routes provide access to destinations across all quadrants of the City including the City Centre, Sunridge Mall, SAIT and the University of Calgary.
Proximity To An Existing Open Space, Park or Community Amenity: The subject site allows residents direct and easy access to a variety of community resources. The property is located less than 15m from a dog park and less than 400m (a ± five minute walk) from the Mount Pleasant Park, Community Association building and Sportsplex.
CITY-WIDE POLICY ALIGNMENT
This proposed land use redesignation and associated development vision is consistent with the city-wide goals and policies of the Municipal Development Plan, which encourage: the development of more innovative and affordable housing options in established communities; more efficient use of infrastructure; and more compact built forms in locations with direct and easy access to transit, shopping, schools and other community services.
CONCLUSION
The proposed land use redesignation will facilitate a development vision that will introduce new and innovative housing options for Calgarians looking to live in established communities that enjoy excellent access to transit, existing infrastructure and community amenities. For the reasons outlined above, we respectfully request that the Calgary Planning Commission and Council support this application. Sincerely,
Joanna Patton | Planner RPP, MCIP, BFA, MPlan
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CPC2020-0644 Attachment 3
Development Permit (DP2020-1992) Summary
A Development Permit application (DP2020-1992) was been submitted by Formed Alliance Architecture Studio on 2020 March 31. The application is for a three storey, three unit rowhouse development including five on-site motor vehicle stalls. The application also includes three secondary suites within the building. The following excerpts (Figures 1, 2 and 3) from the development permit submission provide an overview of the proposal and are included for information purposes only.
Administration’s review of the development permit will determine the ultimate building design, number of units and site layout details such as parking, landscaping and site access. No decision will be made on the development permit application until Council has made a decision on this land use redesignation.
Figure 1: Rendering
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CPC2020-0644 Attachment 3
Development Permit (DP2020-1992) Summary
Figure 2: Rendering showing lane access
Figure 3: Site Plan
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CPC2020-0644 Attachment 4
Applicant Outreach Summary
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CPC2020-0644 Attachment 4
Applicant Outreach Summary
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CPC2020-0644 Attachment 4
Applicant Outreach Summary
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CPC2020-0644 ATTACHMENT 5 BYLAW NUMBER 96D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2020-0029/CPC2020-0644) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2020-0029/CPC2020-0644 BYLAW NUMBER 96D2020
SCHEDULE A
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AMENDMENT LOC2020-0029/CPC2020-0644 BYLAW NUMBER 96D2020
SCHEDULE B
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Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
EXECUTIVE SUMMARY
This land use amendment application was submitted by Horizon Land Surveys on 2020 March 13 on behalf of the landowner Amy Dawn Stevens. The application proposes to change the land use designation of the subject site from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District to allow for:
a rowhouse building in addition to building types already allowed (e.g. single-detached, semi-detached and duplex dwellings, and secondary suites); a maximum building height of 11 metres, (an increase from the current maximum of 10 metres); a maximum of 4 dwelling units (an increase from the current maximum of 2 dwelling units); and the uses listed in the R-CG District.
A map amendment is required to the Crescent Heights Area Redevelopment Plan (ARP) to accommodate the proposed land use redesignation. The proposal conforms to the ARP, as amended, and is in keeping with the applicable policies of the Municipal Development Plan (MDP).
No development permit has been submitted at this time.
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed amendments to the Crescent Heights Area Redevelopment Plan (Attachment 1); and
2. Give three readings to the proposed bylaw.
3. ADOPT, by bylaw, the proposed redesignation of 0.05 hectares ± (0.14 acres ±) located at 202 12 Avenue NE (Plan 470P, Block 23, Lots 17 and 18) from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R-CG) District; and
4. Give three readings to the proposed bylaw.
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb Page 2 of 9 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 18: That Council:
1. Adopt, by bylaw, the proposed amendments to the Crescent Heights Area Redevelopment Plan (Attachment 1); and
2. Give three readings Proposed Bylaw 34P2020.
3. Adopt, by bylaw, the proposed redesignation of 0.05 hectares ± (0.14 acres ±) located at 202 12 Avenue NE (Plan 470P, Block 23, Lots 17 and 18) from Residential – Contextual One / Two Dwelling (R-C2) District to Residential – Grade-Oriented Infill (R CG) District; and
4. Give three readings to Proposed Bylaw 97D2020.
PREVIOUS COUNCIL DIRECTION / POLICY
None. BACKGROUND
This land use amendment application was submitted by Horizon Land Surverys on behalf of the landowner Amy Dawn Steven on 2020 March 13. The Applicant’s Submission (Attachment 2) indicates that the intent for the application is to allow for the eventual construction of a four-unit rowhouse development. However, a development permit application has not been submitted at this time.
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb Page 3 of 9 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
Location Maps
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb Page 4 of 9 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
Site Context
The subject site is located in the northeast community of Crescent Heights on the corner of 1 Street NE and 12 Avenue NE. The site is approximately 0.06 hectares (0.14 acres) in area with approximate dimensions of 15 metres by 36 metres. A rear lane exists along the northern edge of the property. The subject site is currently developed with a single detached dwelling. A parking stall on site is accessed via a driveway off 1 Street NE however future vehicular access will occur off the rear lane. The site is relatively flat.
Crescent Heights was first constructed in the 1940’s with single detached housing and has since redeveloped into various residential forms including semi-detached, duplex, and multi- residential forms.
The subject parcel is within 200 metres of the Green Line LRT alignment and within 600 metres of a future Green Line LRT station. The parcel also sits between the Centre Street and Edmonton Trail Main Streets. The neighbourhood surrounding the parcel consists of a mix of single detached dwellings, semi-detached dwellings, townhomes, and multi-residential dwellings due to its proximity to major transportation corridors and the downtown core. Crescent Heights has a rich mix of residential, commercial, and park uses.
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb Page 5 of 9 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
As shown in Figure 1 Crescent Heights reached peak population in 2019.
Figure 1: Community Peak Population Crescent Heights Peak Population year 2019 Peak Population 6,620 2019 Current Population 6,620 Difference in Population (Number) 0 Difference in Population (Percentage) 0.0% Source: The City of Calgary 2019 Civic Census
Additional demographic and socio-economic information may be obtained online through the Crescent Heights community profile.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
This proposal allows for a range of building types that are considered low-density and compatible with the established built form for the neighbourhood. The proposal meets the objectives of applicable policies discussed in the Strategic Alignment section of this report.
Land Use
The existing Residential – Contextual One / Two Dwelling (R-C2) District is a residential designation in developed areas that is primarily for single-detached and semi-detached dwellings that may include a secondary suite. The R-C2 District allows for a maximum building height of 10 metres and a maximum of two dwelling units and two secondary suites.
The proposed Residential – Grade-Oriented Infill (R-CG) District allows for two to three-storey (11 metres maximum height) rowhouse developments where one façade of each dwelling unit must directly face a public street. The district provides for a maximum density of 75 units per hectare which would enable up to four dwelling units on the subject site. The R-CG District also allows for a range of other low-density housing forms such as single detached, semi-detached, duplex dwellings, and secondary suites.
Development and Site Design
The Land Use Bylaw rules of the R-CG District will provide guidance for future site development including number of units, uses, building massing, building interface with the street and individual front door accesses, height, on-site parking, grading, and landscaping. A development permit has not been submitted at this time.
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb Page 6 of 9 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
Transportation
Pedestrian access to the site is available from an existing sidewalk along 12 Avenue NE (a collector street) and 1 Street NE. Upon redevelopment all vehicular access will be via the rear lane that is accessed from 1 Street NE. At the development stage the existing curb cut along 1 Street NE will be closed and rehabilitated. The site is serviced by Calgary Transit with local standard transit bus stops located approximately 140 metres away (less than a five-minute walking distance). The subject parcel is within 200 metres of the future proposed Green Line LRT alignment and within 600 metres of a future proposed Green Line LRT station.
Environmental Site Considerations
An Environmental Site Assessment was not required as part of this application. There are no known environmental concerns associated with the site or this proposal.
Utilities and Servicing
Water and sanitary mains are available and can accommodate potential redevelopment of the site without the need for offsite improvements. Individual servicing connections as well as necessary stormwater management will be considered and reviewed as part of a future development permit application.
Climate Resilience
The applicant has not identified any specific climate resilience measures as part of this application. Further opportunities to align future development on this site with applicable climate resilience strategies may be explored and encouraged at the development permit stage.
Stakeholder Engagement, Research and Communication
In keeping with Administration’s standard practices, this application was circulated to relevant stakeholders and notice posted on-site. Notification letters were sent to adjacent land owners and the application was advertised online.
The Crescent Heights Community Association responded that they do not support the redesignation and would prefer to relegate all density to the Edmonton Trail and Centre Street Corridors (Attachment 3).
There were no responses received from neighbours. The applicant conducted their own community outreach by door knocking and speaking with local residents within a 90 metres radius. A few residents living near the site expressed concerns over density, increased traffic, crime, and shadowing but did not submit formal letters of opposition.
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb Page 7 of 9 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
Administration considered the relevant planning issues specific to the proposed redesignation and has determined the proposal to be appropriate. The proposed R-CG district is a low-density district that is compatible with the surrounding neighbourhood. The subject parcel is on a corner lot directly across the street from existing multi-residential housing. Design and parking requirements will be reviewed at the development permit stage and will be guided by the design policies of the Crescent Heights ARP as well as the Land Use Bylaw.
Following Calgary Planning Commission, notifications for Public Hearing of Council will be posted on-site and mailed out to adjacent land owners. In addition, Commissions recommendation and the date of the Public Hearing will be advertised.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration in this report has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan (SSRP) which directs population growth in the region to Cities and Towns and promotes efficient use of land.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Interim Growth Plan. The proposed land use amendment builds on the principles of the Interim Growth Plan by means of promoting efficient use of land, regional infrastructure, and establishing strong sustainable communities.
Municipal Development Plan (Statutory – 2009)
The Municipal Development Plan (MDP) is The City’s broad vision for how Calgary grows and develops over the next 30 to 60 years with an emphasis on planning and building compact communities. Diversity in land uses, intensities, and housing generates more choice, so that residents have the opportunity to live and remain in their own neighbourhood as their housing needs change.
The subject parcel is located within the Residential – Developed – Inner City area as identified on Map 1: Urban Structure in the MDP. The applicable MDP policies encourage redevelopment and modest intensification of established communities to make more efficient use of existing infrastructure, public amenities and transit. Such redevelopment is intended to occur in a form that respects the scale and neighbourhood context.
The proposal is in keeping with relevant MDP policies as the R-CG District provides for a modest increase in a low-density form that is contextually sensitive and consistent with the existing surrounding residential development.
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb Page 8 of 9 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
Climate Resilience Strategy (2018)
The Climate Resilience Strategy identifies programs and actions intended to reduce Calgary’s greenhouse gas emissions and mitigate climate risks. This application does not include any actions that specifically meet objectives of this plan, however, opportunities to align development of this site with applicable climate resilience strategies may be explored and encouraged at subsequent development approval stages.
Crescent Heights Area Redevelopment Plan (Statutory – 1997)
The Crescent Heights ARP Land Use Policy Map distinguishes between Low Density Residential areas for single-detached, semi-detached, and duplex dwellings and Low Density Multi-Dwelling areas for townhouses and 4 storey apartments. Thus, a minor ARP map amendment will be required in order to accommodate the land use redesignation as the subject site will go from Low Density Residential to Low Density Multi-Dwelling based on the number of units allowed within the R-CG district.
North Hill Communities Local Growth Planning (DRAFT)
Crescent Heights community is included as part of the proposed North Hill Communities Local Area Plan (LAP), which received support at the Standing Policy Committee on Planning and Urban Development (PUD2020-0164) on 2020 March 04. The North Hill Communities LAP is being recommended for approval by Council. The proposal in this application is in alignment with the Urban Form and Building Scale categories of the draft LAP.
Social, Environmental, Economic (External)
The recommended proposal represents a minor increase to density, and allows for an additional building form option in an established area of the city. As such, the proposed change may better accommodate the housing needs of different age groups, lifestyles, and demographics. Further, the ability to develop a rowhouse building will make more efficient use of existing land, infrastructure, and services.
Financial Capacity
Current and Future Operating Budget
There are no impacts to current and future operating budgets.
Current and Future Capital Budget
There are no impacts to current and future capital budgets.
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb Page 9 of 9 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0569 2020 June 18
Policy Amendment and Land Use Amendment in Crescent Heights (Ward 7) at 202 - 12 Avenue NE, LOC2020-0040
Risk Assessment
There are no known risks associated with the proposal.
REASON(S) FOR RECOMMENDATION(S):
The proposal is in keeping with applicable policies in the Municipal Development Plan. The proposed R-CG District is a low-density district intended for development that is grade oriented in proximity to and adjacent to other low-density residential development and can offer an appropriate transition to multi-residential development. The proposal is a modest increase in density in an established area of the city that contains the infrastructure and services to accommodate the increase. The development can be designed to be compatible with the character and context of the existing neighbourhood and only requires a minor map amendment to comply with a local policy plan that was adopted prior to the MDP.
ATTACHMENT(S) 1. Proposed Bylaw 34P2020 2. Applicant’s Submission 3. Community Association Letter 4. Proposed Bylaw 97D2020
Approval(s): T. Goldstein concurs with this report. Author: S. Hbeichi City Clerks: L. Gibb
CPC2020-0569 ATTACHMENT 1 BYLAW NUMBER 34P2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE CRESCENT HEIGHTS AREA REDEVELOPMENT PLAN BYLAW 17P96 (LOC2020-0040/CPC2020-0569) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Crescent Heights Area Redevelopment Plan Bylaw 17P96, as amended;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26, as amended:
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Crescent Heights Area Redevelopment Plan attached to and forming part of Bylaw 17P96, as amended, is hereby further amended as follows:
(a) Amend Map 2 entitled “Land Use Policy” by changing 0.05 hectares ± (0.14 acres ±) located at 202 - 12 Avenue NE (Plan 470P, Block 23, Lots 17 and 18) from ‘Low Density Residential’ to ‘Low Density Multi Dwelling’ as generally shown in the sketch below:
BYLAW NUMBER 34P2020
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
Page 2 of 2 CPC2020-0569 Attachment 2 Applicant’s Submission
March 16, 2020
On behalf of the landowner, please accept this application to redesignate a +/-0.14 acre (+/-0.056 hectare) site from R-C2 to R-CG to allow for:
• rowhouses in addition to the uses already allowed (e.g. single-detached, semi-detached, and duplex homes and suites) • a maximum building height of 11 metres (an increase from the current maximum of 10 metres) • a maximum of 4 dwelling units (an increase from the current maximum of 2 dwelling units) • the uses listed in the proposed R-CG designation.
The subject site, 202 12th Ave NE, is a corner lot located in the community of Crescent Heights along 12 Ave NE- a collector road as identified in the Calgary Transportation Plan (CPT), and also in very close distance to Centre Street, Edmonton Tr and 16 Ave, three main city primary transit road. Cross the road of 1st Street are Multi-Residential - Contextual Low Profile (M-C 1) District site. Immediately to the east of the site is a single detached dwelling, with single detached dwelling also located to the north and south of the site.
The site is approximately 0.056 hectares in size with approximate dimensions of 15 by 36 meters. A rear lane exists to the north of the site. The property is currently developed with a one-storey single detached dwelling.
Vehicle access to the parcel is available and will be via the rear lane. The area is well served by Calgary Transit bus service with the closet bus stop along 12 Ave serving route 17 and 7 45, roughly 150 meters way. Northbound and southbound route 4 along centre street is approximate 240 meter away. Additionally, the parcel is located around 650 meters from Max Orange BRT Primary Transit Stop located at the intersection of 16 Ave NW and Centre Street NW. The site is also in walking distance to three major urban corridors, being Centre Street, Edmonton Trail and 16 Ave, where many business and services are located.
Policy Alignment
The subject parcel is located within the Residential-Developed-Inner City area of the Municipal Development Plan. The applicable policies encourage redevelopment of inner-city communities that is similar in scale and built form to existing development, including a mix of housing such as townhouses and row housing. The Municipal Development Plan also calls for a modest intensification of the inner city, an area serviced by existing infrastructure, public amenities and transit. The proposal is in keeping with the relevant policies of the MOP as the rules of the R-CG provide for development forms that may be sensitive to existing residential development in terms of height, built form and density.
The proposed R-CG is a Low Density Residential District. With the lot being a corner lot, the impacts of higher density use on neighbouring lower density properties can be reduced. Housing that faces both streets adds to the residential appearance of the side streets and tends to slow traffic and enhance pedestrian safety and experience on adjacent sidewalks.
Crescent Heights Area Redevelopment Plan (ARP) states that the site to be of Low Density Residential use. The ARP also made clear that the intent of the policy is to permit redevelopment that maintains the existing low density neighbourhood quality and character and is compatible with the surrounding streetscape. In addition, the character of the existing low density residential areas should be maintained while appropriate new development is encouraged. The R-CG district was designed to be compatible with existing single detached development in the area.
CPC2020-0569 - Attach 2 Page 1 of 2 ISC: UNRESTRICTED CPC2020-0569 Attachment 2 Applicant’s Submission
We ask the city to support our application based on the reasons listed above. In addition, even though the proposed R-CG is low density district, the site also meets most of the criteria for Multi-Residential Infill including:
• within 400 meters of a transit stop • on a collector or higher standard roadway on at least one frontage • direct lane access • along or in close proximity to and existing or planned corridor or activity centres • adjacent to existing or planned non-residential development or multi-unit development. • On a corner parcel
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CPC2020-0569 Attachment 3 Community Association Letter
------Forwarded message ------From: Dennis Marr
Dear Sarah, Thank you for inviting the Crescent Heights Planning Committee to comment on this LOC.
We do not support this LOC application.
Our practice is to not support rezoning applications in this part of our community. With prior LOCs for rezoning the neighbours to the various proposed sites have made it clear that they do not support rezoning. This response has occurred with enough frequency and consistency that our committee understands that we have been given a clear message from the community.
We do support higher density where currently zoned as well on Centre St. N, Edmonton Trail and 16th Avenue N. but within those corridors, in the heart of our residential community, our objective is to keep the density at the level that it currently is zoned(classified) today.
Should you have questions please contact me by phone at 403-807-7257 or email.
Sincerely,
Dennis Marr, Director, Planning Crescent Heights Community Association
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CPC2020-0569 ATTACHMENT 4 BYLAW NUMBER 97D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2020-0040/CPC2020-0569) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2020-0040/CPC2020-0569 BYLAW NUMBER 97D2020
SCHEDULE A
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AMENDMENT LOC2020-0040/CPC2020-0569 BYLAW NUMBER 97D2020
SCHEDULE B
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Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0517 2020 June 18
Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
EXECUTIVE SUMMARY
This application was submitted by K5 Designs on 2019 September 30 on behalf of the landowners Mason Parmar, Denise Hare and Patrick Hare. The application proposes to change the designation of these parcels from Multi-Residential – Contextual Low Profile (M-C1) District and DC Direct Control District to Mixed Use - Active Frontage (MU-2f4.0h26) District to allow for:
a mix of residential and commercial uses in street-oriented buildings with commercial uses required at street level; a maximum building height of 26 metres, or approximately seven to eight storeys (an increase from the current maximum of 14 metres); a maximum building floor area of approximately 4,096 square metres, based on a floor area ratio (FAR) of 4.0; and the uses listed in the MU-2 District.
A minor textual amendment to the North Hill Area Redevelopment Plan (ARP) is required to accommodate the proposed land use redesignation. The proposal is in conformance with the applicable policies of the Municipal Development Plan (MDP) and the ARP, as amended.
No development permit has been submitted at this time.
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed amendments to the North Hill Area Redevelopment Plan (Attachment 2); and
2. Give three readings to the proposed bylaw.
3. ADOPT, by bylaw, the proposed redesignation of 0.10 hectares ± (0.25 acres ±) located at 2601 and 2607 Centre Street NW (Plan 2617AG, Block 11, Lots 1 to 4) from Multi- Residential – Contextual Low Profile (M-C1) District and DC Direct Control District to Mixed Use - Active Frontage (MU-2f4.0h26) District; and
4. Give three readings to the proposed bylaw.
Approval: T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 2 of 11 Item #
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Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 18: That Council: 1. Adopt, by bylaw, the proposed amendments to the North Hill Area Redevelopment Plan (Attachment 2); and 2. Give three readings to Proposed Bylaw 35P2020. 3. Adopt, by bylaw, the proposed redesignation of 0.10 hectares ± (0.25 acres ±) located at 2601 and 2607 Centre Street NW (Plan 2617AG, Block 11, Lots 1 to 4) from Multi-Residential – Contextual Low Profile (M-C1) District and DC Direct Control District to Mixed Use - Active Frontage (MU-2f4.0h26) District; and 4. Give three readings to Proposed Bylaw 100D2020.
PREVIOUS COUNCIL DIRECTION / POLICY
None.
BACKGROUND
This policy and land use amendment application was submitted by K5 Designs on behalf of the landowners Mason Parmar, Denise Hare and Patrick Hare on 2019 September 30. While no development permit application has been submitted at this time, the future intent of these landowners is to explore development of these parcels in the form of a mixed-use development as noted in the Applicant Submission (Attachment 1). Centre Street N is experiencing an increase in development throughout this area due to the proposed Green Line LRT and future station planned at 28 Avenue NW, as well as the draft North Hill Communities Local Area Plan (LAP).
Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 3 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0517 2020 June 18
Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
Location Maps
Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 4 of 11 Item #
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Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
Site Context
The subject site is located on the west side of Centre Street N in the community of Tuxedo Park, on the north-west corner of the intersection between Centre Street N and 25 Avenue NW. The surrounding area of the subject site contains a mix of low density single detached dwellings, low density commercial development in the form of strip malls, but also infill multi-residential and mixed-use developments further along Centre Street N.
Adjacent uses consist of the following: North - single detached dwellings under the Multi-Residential – Contextual Low Profile (M-C1) District; East - a vacant parcel designated as Mixed Use – Active Frontage (MU-2f3.7h26) and a strip mall with small-scale business designated as Commercial – Corridor 2 (C-COR2); West - low density residential in the form of single and semi-detached dwellings under the Residential – Contextual One / Two Dwelling (R-C2) District; and South - low and medium density residential and a Place of Worship under the Multi- Residential – Contextual Low Profile (M-C1) District.
The site is situated approximately 260 metres (less than a five-minute walking distance) south of the proposed Green Line LRT Station at 28 Avenue NW and Centre Street N. A high frequency bus rapid transit service is currently operating along Centre Street N among other local bus routes. Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 5 of 11 Item #
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Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
The site is approximately 0.10 hectares (0.25 acres) in size and is roughly 32 metres wide by 32 metres deep. The site is developed with two single detached dwellings and has rear lane access.
As identified in Figure 1, the community of Tuxedo Park reached its peak population in 2019.
Figure 1: Community Peak Population Tuxedo Park Peak Population Year 2019 Peak Population 5,326 2019 Current Population 5,326 Difference in Population (Number) 0 Difference in Population (Percent) 0% Source: The City of Calgary 2019 Civic Census
Additional demographic and socio-economic information may be obtained online through the Tuxedo Park community profile.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
The proposed MU-2f4.0h26 District would provide for a mix of commercial and residential uses, while allowing for increased density adjacent to primary transit. Further analysis on how this proposal aligns with applicable City policies is provided in the following Strategic Alignment section of this report.
Land Use
The subject site consists of two legal parcels with two different land use districts; Multi- Residential – Contextual Low Profile (M-C1) District and a DC Direct Control District on the corner parcel. The M-C1 District allows for primarily multi-residential development in a variety of medium density forms adjacent to low density residential development. The DC District on the corner site allows for medium density multi-residential development in terms of Bylaw 2P80 with additional commercial uses within the existing residential structure on the site.
The proposed Mixed Use – Active Frontage (MU-2f4.0h26) District is intended to accommodate commercial and residential uses in street-oriented buildings. The district requires commercial uses at street level with a FAR of 4.0 at a maximum building height of 26 metres (approximately seven to eight storeys).
While the MU-2 District accommodates both commercial and residential uses in the same building, commercial uses are required at grade to promote activity at the street level. Development within the MU-2 District is also intended to respond to local area context by establishing a maximum building height and density for parcels and includes rules regarding the interface with lower density residential districts. The proposed height increase is limited by the Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 6 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0517 2020 June 18
Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153 required step backs from low density residential lands allowing a transitional building height to the lands west of the site. The proposed land use district and increase in floor area ratio and height is appropriate as it recognizes the site context and intensifies land uses along the Centre Street corridor and the future Green Line station at 28 Avenue NW.
The proposed land use district, with an increase in floor area ratio and height, is appropriate for the following reasons:
it recognizes the existing and future context of the subject site within an area of intensifying land uses along Centre Street N; it supports the vision of Centre Street N as an Urban Main Street in the MDP; Centre Street N is part of the Primary Transit Network and considered an existing Transit Oriented Development corridor with the bus rapid transit to downtown Calgary; and the future LRT Green Line, with a proposed station at 28 Avenue NW, further supports Transit Oriented Development with slightly higher development intensities.
Development and Site Design
A development permit application has not been submitted at this time.
The subject site consists of two legal parcels with different ownership, and development of a single parcel only, may cause challenges in providing adequate vehicular parking, landscaping and adhering to the required height chamfers. In the case of the parcels being developed separately, this will be evaluated during the development permit process. Consideration should be given to the neighbouring lots to the west, providing for a massing that lowers in scale as it approaches the west property line.
The rules of the proposed Mixed Use – Active Frontage (MU-2) District and policies of the North Hill ARP will provide guidance for future site development including appropriate uses, building massing, height, landscaping and parking. Given the specific context of this site on Centre Street, additional items that will be considered through the development permit process include, but are not limited to:
ensuring an engaging built interface along the Centre Street frontage; improving pedestrian connections along Centre Street to the transit stops by ensuring vehicle access to the site is off the rear lane; and mitigation of shadowing, overlooking, and privacy concerns.
Transportation
The site is located on the Primary Transit Network along Centre Street N and approximately 260 metres (a four-minute walking distance) from the future 28 Avenue NW Green Line LRT station. Currently, Bus Rapid Transit services communities along Centre Street N with Route 300 (City Centre/Airport) stop located approximately 300 metres (a four-minute walking
Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 7 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0517 2020 June 18
Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153 distance) to the north on Centre Street N. Route 3 (Sandstone) has a stop adjacent to the subject lands, just south of 25 Avenue N.
The subject site requires a public realm enhancement setback equal to the required setback in the applicable land use district plus 3.81 metres along Centre Street. Future development will be subject to review by the Green Line in order to confirm right-of-way requirements. Vehicular access to the subject site will be provided from the existing rear lane with access points from 1 Street NW, 25 Avenue NW and 26 Avenue NW.
A Transportation Impact Assessment was not required for this land use proposal.
Environmental Site Considerations
No environmental issues were identified for the subject site.
Utilities and Servicing
Water, sanitary and storm sewer mains are available to service the site, but the specific servicing arrangements will be discussed and reviewed in detail through the development permit process.
Climate Resilience
The applicant has not identified any climate resilience measures as part of this land use application. Opportunities to align future development on this site with applicable climate resilience strategies may be explored at the development permit stage.
Stakeholder Engagement, Research and Communication
In keeping with Administration’s standard practices, this application was circulated to relevant external stakeholders and a notice was posted on-site. Notification letters were sent to adjacent landowners and the application was advertised online.
The Tuxedo Park Community Association (CA) provided comments on the land use amendment which is include under Attachment 3 of this report. The CA expressed support for the land use amendment but is concerned about the proposed building scales and density increases in Tuxedo Park. The CA advised that future development permit applications will be reviewed critically.
No public meetings were held by the Applicant or Administration. One letter of concern was received regarding the loss of the architectural style of the existing dwellings on the subject site. Administration reviewed the existing dwellings on the subject site against the City’s Inventory of Historic Resources. The subject dwellings are not listed on the inventory as evaluated by Heritage Calgary.
Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 8 of 11 Item #
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Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
Following this Calgary Planning Commission meeting, notifications for Public Hearing of Council will be posted on-site and mailed out to adjacent land owners. In addition, Planning Commission’s recommendation and the date of the Public Hearing will be advertised.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan (SSPR) which directs population growth in the region to the Cities and Towns and promotes efficient use of land.
Interim Growth Plan (2018)
The recommendation by Administration aligns with the policy direction of the Interim Growth Plan. The proposed land use amendment build on the principles of the Interim Growth Plan by means of promoting efficient use of land, regional infrastructure, and establishing strong, sustainable communities.
Municipal Development Plan (Statutory – 2009)
The Municipal Development Plan aims to shape a more compact urban form and directs a greater share of new growth to be focused along Main Streets, among other areas in the city, in a manner that:
creates a compact, mixed-use, high-quality urban development; concentrates jobs and people in areas well served by primary transit service; provides a mix of employment, residential, retail and service uses that support the needs of adjacent communities; creates an urban environment and streets that promote walkability and local connectivity; and ensures transitions in development intensity between low density residential areas and more intensive multi-unit residential or commercial areas.
The subject site is located within the Urban Main Street typology as identified on Map 1 of the MDP. Urban Main Streets should contain a broad range of employment, commercial and retail uses as well as housing to accommodate a diverse range of population.
Urban Main Streets emphasize a walkable pedestrian environment fronted by a mix of higher intensity residential and business uses. The application supports the overarching objectives of the MDP and is in keeping with applicable MDP policies.
Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 9 of 11 Item #
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Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
Map 2: Primary Transit Network indicates that the subject site is situated on the Primary Transit Network along Centre Street N and in proximity to a future Green Line LRT Station. The site is therefore situated in a Transit Oriented Development area. Map 3: Road and Street Network in the MDP classifies Centre Street N as an Urban Boulevard.
The proposal is in keeping with the relevant MDP policies, as the rules of the MU-2f4.0h26 District provide for a development form that is appropriate to the subject site, as well as to the surrounding land uses in terms of height, built form and density.
North Hill Area Redevelopment Plan (Statutory – 2000)
The North Hill ARP identifies Centre Street N as the ‘Main Street’ of Tuxedo Parky, serving as a linear node of commercial activity and providing area residents with a wide variety of goods and services. The ARP outlines land use intensification along Centre Street N, south of 30 Avenue N, that supports a more compact, mixed use environment. A wide variety of residential, commercial and transit supportive uses are encouraged while ensuring a form and character compatible with adjacent development.
On Map 2: Future Land Use Policy – Mount Pleasant & Tuxedo the ARP identifies parcels south of 30 Avenue N, where the subject site is located, with a maximum building height of three storeys for mixed-use development. This application would therefore require a minor text amendment to the ARP to facilitate the development of a mixed-use building above three storeys in building height.
The North Hill ARP was approved prior to the adoption of the MDP and the classification of Centre Street N as an Urban Main Street. In addition, the North Hill ARP has been reviewed by Administration as part of the proposed North Hill Communities LAP, which received support at the Standing Policy Committee on Planning and Urban Development (PUD2020-0164) on 2020, March 4. The North Hill Communities LAP is recommended for approval by Council in 2020 Q3. The proposal in this application is in alignment with the Urban Form and Building Scale categories of the draft LAP.
Transit Oriented Development Policy Guidelines (Non-Statutory – 2004)
The Transit Oriented Development (TOD) Policy Guidelines provide direction for the development of areas typically within a radius of 600 metres (ten-minute walking distance) of a transit station.
The guidelines call for higher density, walkable, mixed-use areas around LRT stations to optimize the use of transit infrastructure and create mobility options for local residents.
The intersection of 28 Avenue NW and Centre Street N is earmarked as the location for a future Green Line LRT station and the subject site is approximately 260 metres south of the proposed station.
Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 10 of 11 Item #
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Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
The subject site is also situated on the Primary Transit Network along Centre Street N which is well served with numerous bus routes including the Bus Rapid Transit lines. The site is therefore well situated for increased development intensity with great access to public transit.
Climate Resilience Strategy (2018)
The Climate Resilience Strategy identifies programs and actions intended to reduce Calgary’s greenhouse gas emissions and mitigate climate risks. This application does not include any actions that specifically address objectives of this plan. Opportunities to align development of this site with applicable climate resilience strategies may be explored and encouraged at subsequent development approval stages.
Social, Environmental, Economic (External)
The proposed land use district allows for a wider range of commercial and residential uses in a mixed-use format and as such, the proposed amendment may better accommodate the housing and shopping needs of different age groups, lifestyles and demographics in Tuxedo Park.
Financial Capacity
Current and Future Operating Budget
There are no known impacts to the current and future operating budgets at this time.
Current and Future Capital Budget
The proposed amendment does not trigger capital infrastructure investment and therefore there are no growth management concerns at this time.
Risk Assessment
There are no significant risks associated with this proposal however, since the subject site consists of two legal parcels with different land owners, there is the potential that the subject site, if developed as individual parcels, may not be able to develop to the full extent of the FAR and height proposed in this application. As described in the Land Use section of this report, parking, landscaping and setback requirements may prevent the individual parcels to develop to its potential if approved by Council. Further to the standard MU-2 land use district setback, there is an additional Bylaw (1P2007) setback of 3.81 metres. Furthermore, the Green Line North right-of-way has not been determined and may have further setback impacts on the subject site.
The applicant and landowners of the subject site provided written acknowledgment of the abovementioned risk, which will be assessed during future development permit application(s).
Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb Page 11 of 11 Item #
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Policy Amendment and Land Use Amendment in Tuxedo Park (Ward 7) at 2601 and 2607 Centre Street N, LOC2019-0153
REASONS FOR RECOMMENDATIONS:
The proposed land use redesignation and minor policy amendment to the North Hill Area Redevelopment Plan conforms to the policies of the Municipal Development Plan regarding land use intensification along Centre Street as an Urban Main Street. In addition, the height and intensity of the proposed land use district provide for development that has the ability to meet the objectives of the North Hill Area Redevelopment Plan, as amended, and that appropriately responds to its context within the neighbourhood and adjacent Primary Transit route.
ATTACHMENTS 1. Applicant Submission 2. Proposed Bylaw 35P2020 3. Community Association Letter 4. Proposed Bylaw 100D2020
Approval(s): T. Goldstein concurs with this report. Author: G. Brenkman City Clerks: L. Gibb
CPC2020-0517 Attachment 1 Applicant Submission April 23, 2020
CPC2020-0517 - Attach 1 Page 1 of 1 ISC: UNRESTRICTED
CPC2020-0517 ATTACHMENT 2
BYLAW NUMBER 35P2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE NORTH HILL AREA REDEVELOPMENT PLAN BYLAW 7P99 (LOC2019-0153/CPC2020-0517) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the North Hill Area Redevelopment Plan Bylaw 7P99, as amended;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26, as amended:
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The North Hill Area Redevelopment Plan attached to and forming part of Bylaw 7P99, as amended, is hereby further amended as follows:
(a) Under Section 4.4.3 Policies, under Policy 23, replace the third sentence with the following text:
“For the sites at 2601 and 2607 Centre Street NW as well as the site at 2620 Centre Street NE, a maximum building height of 26 metres may be considered appropriate.”
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
CPC2020-0517 Attachment 3 Community Association Letter May 25, 2020
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CPC2020-0517 ATTACHMENT 4 BYLAW NUMBER 100D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2019-0153/CPC2020-0517) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2019-0153/CPC2020-0517 BYLAW NUMBER 100D2020
SCHEDULE A
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AMENDMENT LOC2019-0153/CPC2020-0517 BYLAW NUMBER 100D2020
SCHEDULE B
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Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019
EXECUTIVE SUMMARY
This application was submitted by Urban Systems on 2020 February 04 on behalf of the landowner, Centre 33 Management Ltd. The application proposes to redesignate the parcel from Commercial – Corridor 3 f1.0h12 (C-COR3 f1.0h12) District to the Industrial – Commercial (I-C) District to allow for:
a greater variety of commercial industrial uses that are complimentary to the industrial character of the area; transition between the commercial area to the east to the industrial area to the west; a maximum height of 12 metres (maintaining the same height as the current district); a maximum floor area ratio (FAR) of 1.0 (maintaining the same FAR as the current maximum); and the uses listed in the I-C District.
This proposal is in keeping with the applicable policies of the Municipal Development Plan. No development permit application was submitted at the time of report finalization.
ADMINISTRATION RECOMMENDATION:
That Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed redesignation of 2.16 hectares ± (5.34 acres ±) located at 1305 - 33 Street NE (Plan 7810454, Block 12, Lot 4) from Commercial – Corridor 3 f1.0h12 (C-COR3 f1.0h12) District to Industrial – Commercial (I-C) District; and
2. Give three readings to the proposed bylaw.
RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 18: That Council: 1. Adopt, by bylaw, the proposed redesignation of 2.16 hectares ± (5.34 acres ±) located at 1305 - 33 Street NE (Plan 7810454, Block 12, Lot 4) from Commercial – Corridor 3 f1.0h12 (C-COR3 f1.0h12) District to Industrial – Commercial (I-C) District; and 2. Give three readings to Proposed Bylaw 99D2020.
PREVIOUS COUNCIL DIRECTION / POLICY
None.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 2 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0645 2020 June 18
Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019
BACKGROUND
This application was submitted by Urban Systems on 2020 February 04 on behalf of the landowner, Centre 33 Management Ltd. No changes to the existing development have been proposed as outlined in the Applicant’s Submission (Attachment 1).
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 3 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0645 2020 June 18
Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019
Location Maps
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 4 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0645 2020 June 18
Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019
SUBJECT SITE
Site Context
The subject site is located within the industrial area of Franklin. Franklin industrial area is a unique industrial area with an Urban Mainstreet (36 Street NE) located to the east, with LRT transit service flanking the south and east side of the area and approximately 3.0 kilometres from the downtown.
The subject site is approximately 2.16 hectares (5.34 acres) in size and is located at the corner of 33 Street NE and 12 Avenue NE. The Pacific Place Mall is located to the southeast of the site. Surrounding development is characterized by a mix of industrial and commercial uses with land designated Industrial – General (I-G) District to the west, Commercial – Corridor 3 (C- COR3) District to the east, and Industrial – Commercial (I-C) District to the north. The Marlborough LRT Station is located approximately 600 metres to the southeast of the site.
The subject site is currently developed with a building that accommodates a variety of commercial uses.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 5 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0645 2020 June 18
Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019
INVESTIGATION: ALTERNATIVES AND ANALYSIS
The proposed Industrial – Commercial (I-C) District represents an industrial commercial land use that allows for the opportunity to increase the range of available uses on the parcel. The proposal allows for a range of uses that are compatible with and complement existing light industrial uses and is consistent with applicable policies, as discussed in the Strategic Alignment section of this report.
Land Use
This application is to redesignate the site from Commercial – Corridor 3 f1.0h12 (C-COR3 f1.0h12) District to the industrial – Commercial (I-C) District to broaden the range of commercial industrial uses on the site. The C-COR3 f1.0h12 District is intended to accommodate commercial uses that draw users from outside of the immediate community. It has a maximum floor area ratio of 1.0 and a maximum height of 12 metres.
The purpose of the proposed I-C District is to encourage light industrial uses that are unlimited in size, small scale commercial uses that are compatible with and complement light industrial uses and to provide a transition between other land use districts and the I-G District. The subject site is located approximately 600 metres from the Marlborough LRT Station. The proposed I-C District would allow for uses that are industrial in nature, and provide for transit supportive uses around the light rail transit station.
Development and Site Design
The current built form of the development consists of a two-storey building constructed as an industrial building with a number of separated bays and large overhead loading doors in the rear of the building. No significant redevelopment of the site is anticipated as a result of this application.
Transportation
Pedestrian and vehicular access to the site is available via 33 Street NE and 12 Avenue NE. The area is serviced by Calgary Transit Route 127 Maryvale / Franklin Industrial with service every 30 minutes during the peak hours. The nearest Route 127 bus stop is located approximately 50 metre walking distance from the site on 33 Street NE. The site is within a 400 meters radius of the Marlborough LRT Station and is therefore within the Transit Oriented Development area. On-street parking is prohibited adjacent to the site on 33 Street NE, however, on street parking is unregulated on 12 Avenue NE.
Environmental Site Considerations
An Environmental Site Assessment was not required for this application.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 6 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0645 2020 June 18
Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019
Utilities and Servicing
All municipal services are available to the subject site. Any required upgrades to the existing services will be determined at the future development permit and Development Site Servicing Plan stage(s).
Climate Resilience
The applicant has not identified any specific climate resilience measures as part of this application. Further opportunities to align future development on this site with applicable climate resilience strategies may be explored and encouraged at the development permit stage.
Stakeholder Engagement, Research and Communication
In keeping with Administration’s standard practices, this application was circulated to relevant stakeholders and notice posted on-site. In addition, notification letters were sent to adjacent landowners and the application was advertised online. No public meetings were held by the applicant nor Administration in association with this application.
No letters were received by Administration in opposition nor in favor of the proposal and there is no community association to circulate the application to for comment.
Following Calgary Planning Commission, notifications for Public Hearing of Council will be posted on-site and mailed to adjacent landowners. In addition, Calgary Planning Commission’s recommendation and the date of Public Hearing will be advertised.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration in this report has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan which directs population growth in the region to Cities and Towns and promotes the efficient use of land.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Interim Growth Plan. The proposed policy and land use amendment builds on the principles of the Interim Growth Plan by means of promoting efficient use of land, regional infrastructure, and establishing strong, sustainable communities.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 7 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0645 2020 June 18
Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019
Municipal Development Plan (Statutory – 2009)
The subject site is located within the Standard Industrial – Industrial Area as identified on Map 1: Urban Structure in the Municipal Development Plan (MDP). The applicable MDP policies encourage a broad variety of industrial uses and intensities that support the industrial function of this area and cater to the day-to-day needs of area businesses and their employees.
The subject site is also located directly adjacent to the Urban Main Street area of the MDP. The applicable MDP policies encourage a broad range of employment, commercial and retail uses as well as housing to accommodate a diverse range of the population.
The proposal is in keeping with the relevant MDP policies as the purpose of the I-C District is to allow for small scale commercial uses that are compatible with and complement light industrial uses. The I-C District provides a transition between other land use districts.
There is no local area plan for the subject area.
Climate Resilience Strategy (2018)
The Climate Resilience Strategy identifies programs and actions intended to reduce Calgary’s greenhouse gas emissions and mitigate climate risk. This application does not include any actions that specifically address objectives of this plan. Further opportunities to align development of this site with applicable climate resilience strategies may be explored and encouraged at subsequent development approval stages.
Airport Vicinity Protection Area
The Airport Vicinity Protection Area regulation identifies the subject site as being located within the 25 – 30 Noise Exposure Forecast (NEF) contour. Campground is the only use prohibited in this NEF contour, which is not a listed use within the I-C District.
Social, Environmental, Economic (External)
The proposed land use district will provide opportunities for additional commercial uses while maintaining the industrial character and function of the area. A different blend of commercial uses will allow for greater flexibility of uses within one of Calgary’s inner industrial areas with access to primary transit.
Financial Capacity
Current and Future Operating Budget
There are no known impacts to the current and future operating budgets at this time.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 8 of 8 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0645 2020 June 18
Land Use Amendment in Franklin Industrial (Ward 10) at 1305 – 33 Street NE, LOC2020-0019
Current and Future Capital Budget
The proposed amendment does not trigger capital infrastructure investment and therefore there are no growth management concerns at this time.
Risk Assessment
There are no significant risks associated with this proposal.
REASON(S) FOR RECOMMENDATION(S):
The proposed land use redesignation is aligned with the applicable policies identified in the Municipal Development Plan. The proposed Industrial – Commercial (I-C) District integrates well with existing industrial development and allows for greater flexibility of uses within an existing building.
ATTACHMENT(S) 1. Applicant’s Submission 2. Proposed Bylaw 99D2020
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb
CPC2020-0645 Attachment 1
Applicant’s Submission
February 05, 2020
CPC2020-0645 - Attach 1 Page 1 of 1 ISC: UNRESTRICTED
CPC2020-0645 ATTACHMENT 2 BYLAW NUMBER 99D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2020-0019/CPC2020-0645) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2020-0019/CPC2020-0645 BYLAW NUMBER 99D2020
SCHEDULE A
Page 2 of 3
AMENDMENT LOC2020-0019/CPC2020-0645 BYLAW NUMBER 99D2020
SCHEDULE B
Page 3 of 3
Page 1 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
EXECUTIVE SUMMARY
This application was submitted by Riddell Kurczaba Architecture on 2019 December 20 on behalf of the land owner, Hub Oil Company Ltd. The application proposes to redesignate the parcel from DC Direct Control District to Industrial – Business f1.33h16 (I-B f1.33h16) District to allow for:
a greater variety of uses that may be able to meet the strict contamination restrictions of the site subject to review at the development permit stage; a maximum building height of 16 metres (maintaining the current maximum of 16 metres); a maximum floor area ratio of 1.33 FAR (an increase from the current maximum of 1.0); and the uses listed in the I-B District.
This proposal is in keeping with the applicable policies of the Municipal Development Plan (MDP) and the Forest Lawn – Forest Heights / Hubalta Area Redevelopment Plan (ARP). No development permit application has been submitted at the time of report finalization.
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed redesignation of 1.65 hectares ± (4.01 acres ±) located at 5805 – 17 Avenue SE (Plan 5527HK, Lot 1) from DC Direct Control District to Industrial – Business f1.33h16 (I-B f1.33h16) District; and
2. Give three readings to the proposed bylaw.
RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 18: That Council: 1. Adopt, by bylaw, the proposed redesignation of 1.65 hectares ± (4.01 acres ±) located at 5805 – 17 Avenue SE (Plan 5527HK, Lot 1) from DC Direct Control District to Industrial – Business f1.33h16 (I-B f1.33h16) District; and 2. Give three readings to Proposed Bylaw 98D2020.
PREVIOUS COUNCIL DIRECTION / POLICY
None.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 2 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
BACKGROUND
This application was submitted by Riddell Kurczaba Architecture on 2019 December 20 on behalf of the land owner, Hub Oil Company Ltd, in accordance with the Applicant’s Submission (Attachment 1). A development permit for a self-storage facility is anticipated at a later date.
The site is the location of the former Hub Oil Refinery facility which was an industrial facility that collected and crushed used oil filters, collected used glycol and plastic containers, re-refined oils and fuels, and stored used and re-refined products. The refinery was decommissioned prior to the year 2000.
In 1999 August, the former Hub Oil facility had an industrial incident resulting in a large fire and subsequent contamination of the site. The site was declared a hazardous waste management facility by Alberta Environment and Parks following this incident and a land use change was implemented on the site to remove all uses considered to have risk given the contamination conditions at the time. At the time, the site contamination had not been contained yet and subsequently, a clay cap was placed on the site and the contamination on the site has now been stabilized.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 3 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
Location Maps
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 4 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
Site Context
The subject site is approximately 1.65 hectares (4.01 acres) in size and is located in the Forest Lawn Industrial area, just south of 17 Avenue SE and west of Stoney Trail SE. Surrounding development is characterized by a mix of industrial uses to the south, the Canadian Pacific Railway to the west with commercial development along 17 Avenue SE to the west of the railway, existing residential development to the north, and Elliston Park and the East Calgary Landfill to the east.
The site formerly accommodated a refinery for the recycling of lubricating oil. In August 1999, an industrial accident resulted in the contamination of the site and the shutdown of refinery operations. In 2009, a DC Direct Control District was approved on the site to allow the remediation and limited development potential.
The site is identified by Alberta Environment and Parks as a hazardous waste management facility. The East Calgary landfill that is east of the site is identified by Alberta Environment and Parks as a landfill. The subject site is subject to the Subdivision and Development Regulation (SDR) setbacks for both the landfill and the hazardous waste management facility. Further information can be found in the Environmental and Strategic Alignment sections of this report. The subject site is currently vacant and is capped with a clay cap to contain the contamination on the site.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 5 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
INVESTIGATION: ALTERNATIVES AND ANALYSIS
The proposed Industrial – Business (I-B) District represents an industrial district that has a limited set of uses that accommodates high quality developments intended for employment purposes such as offices, manufacturing, research and other industrial uses contained within buildings. The proposal allows for a range of uses that are compatible with and complement existing adjacent uses and is consistent with applicable policies, as discussed in the Strategic Alignment section of this report.
Land Use
This application is to redesignate the site from the existing DC Direct Control District (Bylaw 97D2009) to the Industrial – Business (I-B) District to broaden the range of available uses on the site. The existing DC District Control District is based on the I-B District, however uses considered to be prohibited under the Alberta Subdivision Development Regulations were removed from the District through the review of the bylaw in 2009. These uses were specific to “food establishment” uses which more specifically, are any use where food is handled.
The purpose of the proposed I-B District is to reintroduce uses that were removed in the existing Direct Control District and may no longer be considered prohibited due to technological advancements. These may include such uses as a self-storage facility where video and key card technology would remove the need for an on-site manager and therefore removing the conflict of an on-site manager consuming food on the site.
The proposed land use district will provide opportunities for additional business uses while maintaining the industrial character and function of the area. These additional uses will be reviewed by Administration to determine if the specific application is in contravention of the Subdivision Development Regulations at the development permit stage.
Development and Site Design
The proposed redesignation is intended to accommodate the future development of a self- storage facility; however, no development permit application has been submitted at this time. The Forest Lawn – Forest Heights / Hubalta ARP has specific design policies for this site. At the development permit stage, key factors that will be important to address include:
addressing 17 Avenue SE with an appropriate interface through façade design and material choice; ensuring a pedestrian friendly interface including soft landscaping along the 17 Avenue SE interface; and automobile parking facilities located internal to the development, away from 17 Avenue SE.
Any new buildings will be required to include vapour protection measures to protect from the site contamination as a precautionary approach. Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 6 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
Transportation
The subject site is located south of 17 Avenue SE and east of Hubalta Road SE. The site is served by Calgary Transit Max Purple located approximately 450 metres away. Local transit service of route 440 and 87 is located approximately 150 metres from the site. There is a regional pathway along the north property line of the site - south side of 17 Avenue SE, providing connection to the 52 Street SE regional pathway system.
A Transportation Impact Analysis (TIA) was not required for this Land Use Amendment, however, a TIA may be required at the development permit stage depending on the proposed use. Access to the site is discouraged from 17 Avenue SE, and at development permit stage a shared access configuration with parcels to the east and south should be explored.
Environmental Site Considerations
The site is a hazardous waste management facility and is adjacent to a landfill. At time of subdivision and/or development permit applications, the applicant will be required to provide supporting information for uses that require an application by The City of Calgary for a waiver for consent to vary the Subdivision and Development Regulation from Alberta Environment and Parks. Administration (Environmental and Safety Management) accepted the report provided in support of this application titled 2019 Post Reclamation Long Term Risk Management Plan, 5805 17 Avenue SE, Calgary, EPEA Approval No. 9790-02-00;KDI, 2019 September 24 (Risk Management Plan). The proposed land use district and anticipated future development conforms to the relevant development related requirements outlined in the Alberta Protection and Enhancement Act Approval No. 9790-02-02.
The Risk Management Plan includes the anticipated land-use (specifically a self-storage facility excluding custodial quarters) for LOC2019-0198. Under the Alberta Protection and Enhancement Act Approval, the site must outline in the Risk Management Plan how potential risks from contamination remaining at the site will be managed and mitigated to safely redevelop the site.
Some of the mitigation done in the last 20 years is removal of some contaminated soil and oil as well as installation of a groundwater treatment system to capture and treat contaminated groundwater to prevent any from leaving the site. A clay cap was constructed across the entire site to prevent people, animals or vegetation from coming into contact with contaminated soil or groundwater. Concentrations are regularly monitored to ensure that they remain within acceptable limits. Any new buildings will be required to include vapour protection measures as a precautionary approach.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 7 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
Utilities and Servicing
The existing water network can support the proposed land use district and sanitary service is available in the 300 millimetre public main on 17 Avenue SE.
Storm service is available at 17 Avenue SE. An extension to the existing storm main will need to be constructed by the developer to service the site at the development permit stage and at the expense of the developer.
Climate Resilience
The applicant has not identified any specific climate resilience measures as part of this application. Further opportunities to align future development on this site with applicable climate resilience strategies may be explored and encouraged at the development permit stage.
Stakeholder Engagement, Research and Communication
In keeping with Administration’s standard practices, this application was circulated to relevant stakeholders and notice posted on-site with a large notice posting sign facing 17 Avenue SE. Notification letters were sent to adjacent land owners and the application was advertised on- line. No public open houses were held for this application. Administration did not receive any letters from local residents or businesses concerning this application at the time of writing this report.
Following Calgary Planning Commission, notifications for Public Hearing of Council will be posted on-site and mailed out to adjacent land owners. In addition, Commission’s recommendation and date of Public hearing will be advertised.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The site is located within the ‘City, Town’ area as identified on Schedule C: South Saskatchewan Regional Map in the South Saskatchewan Regional Plan (SSRP). While the SSRP makes no specific reference to this site, the proposal is consistent with policies on Land Use Patterns.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Interim Growth Plan. The proposed land use amendment builds on the principles of the Interim Growth Plan by means of promoting efficient use of land, regional infrastructure, and establishing strong, sustainable communities.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 8 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
Subdivision and Development Regulations (Alberta Regulation – 2002) The entire site is within the legislated setbacks from the hazardous waste management facility and the landfill and is governed by Section 13 of the Province of Alberta Subdivision and Development Regulation (AR 43/2002). These regulations will limit certain uses (residences, food establishments, schools, hospitals) from locating within the prescribed setback (metres from disposal area) through the subdivision and development permit processes.
Section 13 of the Subdivision and Development Regulations (SDR) limits the approval of a school, hospital, food establishment or residential use on this parcel given it status as a hazardous waste facility as well as its proximity to the East Calgary Waste Management Facility. This restriction would limit a number of uses that may be developed on this site. However, technological advancements may change how the uses are managed in the future, and therefore the proposed expansion of available uses on the site is considered appropriate.
Municipal Development Plan (Statutory – 2009)
The subject parcel is located within the Urban Main Street area of the Municipal Development Plan (MDP). The applicable MDP policies encourage a broad range of employment, commercial and retail uses as well as housing to accommodate a diverse range of the population. The proposed redesignation enables high quality industrial uses and thus complies with the policies of the MDP.
Climate Resilience Strategy (2018)
The Climate Resilience Strategy identifies programs and actions intended to reduce Calgary’s greenhouse gas emissions and mitigate climate risk. This application does not include any actions that specifically address objectives of this plan. Further opportunities to align development of this site with applicable climate resilience strategies may be explored and encouraged at subsequent development approval stages.
Development Next to Freight Rail Corridors Policy
The site is located within the Rail Proximity Envelope identified in the Development Next to Freight Rail Corridors Policy and its implementation guide. The City developed the policy to ensure that redevelopment near freight railways is within an acceptable risk tolerance.
The policy applies to parcels that are partially or entirely within 30 meters of the Canadian National (CN) and Canadian Pacific (CP) freight rail corridor property lines.
The Rail Proximity Envelope does not prohibit development but requires additional consideration such as mitigating noise impacts and the risk of derailment at the development permit stage.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 9 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
Forest Lawn – Forest Heights / Hubalta Area Redevelopment Plan (Statutory – 1995)
The subject parcel is located within the Business / Industrial area of the Forest Lawn – Forest Heights / Hubalta ARP. The applicable ARP policies encourage the transition of the site from a heavy industrial use to an industrial – business use with all future development required to be consistent with the requirements outlined in the Alberta environment Approval. The proposed redesignation is in alignment with the policies of the ARP.
Social, Environmental, Economic (External)
The proposed land use district will provide opportunities for additional business uses while maintaining the industrial character and function of the area. Additional uses will allow for continued remediation of the site while utilizing a parcel along an Urban Main Street more effectively.
Financial Capacity
Current and Future Operating Budget
There are no known impacts to the current and future operating budgets at this time.
Current and Future Capital Budget
The proposed amendment does not trigger capital infrastructure investment and therefore there are no growth management concerns at this time.
Risk Assessment
As noted in previous sections of this report, the site is encumbered from previous industrial activities on the site and as such additional layers of review and approval are required at the development permit stage. Given the additional review processes for the site, Administration is comfortable with the risks associated with this application for land use redesignation.
The requirements of the Subdivision and Development Regulation will be implemented at the time of development permit application review. There is risk that the proposed development may not be able to be realized, if the necessary approvals and waivers for consent for variance are not provided by Alberta Environment and Parks
REASON(S) FOR RECOMMENDATION(S):
The proposed land use redesignation is aligned with applicable policies identified in the Municipal Development Plan and Forest Lawn – Forest Heights / Hubalta ARP. The proposed Industrial – Business (I-B) District integrates well with existing industrial development and allows for greater flexibility of uses within a constrained site.
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb Page 10 of 10 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0628 2020 June 18
Land Use Amendment in Forest Lawn Industrial (Ward 9) at 5805 - 17 Avenue SE, LOC2019-0198
ATTACHMENT(S) 1. Applicant’s Submission 2. Proposed Bylaw 98D2020
Approval(s): K. Froese concurs with this report. Author: B. Bevill City Clerks: L. Gibb
CPC2020-0628 Attachment 1
Applicant’s Submission
December 23, 2019
The former Hub Oil Site (5805 17th Avenue SE) has been re-designated from S-FUD to Direct Control in September 2009. Bylaw number 97D2009 outlines the permitted and discretionary uses under the Land Use Bylaw 1P2007 (LOC2008-0013). It also outlines, that under the Bylaw 1P2007, the district rules of I-B Industrial Business are applied, unless otherwise specified.
Following significant remediation, as well as environmental monitoring, the goal is to add 'Self-Storage Facility' as a pennitted use under the current bylaw 1P2007 to the Direct Control 97D2009.
The contextual surrounding and the demographics that highlight demand for self storage facilities in this specific area would provide the site, that has been bare and not used, a meaningful transition to develop the site that fits within the overall character of the surrounding developments.
In 2009, the City of Calgary approved the rezoning of the site to Industrial Business (I- B). However, due to the site's proximity to the East Calgary Landfill, a number of potential uses were deemed unacceptable and subsequently removed from the list of approved uses. Our intention is to apply for a Land Use Amendment that will see 'Self Storage Facility' added back to the list of allowable uses. It was previously considered unacceptable due to the common practice in the past of including a caretaker's residence in a self storage development. Today's self storage facilities no longer require an on-site caretaker, and therefore should be considered an acceptable use for the site.
CPC2020-0628 - Attach 1 Page 1 of 1 ISC: UNRESTRICTED
CPC2020-0628 ATTACHMENT 2 BYLAW NUMBER 98D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2019-0198/CPC2020-0628) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2019-0198/CPC2020-0628 BYLAW NUMBER 98D2020
SCHEDULE A
Page 2 of 3
AMENDMENT LOC2019-0198/CPC2020-0628 BYLAW NUMBER 98D2020
SCHEDULE B
Page 3 of 3
Page 1 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0587 2020 June 04
Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
EXECUTIVE SUMMARY
This policy and land use amendment application was submitted by CivicWorks Planning + Design on 2019 December 04 on behalf of the landowner, IW9 Ltd. The application proposes to redesignate two parcels of land from DC Direct Control District (Bylaw 1Z93) based on the General Commercial (C-2) District in Land Use Bylaw 2P80 to a DC Direct Control District based on the Mixed Use – Active Frontage (MU-2) District to allow for:
mixed-use development where active commercial uses are required at grade to promote activity at the street level; a maximum building height of 45 metres (an increase from the current maximum of 20 metres); a maximum of 6.5 floor area ratio (FAR) (an increase from the current maximum of 2.0 FAR) through the provision of the legal protection of a heritage building, a transit station waiting area and the provision of a publicly-accessible private open space; and the uses listed in the MU-2 District.
On 2020 May 07, Calgary Planning Commission referred the item back to Administration to refine the density bonusing framework, including elements related to spatial arrangements and quality of the anticipated publicly accessible open space and transit waiting area.
Administration and the applicant have worked collaboratively to update the Direct Control District to provide additional clarification around the publicly accessible open space and the integrated transit waiting area to align with Calgary Planning Commission’s direction.
The proposal is in keeping with applicable policies of the Municipal Development Plan. An amendment to the Inglewood Area Redevelopment Plan is required.
A Development Permit application (DP2020-0716) for a mixed-use development has been submitted and is under review.
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 2 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0587 2020 June 04
Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed amendment to the Inglewood Area Redevelopment Plan (Attachment 3); and 2. Give three readings to the proposed bylaw. 3. ADOPT, by bylaw, the proposed resignation of 0.20 hectares ± (0.49 acres ±) located at 1230 and 1234 – 10 Avenue SE (Plan A3, Block 2, Lots 32 to 37, portion of Lot 33 and portion of Lot 38) from DC Direct Control District to DC Direct Control District to accommodate a mixed use development while preserving the historic Canadian Imperial Bank of Commerce building, with guidelines (Attachment 4); 4. Give first reading to the proposed bylaw; and 5. WITHHOLD second and third readings pending Municipal Historic Designation of the site (Canadian Imperial Bank of Commerce building), or until any other mechanism to ensure such designation is in place.
RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 04: That Council: 1. Adopt, by bylaw, the proposed amendment to the Inglewood Area Redevelopment Plan (Attachment 3); and
2. Give three readings to the Proposed Bylaw 30P2020.
3. Adopt, by bylaw, the proposed resignation of 0.20 hectares ± (0.49 acres ±) located at 1230 and 1234 – 10 Avenue SE (Plan A3, Block 2, Lots 32 to 37, portion of Lot 33 and portion of Lot 38) from DC Direct Control District to DC Direct Control District to accommodate a mixed use development while preserving the historic Canadian Imperial Bank of Commerce building, with guidelines (Attachment 4);
4. Give first reading to the Proposed Bylaw 84D2020; and
5. Withhold second and third readings pending Municipal Historic Designation of the site (Canadian Imperial Bank of Commerce building), or until any other mechanism to ensure such designation is in place.
Opposition to Recommendations: Against: Commissioner Cameron
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 3 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0587 2020 June 04
Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
PREVIOUS CALGARY PLANNING COMMISSION DIRECTION
At the 2020 May 07 meeting of Calgary Planning Commission, Calgary Planning Commission referred Report CPC2020-0459 (Attachment 1) back to Administration to revise the proposed Direct Control District to refine the density bonusing framework, including elements related to spatial arrangements and quality of the anticipated publicly accessible open space and transit waiting area, and return to Calgary Planning Commission no later than 2020 July 02.
BACKGROUND
The redesignation application was submitted by CivicWorks Planning + Design on 2019 December 04 on behalf of the landowner IW9 Ltd. An updated applicant’s submission provides density incentive rationale and can be found in Attachment 2. A development permit for a mixed-use development (DP2020-0716) that incorporates the Canadian Imperial Bank of Commerce (CIBC) building has been submitted and is under review by Administration (Attachment 5). Following the 2020 May 07 Calgary Planning Commission meeting, the applicant decided to lower the number of storeys on the development permit from thirteen to twelve storeys.
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 4 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0587 2020 June 04
Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
Location Maps
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 5 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0587 2020 June 04
Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
Site Context
The subject site is located in the community of Inglewood and consists of two parcels (1230 and 1234 – 9 Avenue SE), at the northwest corner of 9 Avenue SE and 12 Street SE. The site is approximately 53 metres by 38 metres in size. A rear lane exists to the north of the site. The property is currently developed with an automotive dealership, a two-storey commercial building and the CIBC building which was constructed in 1911.
The site has significance as a gateway to Inglewood from the 12 Street SE bridge to the north, the future Inglewood/Ramsay LRT Station 400 metres to the south along 12 Street SE and as a key location along the 9 Avenue SE Neighbourhood Main Street.
The Inglewood Lawn Bowling Club is located to the north of the site, across the lane. Commercial and mixed-use buildings ranging from one to four storeys are located directly west, south and north of the subject site.
As identified in Figure 1, the population within the community of Inglewood peaked in 2018. Since that time, there has been a slight decline in the number of residents living in Inglewood.
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 6 of 11 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0587 2020 June 04
Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
Figure 1: Community Peak Population Inglewood Peak Population Year 2018 Peak Population 4,072 2019 Current Population 4,024 Difference in Population (Number) -48 Difference in Population (Percent) -1.2% Source: The City of Calgary 2019 Civic Census
Additional demographic and socio-economic information may be obtained online through the Inglewood community profile.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
This proposal allows for a range of building types that are compatible with the established built form for the neighbourhood. The proposal meets the objectives of applicable policies as discussed in the Strategic Alignment section of this report.
Land Use
The existing DC Direct Control District (Bylaw 1Z93) District is based on the General Commercial (C-2) District in Land Use Bylaw 2P80. This district provides for a wide variety of retail commercial and personal service uses at moderate intensity which serve areas beyond the surrounding community. The DC allows for a maximum building height of six storeys or 20 metres and a floor area ratio (FAR) of 2.0.
The proposed DC District is based on the Mixed Use – Active Frontage (MU-2) District with opportunities for tiered bonusing. The proposed DC District allows for a base FAR of 2.0, which aligns with the existing DC District. An additional 2.5 FAR, to a maximum of 4.5 FAR, may be achieved through the municipal designation of the historic CIBC building.
A further 2.0 FAR to a maximum of 6.5 FAR may be achieved through the additional provision of a publicly accessible private open space along 9 Avenue SE and the provision of an integrated transit waiting area along 9 Avenue SE, in front of the MAX Purple BRT stop. An FAR of 6.5 on this site represents a development of approximately 12 to13 storeys. Figure 2 outlines the FAR options.
The proposed DC District allows for a maximum building height of 45 metres.
Figure 2: Floor Area Ratio Options FAR 0 – 2.0 No additional requirements FAR above 2.0 Designation of the CIBC Building FAR above 4.5 Designation of the CIBC Building; to a maximum Provision of a Publicly Accessible Private Open Space; and of 6.5 Provision of an Integrated Transit Waiting Area Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 7 of 11 Item #
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Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
After the 2020 May 07 Calgary Planning Commission meeting the proposed Direct Control District was updated to include text that speaks to the integrated transit waiting location within a building. Elements including universal access design, weather protection and specific elements including heating, seating and waste and recycling are also included.
Additions to the wording of the publicly accessible private open space definition within the proposed Direct Control District include incorporating specific street furniture elements such as seating and lighting.
Finally, the purpose statement of the proposed Direct Control was also updated to include reference to a high quality publicly accessible private open space and integrated transit waiting area. See Attachment 4.
Development and Site Design
The rules of the proposed DC Direct Control District will provide site development guidance. A development permit (DP2020-0716) has been submitted and is currently under review. The proposed DC allows for comprehensive development of the site with active uses at-grade, incorporating the existing CIBC building. Design considerations being explored during the development permit process include:
highlighting the CIBC building as a historic resource; integration of transit waiting area into the building architecture; streetscape improvements along 12 Avenue SE for pedestrians and cyclists; the 9 Avenue SE Streetscape Master Plan; and shadowing and laneway integration between the new development and the Inglewood Lawn Bowling Club.
The land use and development permit (DP2020-0716) were presented to the Urban Design Review Panel, which endorsed the proposal (Attachment 6). It is intended that the development permit will go before Calgary Planning Commission for decision, pending the decision by Council on the subject policy and land use amendment application.
Environmental Site Considerations
There are no known outstanding site specific environmental related concerns associated with the proposal and / or site at this time. As such, no Environmental Site Assessment was deemed required.
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 8 of 11 Item #
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Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
Transportation
Pedestrian and vehicular access to the site is available via 9 Avenue SE, 12 Street SE and the rear lane. The area is served by a number of Calgary Transit Routes: Route 307 MAX Purple BRT with service every 20 minutes in the peak hour, Route 1 Bowness Forest Lawn with service every 30 minutes during the peak hours and Route 302 Southeast BRT with service every 20 minutes in the peak hour. Routes 1, 302 and 307 share a bus stop directly in front of the site on 9 Avenue SE. The site is approximately 400 meters walking distance to the future Inglewood/Ramsay Green Line LRT Station.
On-street parking adjacent to the site is currently regulated as two hour pay parking on 9 Avenue SE between 11:00am and 3:00pm weekdays and from 9:00am to 6:00pm on weekends.
On-street parking is prohibited on 12 Street SE directly adjacent to the site. An on-street bike lane is located to the north of the site on 12 Street SE and the site is also located within 100 metres of the Bow River pathway system, which provides a cycling connection to the downtown core.
A Transportation Impact Assessment was submitted as part of this application. At the development permit stage upgrades to public realm along 9 Avenue SE will be required. Public realm improvements along with active modes improvements along 12 Street SE will also be required at development permit stage.
The application aligns with the Climate Resilience Strategy by providing for an Integrated Transit Waiting Area which will support transit ridership.
Utilities and Servicing
Water, storm and sanitary deep utilities are available adjacent to the site. Development servicing requirements will be determined at the future development permit and development site servicing plan stage(s).
Climate Resilience
Administration has reviewed this application in relation to the objectives of the Climate Resilience Strategy programs and actions. The proposed land use amendment allows for the adaptive reuse of a heritage building and supports low carbon travel though mixed-use development.
Further opportunities to align future development on this site with applicable climate resilience strategies are currently being explored at the development permit stage including passive systems to reduce energy consumption, the use of heavy timber engineered wood, off-site bicycle network improvements, soft landscaping with stormwater management and EV charging.
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 9 of 11 Item #
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Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
Stakeholder Engagement, Research and Communication
In keeping with Administration’s standard practices, this application was circulated to stakeholders and notice posted on-site. Notification letters were sent to adjacent landowners and the application was advertised online.
The applicant and Administration met with the Inglewood Community Association (ICA) multiple times throughout the process on 2019 June 05, 2019 December 04 and 2020 April 08.
The applicant also met with the Inglewood Business Improvement Areas on 2019 June 25 and 2020 April 16 and the Ramsay Community Association on 2019 June 25. Finally, as part of their engagement process, the applicant met with the Inglewood Lawn Bowling Club to discuss their shadowing concerns.
On 2019 December 10, the applicant hosted a public open house, providing information on both the land use and development permit proposal. Additionally, the applicant installed a digital ‘speakers corner’ on site along 9 Avenue SE to provide project information and gather feedback. A summary of applicant engagement can be found in Attachment 7.
The ICA responded with a letter objecting to the proposed height and FAR (Attachment 8). The ICA noted that they are not opposed to development along 9 Avenue SE but only support a maximum height of 20 metres and FAR of 3.0.
Administration received ten letters of support and 39 letters of objection. Support related to the land use includes:
contribution to a diverse and dynamic main street; support of increase in density, intensity and diversity in Inglewood; desire for redevelopment of the car dealership site; and preservation of the CIBC building.
Concerns related to the land use include:
the proposed maximum height and size; shadowing of the Inglewood Lawn Bowling Club; and lack of desire for high-cost or short-term dwelling units.
Administration considered the relevant planning issues specific to the proposed redesignation and has determined the proposal to be appropriate given the location along a Neighbourhood Main Street, a Gateway to Bridgeland/Riverside and proximity to the Primary Transit Network MAX Purple BRT and the future Inglewood/Ramsay Green Line LRT Station.
Following Calgary Planning Commission, notifications for Public Hearing of Council will be posted on-site and mailed out to adjacent landowners. In addition, Commission’s recommendation, and the date of the Public Hearing will be advertised. Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 10 of 11 Item #
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Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration in this report has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan (SSRP) which directs population growth in the region to Cities and Towns and promotes efficient use of land.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Interim Growth Plan. The proposed land use amendment builds on the principles of the Interim Growth Plan by means of promoting efficient use of land, regional infrastructure, and establishing strong, sustainable communities.
Municipal Development Plan (Statutory – 2009)
The subject parcel is located within the Neighbourhood Main Street area as identified on Map 1: Urban Structure in the Municipal Development Plan (MDP). Neighbourhood Main Streets provide for broad mix of residential, employment and retail uses. The MDP also supports the preservation of heritage including the incorporation of heritage buildings within new development and supports Greening the City by creating a more compact urban form that provides more local, sustainable travel choices. The proposal is in keeping with relevant MDP policies.
Inglewood Area Redevelopment Plan (Statutory – 1993)
The subject site is identified as Commercial on Map 6: Generalized Land Use – Future in the Inglewood Area Redevelopment Plan (ARP). The Commercial area is intended to support attractive pedestrian-oriented retail development. The proposal requires an amendment to Table 3 of the ARP to support the increased height and allow for stepback flexibility.
The existing ARP is currently under review by Administration as part of the Historic East Calgary Local Growth Planning initiative. The multi-community planning process does not prohibit applications from being submitted. A full update to the local area plan is anticipated in Q4 2020. The proposal aligns with the forthcoming draft plan.
Climate Resilience Strategy (2018)
The Climate Resilience Strategy contains the Climate Mitigation Action Plan (CMAP) and the Climate Adaptation Action Plan (CAAP), which identify actions that will reduce Calgary’s greenhouse gas emissions and manage climate risks. The proposed Direct Control District includes integrated transit waiting area which supports Program 5: Low or zero-emissions transportation modes, and Program 7: reduce overall consumption and waste generation.
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood Page 11 of 11 Item #
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Policy Amendment and Land Use Amendment in Inglewood (Ward 9) at 1230 and 1234 - 9 Avenue SE, LOC2019-0188
Social, Environmental, Economic (External)
The recommended land use allows for a mix of uses and intensification along a Neighbourhood Main Street, in close proximity to the future Inglewood/Ramsay LRT Station. The proposed change may better accommodate the housing needs of different age groups, lifestyles and demographics and opportunities for additional local retail and services for Inglewood’s residents.
Financial Capacity
Current and Future Operating Budget
There are no known impacts to the current and future operating budgets at this time.
Current and Future Capital Budget
The proposed amendment does not trigger capital infrastructure investment and therefore there are no growth management concerns at this time.
Risk Assessment
There are no significant risks associated with this proposal.
REASON(S) FOR RECOMMENDATION(S):
The proposal is in keeping with applicable policies of the Municipal Development Plan and the Inglewood Area Redevelopment Plan, as amended. The proposal would allow for the legal protection the Canadian Imperial Bank of Commerce building while also supporting the provision of local amenities, employment and residential that could further activate the 9 Avenue SE Neighbourhood Main Street at this key location.
ATTACHMENT(S) 1. Report from May 7, 2020 CPC Meeting (CPC2020-0459) 2. Applicant’s Submission 3. Proposed Bylaw 30P2020 4. Proposed Bylaw 84D2020 5. Development Permit (DP2020-0716) Summary 6. Urban Design Review Panel Comments and Applicant’s Response 7. Applicant Engagement Summary 8. Community Association Letter 9. Letter from Inglewood BIA 10. Letter from Inglewood Community Association
Approval(s): K. Froese concurs with this report. Author: B. Harder City Clerks: A. Degrood
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CPC2020-0587 ATTACHMENT 3 BYLAW NUMBER 30P2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE INGLEWOOD AREA REDEVELOPMENT PLAN BYLAW 4P92 (LOC2019-0188/CPC2020-0587) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Inglewood Area Redevelopment Plan Bylaw 4P92, as amended;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26, as amended:
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Inglewood Area Redevelopment Plan attached to and forming part of Bylaw 4P92, as amended, is hereby further amended as follows:
(a) In Table 3 entitled ‘Proposed Commercial/Industrial Redesignations’, Site C16, Development Guidelines, after the last bullet, add the following:
“For the site at 1230 and 1234 – 9 Avenue SE the maximum building height is 45.0 metres. At the discretion of the Development Authority, development on this site may exceed the maximum 6 storey height limit. At the discretion of the Development Authority, development on this site may have a step back of less than 3 metres.”
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
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______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
CPC2020-0587 ATTACHMENT 4 BYLAW NUMBER 84D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2019-0188/CPC2020-0587) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
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AMENDMENT LOC2019-0188/CPC2020-0587 BYLAW NUMBER 84D2020
SCHEDULE A
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AMENDMENT LOC2019-0188/CPC2020-0587 BYLAW NUMBER 84D2020 SCHEDULE B
DIRECT CONTROL DISTRICT
Purpose 1 This Direct Control District Bylaw is intended to:
(a) accommodate mixed-use development where active commercial uses are required at grade to promote activity at the street level;
(b) implement a site-specific heritage density incentive for the legal protection of a Heritage Building; and
(c) implement site-specific density incentive for a high quality publicly accessible private open space and transit waiting area on a Main Street.
Compliance with Bylaw 1P2007 2 Unless otherwise specified, the rules and provisions of Parts 1, 2, 3 and 4 of Bylaw 1P2007 apply to this Direct Control District Bylaw.
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AMENDMENT LOC2019-0188/CPC2020-0587 BYLAW NUMBER 84D2020
Reference to Bylaw 1P2007 3 Within this Direct Control District Bylaw, a reference to a section of Bylaw 1P2007 is deemed to be a reference to the section as amended from time to time.
General Definitions 4 In this Direct Control District Bylaw:
(a) “heritage building” means the building existing on the date of passage of this Direct Control District located on the parcel legally described as Plan A3, Block 2, Lot 34 and a portion of Lot 33 with the municipal address 1230 – 9 Avenue SE;
(b) "integrated transit waiting area" means a designated waiting area within a building for passengers of the municipal public transit system that:
(i) is publicly accessible through a registered public access easement agreement;
(ii) is designed for universal access and weather protection in all seasons;
(iii) must have a minimum overall contiguous area of no less than 14.0 square meters, including an area with minimum dimensions of 2.5 meters by 2.5 meters; and
(iv) includes heating, seating, a waste and recycling receptacle and is adjacent to a municipal public transit stop; and
(c) "publicly accessible private open space" means outdoor open space located on a portion of the parcel that:
(i) is publicly accessible through a registered public access easement agreement;
(ii) must have a minimum overall contiguous area of no less than 100.0 square meters, including an area with minimum dimensions of 7.0 metres by 7.0 meters;
(iii) is adjacent to the “heritage building”; and
(iv) must include street furniture elements including, but not limited to:
(A) seating; and (B) general and feature lighting.
Permitted Uses 5 The permitted uses of the Mixed Use – Active Frontage (MU-2) District of Bylaw 1P2007 are the permitted uses in this Direct Control District.
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AMENDMENT LOC2019-0188/CPC2020-0587 BYLAW NUMBER 84D2020
Discretionary Uses 6 The discretionary uses of the Mixed Use – Active Frontage (MU-2) District of Bylaw 1P2007 are the discretionary uses in this Direct Control District.
Bylaw 1P2007 District Rules 7 Unless otherwise specified, the rules of the Mixed Use – Active Frontage (MU-2) District of Bylaw 1P2007 apply in this Direct Control District.
Floor Area Ratio 8 (1) Unless otherwise referenced in subsections (2) and (3), the maximum floor area ratio is 2.0.
(2) The floor area ratio referenced in subsection (1) may be increased to a maximum of 4.5 floor area ratio where Council designates the heritage building as a municipal historic resource.
(3) The floor area ratio references in subsection (2) may be further increased to a maximum of 6.5 floor area ratio through the provision of:
(a) a “publicly accessible private open space”; and
(b) an “integrated transit waiting area”.
Building Height 9 (1) Unless otherwise referenced in subsection (2), the maximum building height is 45.0 metres.
(2) Where the parcel shares a property line with a lane that separates the parcel from a parcel designated as a low density residential district, M-CG District or S-CS District the maximum building height:
(a) is 7.5 metres measured from grade at the property line that the parcel designated as a low density residential district, M-CG District or S-CS District shares with the lane;
(b) increases at a 45 degree angle to a depth of 11.0 metres from the property line of the low density residential district, M-CG District or S-CS District shared with the lane or to 45.0 metres whichever results in the lower building height measured from grade; and
(c) increases to 45.0 metres measured from grade at a distance greater than 11.0 metres from the property line shared with the lane.
(3) Diagram 1 illustrates the rules of subsection (2).
Street Wall Stepback 10 Section 1338 of Bylaw 1P2007 does not apply to this Direct Control District Bylaw.
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Relaxations 11 The Development Authority may relax the rules contained in Sections 7 and 9 of this Direct Control District Bylaw in accordance with Sections 31 and 36 of Bylaw 1P2007.
Diagram 1: Building Height
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Development Permit (DP2020-0716) Summary
A development permit application (DP2020-0716) was submitted by 5468796 Architecture on 2020 February 06. The development permit application is for a twelve- storey mixed-use development with at-grade commercial, two storeys of office and nine storeys of residential above. The development incorporates and highlights the historic Canadian Bank of Commerce building and includes a publicly-accessible private open space and an integrated transit waiting area, in alignment with the proposed Direct Control. The following excerpts (Figures 1 & 2) from the development permit submission provide an overview of the proposal and are included for information purposes only.
Figure 1: Rendering of Proposed Development
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Development Permit (DP2020-0716) Summary
Figure 2: Site Plan of Proposed Development
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Urban Design Review Panel Comments and Applicant’s Response
Date February 12, 2020 Time 3:00 Panel Members Present Distribution Chad Russill (Chair) Gary Mundy Terry Klassen Ben Bailey Colin Friesen Beverly Sandalack Chris Hardwicke Ryan Agrey Jack Vanstone Michael Sydenham Glen Pardoe Advisor David Down, Chief Urban Designer Application number LOC2019-0188 Municipal address 1230, 1234 9 Av SE Community Inglewood Project description Land Use Amendments to accommodate DC/MU-2 Review first File Manager Breanne Harder City Wide Urban Design Lothar Wiwjorra Applicant Civicworks Planning + Design / 5468796 Architecture
Summary This is a review based on an application for a change in land use. The review is informed by the knowledge that a development permit application has been submitted which is essentially the same as what the Panel reviewed. The project represents a high-quality response to the site which is at an important intersection in the inner city. It included the preservation and repurposing of a heritage building which attaches to the new building, but which allows a unifying sense of place and unique identity on the site.
Identity here resides at the intersection of old and new – a proposed new building embraces an old building, a new main street (12 Street) intersects an old, if not oldest, main street (9 Avenue). In this context, the Panel discussed the destination-class place-based potential of optimizing the interface of land use, transportation and built form. The inside outside public realm relationships extend plaza to street. Contextually, the interactions with the intersection are dynamic – as should be, the approach and arrival experience in the street crossing itself.
Some of the main aspects of the project that were noted by the Panel are as follows:
o The design is based on a repeating structural matrix which is manipulated to create bold geometric forms. This is an approach to architecture which is very contemporary with little reference to historic styles but which in this case is implemented with integrity and enthusiasm. o The architectural vocabulary of the new building is in stark contrast to the heritage building at one corner of the site which allows the older building its own more historic expression. There are some dimensional references to the old building front elevation in the new design, but these are limited and serve legitimate urban design goals. o This is landmark design at a key location in the inner city but a design this strong will be faced with predictable problems. The design will be difficult for some to appreciate since it has little reference to common precedent styles. Technical problems regarding structure, exterior finish, energy, rain, wind and snow, etc. where solutions are known for ordinary buildings will have to be reconsidered for this design. o This project sets a high standard for contemporary design of market driven projects that the Panel supports and applauds.
Applicant Response
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Urban Design Review Panel Comments and Applicant’s Response
March 31, 2020
Urban Design Element Creativity Encourage innovation; model best practices Overall project approach as it relates to original ideas or innovation UDRP Commentary A high-quality contemporary design solution on a key site which also incorporates an existing historic building in a community undergoing redevelopment. The proposed application sets a desirable standard for the immediate area and the city at large. Applicant Response Acknowledged. Context Optimize built form with respect to mass and spacing of buildings, placement on site, response to adjacent uses, heights and densities Massing relationship to context, distribution on site, and orientation to street edges Shade impact on public realm and adjacent sites UDRP Commentary The building will be a significant presence on an important site. Proposed mixed use is similar to existing uses While the scale of the repeated structural grid may help break down the perceived scale of the building and the building face on 9th respects adjacent building heights, the overall mass of the building is less responsive to adjacent buildings. The 12th St. elevation is particularly difficult with regard to scale being full height to the street level. Applicant Response Acknowledged.
The massing of the building has been carefully shaped and considered as a cohesive composition that creates a landmark design at a key intersection. Details at the ground floor such as recessed entries, signage, landscape, and heritage reference cues come together to create a unique pedestrian experience on three sides of the building.
The heritage street wall reference has been given priority along 9th Ave to respect the community character as well as highlight the heritage building on the South West corner of the site. Equal emphasis to the heritage wall reference has been given along the lane towards the Lawn Bowling to promote vibrancy, animation, shadow reduction and good passive surveillance to the Lawn Bowling Club. The emphasis of the massing at the heritage street wall reference along these two streets creates the twist and angled step back that form striking massing of the building.
As a result of the angled stepback from the back lane towards 9 AV, the West elevation has an angled wall starting at the heritage streetwall reference height along the north edge. This angle reduces the width of the East wall along 12 ST. This results in a stepback of ±19m [±62’] from the north property line for the building’s upper floors. The shape of the building therefore reduces the size of the East wall and the impact it may have along the 12 ST sidewalk.
The two building corners along 12th St angle up and back, creating prominent building entries as well as extension to the sidewalk public realm. The top point of the triangular openings reflect the heritage reference line.
In addition, a new recessed building entry has been included along 12 ST, activating the sidewalk and public realm further. The entry has been designed to be flexible and be able to accommodate various uses that compliment the interior commercial unit(s) [ie. as patio ] or exterior public realm [as extension of sidewalk through site furnishing] as required.
The quality of the public realm design at the sidewalk and public plaza around the building, including 12 ST, exemplifies high quality human oriented design. The sidewalk and public realm are designed as an extension of the building. The building does not sit in contrast to or from the sidewalk, rather it becomes part of the cohesive pedestrian experience. Through elements such as ground floor textures, site furnishings, tree canopies, lighting, signage, active commercial spaces and window displays the pedestrian experience will be human scaled. (Please refer to 20.03.31 LOC2019-0188 - East Elevation, and 20.03.31 LOC2019-0188 - Site Plan).
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Urban Design Review Panel Comments and Applicant’s Response
Human Scale Defines street edges, ensures height and mass respect context; pay attention to scale Massing contribution to public realm at grade UDRP Commentary The building is a large mass which may benefit from the smaller scale repeated surface grid but still represents a challenge. Smaller scale openings and sheltered plaza areas are included and are encouraged to respond to at grade human experience. Signage, lighting and street furniture should be used to further connect the building mass to a human at-grade context. Applicant Response Acknowledged. Signage, lighting and street furniture details will be further explored througDP2020-01716. (Please refer to 20.03.31 LOC2019-0188 - East Elevation, and 20.03.31 LOC2019-0188 - Site Plan, and 20.03.31 LOC2019-0188 UDRP - Signage Options). Integration The conjunction of land-use, built form, landscaping and public realm design Parking entrances and at-grade parking areas are concealed Weather protection at entrances and solar exposure for outdoor public areas Winter city response UDRP Commentary The 9th Ave elevation is more resolved regarding at-grade amenities, entrances and plazas. The 12th St face needs further consideration to better connect with the street scape. The heritage building is well integrated and allowed its own expression. Applicant Response Acknowledged. An additional entrance consisting of a recessed triangle has been added along 12 ST. The new entry provides animation and breaks up the continuous wall along the at-grade environment to better connect with the streetscape. The new pocket of space created can be designed as an extension of the public realm with additional seating and soft landscape, an outdoor extension of the commercial space [ie. patio space], or entry into a commercial unit at the ground floor. (Please refer to 20.03.31 LOC2019-0188 – East Elevation, and 20.03.31 LOC2019-0188 - Site Plan). Connectivity Achieve visual and functional connections between buildings and places; ensure connection to existing and future networks. Pedestrian first design, walkability, pathways through site Connections to LRT stations, regional pathways and cycle paths Pedestrian pathway materials extend across driveways and lanes UDRP Commentary The building will be a significant landmark designating a central intersection in the community. Numerous transit lines, pathways and LRT are adjacent or within walking distance.
As discussed with a question, the Panel feels a crisscross scramble crossing should be given due consideration. The main street(s) intersection represents a landmark wayfinding moment. Navigating between heritage and new, the orientation to mixed-mode main streets, BRT, Bow River Pathway and Green Line point to big picture urban initiatives that good design can help define. Applicant Response Acknowledged. Animation Incorporate active uses; pay attention to details; add colour, wit and fun Building form contributes to an active pedestrian realm Residential units provided at-grade Elevations are interesting and enhance the streetscape UDRP Commentary The street level has some permeability to add interest. This could be enhanced with well- considered, integrated signage and lighting. Street furniture and at- grade landscaping must also be considered further. Although trendy, the solid sculptural massing of the staircase design (connecting street level to second and third floors) lands in an awkward, heavy, obstacle-like manner; not permeable in an otherwise permeable street level. Applicant Response Acknowledged. Various signage strategies that will improve wayfinding, add texture, and provide interest at pedestrian scale are being explored and will be finalized through DP2020-0716. Please refer to project images showing two developing signage strategies under this cover: 20.03.31 LOC2019-0188 UDRP - Signage Options. Lighting is a critical part of all good design. Given the large extent of commercial space along the ground floor, there will be a significant amount of light spill out onto the street. A careful balancing of site/landscape integrated, building accent, signage, and interior spill out lighting will be considered and developed at the DP stage.
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Urban Design Review Panel Comments and Applicant’s Response
The quality of design of the public realm including street furniture is critical to the pedestrian experience and public realm success of the project. Further considerations to the landscape design have been made 20.03.31 LOC2019-0188 - Site Plan and will continue to evolve through the DP2020-0716.
The staircase is a sculptural element that provides easy connection between the ground floor / public realm and the office floor areas. It acts as a balancing focal point to the heritage building on the other side of the public plaza. The integrated BRT stop in front and angle of the entry wall minimize its impact and presence from the street and sidewalk. The staircase design, location, and street permeability can be further explored through DP2020-0716. Accessibility Ensure clear and simple access for all types of users Barrier free design Entry definition, legibility, and natural wayfinding UDRP Commentary Accessibility is generally good with many entrance options and a well-defined entry court between the old and new buildings. Safety under sloped sections regarding snow, ice and rain must be considered. Access to the heritage building roof terrace is through an office space. This roof terrace would be better used if more general public access was included. Applicant Response Acknowledged. Snow, ice, and water management on the sloped surfaces will be addressed through DP2020-0716 and the construction drawing stage of the project. Access to the heritage building roof terrace could be integrated with the commercial space within the heritage building based on use and market needs to be explored further through DP2020-0716. Diversity Promote designs accommodating a broad range of users and uses Retail street variety, at-grade areas, transparency into spaces Corner treatments and project porosity UDRP Commentary The project includes a good diversity of uses reflecting the adjacent district. This is not proposed through at-grade residential, however does provide good retail opportunities, visibility and entrances. Applicant Response Acknowledged. Flexibility Develop planning and building concepts which allow adaptation to future uses, new technologies Project approach relating to market and/or context changes UDRP Commentary The retail spaces have opportunities for changes to partitioning but with a building geometry this pure, additions to the building mass would likely present design challenges. To optimize flexibility, consider replacing the plaza planting bed area with moveable planters. Applicant Response Acknowledged. The planting bed at the plaza has been adjusted to reduce its impact on public plaza to further optimize flexibility (Please refer to 20.03.31 LOC2019-0188 – Site Plan). The planting bed at the south east corner of the plaza delineates the plaza from the pedestrian access to the building lobby. This will be particularly useful if the plaza was to be fully occupied with flexible furniture or a patio. Moveable planters are not the preferred solution due to difficulties with climate and insulating the growing medium from temperature changes. The built-in recessed planting area reduces site maintenance and promotes healthy long lasting plants. Programming of the plaza space to be further explored through DP2020-0716. Safety Achieve a sense of comfort and create places that provide security at all times Safety and security Night time design UDRP Commentary The building is multi-sided and animates the rear lane with good surveillance. Ice/snow studies are recommended for the ground plane and sloped surfaces above. Lighting design has not been completed at the time of review. Applicant Response Acknowledged. Snow, ice, and water management on the sloped surfaces will be addressed at the construction drawing stage of the project. Lighting strategy will be developed further through DP2020-0716. Orientation Provide clear and consistent directional clues for urban navigation Enhance natural views and vistas UDRP Commentary A landmark building that will provide community orientation to a central intersection. The building itself has numerous well defined penetrations. Signage will be a challenging opportunity to enhance wayfinding. Applicant Response Acknowledged. Various signage strategies that will improve wayfinding, add texture, and provide interest at pedestrian scale are being explored and will be finalized during the DP stage. Please refer to project images showing two signage strategies, 20.03.31 CPC2020-0587 - Attach 6 Page 4 of 5 ISC: UNRESTRICTED
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Urban Design Review Panel Comments and Applicant’s Response
LOC2019-0188 UDRP - Signage Options). Sustainability Be aware of lifecycle costs; incorporate sustainable practices and materials Site/solar orientation and passive heating/cooling Material selection and sustainable products UDRP Commentary Extensive glass and the lack of response in the building surface design to sun orientation will present energy modelling challenges. Ground level plaza does respond to desirable south exposure. Applicant Response Acknowledged. Several strategies to meet required energy standards have been explored and will be further developed in conjunction with mechanical and energy consultants through DP2020-0716. Through the use of solid panels on a large portion of the West wall, a small reduction of glazing between units and balconies, and the insulated wood structure a solid to glazed ratio close to the required prescriptive energy requirements is achieved. Energy modeling in combination with further design considerations and efficient mechanical systems will allow the building to meet the building energy requirements. To be further explored through DP2020-0716. Durability Incorporate long-lasting materials and details that will provide a legacy rather than a liability Use of low maintenance materials and/or sustainable products Project detailed to avoid maintenance issues UDRP Commentary What is essentially a glass covered building should be durable. The suggested inclusion of wood structure will present interesting opportunities and challenges. Applicant Response Acknowledged. The wood structure and building envelope details will be finalized during the construction document and building permit stage.
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Applicant Engagement Summary
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Community Association Letter
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Community Association Letter
CPC2020-0587 - Attach 8 Page 2 of 2 ISC: UNRESTRICTED From: Rebecca O'Brien
Follow Up Flag: Follow up JUN O4 2020 Flag Status: Flagged ITEM· J:J I t ·pc ao.;m-ors 7- J>i-#obi lli<.,:>, ]?Jhl,z. CITY CLERK'S DEPARTMENT Dear Mr Tita,
Thank you so much for your work with CPC, as Chair you do an impressive job steerin g the committee through complex issues ( especially under these conditions of remote meetings!) The Inglewood BIA recognises that you have a heavy load with your work on the CPC and appreciates your contribution to the future of Calgary's growth.
The BIA received an email ( sent Friday late afternoon, opened this Monday morning) advising that the RNDSQ agenda item from May 7th. 2020 has been moved forward from July 2nd to June 4th ( agenda item 7.2.1). The application was originally sent back to Administration to get more detail from the developer on the "privately-owned publicly-accessible" plaza and the integrated transit shelter
The date change came as a complete surprise to the BIA (our understanding is that CPC would have heavy agendas for the next few months and were not expecting this item to be advanced as a priority)! The Urban Development Committee (UDC) of the BIA is made up of business owners, landlords and architects; the plan was to have an opportunity in the next few weeks to reach out to each CPC member to let you know where the business community stands on the land use changes that relate directly to the "golden nugget" of heritage and human scale on Calgary's oldest main street.
Unfortunately, two days ( between now and Thursday) allows little time for these conversations (this is likely the same issue for you as CPC members!) As an example, the chair of the BIA, Da n Allard , is also the owner of the successful brewery, Cold Garden. He has pulled off two "all-nighters" in the past 48 hours because of the necessity to re-do the entire flooring of Cold Garden as his business moves towards 50% capacity. As you are aware, many business owners are incredibly stretched as they move towards opening, or are tentatively opening. To have Dan and other volunteer business people on the UDC to now put multiple daytime volunteer business hours that they do not have into connecting with individual CPC members before Wednesday afternoon is a tough ask.
As we most likely will not have a chance to connect by phone before Thursday, in a nutshell, these are some of the key issues articulated by the business community about the land use changes impacting the main street:
1. As mentioned, businesses are dealing with the impact of COVID, thus demanding their attention suddenly pivot to huge but longer term impacts such as radcal land use changes is asking a lot. When Administration bumps a a RNDSQ item up on the agenda by a month this makes it even more challenging for businesses to express their concerns to CPC about the process and outcomes and begs the question about how CPC members can be exposed to the important business perspective on these issue.
2. Businesses in the BIA are fully supportive of increased density but not confident with the ARP recommendations by Brown and Associates for increased height at the two key locations on 9th Avenue as the potential to alter the character of 9th Ave could negatively impact their business. The BIA and Ing lewood businesses are looking to the Urban Strategies (USI) peer review ( completion date is mid-July) to assist with understanding the economic impact of the land use changes.
3. The BIA questions the arbitrary designation of 12 Street and 9th Avenue as a "gateway" (which in planning language implies that this is an ideal location for more height). With almost 2 years of closure of 12 Street oue to the Zoo Bridge replacement, a BIA survey indicated that it was actually better for business to have the bridge closed. While 12 Street may cu rrently provide the only remaining connectivity to Ramsay, the BIA sees the intersection of 9th Avenue and 12 Street as the heart and centre point of Inglewood. This came up frequently in engagement sessions for th e Streetscape Plan, where the intersection was identified as most in need of improvement due to the gathering of pedestrians at this location and the absence of adequate pedestrian infrastructure. As the Zoo Bridge re-opened with a
1 much wider vehicle space and faster speeds,. it quickly became apparent that 12 Street is more a South/North thoroughfare than a gateway.
4. There is no existing City policy on heritage bonusing, so why is a heritage bonusing formula ( the CIBC heritage building as the exchange for height) seemingly pulled out of a hat? According to the BIAs calculations of FAR in relation to the Beltline, RNDSQ would need to contribute up to $10,000,000 to the community for the increase in FAR from 2 to 6.5. Much more needs to be done to address heritage bonusing through policy.
If you would like to connect directly with a business owner (who is also the BIA Chair ) who can speak directly from a business perspective on this issue, please contact Dan Allard directly at 403 305 6288.
Best Regards,
Rebecca O'Brien ( on behalf of the Inglewood Urban Development Committee) Executive Director Inglewood BIA
*Please note the ,sJA :ha moved. Our new address Is #21.0 'lt#S 9th Avenue SE Calgary, Ab. T2G OT4
2 Holberton, Kimberly
From: ICA President < [email protected] > Sent: Wednesday, June 3, 2020 9:22 AM To: Tita, Matthias; Vanderputten, Ryan; Chahal, George; Woolley, Evan V.; [email protected]; Schmalz, Kelly; Cameron, Heather; [email protected]; James, Scott Cc: Hamilton, Debra; Harder, Breanne; Board; BIA Liaison; Jim Hill; Dan Allard; Rebecca O'Brien; Regina Chan; Michael Dangelmaier; Donna Bowles; Ed Top Subject: [EXT] Re: LOC2019-0188/CPC2020-0587, 1230 & 1234 - 9 Avenue SE Attachments: RNDSQR Survey Summary - FINAL DRAFT.docx
Follow Up Flag: Follow up Flag Status: Completed
Good morning CPC Members,
Please see the attached document which is a comprehensive survey of 173 respondents on the RNDSQR block application conducted between May 14 and June 1, 2020. A considerable amount of time and resources were invested to complete this document. We trust it will assist you in understanding all perspectives on this project.
Best regards, Phil Levson President, Inglewood Community Association 403-510-0406
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INGLEWOOD COMMUNITY ASSOCIATION 1740 24TH AVE SE CALGARY, ALBERTA T2GlP9 PHONE: 403-264-3835 ll@W EMAIL: [email protected] @§Xruil@OO!J@m
June 2, 2020
Calgary Planning Commission (CPC)
Dear Commissioners:
Re: LOC2019-0188/CPC2020-0587, 1230 & 1234-9 Avenue SE
The Inglewood Community Association (]CA) would like to provide some additional correspondence concerning agenda item 7.2.1 - Land Use Amendment in Inglewood (Ward 9) at the above noted address.
A survey concerning RNDSQR Block was distributed electronically through the ICA's E-Blast and the Inglewood Neighbours Facebook page on May 14, 2020. The survey, which will remain open for completion until June 5, has received 173 responses as of June 1, 2020 with over 90% of the respondents identified as living in Inglewood.
Individual question summaries were generated on May 31, 2020 to provide evidence of a lack of community support for the RNDSQR Block project. Survey respondents were particularly opposed to the building's location, the building's massing/height, and how the proposed building relates to and will impact the other properties, buildings, and amenities in the surrounding area - which appeared in questions specific to those topics and bled into questions on different topics.
Respondents were extremely concerned about the building's massing, scale, and height and how approving a building of this nature would set a dangerous precedent in a key area oflnglewood's historical main street. Respondents felt the building being proposed is completely out of context with the area and does not fit in with the overall community.
Summary feedback concerning specific topics/themes has been provided below and includes actual responses from survey respondents.
Page I of 5 Building Massing
• When asked for comments on the overall massing of the building, only 15/140 respondents (who answered this question) were supportive of the building's shape, its height and width on the site. Most of those who were not supportive of the building's massing as it has been presented commented the project is too high (and inappropriate) for this location (this is not downtown or the East Village), the number of stories being proposed (12) is excessive (would support 6-8 storeys), the Lawn Bowling Club will suffer from the shadow created, that it does not fit the streetscape and is incongruent with the heritage of Inglewood. • One respondent commented they "believe the height of the building will open the door to boxing in the accompanying streets as other builders clamour to go ever higher and the City desires ever tighter density. I believe the building is overly imposing and will devalue the structure of our lives today. Another commented the building was "too tall and far exceeds the limit allowable in Inglewood. I would really like to know why the people at city hall are so intent on destroying our little town inside of this city."
Integration with the CJBC Building
• Most of the respondents indicated they did not feel the building related, integrated, or deferred to the CIBC building. Some commenting the new building alienates it, the CIBC building is completely dwarfed by it, it's a misfit, and that it is trying to marry modem contemporary with historical architecture (which) is a difficult task but this effort is too huge of a departure from an inviting street scape. • One respondent commented "if this were a street with all modem buildings with only one heritage building, no issue. In this case with mostly heritage buildings and features I feel it is setting a precedent to do more of the same and add more modem buildings so there will be no historic neighbourhood left." Another commented "the building's modem design here does not integrate. There have been plenty of excellent examples in the inner-city - the Biscuit Block, Snowdon Block, even the LocalMotive is a better example. This addition does not relate to the existing heritage building and does not speak to the material or design."
Building Relating to Surrounding Area
• Most of the survey respondents did not feel the new building related well to the other buildings in the surrounding area (e.g. Spolumbo's, Stash, Iron Wood, Lawn Bowling Club). Respondents commented that it did not relate (rather) it bullied, that it does not relate in a coherent way, that it only related to money, that its modem design will create a dynamic lack of unity, by relates you mean destroys, that it doesn't blend in at all and would be a big eyesore, it sticks out like a nail in a 2x4, it is out of scale and out of character, it doesn't fit in with the neighbourhood, and that it detracts from the surrounding character buildings. • One respondent commented that it was "not ok to dwarf other buildings especially when they are relatively newly built and were held to a different building height restriction. If they had built to their allowable maximum at the time, they would still be half the height of the proposed building which is unacceptable."
Page 2 of 5 Building Height
• Survey respondents were generally not supportive of the 45 metre height being proposed, many commenting it was over height, that they would support the maximum 20 metre height/6 storeys along 9th Avenue, that it doubles the height oflnglewood's ARP, and that it sets a bad precedent. • One respondent commented that "allowing this 45 metre monstrosity opens us up to future developments that will do further harm to the heart and soul of this neighbourhood. I understand this particular company is trying to respect that by maintaining the CIBC facade, but saying yes to them doing the bare minimum (protecting a historical building but building a skyscraper next door), it allows even bigger and uglier to come in."
Building Height (Specific to 9th Avenue SE)
• Respondents were asked to comment on the height of the structure specifically in reference to 9th A venue - most commented the 4-6 storey range and 20 metre maximum height is what would be supported. Respondents identified concerns related to contributing to the "wind tunnel", that it's overwhelming, that it does not tie in with the scale of existing buildings, and primarily - that it is out of place and not an appropriate height for 9th A venue. • One respondent indicated they "can't even begin to understand how a building of this height has made it this far in the development process. It completely dominates and overtakes the surrounding buildings and will have a permanent effect on our heritage streetscape." • In terms of how respondents felt about how pedestrians will relate to the new structure (related to its massing and height), comments included: it appears overpowering, pedestrians might feel covered or boxed in, it kills Inglewood's main street walkability, and multiple respondents indicated concerns related to the impacts of shadowing on the pedestrian experience.
Building Setbacks
• Concerning the building's setbacks, which are outlined in the draft Direct Control District (DC), respondents had mixed opinions concerning the setbacks collectively and individually. Some respondents felt the setbacks seemed appropriate or were acceptable. A greater number of respondents were not supportive of the setbacks, particularly the setbacks proposed along 9th A venue in terms of how it will impact walkability in an area where the sidewalks are extremely narrow (as it is). • One respondent commented "it needs to be set back from both more than 3.0 metres to accommodate some graceful transition from the quaint, shopping district to the grotesque mother ship." Another commented "these setbacks will be a drop in the bucket to mitigating the monster footprint created."
Page 3 of 5 Impacts to Surrounding Neighbours
• Respondents spoke to impacts to residents along 8th A venue who will also be significantly impacted by the building's shadowing and are extremely concerned about the parking pressures associated with this building (given the massive parking relaxation being pursued at the Development Permit (DP) stage which is in process). It was mentioned by some respondents the impacts to the residents on 8th A venue have been overlooked. • One respondent indicated "it will also be awful for the residents on 8 Avenue that it towers over. Creating shadow on veggie gardens and an eyesore to wake up to every day." • Impacts to the adjacent neighbour to the north Gust across the lane)- the Calgary Lawn Bowling Club - did not go unnoticed by survey respondents. • One respondent indicated "Shadowing of the Bowling Club is a huge concern to me. We have played at the club many times over the years with friends and neighbours and it is such a pleasure to be out in the sun on the beautiful green grass on a summer evening. The Lawn Bowling Club has become very popular in recent years with corporate groups and others for team-building events and is a fun, easy recreational bonding activity. Having a huge tower like this built and blotting out the sun is a tragedy." Another indicated the "Lawn Bowling Club just rebuilt their clubhouse. It was a big investment of time and money. The club is also an institution here and I'm not happy it's going to be swept aside for this structure to ruin its history here and the community building that happens on the green."
Benefits Associated with Additional Density
• Respondents recognized there are benefits associated with adding additional density along 9th Avenue - such as supporting 9th Avenue businesses, increased vibrancy, more people in the community, increase the sustainability of the community, create a more lively street scape, additional tax revenue for the City, it might attract a grocery store to the community, increased visitors to the area, etc. Others felt the structure would have an extremely negative impact on the community, some commenting Calgary does not need more condos, that densification is unnecessary at this time (post COVID-19), and there is no benefit as the East Village is overcrowded and it should not bleed into Inglewood. • One respondent commented "there are no benefits unless you are trying to permanently alter and destroy the very reason people live, visit and love Inglewood. Try to visualize 100 years from now - it is conceivable that this end of 9th A venue could look like 9th A venue between Centre street and 10th street SW, just a little less tall. That density is ridiculous considering all the towers that sit half empty the core and will likely never fill with business again after this COVID-19 shift."
Page 4 of 5 Public Benefits & Public Realm Improvements
• The public "benefits" being offered, in the opinion of many respondents, do not off-set a building of this size in a historical community. One respondent commented "there is no public benefit large enough to make this proposed development acceptable to build in Inglewood." Another indicated "If they could only reduce the height and stay coherent with the existing character. It seems like if we're asking for something in return it's because we know we're getting a raw deal." Another commented they "don't think that developers should be allowed to buy-off the community to make-up for developments that don't fit or enhance the neighbourhood." • The public realm improvements (publicly accessible private open space and integrated transit waiting area) being offered to gain an additional 2.0 FAR are not congruent with most of the public realm improvements desired, needed, or suggested by residents. In speaking with residents (outside the survey) who take public transportation in the neighbourhood, the usefulness of the transit waiting area is being questioned and many are unsure why this is being put forward as a "public benefit" that may have limited utility in that most public transit drivers do not stop unless passengers are active and present at the transit stop as the bus is approaching. • When asked about what types of public benefits/public realm improvements they would like to see, given the community was not provided with an opportunity to give feedback on the public realm improvements (outlined in the Draft DC), respondents had a wide range of ideas. • Respondents mentioned improvements such as: parking structures (due to the massive parking relaxation being requested), funding for the Main Street Master Plan, a small public library, investment into local public parks and recreation sites, and public art.
In summary, Inglewood is Calgary's oldest neighbourhood and 9th Avenue is Calgary's original main street. This development, as proposed, does not respect the community's historical context, unique character, or the height supported by residents (along 9th Avenue)- a maximum height of 20 metres and ~6 storeys. Inglewoodians (and the Inglewood Community Association) support development on this site. We encourage thoughtful, creative, high-quality development that enhances Inglewood's rich character and reflects its values. Values that include walkability, heritage, liveability, arts & culture, and community. However, most of Inglewood is opposed to this out-of-place development that does not align with its character or reflect its values nor provide any commensurate community benefit in terms of what Inglewood will be losing. The proposed site of this development is in the heart of Inglewood. A building of this height, density, and scale would be a dagger into the heart of the community. Kind regards,
INGLEWOOD COMMUNITY ASSOCIATION
Phil Levson, President Erin Standen, Planning Committee Chair
Page 5 of 5
Page 1 of 7 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0627 2020 June 18
Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047
EXECUTIVE SUMMARY
This application was submitted by Rochelle Cote Interior Design, on behalf of the landowner Rochelle Cote, on 2020 April 28. The application proposes to change the land use designation of the property from Residential – Contextual One / Two Dwelling (R-C2) District to a DC Direct Control District based on the R-C2 District to allow for:
a maximum building height of 10 metres (no change from the current maximum); a maximum of 2 dwelling units (no change from the current maximum); the uses listed in the R-C2 District and; the additional use of Office as a permitted use.
The proposal allows for use of the site as an office and is in alignment with the applicable policies of the Municipal Development Plan (MDP) and the South Calgary/Altadore Area Redevelopment Plan (ARP).
No development permit application has been submitted at this time.
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission recommend that Council hold a Public Hearing; and
1. ADOPT, by bylaw, the proposed redesignation of 0.07 hectares ± (0.17 acres ±) located at 1711 - 33 Avenue SW (Plan 4479P, Block 66, Lots 35 and 36, portion of Lot 34) from Residential – Contextual One / Two Dwelling (R-C2) District to DC Direct Control District to accommodate an Office, with guidelines (Attachment 2); and
2. Give three readings to the proposed bylaw. RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JUNE 18: That Council: 1. Adopt, by bylaw, the proposed redesignation of 0.07 hectares ± (0.17 acres ±) located at 1711 - 33 Avenue SW (Plan 4479P, Block 66, Lots 35 and 36, portion of Lot 34) from Residential – Contextual One / Two Dwelling (R-C2) District to DC Direct Control District to accommodate an Office, with guidelines (Attachment 2); and 2. Give three readings to Proposed Bylaw 101D2020.
PREVIOUS COUNCIL DIRECTION / POLICY
None.
Approval(s): S. Lockwood concurs with this report. Author: J. Heaven City Clerks: L. Gibb Page 2 of 7 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0627 2020 June 18
Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047
BACKGROUND
This land use amendment was submitted on 2020 April 28 by Rochelle Cote Interior Design on behalf of the landowners, Rochelle Cote. No development permit has been submitted at this time. As noted in the Applicant’s Submission (Attachment 1), the applicant is intending on locating their interior design business within the existing building on the site.
Approval(s): S. Lockwood concurs with this report. Author: J. Heaven City Clerks: L. Gibb Page 3 of 7 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0627 2020 June 18
Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047
Location Maps
Approval(s): S. Lockwood concurs with this report. Author: J. Heaven City Clerks: L. Gibb Page 4 of 7 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0627 2020 June 18
Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047
Site Context
The subject parcel is located mid-block on the south side of 33 Avenue SW between 16 Street SW and 18 Street SW. It is located on the 33 Avenue SW Main Street and is approximately 0.07 hectares ± (0.17 acres ±) and is 18.73 metres wide by 37.77 metres deep. The site has historically been used for residential purposes and is developed with a one storey single detached house that was originally designed to complement the residential character of the area.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
The proposal allows for office within the existing development. The proposal meets the objectives of applicable policies as discussed in the Strategic Alignment of this report.
Land Use
The proposed land use district is a DC Direct Control District based on the R-C2 District of Land Use Bylaw 1P2007 (Attachment 2). Section 20 of the Land Use Bylaw indicates that DC Direct Control Districts must only be used for developments that, due to their unique characteristics, innovative ideas or unusual site constraints, require specific regulation unavailable in other land use districts. A DC Direct Control District has been used for this application to provide the
Approval(s): S. Lockwood concurs with this report. Author: J. Heaven City Clerks: L. Gibb Page 5 of 7 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0627 2020 June 18
Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047 existing R-C2 for home office. R-C2 does allow for home office but is limited in intensity. The proposed DC allows for full office but retains the existing residential uses which will allow for greater flexibility of the office uses allowed on the site while also allowing for residential use consistent with the surrounding development if the office use is no longer warranted. The additional use of office is only allowable in the existing building but will be reverted back to R-C2 should the building be demolished.
Development and Site Design
A permitted use development permit application will be required to enable a change of use to accommodate the applicant’s business. Any potential changes to the building, signage or design of the site would also be determined through the development permit process.
Transportation
The site is located on the 33 Avenue SW Main Street and has rear lane access. The site has access to transit stops along 33 Avenue SW (45 metres) which is serviced by Routes 7 and 22.
A Transportation Impact Assessment was not required as part of this application.
Environmental Site Considerations
There are no existing environmental concerns on this parcel and as such, an Environmental Site Assessment was not required for this application.
Utilities and Servicing
Water, sanitary and storm mains are available to this site. Further details for servicing and waste collection facilities will be reviewed at the development permit stage.
Climate Resilience
The applicant has not identified any specific climate resilience measures as part of this application. Further opportunities to align future development on this site with applicable climate resilience strategies may be explored and encouraged at the development permit stage.
Stakeholder Engagement, Research and Communication
In keeping with Administration’s standard practices, this application was circulated to relevant stakeholders and notice posted on-site. Notification letters were sent to adjacent land owners and the application has been advertised online. No public meetings were held by the applicant or Administration.
Approval(s): S. Lockwood concurs with this report. Author: J. Heaven City Clerks: L. Gibb Page 6 of 7 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0627 2020 June 18
Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047
The Marda Loop Communities Association had no comment on the land use application and there was one email received in opposition from the public regarding parking concerns as a result of the notice posting.
Following Calgary Planning Commission, notifications for the Public Hearing of Council will be posted on-site and mailed out to adjacent landowners. In addition, Commission’s recommendation and the date of the Public Hearing will be advertised.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration in this report has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan which directs population growth in the region to Cities and Towns and promotes the efficient use of land.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Calgary Metropolitan Region Board’s Interim Growth Plan (IGP). The proposed land use amendment builds on the principles of the IGP by means of promoting efficient use of land and regional infrastructure, and establishing strong, sustainable communities.
Municipal Development Plan (Statutory – 2009)
The subject parcel is located within the Residential - Developed - Inner City area of the MDP. The applicable policies encourage redevelopment of inner-city communities that is similar in scale and built form to existing development. The proposal is in keeping with relevant Municipal Development Plan policies as it is compatible with the established pattern of development while also maintaining the stability of the neighbourhood.
South Calgary/Altadore Area Redevelopment Plan (1987)
The South Calgary/Altadore ARP currently identifies the property as Residential Conservation, which directs administration to review applications accordingly to size and scale during the development permit phase. An amendment to the ARP is not required to enable the proposed land use district.
The South Calgary/Altadore ARP is currently under review by Administration as part of the West Elbow Communities Local Growth Planning project. The multi-community planning process does not prohibit applications from being submitted while this project is underway. Decisions related to the planning applications will be reviewed by Administration against existing Council- approved policies and follow current processes.
Approval(s): S. Lockwood concurs with this report. Author: J. Heaven City Clerks: L. Gibb Page 7 of 7 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0627 2020 June 18
Land Use Amendment in South Calgary (Ward 8) at 1711 - 33 Avenue SW, LOC2020-0047
Climate Resilience Strategy (2018)
The Climate Resilience Strategy identifies programs and actions intended to reduce Calgary’s greenhouse gas emissions and mitigate climate risks. This application does not include any actions that specifically meet objectives of this plan, however, opportunities to align development of this site with applicable climate resilience strategies may be explored and encouraged at subsequent development approval stages.
Social, Environmental, Economic (External)
The recommended land use will continue to allow for a variety of office uses to function on the site. The land use also allows for a wider range of office uses, supporting the viability of small business in a location close to downtown and major transportation routes.
Financial Capacity
Current and Future Operating Budget
There are no known impacts to the current and future operating budgets at this time.
Current and Future Capital Budget
The proposed land use amendment does not trigger capital infrastructure investment and therefore there are no growth management concerns at this time.
Risk Assessment
There are no significant risks associated with this proposal.
REASON(S) FOR RECOMMENDATION(S):
The proposed DC Direct Control District provides for flexibility to the existing structure and allows for use of the site as an office and is in alignment with the applicable policies of the Municipal Development Plan and the South Calgary/Altadore Area Redevelopment Plan. The proposed DC District keeps in place the residential use that is compatible with uses along 33 Avenue SW.
ATTACHMENT(S) 1. Applicant’s Submission 2. Proposed Bylaw 101D2020
Approval(s): S. Lockwood concurs with this report. Author: J. Heaven City Clerks: L. Gibb
CPC2020-0627 Attachment 1
Applicant’s Submission
April 14, 2020
To Whom It May Concern,
Please consider this application for land use redesignation for 1711 33rd Ave SW, Calgary, AB, T2T 1Y8.
The application is for Direct Control based on M-CG; with added office-use for an existing residential building. The assessment file name is: PE2019-02136.
I am looking to rezone this property to be able to have this existing residence as a home for my high-end residential interior design business, Rochelle Cote Interior Design. We would be looking to upgrade the existing property and work out of this home for 5-10 years. We are a small 3-4 employee office; with client appointments by appointment only. We would like approval to build a 4 car garage with two parking stalls beside the 4 car garage. We are looking to maintain the front drive parking area.
Considering this project falls in line with previous homes that have been converted to commercial space, we believe we will upgrade and add to the enhancement of the Marda Loop Area/ 33rd Ave Main Street Project.
After 5-10 years, we would look to sell or potentially develop the lot into a future 6-plex.
Attached you will find the plot plan, the garage details, and building permit drawings with detailed plans for the existing residence. Please direct any questions to the undersigned. Thank you for your time and consideration of this project.
Kindest Regards,
Rochelle Cote owner RCID Holdings Inc. 7058K Farrell Rd SE Calgary, AB T2H OT2 ph: (403) 630-4200 email: [email protected]
CPC2020-0627 - Attach 1 Page 1 of 1 ISC: UNRESTRICTED
CPC2020-0627 ATTACHMENT 2 BYLAW NUMBER 101D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2020-0047/CPC2020-0627) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2020-0047/CPC2020-0627 BYLAW NUMBER 101D2020
SCHEDULE A
Page 2 of 4
AMENDMENT LOC2020-0047/CPC2020-0627 BYLAW NUMBER 101D2020
SCHEDULE B
DIRECT CONTROL DISTRICT
Purpose 1 This Direct Control District Bylaw is intended to accommodate the additional use of office within an existing building.
Compliance with Bylaw 1P2007 2 Unless otherwise specified, the rules and provisions of Parts 1, 2, 3 and 4 of Bylaw 1P2007 apply to this Direct Control District Bylaw.
Reference to Bylaw 1P2007 3 Within this Direct Control District Bylaw, a reference to a section of Bylaw 1P2007 is deemed to be a reference to the section as amended from time to time.
Permitted Uses 4 (1) The permitted uses of the Residential – Contextual One / Two Dwelling (R-C2) District of Bylaw 1P2007 are the permitted uses in this Direct Control District.
Page 3 of 4
AMENDMENT LOC2020-0047/CPC2020-0627 BYLAW NUMBER 101D2020
(2) The following is an additional permitted use when located in the building existing on the parcel at the time of the approval of this Direct Control District Bylaw:
(a) Office.
Discretionary Uses 5 The discretionary uses of the Residential – Contextual One / Two Dwelling (R-C2) District of Bylaw 1P2007 are the discretionary uses in this Direct Control District.
Bylaw 1P2007 District Rules 6 Unless otherwise specified, the rules of the Residential – Contextual One / Two Dwelling (R-C2) District of Bylaw 1P2007 apply in this Direct Control District Bylaw.
Relaxations 7 The Development Authority may relax the rules contained in Section 6 of this Direct Control District Bylaw in accordance with Sections 31 and 36 of Bylaw 1P2007.
Page 4 of 4 Page 1 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
EXECUTIVE SUMMARY
This application has been submitted by Urban Systems on behalf of Country Hill Communities Inc. This application proposes the redesignation of approximately 13.15 hectares (32.49 acres) of land to amend a previously approved outline plan and land use amendment application (CPC2018-0483 and CPC2018-0485). The changes are intended to facilitate the redesign and relocation of proposed stormwater management facilities. The outcome will help realize a new employment area within Calgary’s established area. The areas included in both the Outline Plan and Land Use Amendment do not match, as there are areas within the proposed Outline Plan that do not require a land use amendment. The specific changes include:
Accommodating New Constructed Wetlands and Associated Public Utility Lot(s) approximately 1.14 hectares (2.82 acres) to facilitate the construction of wetlands for stormwater management (S-UN) from an I-C based DC District; approximately 0.54 hectares (1.33 acres) to facilitate the construction of wetlands for stormwater management (S-UN) from a public utility lot (S-CRI); and approximately 0.14 hectares (0.36 acres) to create public utility lots (S-CRI) from an I-C based DC District and environmental reserve (S-UN);
Adjustments to Proposed Industrial – Commercial Land Use Areas approximately 1.72 hectares (4.25 acres) to facilitate new industrial lands DC(I-C) created by the relocation of a stormwater pond (S-CRI); and approximately 9.61 hectares (23.75 acres) as a housekeeping amendment to accommodate the increased area for industrial DC(I-C) land.
This application is accompanied by an outline plan application (CPC2020-0630) to provide the future subdivision layout for the site’s development. Conditions have been incorporated in the outline plan to effectively address the site’s development.
The proposed adjustments to the previously approved land use / outline plan are in keeping with the applicable objectives and policies identified in the Municipal Development Plan (MDP) and Stoney Industrial Area Structure Plan (Revised) (ASP).
Two applications for subdivision (SB2018-0458, SB2018-0171) have been submitted and are on hold pending the outcome of this revised outline plan and land use amendment application.
Approval(s): T. Goldstein concurs with this report. Author: J. Furness Page 2 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
ADMINISTRATION RECOMMENDATION:
That Calgary Planning Commission:
1. Direct this report (CPC2020-0631) to the 2020 July 27 Combined Meeting of Council to the Public Hearing portion of the Agenda;
2. Recommend that Council hold a Public Hearing; and
a) ADOPT, by bylaw, the proposed redesignation of 13.15 hectares ± (32.49 acres ±) located at 1350 Country Hills Boulevard NE (Portion of Plan 8910090, Lot 1, Block 3) from DC Direct Control District, Special Purpose – Community and Regional Infrastructure (S-CRI) District and Special Purpose – Urban Nature (S- UN) District to Special Purpose – Community and Regional Infrastructure (S- CRI), Special Purpose – Urban Nature (S-UN) District and DC Direct Control District to accommodate industrial commercial uses, with guidelines (Attachment 2); and
b) Give three readings to the proposed bylaw. RECOMMENDATION OF THE CALGARY PLANNING COMMISSION, 2020 JULY 02: That Council: 1. Adopt, by bylaw, the proposed redesignation of 13.15 hectares ± (32.49 acres ±) located at 1350 Country Hills Boulevard NE (Portion of Plan 8910090, Lot 1, Block 3) from DC Direct Control District, Special Purpose – Community and Regional Infrastructure (S- CRI) District and Special Purpose – Urban Nature (S-UN) District to Special Purpose – Community and Regional Infrastructure (S-CRI), Special Purpose – Urban Nature (S- UN) District and DC Direct Control District to accommodate industrial commercial uses, with guidelines (Attachment 2); and 2. Give three readings to Proposed Bylaw 102D2020.
PREVIOUS COUNCIL DIRECTION / POLICY
None.
BACKGROUND
This application has been submitted by Urban Systems on behalf of Country Hill Communities Inc and they have provided their summary of the proposal in Attachment 1.
The Stoney Industrial Area comprises approximately 932 hectares (2,303 acres) of land located between Deerfoot Trail NE and Nose Creek, which runs through the site. The first version of the development plan for this area was written in 1983 but for many years after it was completed the
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 3 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011 lands remained relatively undeveloped. However, in 2004 due to continued growth of the city the area faced mounting development pressures and the plan was revised. The vision for the area remained the same, that Stoney Industrial would be a prominent business area.
A previous land use amendment and outline plan (CPC2018-0485) was approved for this site in 2018. Two applications for subdivision (SB2018-0458, SB2018-0171) was submitted but has not been approved. However, more detailed design resulted in a desire to relocate proposed storm ponds from the northwest corner of the site to the southeast, including replacing a dry pond for Country Hills Boulevard NE with a constructed wetland. The application also proposes removal of a previously approved, but not yet dedicated, section of 115 Avenue NE.
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 4 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
Location Maps
SUBJECT SITE SUBJECT SITE
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 5 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
Site Context
The subject site is situated north of Country Hills Boulevard NE and west of 14 Street NE in the community of Stoney 1. The subject parcel is currently undeveloped and is bisected by two environmental features. The Nose Creek watershed runs through the south west corner of the site and the parcel also contains an area with significant slope. The site is also transected by an ENMAX utility corridor.
The proposed industrial and commercial development is part of a larger industrial area known as Stoney Industrial, which provides for a mix of commercial and industrial uses between the Coventry community and Deerfoot Trail. Nose Creek and a freight rail line separates the subject site from Coventry to the west. South of the site is a driving range and under development industrial and commercial uses.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
This application will facilitate the development of a range of commercial and industrial uses and will contribute to the growth for this area as envisioned by the Stoney Industrial ASP (Revised).
This site and future development will set the development form and pattern for the area north of Country Hills Boulevard NE and continue the creation of a regional pathway network following Nose Creek.
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 6 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
Land Use
Although not yet subdivided, land use redesignations were adopted in 2018 that now require redesignations to accommodate utility and servicing adjustments in the area. The main adjustment is relocating proposed stormwater management ponds from the northwest of the subject site to the south central area adjacent the east bank of Nose Creek.
The relocated ponds would create a larger area for Site 1 of the existing Direct Control District. Therefore a new Direct Control District is required and proposed within this application.
The second of two main proposed adjustments is a decision not to construct an extension of 115 Avenue NE west of 14 Street NE and through an Environmental Reserve (ER) parcel of land. However, utilities will still be in that segment, therefore a land use change is required to create a public utility lot within the ER land.
A summary of the proposed changes is provided in Table 1 on the following page.
When complete, the developed areas will have a combination of industrial and commercial designations. The proposed Direct Control District would replicate the existing uses allowed, but apply to a larger area as a result of relocating the stormwater management facilities.
The proposed Direct Control District (Attachment 2), contains two sites with one discretionary use added to each site, in addition to the permitted and discretionary uses of the Industrial – Commercial (I-C) District. On the west side of the future 11 Street NE, Site (Site 1 of the DC) a Place of Worship – Large is proposed as an additional discretionary use. On the east side of 11 Street NE (Site 2 of the DC), Distribution Centre is proposed an additional discretionary use. The new Direct Control District is required because the proposed area for the DC is now larger than what was approved in 2018.
Table 1: Land Use Changes Summary Rationale for the Existing Land Use Proposed Land Use Intended Use Change DC Direct Control New DC to: - I-C uses and; Relocation of District - Reflect larger area; - Discretionary “Place stormwater Site 1 - 171D2018 and of Worship – Large” management facilities - Add clarity regarding use created a larger area potential for for the I-C uses relaxations DC Direct Control New DC to: - I-C uses and; Clarify relaxation District - Add clarity regarding - Discretionary potential for Site 2 – 171D2018 potential for “Distribution Centre” developments while relaxations use completing required - No area / use changes to Site 1 of the changes proposed DC
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 7 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
S-CRI S-UN - Environmental Accommodate creation Reserve of constructed wetlands / stormwater management facilities S-UN S-CRI - Access to stormwater Accommodate access (west side) management facilities to inlet/outlet locations for stormwater management facilities S-UN S-CRI - Public utility lot Accommodate removal (east side) of proposed 115 Av NE utilities crossing ER land should be in a road right-of-way or public utility lot
Subdivision Design
The proposed associated outline plan (CPC2020-0630) is in alignment with the ASP by extending 11 Street NE into the area and enabling development along the west side of the already constructed 14 Street NE.
The original outline plan envisioned a storm pond in the northwest corner of the plan area, however, an opportunity to replace a dry pond adjacent Country Hills Boulevard NE with a constructed wetland created multiple benefits and spurred the changes proposed in this application. The benefits include: enhanced biodiversity; more integrated stormwater management to accommodate water from both the site and Country Hills Boulevard NE; and a larger parcel for the existing and proposed industrial or commercial uses to locate.
The proposed outline plan is accompanied by a mix of industrial and commercial designated lots as well as a section of Nose Creek that is buffered by ER and MR, in accordance with City and Provincial regulations.
Development and Site Design
There are currently no active applications for a development permit for new buildings on the subject site. When applications are received, they will be evaluated against the regulations of the Land Use Bylaw, as well as policies of the applicable policy plans. In particular, attention will be paid to maximizing opportunities for sensitive integration, physically and visually with the environmental reserve lands adjacent Nose Creek.
Open Space
During the original outline plan, a 0.69 hectare (1.71 acre) parcel of land on the west side of Nose Creek was provided as MR. The remainder of the municipal reserve requirements, 0.80 hectare (2.17 acres), will be provided as cash-in-lieu as recommended by Administration.
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 8 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
Although the site is constrained for access sitting between Nose Creek, a railway line and Country Hills Boulevard, there is the potential for it and the city-owned adjacent parcel to become an area for a variety of passive recreational opportunities along the Nose Creek corridor.
An extension of a regional trail, which would become part of the Trans Canada Trail, along Nose Creek will also be realized as part of this development. Once complete, residents of Coventry and Harvest Hills to the west will have a regional pathway connection following Nose Creek between Stoney Trail and the Bow River. Sidewalks and pathways will provide connections to transit stops located at the intersection of Country Hills Boulevard NE and 14 Street NE.
Transportation
Streets and Access
The subject lands are bound by Country Hills Boulevard NE to the south, 14 Street NE to the east, undeveloped future employment lands to the north and Nose Creek to the west. The transportation network proposed aligns with what was previously approved with one exception, which is the removal of the proposed, but not dedicated, extension of 115 Avenue NE west of 14 Street NE. The existing and proposed streets will be able to accommodate the future developments, which allows for a longer stretch of uninterrupted Environmental Reserve land that runs between 14 Street NE and the future 11 Street NE.
The subject area is well-connected to the regional transportation network and is in close proximity to Deerfoot Trail and its northerly interchange with Stoney Trail.
The proposal will enable construction of additional regional pathways in the Nose Creek corridor, creating more walking and cycling opportunities for people living or working in the area.
A Transportation Impact Assessment was submitted and accepted in support of this application.
Transit
The area is currently serviced by Route 161, which has stops located at the intersection of Country Hills Boulevard NE and 14 Street NE and provides service between Stoney Industrial east of Deerfoot Trail N and North Pointe.
Environmental Site Considerations
A Biophysical Impact Assessment (BIA) for the site was submitted and reviewed in association with the original submission. A new BIA was not required with the current application. The BIA identified temporal Class II wetlands which requires provincial Water Act approval prior to subdivision. The BIA also noted that no threatened species will be impacted. An update will be required prior to approval of a stripping and grading permit.
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 9 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
Utilities and Servicing
Water servicing will be provided via construction of a new water main within 11 Street NE. In order to provide a looped system, a new water main will also be constructed within a proposed utility right-of-way and Public Utility Lot on the north side of the plan area and will connect to existing water infrastructure within 14 Street NE.
Sanitary servicing for developments on the west side of the S-UN (ER) area will be provided via construction of a new sanitary main within 11 Street NE. Sanitary servicing for the C-COR3 and I-C sites to the east of the S-UN (ER) area will be provided via construction of new sanitary infrastructure within a proposed utility right-of-way located along the S-UN (ER) area and along Country Hills Boulevard NE.
Storm servicing within the plan area will be provided via a new constructed wetland within the southwest corner of the plan area. New storm infrastructure located within a utility right-of-way on the west side of the plan, within 11 Street NE, and along Country Hills Boulevard NE will direct flows to the new constructed wetland facility.
Further servicing details will be resolved via the subdivision and development permit stages of development.
Climate Resilience
This proposal is driven primarily by the intention to create new wetlands in proximity to Nose Creek. Ponds were previously proposed in the northwest corner of the site. The new wetlands will also replace an existing, less biodiverse, dry pond constructed to accommodate stormwater from Country Hills Boulevard NE. The proposed changes will increase the biodiversity from what is currently approved, while still retaining the appropriate environmental buffers required to protect Nose Creek.
Further opportunities for enhanced climate resilience would be explored at the Development Permit stage. This includes enhanced onsite stormwater management techniques, given the proximity to Nose Creek, such as bioswales integrated with any proposed surface parking. Also, there are potential opportunities for solar installations on large buildings, such as the proposed Distribution Centre use for Site 2 of the DC Direct Control District.
Stakeholder Engagement, Research and Communication
In keeping with Administration’s standard practices, this application was circulated to relevant stakeholders and notice posted on-site. Notification letters were sent to adjacent landowners and the application was advertised online.
There is currently no community association for the subject area and no letters from adjacent landowners were received.
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 10 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
No public meetings were conducted by the applicant or Administration in direct relation to this land use application.
Following Calgary Planning Commission, notifications for Public Hearing of Council, in relation to this land use amendment, will be posted on-site and mailed out to adjacent land owners. In addition, Commission’s recommendation and the date of the Public Hearing will be advertised.
Strategic Alignment
South Saskatchewan Regional Plan (2014)
The recommendation by Administration in this report has considered and is aligned with the policy direction of the South Saskatchewan Regional Plan which directs population growth in the region to Cities and Towns and promotes the efficient use of land.
Interim Growth Plan (2018)
The recommendation aligns with the policy direction of the Calgary Metropolitan Region Board’s Interim Growth Plan (IGP). The proposed application builds on the principles of the IGP by means of promoting efficient use of land, regional infrastructure, and establishing strong, sustainable communities.
Municipal Development Plan (Statutory – 2009)
The subject site is located within the Standard Industrial land use typology on the Urban Structure map on Map 1: Urban Structure, in the Municipal Development Plan. The standard industrial land use typology consists of existing planned industrial areas that contain a mix of industrial uses at varying intensities. These areas continue to offer a broad variety of industrial uses and as the area redevelops, the industrial character should be maintained.
Climate Resilience Strategy (2018)
The Climate Resilience Strategy contains the Climate Mitigation Action Plan (CMAP) and the Climate Adaptation Action Plan (CAAP). This application will increase biodiversity by converting an approved dry pond into a constructed wetland that contributes to the objectives of the CMAP Program 6: Natural Assets Management.
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 11 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
Stoney Industrial Area Structure Plan (Revised) (Statutory – 2006)
The subject site is located within the Stoney Industrial ASP (Revised) plan area. The subject lands are identified as a mix of business/industrial area, retail commercial area, and conservation area. The proposed outline plan and land use amendment application complies with those land use areas and their policies.
The Business/Industrial Area of the ASP is intended to provide for the development of light industrial uses within the context of a fully-serviced industrial/business park. Light industrial uses shall be the predominant uses of land for these areas. Commercial uses, medium industrial uses, and office uses may also be allowed where determined to be compatible and appropriate. A Light Industrial Use is defined in the plan as the use of land for industrial purposes that does not create conditions that are determined to have significant adverse impact beyond the boundaries of the site.
The ASP also states that no medium industrial uses within the business/industrial area should locate adjacent to nose creek or west of 15 Street NW. As such, only a DC (based on I-C) is being proposed. The uses of the I-C District are primarily light industrial uses as defined by the ASP. Further consideration of the policies of the business/industrial land use area will be considered at the development permit stage of development.
The Conservation Area of the ASP is intended to provide for the protection of environmentally significant lands within the Stoney Industrial Area, notably Nose Creek. These lands form part of the integrated natural open space system that provides passive and active recreational opportunities. The proposed and / or existing land use plan protects these lands from development and they are identified on the plan as S-UN or S-SPR.
Social, Environmental, Economic (External)
This proposal promotes sustainable development principles by providing an environment conducive to attracting, retaining and nurturing businesses to locate adjacent areas already developed with industrial, commercial and residential uses. The plan continues to protect environmental assets by providing a naturalized buffer between Nose Creek and development areas. The proposal also promotes smart growth principles by providing pedestrian connections to the existing and planned regional pathway network and transit stops at the intersection of Country Hills Boulevard NE and 14 Street NE to encourage a variety of modes of transportation and reduce automobile dependence.
Financial Capacity
Current and Future Operating Budget
There are no impacts to the current and future operating budget.
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb Page 12 of 12 Item #
Planning & Development Report to ISC: UNRESTRICTED Calgary Planning Commission CPC2020-0631 2020 July 02
Land Use Amendment in Stoney 1 (Ward 3) at 1350 Country Hills Boulevard NE, LOC2020-0011
Current and Future Capital Budget
There are no impacts to the current and future capital budget.
Risk Assessment
There are no significant risks associated with this proposal.
REASON(S) FOR RECOMMENDATION(S):
The proposed land use amendments serves to implement the objectives of the Municipal Development Plan, and more specifically is in accordance with the policies of the Stoney Industrial Area Structure Plan (Revised). The proposed land use amendments provide the components to set the framework for a range of employment uses to complement existing and future residential communities nearby as well as enable construction of wetlands to replace a less biodiverse dry pond for stormwater management.
ATTACHMENT(S) 1. Applicant’s Submission 2. Proposed Bylaw 102D2020 3. Proposed Outline Plan
- Approval(s): T. Goldstein concurs with this report. Author: J. Furness City Clerks: L. Gibb
CPC2020-0631 Attachment 1
Applicant’s Submission
This application for amendments to a previously approved land use redesignation and outline plan approval is located within the Stoney Area Structure Plan and consists of +/- 22.75 ha (+/- 56.19 acres). Melcor Developments Ltd. own the lands that are subject to this outline plan application. The amendments accommodate relocation of stormwater management features, removal of a proposed extension of 115 Avenue NE, and minor changes to utility servicing.
The site is located north of Country Hills Boulevard NE east of Deerfoot Trail NE. The site is vacant and we are requesting land use amendment to the area for market efficiency and project demand. This application proposes:
• I-C Industrial Commercial District • S-UN for ER - Special Purpose - Urban Nature • S-CRI (PUL) - City and Regional Infrastructure
The proposed land uses are entirely compatible with and complementary to the surrounding lands which have all been approved for similar land use classifications in full conformity with the Stoney Industrial Area Structure Plan.
The supplementary documentation provided on disk addresses the stormwater management that is designed to service the site. An existing dry pond for drainage associated with Country Hills Blvd. is to be removed and reconfigured into a constructed wetland.
All streets within the outline plan are sized to meet forecast transportation capacities. Complete Streets Guidelines have been applied to the plan.
On behalf of Melcor Developments Ltd., Urban Systems respectfully requests approval of the outline plan from the Calgary Planning Commission and approval for the land use to be redesignated to direct control-industrial commercial, and special purpose districts by City Council.
Submitted: June 3, 2020 Submitted by: Urban Systems
CPC2020-0631 - Attach 1 Page 1 of 1 ISC: UNRESTRICTED
CPC2020-0631 ATTACHMENT 2 BYLAW NUMBER 102D2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (LAND USE AMENDMENT LOC2020-0011/CPC2020-0631) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw Number 1P2007 to change the land use designation of certain lands within the City of Calgary;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26 as amended;
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, is hereby amended by deleting that portion of the Land Use District Map shown as shaded on Schedule “A” to this Bylaw and substituting therefore that portion of the Land Use District Map shown as shaded on Schedule “B” to this Bylaw, including any land use designation, or specific land uses and development guidelines contained in the said Schedule “B”.
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
AMENDMENT LOC2020-0011/CPC2020-0631 BYLAW NUMBER 102D2020
SCHEDULE A
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AMENDMENT LOC2020-0011/CPC2020-0631 BYLAW NUMBER 102D2020
SCHEDULE B
DIRECT CONTROL DISTRICT
Purpose 1 This Direct Control District Bylaw is intended to allow for additional uses which are complementary with the uses of the Industrial – Commercial (I-C) District.
Compliance with Bylaw 1P2007 2 Unless otherwise specified, the rules and provisions of Parts 1, 2, 3 and 4 of Bylaw 1P2007 apply to this Direct Control District Bylaw.
Reference to Bylaw 1P2007 3 Within this Direct Control District Bylaw, a reference to a section of Bylaw 1P2007 is deemed to be a reference to the section as amended from time to time.
Bylaw 1P2007 District Rules 4 Unless otherwise specified, the rules of the Industrial – Commercial (I-C) District of Bylaw 1P2007 apply in this Direct Control District.
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AMENDMENT LOC2020-0011/CPC2020-0631 BYLAW NUMBER 102D2020
Site 1 (± 5.27 hectares)
Application 5 The provisions in Sections 6 through 8 apply only to Site 1.
Permitted Uses 6 The permitted uses of the Industrial – Commercial (I-C) District of Bylaw 1P2007 are the permitted uses in this Direct Control District.
Discretionary Uses 7 The discretionary uses of the Industrial – Commercial (I-C) District of Bylaw 1P2007 are the discretionary uses in this Direct Control District with the addition of:
(a) Place of Worship – Large.
Place of Worship – Large 8 Only one (1) Place of Worship – Large is allowed on Site 1.
Site 2 (± 5.98 hectares)
Application 9 The provisions in Sections 10 through 11 apply only to Site 2.
Permitted Uses 10 The permitted uses of the Industrial – Commercial (I-C) District of Bylaw 1P2007 are the permitted uses in this Direct Control District.
Discretionary Uses 11 The discretionary uses of the Industrial – Commercial (I-C) District of Bylaw 1P2007 are the discretionary uses in this Direct Control District with the addition of:
(a) Distribution Centre.
Relaxations 12 The Development Authority may relax the rules contained in Section 4 of this Direct Control District Bylaw in accordance with Sections 31 and 36 of Bylaw 1P2007.
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CPC2020-0631 Attachment 3
Proposed Outline Plan
CPC2020-0631 - Attach 3 Page 1 of 1 ISC: UNRESTRICTED
Page 2 Agenda
OTHER REPORTS
Item 1 Land Use Bylaw Amendments to Support Business Needs – C2020-0751 Bylaw 32P2020
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Land Use Bylaw Amendments to Support Business Needs
EXECUTIVE SUMMARY
Administration has been assessing the current rules of the Land Use Bylaw (Bylaw) to determine amendments that can be made in the short, medium and long-term to support businesses in opening and operating during Calgary’s economic recovery and post COVID-19. To respond swiftly to industry and business requests that have been identified in 2019 and 2020, Administration is proposing eight (8) amendments to Bylaw 1P2007, identified in Attachment 1. These changes have been determined as having a positive impact on businesses, without major impacts of on citizens. In addition, these proposed changes align with the future direction of the renewed Land Use Bylaw, and will help to pilot ideas, create baseline data and help socialize bigger changes that could be seen in future work. More information on potential amendments to the bylaw that can be adopted in the medium and long-term can be found in Attachment 2.
ADMINISTRATION RECOMMENDATION: Administration recommends that Council hold a Public Hearing for the proposed amending bylaw and give three readings to the proposed Land Use Bylaw Amendments in Attachment 1.
PREVIOUS COUNCIL DIRECTION / POLICY
No previous Council direction. This report responds to industry and business community needs in opening and operating during Calgary’s economic recovery and post COVID-19.
BACKGROUND
In recent years, businesses have been under increased pressure due to Calgary’s economic downturn, and most recently, the state of emergency caused by the COVID-19 pandemic. While the State of Local Emergency was lifted on 2020 June 12, social distancing requirements will remain in place until further notice. As such, businesses will continue to be limited in their occupancy based on their available floor space.
As part of ongoing efforts to better support businesses, communities and to increase efficiencies, Administration has been directed to undertake a Land Use Bylaw renewal (City Planning and Policy 2020 Workplan PUD2020-0016). The renewal supports the move to a planning system that is more outcome-oriented and in which there is clear line-of-sight between the City’s vision, community plans and the Bylaw. As a result, Administration has been reviewing the existing Bylaw and considering amendments that can be made in the short, medium and long-term that would help businesses open and operate in this current economic environment, while being aligned with the future direction for the renewed Land Use Bylaw.
The subject amendments were presented at the 2020 June 17 Business Sector Support Taskforce meeting, where they received support and endorsement. Subsequently, the amendments were presented at the 2020 June 18 meeting of Calgary Planning Commission (CPC) as a verbal item. CPC raised no concerns regarding the amendments and unanimously upheld Administration’s recommendation to forward the proposed bylaw directly to the 2020 July
Approval(s): GM Dalgleish, Stuart concurs with this report. Author: S. Loria Page 2 of 5 Item #_____
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Land Use Bylaw Amendments to Support Business Needs
27 Combined Meeting of Council, where it is recommended that Council holds a Public Hearing and give three readings to the proposed bylaw amendments.
INVESTIGATION: ALTERNATIVES AND ANALYSIS
The following section summarizes the proposed amendments to the Bylaw. The amendments are outlined in detail in Attachment 1. These amendments, while minor in nature, could increase a business’s ability to maintain health, safety and social distancing requirements, and provide increased flexibility in operational functions.
1. Eliminate the requirement for permitted uses to meet parking requirements when the permitted uses are going into an existing building in commercial, industrial and mixed- use districts
Existing buildings are difficult to reconfigure to meet the parking requirements of today, particularly given original construction dates. As such, Bylaw relaxations are often granted for permitted uses going into existing buildings that do not meet required parking minimums. This amendment will allow uses in these locations to go through a quicker application process without the need for the provincially mandated three (3) week advertising and appeal period.
2. Delete the prohibition against speakers for Outdoor Cafes
Pre-pandemic, Outdoor Cafe operators had indicated a desire for speakers. With significant uptake of Outdoor Cafes throughout the city to manage capacity and distancing requirements, the opportunity for speakers in Outdoor Cafes will allow restaurants to transfer their interior ambience to their outdoor patrons. It is noted that Outdoor Cafe applications will continue to be reviewed as a discretionary use, with the ability to create permanent conditions to ensure contextual sensitivity. Further, noise will continue to be controlled and enforced through the Community Standards Bylaw, which states that there can be no outdoor speaker system within 150 metres of a residential development between 10 p.m. and 7 a.m. Monday through Sunday.
3. Eliminate the size maximum for an Outdoor Cafes near residential and eliminate the distance required from a residential parcel
An Outdoor Cafe is currently limited to a maximum area of 25 square metres, and must be located at least 25 metres away from any low density residential district, as well as many of the multi-residential districts, unless separated by a street or building. The proposed amendment will eliminate these rules, however appropriate size and distance to both low density residential development and multi-residential development can be determined through the discretionary application review process. Eliminating the need to be separated from a residential parcel by 25 metres will allow more businesses to expand their outdoor operations and meet social distancing requirements.
4. Increase allowable Pop-Up and Interim Uses to include eating and drinking uses
Pop-Up Uses and Interim Uses were introduced to the Bylaw on 2020 May 27 through Council’s adoption of 42P2019. At that time, Administration indicated that restaurant uses were desired by
Approval(s): GM Dalgleish, Stuart concurs with this report. Author: S. Loria Page 3 of 5 Item #_____
16TPlanning & Development 16T Report to 37TISC: UNRESTRICTED 40TCombined Meeting of Council C2020-0751 2020 July 27
Land Use Bylaw Amendments to Support Business Needs
industry, and Calgary Planning Commission expressed an interest in seeing restaurant uses added to the list of Pop-Up and Interim Uses. Nevertheless, food uses were excluded from the amendment due to restaurants being regulated by both Alberta Health Services and the Alberta Building Code. The report indicated that Administration would revisit the concept of allowing restaurant uses in Pop-Up and Interim Uses in the future. While restaurant uses continue to be provincially regulated, Administration has identified the potential for pop-up and interim food uses to be located in spaces that were previously occupied by similar uses, limiting the potential upgrades required to meet regulations and codes. Notwithstanding, it is noted that any such use that involves a food preparation will be required to meet the relevant regulations and codes.
It is highlighted that the additional uses included in this amendment are not listed uses within all of the districts that they can operate as Pop-Up and Interim Uses, and as such a land use redesignation could be required in order to make the use permanent. Nevertheless, considering the provincial regulations mentioned, the likelihood of food uses opening in a space that was not previously used as a restaurant is negligible.
The proposed amendment will provide businesses with the opportunity to trial their concepts while seeking approvals for a permanent location. Many cities have already trialed pop-up restaurants with great success, as the use benefits both restaurateurs and the public.
5. Extend the timeline for Special Function - Class 1.
Expanding the time maximum for Special Function – Class 1 uses from 15 days to 60 days would allow retail stores to have more outdoor events, openings and sales. Further, the amendment would allow for extended outdoor events including those that are educational, recreational, sporting, social and worship related, thus accommodating social distancing requirements without the need for a permit.
6. Increase the outdoor limit for retailers, Pop-Up Uses and Interim Uses to have outside merchandise beyond 6 metres from the entry.
Presently, the Bylaw allows Retail and Consumer Service uses to display merchandise outside of a building, provided the merchandise is within six (6) metres of the public entrance and is not located in a setback area, a parking area or on a sidewalk if it impedes pedestrian movement. The proposed amendment eliminates the six (6) metre limit, increasing space for businesses to display merchandise outside of their stores, while maintaining that merchandise cannot impede pedestrian movement.
Stakeholder Engagement, Research and Communication
In order to ensure a rapid response to business needs, no direct consultation on these amendments was conducted. Notwithstanding, the proposed amendments were raised at the Open4Business Committee, which includes representatives from Calgary Community Standards, Calgary Building Services, Calgary Fire Department and The City Mayor’s Office. Further, the proposed amendments were presented at the 2020 June 17 Business Sector
Approval(s): GM Dalgleish, Stuart concurs with this report. Author: S. Loria Page 4 of 5 Item #_____
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Land Use Bylaw Amendments to Support Business Needs
Support Taskforce meeting (comprised of business owners, Business Improvement Area (BIA) representatives, and others), where they received support and endorsement.
Experience and discussions with industry and Council in 2019 and 2020 has highlighted the need and desire for these amendments. Combined with an uncertain economic outlook, stakeholders have indicated that Administration needs to act swiftly to show support for the future of our city. Administration has shared the proposed changes with the Federation of Calgary Communities (FCC), Building Industry and Land Development (BILD) and the National Association for Industrial and Office Parks (NAIOP), and intends to focus resources towards the education and communication needed to ensure the success of these amendments, should they be approved by Council.
Strategic Alignment
The proposed amendments continue to focus Administration’s resources on the policy priorities identified by Council in 2020 through PUD2020-0016 (City Planning and Policy 2020 Workplan). The Workplan’s focus remains on implementing the Municipal Development Plan and Calgary Transportation Plan through effective policies and tools while undertaking initiatives that support investment and local businesses. The proposed amendments also align with the focus of a renewed Land Use Bylaw, and will help to pilot ideas, test initiatives and provide baseline data to use as the renewal continues. This aligns with Council’s priorities N2, N3 and N4 for “A City of Safe and Inspiring Neighbourhoods”.
Social, Environmental, Economic (External)
The proposed initiatives support economic activity related to building and development and Calgary’s comeback. These amendments support community vitality in a time where social distancing is required and where social norms are being tested. Environmental impacts will be minimized through reduced parking requirements and more emphasis on other modes of transportation. These amendments show City support for the development of great communities for everyone – where citizens and businesses can thrive.
Financial Capacity
Current and Future Operating Budget:
No Impacts
Current and Future Capital Budget:
No Impacts
Risk Assessment
While there are minimal risks anticipated with these proposed amendments, there is a need to review their effectiveness over time and to ensure Administration continues to identify amendments that could help support great communities, local businesses and citizens. The
Approval(s): GM Dalgleish, Stuart concurs with this report. Author: S. Loria Page 5 of 5 Item #_____
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potential amendments that could be made in the medium and longer term (Attachment 2) were separated from the proposed amendments (Attachment 1) in an effort to manage potential risks to communities, businesses and citizens. These amendments that can be achieved in the medium and longer term may require additional engagement and analysis, and as such are not being considered as part of these initial amendments.
REASON(S) FOR RECOMMENDATION(S): Administration recommends approval of the Land Use Bylaw amendments proposed in this report as they will help support businesses in opening and operating with minimal impacts on citizens or surrounding communities.
ATTACHMENT(S) Attachment 1 – Proposed Bylaw 32P2020 Attachment 2 – Potential Amendments in the Medium and Long-Term
Approval(s): GM Dalgleish, Stuart concurs with this report. Author: S. Loria
C2020-0751 ATTACHMENT 1 BYLAW NUMBER 32P2020
BEING A BYLAW OF THE CITY OF CALGARY TO AMEND THE LAND USE BYLAW 1P2007 (C2020-0751) * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
WHEREAS it is desirable to amend the Land Use Bylaw 1P2007, as amended;
AND WHEREAS Council has held a public hearing as required by Section 692 of the Municipal Government Act, R.S.A. 2000, c.M-26, as amended:
NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS FOLLOWS:
1. The City of Calgary Land Use Bylaw, being Bylaw 1P2007 of the City of Calgary, as amended, is hereby further amended as follows:
(a) Add the following new subsection (3.1) to Section 133:
“(3.1) A change of use to a permitted use where located in an existing approved building in the M-H1, M-H2, M-H3, MU-1, MU-2, M-X1, M-X2 districts, all commercial districts and all industrial districts is not required to satisfy the minimum motor vehicle parking stall requirement.”
(b) Add the following new subsections to Section 134.2(1):
“(d.1) Catering Service – Minor; (i.1) Food Kiosk; (t.1) Restaurant: Food Service Only – Large; (t.2) Restaurant: Food Service Only – Medium; (t.3) Restaurant: Food Service Only – Small; (t.4) Restaurant: Licensed – Large; (t.5) Restaurant: Licensed – Medium; (t.6) Restaurant: Licensed – Small; (t.7) Restaurant: Neighbourhood; (v.1) Take Out Food Service;”
(c) Delete subsection 134.2(2)(d) and replace it with the following:
“(d) may display merchandise related to the use outside of a building, provided the merchandise does not impede pedestrian movement.”
(d) Add the following new subsections to Section 134.3(1), delete “and” from the end of subsection (e) and add “; and” to the end of subsection (f):
“(a.1) Catering Service – Minor; (a.2) Food Kiosk; (a.3) Fitness Centre;
BYLAW NUMBER 32P2020
(a.4) Indoor Recreation Facility; (b.1) Market; (d.1) Restaurant: Food Service Only – Large; (d.2) Restaurant: Food Service Only – Medium; (d.3) Restaurant: Food Service Only – Small; (d.4) Restaurant: Licensed – Large; (d.5) Restaurant: Licensed – Medium; (d.6) Restaurant: Licensed – Small; (d.7) Restaurant: Neighbourhood; (g) Take Out Food Service.”
(e) Delete subsection 134.3(2)(d) and replace it with the following:
“(d) may display merchandise related to the use outside of a building, provided the merchandise does not impede pedestrian movement.”
(f) Delete subsections 247(d), (f), and (g).
(g) Delete subsection 286.1(c) and replace it with the following:
“(c) may display merchandise related to the use outside of a building, provided the merchandise does not impede pedestrian movement;”
(h) Delete subsection 308(d) and replace it with the following:
“(d) may only be located on a parcel, excluding the time used to erect and dismantle the temporary structures, for a maximum of:
(i) 60 consecutive days; and
(ii) 120 cumulative days in a calendar year;”
Page 2 of 3 BYLAW NUMBER 32P2020
2. This Bylaw comes into force on the date it is passed.
READ A FIRST TIME ON ______
READ A SECOND TIME ON ______
READ A THIRD TIME ON ______
______MAYOR
SIGNED ON ______
______CITY CLERK
SIGNED ON ______
Page 3 of 3
C2020-0751 Attachment 2
Potential Bylaw Amendments for the Medium and Long-Term
Concept Rationale 1. Expand the list pf permitted uses in existing Provide greater flexibility of uses within districts, buildings. allowing businesses to expand/change similar operations without the requirement of a land use redesignation.
2. Idea of a 'multipurpose use', where a list of Reduce the number of applications required for compatible/ancillary uses could be approved compatible uses that do not have outdoor through the first development permit. Example impacts. - allowing a retail store to sublease to a cafe without having to get additional City approval.
3. Collapse some of the categories of uses such Allow for expansion/retraction of uses without as Restaurant. the need for a development permit.
4. Create/modify a new use for urban Better accommodate a development trend. warehouse/distribution.
5. Add more commercial uses to parks districts. Allow for better utilization of park spaces throughout the City. 6. Outdoor Cafe – allow for new/expansions into Accommodate health, safety and social existing parking areas or areas not adjacent to distancing requirements, as well taking primary use. advantage of as potential parking reforms.
7. Delete the use of Outdoor Cafe and indicate Allow all food/drink uses to have patios without that an outdoor use is approved for all the need for a development permit. restaurants/drinking establishments, etc.
8. Allow Urban Agriculture in low density Accommodate existing requests to be able to residential settings, including local food sales. grow food in low density residential gardens for sale. 9. For change of use to discretionary uses – Existing buildings are hard to reconfigure to eliminate the need to meet certain rules if in an meet certain Bylaw requirements of today, existing building. particularly given original construction dates. This amendment will allow uses in these locations require fewer relaxations. 10. Review the location of uses and size Aid in the reduction/collapsing of certain uses. maximums of uses in districts.
11. Expand the Centre City Enterprise Area – with Provide opportunities provided in the Centre an opportunity to apply special rules to an area. City Enterprise Area to be shared in other areas.
12. Potential changes to subdivision abilities. Increased flexibility with regards to subdivision that could allow for subdivision of Backyard Suites. 13. Parking reform. Align the existing Bylaw with plans for a renewed Bylaw, through reform/modernization of parking requirements.
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