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Stadium-Preapplication-Discussion-Western-Securities Zeidler Partnership STADIUM SHOPPING CENTRE Pre-Application Discussion Document 1941 Uxbridge Drive NW File #: PE2011-00817 November, 2011 Prepared by Brian Horton & Colin King zeidler partnership architects T: 403.663.0125 200, 255 17th Avenue SW Calgary AB T2S 2T8 STADIUM SHOPPING CENTRE - PRE-APPLICATION DISCUSSION DOCUMENT CONTENTS 1.0 Introduction ...........................................................4 1.1 Process to date ....................................................................... 6 2.0 Site Context and Relevant Background Information ....8 2.1 Relevant City Policy ................................................................ 8 2.2 Strategic Location .................................................................12 2.3 Public Transit Connections ......................................................14 2.4 Cycle Connections .................................................................15 2.5 Pedestrian Connections ..........................................................16 2.6 Building Heights ....................................................................18 2.7 Existing Site Character ...........................................................19 2.8 Site Analysis .........................................................................21 3.0 Vision and Guiding Principles ..................................22 3.1 Design Vision and Rationale ...................................................22 3.2 Principles of Sustainable Communities .....................................24 3.3 Design Objectives ................................................................26 4.0 Masterplan Concept Principles .................................28 4.1 Introduction .........................................................................28 4.2 Urban Design Principles ..........................................................30 4.3 Transportation Principles ........................................................42 Zeidler Partnership 3 STADIUM SHOPPING CENTRE - PRE-APPLICATION DISCUSSION DOCUMENT 1.0 INTRODUCTION Western Securities, the landowner of the Stadium Shopping Centre, has commenced the process of redeveloping Stadium Shopping Centre into a mixed-use local centre by commissioning Zeidler Partnership Architects & Planners and D.A. Watt Consulting to prepare a comprehensive masterplan for the site. The masterplanning strategy focusses on a collaborative approach to design with the intention of involving all relevant stakeholders in the design process including community members, local institutions and the City of Calgary Planning, Urban Design, Transportation and Parks departments. At the commencement of the project, the intent and hope was that an open dialogue could be fostered between all stakeholders and that all concerns, aspirations, and issues would be discussed openly in collaborating during the preparation of the masterplan. The intent was that this process would result in a high quality development framework to transform the site into a local centre for the community. The City informed the land owner and their design team that the procedural structure does not exist for the City to participate collaboratively in the design process. Rather, a formal pre-application submission must be made to obtain City input on design issues. 4 Zeidler Partnership STADIUM SHOPPING CENTRE - PRE-APPLICATION DISCUSSION DOCUMENT The purpose of this document is to initiate * Improve Conditions for Pedestrians and dialogue with the City of Calgary to obtain Cyclists; input from the Planning, Transportation, Urban Design and Parks departments regarding * Transform the northern lane into a specific design elements that could be included pedestrian focused street; in a potential site masterplan and the potential * Activate Uxbridge Drive with development transportation system in the vicinity of the that fronts the street and an improved site. These are design features that are critical streetscape; to the success of the masterplan and that the design team feels would enhance the overall * Improve Public Transit opportunities by quality of the comprehensive masterplan. creating two transit hubs integrated with the public realm; The principles that we are seeking input from the City on are as follows: * Improve vehicular access and movement through the site; * Redevelop the existing strip mall into a * Downgrade 16 Avenue from Skeletal to mixed use local centre; Urban Boulevard and create a”right in/right * Achieve a density that is supportive of a out” access to 16 Avenue; dynamic mixed community and that is * Provide two Access Points to/from Uxbridge consistent with the site’s existing land use Drive onto the site. designation; The masterplan concept presented in this * Integrate the new development with the report is not intended to be treated as a existing context; development proposal. Rather, the concept * Achieve a distribution of massing that has been prepared to demonstrate to the respects the context of the site and allows City how the design elements listed above for maximum solar gain; could be integrated into a masterplan concept that achieves the direction provided * Create a network of pedestrian focused by stakeholders from the first stakeholder streets with a high street as the central workshop as well as the design and spine; development aspirations of the landowner. * Provide Public Spaces that will contribute to providing a “community heart” for University Heights; * Incorporate the existing Municipal Reserve into the masterplan as usable, high quality park and public space; * Improve the interface between the site and existing green space; Zeidler Partnership 5 STADIUM SHOPPING CENTRE - PRE-APPLICATION DISCUSSION DOCUMENT 1.1 Process to date On February 16, 2011, the Zeidler team Before discussing masterplan options with conducted an initial stakeholder workshop the stakeholders, the design team requires a with representatives of local communities. clear understanding of the design elements The City departments mentioned earlier were that can be “put on the table” to be potentially invited to the workshop, with Liliana Vargas included in design scenarios. The team does from Transportation Planning attending as an not wish to present design concepts to the observer. stakeholders that include elements that will not be supported by the City and are therefore The purpose of the first workshop was to not feasible in the long run. introduce the process of the masterplanning project, gather input from stakeholders Following the confirmation of design principles regarding the issues and aspirations for discussed in this document, the design team the shopping centre redevelopment and will host a further stakeholder workshop present principles and opportunities for the to discuss redevelopment options with redevelopment of the site. A summary of the stakeholders. Following this meeting, we will workshop has been provided to the City of take the input gathered to further refine the Calgary Planning Department. masterplan into a preferred option for formal submission. At the next stakeholder meeting, the Zeidler team intends on presenting to and discussing This document presents the background with stakeholders various masterplan concept analysis and design rationale for the options that incorporate the input gained from redevelopment of Stadium Shopping Centre. the first meeting into potential redevelopment scenarios. Stakeholders discussing masterplanning principles during the workshop 6 Zeidler Partnership STADIUM SHOPPING CENTRE - PRE-APPLICATION DISCUSSION DOCUMENT The Stadium Shopping Centre site in it’s local context Zeidler Partnership 7 STADIUM SHOPPING CENTRE - PRE-APPLICATION DISCUSSION DOCUMENT 2.0 Site Context and Relevant Background Information 2.1 Relevant Planning Policy The masterplan for redeveloping Stadium City Wide Policy - Municipal Development Shopping will be guided by City of Calgary Plan (MDP) and Calgary Transportation policy ranging at different levels from city Plan (CTP) wide to site specific. The MDP and CTP set long, medium and short Mayor Nenshi’s 3 D Principles term strategies for establishing the direction of growth and development for Calgary. The Mayor Naheed Nenshi, identifies Density, focus of these documents is to shape Calgary Diversity and Discovery as the principles that into a more sustainable city with several he is promoting for transforming Calgary specific policies relevant to the Stadium into a more liveable city. These principles Shopping Centre Project: are highly relevant to the Stadium Shopping Centre redevelopment plan and the plan will * Shaping a More Compact Urban Form. consider how they are addressed in detail. This policy aims to achieve a more compact and efficient use of land and infrastructure, create complete communities, provide more mobility choices and enhance the character of local neighbourhoods. This policy also supports the development of vibrant, transit-supportive mixed use activity centres and corridors. * Creating Great Communities. This policy promotes the development of better, more complete communities by establishing policy guidance for maintaining quality living and working environments, improving housing diversity and choice, enhancing community character and distinctiveness and providing vibrant public places. The masterplan for the redevelopment of Stadium Shopping Centre will reflect the planning and transportation guidance established by these high level policy documents. 8 Zeidler Partnership STADIUM SHOPPING CENTRE - PRE-APPLICATION
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