WESTBROOK 33RD

APPLICATION BRIEF V1.0

Land Use Redesignation and Policy Amendment

February 2021 WESTBROOK 33RD

APPLICATION BRIEF V 1.0

PREPARED FOR

Truman Development Corporation

PROJECT TEAM

CivicWorks NORR Architects Bunt & Associates

PROJECT CONTACT INFORMATION CivicWorks 587.747.0317 [email protected]

PROJECT WEBSITE www.westbrook33rd.com

FEBRUARY 2021

2 3 Why Truman? ...... 02

CONTENTS Overview ...... 04

Site Location ...... 05

Policy Context ...... 06

Land Use Context ...... 08

Land Use Redesignation...... 09

Existing Buildable Context ...... 10

Development Rationale ...... 12

Stakeholder Outreach...... 14

4 1 For over 30 years, Truman has proudly and Truman is also proud of our legacy of supporting persistently worked to build a better . As an affordable homeownership in partnership with -based family-owned developer and builder, Attainable Homes Calgary and the Liberty Affordable we have successfully created thousands of new Homeownership program. Truman has helped homes and over a million square feet of retail, office, to provide over 400 new homes to deserving WHY TRUMAN? and industrial space within the Calgary metropolitan Calgarians. It’s our goal to make a quarter of the area. homes we build truly affordable. Truman’s core belief is that everyone can Live better.® From master planned new communities to individual mixed-use buildings in redeveloping neighbourhoods, we’re committed to building great places through great design. Places that so many Calgarians have chosen to make an investment and Truman’s core belief is call home. As an accomplished master builder, Truman is the builder of choice for countless Calgarians. And we go that everyone can beyond providing refined design and construction, by making customer service and community relationship building our priorities. We know that building ® George Trutina genuinely complete communities requires this Live better. President commitment. www.trumanhomes.com

Gateway at West District, Calgary

2 3 OVERVIEW SITE LOCATION

This Application Brief was prepared by CivicWorks As the current Land Use District does not support on behalf of developer-builder Truman for two (2) the proposed development vision, the project team assemblies of land at 1714, 1718, 1722 ,1726, 1730, is submitting a Land Use Redesignation application 1734 33 ST SW (Site 1 - South) and 1702 and 1704 33 for the assembled lands, in addition to a concurrent WESTBROOK ST SW (Site 2 - North) in the Calgary community of Development Permit application to demonstrate a LRT STATION Shaganappi. The sites propose low-to-mid scale (6-8 high-quality, mixed-use ‘bricks and mortar’ outcome. storey) mixed-use developments with opportunity for A supporting amendment to the Local Area Plan commercial-retail and / or live-work units at-grade. (Westbrook Village Area Redevelopment Plan) will also be submitted to allow for the proposed The intent of this document is to outline the development vision. surrounding area context and planning analysis that has informed the proposed developments: high- quality, human-scale developments strategically located among several community amenities and 14 AV SW SITE 2 (NORTH) within a Transit-Oriented Development node. The sites greatly benefit from their walking distance to the 17 AV SW and 37 ST SW Main Streets, Westbrook Mall and the Westbrook LRT station.

SITE 1 (SOUTH)

7 AVENUE SW

8 AVENUE SW 33 ST SW 32 ST SW

Shaganappi Point Golf Course

WESTBROOK STATION SHAGANAPPI POINT STATION

BOW TRAIL SW Westbrook Mall

37 ST SW MAIN STREET

ROSSCARROCK 13 AVENUE SW Shaganappi 17 AV SW MAIN STREET Park

SHAGANAPPI 25A STREET SW 14 AVENUE SW SITE 2 (NORTH)

600m (5-10 min Walk Radius) Alex Barbara Ferguson SITE 1 (SOUTH) 16 AVENUE SW Mitchell School Centre

MAX TEAL BRT 17 AV SW MAIN STREET Killarney Aquatic & Recreation Centre

25 STREET SW

30 STREET SW 27 STREET SW

26 STREET SW

28 STREET SW

33 STREET SW 29 STREET SW 36 STREET SW 35 STREET SW

34 STREET SW

26A STREET SW

24A STREET SW

31 STREET SW 32 STREET SW

4 5 POLICY CONTEXT

6358&( &/,)) Westbrook Village Area Redevelopment Plan Westbrook Communities Local Area Plan

6+$*$1$33, 5266&$552&. The project sites are located within the boundaries of the The City of Calgary is actively transitioning its The Westbrook Communities Local Growth Plan :HVWEURRN 9LOODJH $53 Westbrook Village Area Redevelopment Plan (ARP), approved key planning tool for local area planning, the Area process is currently underway. This Plan will address by Council in 2009. This plan identifies the sites as “Medium Redevelopment Plan (ARP), to more regionally-based increased growth and redevelopment in the area Density”, which encourages a transition from the existing low strategic growth plans. This approach is intended and will update, consolidate, and replace a number .,//$51(<*/(1*$55< density neighbourhoods to denser housing forms including to manage city-wide growth and development of local policy documents, including the Westbrook 5,&+021' townhouses, apartments and live-work units. The current by addressing the resource-intensive challenge of Village ARP, with estimated delivery for a Calgary maximum Floor Area Ratio (FAR) is 2.5 and the maximum creating individual Local Area Plans for an increasing City Council decision in Fall/Winter 2021/2022. Building Height is 16 metres. number of communities, replacing outdated plans, and filling in the gaps where no local plan currently exists. The City of Calgary’s community district Main Streets strategic growth model will combine several neighbouring communities, with a focus on shared The City of Calgary’s (The City’s) Main Streets initiative history, characteristics, and resources to create 6358&( outlines 24 corridors that possess long term intensification &/,)) a future vision for how land could be used and potential. The project sites are located within the 17 AV SW redeveloped in the area. Main Street Study Area and are sited approximately 500m 6+$*$1$33, 5266&$552&. from the 37 ST SW Main Street. Streetscape Master Plans $96: were completed for the 17 AV SW Main Street in 2020 and 37 ST SW Main Street in 2019, and there will be near-term

676: municipal investment in the public realm (improvements .,//$51(<*/(1*$55<

5,&+021' for all-modes movements and streetscape beautification) to support growth and intensification proximate to these corridors.

Transit-Oriented Development WILDWOOD

SPRUCE The project sites are within walking distance to three (3) CLIFF

of Calgary’s Primary Transit Network corridors—17 AV WESTGATE SW, Bow Trail SW and 37 ST SW—which provide the local 6358&( ROSSCARROCK SHAGANAPPI &/,)) SCARBORO /

area with daily public transit with a frequency of every 10 WEST SUNALTA minutes or less, 15 hours a day, 7 days a week. Westbrook GLENDALE 6+$*$1$33, Light Rail Transit (LRT) Station, located 200m from the sites, 5266&$552&. KILLARNEY / acts as one of Calgary’s major transit hubs, housing the Blue GLENGARRY RICHMOND Line LRT, MAX Teal Bus Rapid Transit (BRT) and a number

of frequent bus routes providing connections to some of GLENBROOK

.,//$51(<*/(1*$55< Calgary’s most important destinations including the University 5,&+021' of Calgary, Mount Royal University and the Downtown Core. The City’s key directions for land use and mobility recognize that, in order to move forward as an efficient city, land use and transit decisions need to be linked with a policy to support population and employment intensification within these key areas.

6 7 LAND USE CONTEXT LAND USE REDESIGNATION

The sites are surrounded by a mix of multi- LEGEND Land Use Change Concurrent Application Process residential and commercial districts. Directly to Residential - Contextual One / Two Dwelling District (R-C2) the west of the sites are the Direct Control (DC) To support the redevelopment vision for Westbrook The intent is to submit a concurrent application for District-designated Westbrook Mall / Village sites. To Residential - Grade-Oriented Infill District (R-CG) 33RD, a Land Use Redesignation from the M-C2 Land Use Redesignation and Development Permit the north and east are single-detached and multi- Multi-Residential - Contextual Grade-Oriented District (M-CG) District to the MU-1f5.0h26 District is proposed to for the assembled parcels. A concurrent application residential dwelling types which can be intensified be applied for. This redesignation would allow for Multi-Residential - Contextual Low Profile District (M-C1) process ensures a comprehensive and thoughtful and redeveloped under the existing M-C1 and M-C2 high-quality, mixed-use developments up to 26 metres “bricks and mortar” outcome is clearly understood Districts. To the south is an existing mixed-use, Multi-Residential - Contextual Medium Profile District (M-C2) in building height (6-8 storeys) with FARs of 5.0 and by stakeholders and directly informs decision-making multi-family development under the MU-2 District. Multi-Residential - High Density Low Rise District (M-H1) opportunities for commercial-retail, live-work, and/or by The City of Calgary Council. dwelling units at-grade. The sites are both currently designated M-C2 Mixed Use - General District (MU-1) with maximum Building Heights of 16 metres and Mixed Use - Active Frontage District (MU-2) buildable FARs of 2.5. This Land Use Designation Commercial - Corridor 2 District (C-COR2) Local Area Plan Amendment is intended to provide for multi-residential development in a variety of forms of medium height Commercial - Neighbourhood 2 District (C-N2) An amendment to the Westbrook Village ARP and medium density. Direct Control District (DC) is required to facilitate the proposed Land Use Special Purpose - Recreation District (S-R) Redesignation. This includes an amendment to the Land Use Precincts map (Map 3.1) and text, the Density Areas map (Map 3.2) and the Maximum Building Heights map (Map 3.3).

Shaganappi Point 14 AV SW 14 AV SW Golf Course EXISTING – SITE 2 PROPOSEDEXISTING – SITE 2 M-C2 MU-1f5.0h26 BOW TR SW Max. Height: 16m Max. Height: 26m Max. FAR: 2.5 Max. FAR: 5.0

M-C2 Westbrook 13 AV SW

Mall SW

ST

33 ST SW 33 ST SW

33 LANEWAY LANEWAY 14 AV SW SITE 2

EXISTING – SITE 1 PROPOSEDEXISTING – SITE 1 M-C2 MU-1f5.0h26 Barbara Max. Height: 16m Max. Height: 26m SITE 1 Max. FAR: 2.5 Max. FAR: 5.0 Mitchell Centre

17 AVENUE SW

LANEWAY LANEWAY

8 9 EXISTING BUILDABLE CONTEXT

Land Use Bylaw Maximum Building Heights

LEGEND

DC District – Max. Heights: 9-100m MU-1 and MU-2 Districts – Max. Heights: 22-26m MH-1 District – Max. Height: 26m

C-COR2 District – Max. Height: 23m

M-C1 and M-C2 Districts – Max. Heights: 14-16m

R-CG District – Max. Height: 11m

R-C2 District – Max. Height: 10m

Note: this is a conceptualization of existing maximum Building Heights under the Land Use Bylaw (1P2007); however, this conceptualization is not representative of buildings where it does not take into account all building envelope details such as WESTBROOK LRT STATION stepbacks or maximum achievable floor area ratios.

SITE 2

SITE 1

10 11 DEVELOPMENT RATIONALE

The Case for Westbrook 33RD

The development proposal—in alignment SHAGANAPPI POINT LRT STATION ALEX FERGUSON with the Municipal Development Plan (MDP) 26A STREET SW SCHOOL and Calgary Transportation Plan (CTP) — aims to increase residential and employment 27 STREET SW densities in close proximity to retail services, ST SHAGANAPPI POINT 26 STREET SW u s community facilities and services, transport adi GOLF COURSE m R and supporting infrastructure. The project sites 600 have a high opportunity for growth and change, 28 STREET SW exhibiting a number of contextual factors that support residential and employment uses, and

intensification, through a mixed-use and 6-8 storey BOW TRAIL SW 29 STREET SW built form. Both sites:

s diu Ra m BARBARA 00 17 AVENUE SW MAIN STREET • qualify as Transit-Oriented Development 3 MITCHELL CENTRE (TOD), located ±200m from the Westbrook 31 STREET SW Light Rail Transit (LRT) Station; KILLARNEY AQUATIC & RECREATION CENTRE • enjoy easy access to the Primary Transit Network (LRT and BRT MAX Teal), 30 STREET SW ITE maximizing the use of public transit SITE32 2 STREET SW infrastructure; WESTBROOK LRT STATION T • are located on a Collector Road (33 ST SW) SITESI 1 designed to handle higher traffic levels; 33 STREET SW • have direct lane access, minimizing the impact of vehicles on adjacent streets and sidewalks;

• are adjacent to an active multi-residential WESTBROOK MALL development and consistent with the evolving development pattern of the 33 ST SW neighbourhood corridor; • are located within the 17 AV SW Main Street study area; 37 STREET SW MAIN STREET

• are within easy walking distance from open 35 STREET SW spaces, parks and community amenities, helping support investment in new and existing infrastructure.

36 STREET SW

12 13 STAKEHOLDER OUTREACH

Balancing Multiple Interests Our Outreach Approach Upcoming Digital Information Session Outreach Strategies

An outreach process is more than a compilation of Truman and the project team are committed to The project team would like to invite all interested Project Website stakeholder input by the project team. Our role, working with their neighbours to build strong and stakeholders to a Digital Information Session and live Dedicated project website as the outreach lead, requires active listening to complete communities through thoughtful planning, Q&A on March 2, 2021 (7:00 - 8:30pm). Participants (www.westbrook33rd.com), providing determine the root issues underlying individual great design and best-practice stakeholder outreach. will be able to join a Zoom meeting and watch a brief convenient access to up-to-date project statements, and reconciling often competing interests presentation from the project team followed by a information and an online feedback form. and points of view to arrive at evidence-based Our outreach process is designed to provide multiple facilitated question and answer period. Registration planning and design solutions. The array of interests opportunities across a variety of Digital + Distanced details can be found on the project website (www. On-Site Signage that influence any development project include, but platforms for stakeholders to learn about the vision westbrook33rd.com). RD Temporary signage placed on each site are not limited to: for Westbrook 33 and to share their thoughts — notifies the surrounding community of all with the intent of maintaining a respectful and outreach events and ways to get in touch. transparent dialogue. Hand Delivered Mailers Calgary’s Growth & Development The project team looks forward to continued Postcard mailer delivered to homes and Planning for the next generations of Calgarians conversations with local stakeholders and businesses within a ±200m radius of the stakeholder groups, and would like to thank all those sites, providing notification of process who participate. milestones and outreach opportunities. Project Voicemail and Email Inbox Local Area Policy City of Calgary Review and Guidance Project phone line, voice-mail inbox The existing policy framework that guides (587.747.0317), and dedicated email development ([email protected]) serve as a direct line The City of Calgary (The City) Administration is to the project team. responsible for the formal review and consideration Stakeholder Feedback of the Land Use Redesignation and Development What We Heard Summary Permit. City Administration will also provide A summary report providing details of the What various stakeholders think and say about guidance on implementing a best-practice voluntary an issue outreach, common feedback and project stakeholder outreach process. City Administration team responses. will actively monitor and observe key Applicant- led outreach activities and we will provide Digital Information Session Economic Viability Administration contact information in Applicant Find out how to register for the March 2, 2021 | 7:00 - 8:30pm The needs of the developer to create a viable outreach materials. Input collected via project team upcoming digital information session at project stakeholder outreach will be reviewed by City Project team digital presentation and live Administration and summarized in reports to Calgary www.westbrook33rd.com Q&A open to all interested stakeholders. Planning Commission and City Council prior to final recommendations and decisions being made.

14 15