THE BOULEVARD AT DALHOUSIE

ABOUT

Co-op, in conjunction with Quarry Bay Developments has proposed a combined development permit and land use redesignation (re-zoning) for the site located at 5505 Shaganappi Trail N.W. (the existing Co-op site). The development (as of July 2017) proposes four new buildings, along with a relocated gas bar. The tallest buildings are 22 storeys (75 metres) and 10 storeys (32 metres) in height. A total of 436 residential units are proposed along with a total of 12,500 square metres (134,549 square feet) of commercial space.

The land use amendment application is to redesignate the property from C-C2 to a Direct Control designation that would be based on the C-COR1 designation. The application number is LOC2016-0326.

A concurrent development permit has been submitted with the land use application to redevelop the site. The application number is DP2016-5075.


MAP

Below is the area being considered as part of this land use amendment application.

Development Concept

Below is an image of the revised development concept submitted in July 2017.


FAQ

Is the Co-op closing?

No. The existing Co-op grocery store will remain open and operational until the new store is completed and ready to open. There will be no disruption to the operations of the existing Co-op grocery store.


Is the new Co-op going to be bigger?

The new Co-op grocery store is proposed to be approximately 51000 square feet, while the current store (with the attached bank) is approximately 52,510 square feet.


What is happening to the existing liquor store, gas bar and bank? Are they closing?

Like the grocery store, the bank, liquor store and gas bar are proposed to be relocated within the site, but will not cease operations. Each current business will continue to operate until a replacement is constructed.


Are the developers taking a phased approach to development?

Yes, the development is proposed to incorporate several phases. The first phase involves the relocation of the liquor store and gas bar. Phase two involves the construction of a new Co-op grocery store and adjacent bank (the bank will open first). Phase three will see the new Co-op store open and demolition of the existing store. Construction will begin on two residential buildings, the parkade, commercial stores and offices in place of the existing Co-op.


How high will the residential buildings be?

The new buildings incorporate a range of proposed heights. The tallest building is located above the new Co-op (located on the east boundary of the site) and proposed to have a maximum height of 22 storeys (75 meters), but will taper down in height to 7 storeys closer to the Canadian Tire site. The second tallest building is proposed to be 10 storeys (32 meters) and is located on the north portion of the site.


How many residential units will there be?

The development is proposing a total of 436 residential units.


What are the plans to address increased traffic congestion and parking?

The required parking enforced through by-law will be provided on-site (both surface and underground). This will address the basic parking requirements for the residential and commercial uses. A Traffic Impact Analysis, which is looking at congestion concerns, is currently under review. The City of Calgary will also work with the developer to identify key locations for improvements based on the Traffic Impact Analysis.



PROVIDE YOUR INPUT

We are currently in the third phase of engagement for the Dalhousie Co-op redevelopment application. Feedback received in the first two phases of engagement has been used to inform the first detailed review of the submission and the applicant has submitted a revised application in response to this review. In this phase we will:

  • Share what we have done with feedback we received in the first phases.
  • Collect input on the revised application from Co-op, which will help inform the second detailed review of the submission.

See below to provide your feedback online and the Key Dates section above for in-person engagement opportunities.


PHASE THREE

Please complete this form to share your comments about the revised Dalhousie Co-op Application. Your input will be reviewed and The City will consider possible recommendations to the applicant. All feedback collected through public engagement will be shared with the community through a “What We Heard Report”.

Detailed information regarding the application, public engagement and the proposed changes can be found here. These information panels will help inform your answers below.


Pedestrian Connectivity and Safety

Community Idea/ Concern: Citizens told us they desired an improved journey to and through the site.
Applicant's proposed change: The applicant has created more direct pathways, moved plazas and changed vehicle entrances to improve the pedestrian interface throughout the site.



Development Fit

Community idea/Concern: Concern that the new development will not be visually appealing and will be too high for the existing community.

Applicant's proposed change: The applicant has separated buildings to provide better sunlight and visual permeability and changed orientation of buildings like the gas bar and car wash to improve the site plan.



Vibrant Gathering Spaces

Community Idea/Concern: Community feels there is a lack of local, small-scaled businesses and vibrant places to gather.

Applicant's proposed change: The applicant has brought the plaza to the interior of the development to create a community gathering place.



General Application


Public Engagement

PHASE TWO

VISIONING WORKSHOPS

In May 2017, citizens were invited to participate in a visioning workshop. At these workshops, citizens completed a group exercise where a game board of the Dalhousie site was used, and participants were able to lay down tiles that represented the various uses (grocery store, residential space, parking, gas bar, offices, medical clinics, etc.) to demonstrate what layout they think works best for the site.

The purpose of this exercise was to delve deeper into the issues, opportunities and outcomes, and gather more detailed input into what the community would like to see in the development.

To see what information was presented during the workshops, please review the presentation.

A summary of feedback received and verbatim comments received during Phase Two are within the What We Heard Report.

PHASE ONE

ONLINE ENGAGEMENT

In May 2017, citizens were invited to provide their feedback online and share their ideas and concerns about the project. This survey was available from May 15 – 25, 2017 online. The feedback received from this online survey was used to inform phase two of engagement and the first detailed review of the submission.

A summary of feedback received and verbatim comments received during both phase one and two are within the What We Heard Report.


NEXT STEPS

This isn't the final decision.

City staff will conduct a second review of the revised proposal based on technical feasibility. City policies, public input, and landowner rights, and provide feedback to the applicant. Feedback gathered through this phase of engagement will be used to inform the second review.

Changes to the proposal will be negotiated based on City staff's review of the proposal and feedback from the public.

Once Administration is ready to make their recommendation for the application, all input gathered through all phases of engagement will also be used in reports provided to Calgary Planning Commission and City Council.