ABOUT THE APPLICATION

Applicantion Update

The proposed land use amendment application known as “The Grid” (located at 740 - 19 Street SE) was given first reading (approval in principle) at the Public Hearing of Council on December 10, 2018. Second and third reading is anticipated to be given subject to the update on the Airport Vicinity Protection Area (AVPA) returning to Intergovernmental Affairs Committee by January 2019.

The proposed land use amendment would allow for a maximum of 50 metres ( + - 16 storeys). Details such as height, design, etc. would be addressed through the development permit process.

Application Details

The City has received an application that proposes to change the designation of a property located at 740 19 Street SE to allow for a mixed-use development which may include residential and at-grade commercial uses.

The table below compares the existing land use district and the proposed land use district. The proposal is for a DC Direct Control District that would allow for a maximum building height of 50 metres (±16 storeys), maximum building floor area ratio of 5 and a maximum density of 580 units per hectare (up to 162 dwelling units).

Site location with TOD area and NEF area

Learn more about Noise Exposure Forecast(NEF) area and Airport Vicinity Protection Area (AVPA) Regulation, click on the tab above.

Land Use District

Height – Max metres / storeys

Floor Area Ratio

(FAR)

Notes

Existing:

Commercial – Corridor 3 District

C-COR3

12m / 4-5

2.8

No residential uses allowed

Proposed:

Direct Control / Multi-Residential – High Density Medium Rise (M-H2)

DC/M-H2f5h50d580 (proposed)

50m / 14-16

5

Mixed-use development proposed

What is a Direct Control District?

  • A Direct Control (DC) is a custom land use district with specific rules to address a site’s unique characteristics, constraints and opportunities.
  • Direct Control Districts (DC’s) are generally based on a standard land use districts of the Land Use Bylaw. The proposed DC District is based on the Multi-Residential – High Density Medium Rise (M-H2) District.
  • In addition to the rules noted by the Land Use Bylaw for the base district, a DC creates additional rules or modifies exiting rules.

Noise Exposure Forecast (NEF) Area

Airport Vicinity Protection Area (AVPA) Regulation

The Alberta government enacted the Airport Vicinity Protection Area (AVPA) regulation in 1979. The regulation establishes uses that are not allowed within certain locations, identified as Noise Exposure Forecast (NEF) areas, due to potential noise impacts from aircraft flying over communities as they arrive or depart. While existing residences in the area are allowed, subdivision and redevelopment that increases the number of dwelling units is currently prohibited in the NEF 30+ areas.

The site is located in a contour with a 30 NEF rating. A few uses are prohibited in this area, included residential. However, the AVPA Regulation does not apply to land use amendment applications, it applies to development permit and subdivisions. An amendment to the AVPA Regulation will be required before a decision can be made for a development permit that includes any of the prohibited uses. A development permit has not been submitted for review.

PROVIDE YOUR INPUT

Your feedback will be considered by the City team reviewing the land use redesignation application. All feedback from the public will consolidated and considered as the details (rules) of the Direct Control District associated with this proposed land use redesignation are drafted and customized.


Why are we considering Direct Control Distric (DC) for this site?

  • Additional rules in the DC district could help address constraints and take advantage of the unique opportunities on this site.
  • The specific details of the Direct Control District will be considered through The City’s application review process.

Site’s constraints include:

  • Adjacent to low density residential areas
  • Within the flood fringe area
  • Vehicular access is restricted from 19 Street SE.
  • Within the 30 NEF Contour of the AVPA Regulation. This regulation does not apply to land use amendment application, only to development permits and subdivision applications. However, an amendment to the Regulation could be applied for at development permit stage.

Site’s Opportunities:

  • Within a Transit Oriented Development (TOD) area (within 200.0 metres from a Bus Rapid Transit (BRT) Station).
  • Located in the east gateway to the community
  • It is adjacent to an open space, which will be redeveloped as part of the Bend on the Bow project.

Feedback Form

QUESTION 1

The site is adjacent to low-density residential areas and we would like to explore ways to make the proposed development more compatible with the existing context. Please share with us what you think may help reduce the impact of high density/taller buildings .

Option 1: Setback(s)

Minimum distance a building or structure must be set back from the property line

Please tell us why?

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Option 2: Additional Landscaping

Trees, shrubs, etc.

Please tell us why?

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Option 3: Identifying maximum height along south property line (7th Ave)

Please tell us why?

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Option 4: Building materials

Brick, metal, wood etc.

Please tell us why?

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Option 5: Architectural features and thoughtful building design.

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Option 6: On-site public spaces and public elements

Seating area, bike racks, plaza, heritage elements or art installation, etc.

Please tell us why?

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QUESTION 3: The site is located in the east gateway of the community, is within a Transit Oriented Development (TOD) area and is adjacent to a park. There are specific uses that are compatible with these conditions (such as medium to high density, care facilities including child care, light manufacturing, and shopping centres). In addition to residential use, The City could consider specifying additional uses that are appropriate for this site.

Please tell us what you think of each potential use listed below and explain why.

Please tell us why?

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The survey form is now closed. Thanks for your contributions.

How your feedback will be used?

All feedback collected through this feedback form and online engagement will be complied and shared in a What We Heard Report that will be posted on The City’s Engage site and shared with the City team reviewing the land use redesignation application. Feedback from the public will help determine, where appropriate, details (rules) of the Direct Control District associated with this proposed land use redesignation.

A recommendation on the proposed land use redesignation, including the Direct Control District details (rules), will be made by the Planner (file manager) to the Calgary Planning Commission who will then recommend approval or refusal to City Council. City Council is the decision maker on this proposed land use redesignation.

Thank you for your feedback!