land use amendment & item no: 04 outline...

REPORT TO COUNCIL FROM CALGARY PLANNING COMMISSION

LAND USE AMENDMENT & OUTLINE PLAN

ITEM NO: 04

FILE NO: LOC2007-0080

CPC DATE: 2008 December 11

COUNCIL DATE:

BYLAW NO:

ALYTH/BONNYBROOK

(Ward 9 - Alderman Ceci)

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CPC 2008 December 11

PROPOSAL: To redesignate 8.44 ha± (20.85 ac±) located at 723, 803, 803R and part of 813 -

24 Avenue SE, 2444, 2512 and part of 2540 Spiller Road SE (Plan 4543AD; Portion of W 1/2 Section 11-24-1-5; Plan 9210935, Block 1, Lot 1; Portion of SE 1/4 Section 10-24-1-5; Portion of original road allowance east of Section 10-24-1-5 and Plan 4895AC, Block M) from DC Direct Control District to M-CGd100 Multi-Residential - Contextual Grade Oriented District, C-COR2f2.0h14 Commercial – Corridor 2 District, C-COR2f12.0h20 Commercial – Corridor 2 District, C-COR2f2.0h35 Commercial – Corridor 2 District, M-H2d355 Multi-Residential - High Density Medium Rise District, M-H2d340 Multi-Residential - High Density Medium Rise District, M-H2d360 Multi-Residential - High Density Medium Rise District, M-H2d650 Multi-Residential - High Density Medium Rise District, C-Of7.5h50 Commercial - Office District, M-H3f4.7h70d425 Multi-Residential - High Density High Rise District, M-H3f8.0h60d785 Multi-Residential - High Density High Rise District, M-H3f6.0h60d830 Multi-Residential - High Density High Rise District, M-H3f11.0h50d1025 Multi-Residential - High Density High Rise District, S-SPR Special Purpose - School, Park & Community Reserve District, S-R Special Purpose – Recreation District and DC Direct Control District to accommodate a grade-oriented multi-unit residential development in conjunction with a small-scale restaurant, and a mixed use office and multi-unit residential development.

Outline Plan to subdivide 8.44 ha± (20.85 ac±)

(Map 11C)

APPLICANT: Stantec Consulting Ltd.

OWNER: TRL Real Estate Syndicate (07) Ltd.

CURRENT DEVELOPMENT: Existing industrial buildings and vacant land

ADJACENT DEVELOPMENT: NORTH: 24 Avenue SE, low density residential uses and local service commercial use

(restaurant) SOUTH: Calgary Exhibition and Stampede Lands (Back-of-House site) and 25 Avenue SE EAST: Dartmouth Road SE and light industrial development WEST: Spiller Road SE, low density residential uses and Stampede Grounds

SITE CHARACTERISTICS: Flat site with no unique physical characteristics. Existing buildings present on portion of site.

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RELEVANT POLICIES: Ramsay Area Redevelopment Plan (1994) RELEVANT PLANNING HISTORY: Site designated to Direct Control in 1994 for light industrial and related commercial uses

SUMMARY OF CIRCULATION REPLIES

CIRCULATED TO NO REPLY

NO OBJECT.

EASMNT REQ’D

REMARKS

CPAG X

ENMAX X X

TELUS COMMUN. X X

ATCO GAS X X

CABLE TV X X

FIRE DEPT. X

CORP. PROPERTIES N/A

CALGARY BRD. ED. X

SEP. SCHOOL BRD. X

SITE PLANNING X

C.H.R. X

E.M.S. X

COM. & SOC. DEV. X

POLICE SERVICE X

AB INFRASTRUCTURE N/A

ADJACENT OWNERS Calgary Exhibition and Stampede letter (Appendix VI)

COMMUNITY ASSOCIATION

Ramsay Community Association letter (Appendix V)

OTHER N/A

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PLANNING EVALUATION Development Context The subject site comprises 8.44 hectares (20.85 acres) of land representing a “brownfield” site formerly known as the Saddleview Industrial Park. The site is bounded:

• to the north by 24 Avenue SE and existing low density residential development within the Ramsay Community;

• to the south by lands owned by the Calgary Exhibition and Stampede and 25 Avenue SE;

• to the east by Dartmouth Road SE and lands designated for future industrial uses; and • to the west by existing residential development in the Ramsay Community, the Elbow

River and Stampede Park. The site is located adjacent to the Ramsay Community, within the Alyth/Bonnybrook Industrial area. A community naming application to revise the boundary of Ramsay to include the subject site is contained elsewhere in this agenda. The developer will need to submit a street naming application for the roads within the site prior to subdivision approval. Proposed Development & Land Use Districts The site is owned by Torode Commercial Ltd. and the proposed development project for the site is being referred to by the developer as “Ramsay Exchange”. The Ramsay Exchange project represents a medium to high density mixed use development comprised of multi-unit residential, office, commercial and open space uses, creating the opportunity for living, working and shopping in proximity to the downtown core. The site is currently designated Direct Control (Bylaw 48Z94) for predominantly light industrial and related commercial development. The land use districts proposed to be applied to the site under Bylaw 1P2007 include: M-CGd100 for townhouse development DC(M-CGd100) for townhouse development in conjunction with a street- Site 1 level restaurant C-COR2f2.0h14 for a commercial/office development that is intended to be located

within the existing historical Riverside Iron Works Building C-COR2f1.2h20 for a commercial development along the southern edge of the site C-COR2f2.0h35 for a commercial/office development including a possible hotel M-H2d355 for higher density, medium-rise multi-dwelling residential

development M-H2d340 for higher density, medium-rise multi-dwelling residential

development

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M-H2d360 for higher density, medium-rise multi-dwelling residential

development M-H2d650 for higher density, medium-rise multi-dwelling residential

development C-Of7.5h50 for a high-rise office development M-H3f4.7h70d425 for a high-rise multi-unit residential development M-H3f8.0h60d785 for a high-rise multi-unit residential development M-H3f6.0h60d830 for a high-rise multi-unit residential development M-H3f11.0h50d1025 for a high-rise multi-unit residential development DC(M-H3f8.0d480h100) for a high-rise multi-unit residential development Site 2 and/or office development S-SPR for parks to be dedicated as municipal reserve land S-R for public open space and a private stormwater pond Legislation & Policy 1. Ramsay Area Redevelopment Plan The subject site is governed by the Ramsay Area Redevelopment Plan (ARP), which was approved in 1994 June (Bylaw 1P94). The ARP refers to the site as the Saddleview Industrial Park, and identifies the area as being suitable for light industrial and commercial land uses (Map 7 and Table 3). The introductory text of Section 3.3.3.5 of the ARP also indicates that under certain circumstances a select range of residential development could be considered for the site. The proposed Ramsay Exchange project, however, provides for a range and scale of residential, office and retail development that is not contemplated in the current ARP. As such, a major amendment to the ARP is considered necessary as a precondition to the approval of the Outline Plan/Land Use Amendment application for the project. The amendment is contained elsewhere in this agenda and it addresses such matters as:

• the future vision for site • the land use concept for the site • the density parameters applicable to development on the site • the design standards governing the built form on the site • the roadway, park and utility requirements for the site • the environmental assessment approach applied to the site

The ARP amendment was initiated in response to the Outline Plan/Land Use Amendment application and reflects and supports the proposed Ramsay Exchange project.

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2. Subdivision and Development Regulation This site is located immediately north of the former Manchester Yards waste disposal site, which was in operation some 40 years ago. Subsection 13 (2) and (3) of the Subdivision and Development Regulation (Alberta Regulations 43/2002), which address development setbacks from existing and former landfill sites, states:

(2) Subject to subsection (5), a subdivision authority shall not approve an application for school, hospital, food establishment or residential uses if the application would result in the creation of a building site for any of those uses. (b) within 300 metres of an operating or non-operating landfill, … (3) Subject to Subsection (5) a development authority should not issue development permit for a school, hospital, food establishment or residence, nor may a school, hospital, food establishment or residence be constructed if the building site (b) is within 300 metres of the disposal area of an operating or non-operating landfill.”

Disposal area is, in turn, defined in the Regulations as “…those areas of a parcel of land (i) that have been used and will not be used again for the placing of waste material …” Section 13(5) of the Regulation authorizes a Subdivision or Development Authority to apply to the Deputy Minister of Environment for consent to vary the setback requirement and allow subdivision or development of the referenced uses within the setback area. Such a request has been made by The City in other situations to date. A significant portion of the subject site, to be redesignated to allow residential and food establishment uses, is located within the 300 metre setback from the Manchester Yards waste disposal site. In response to this situation, the applicant has submitted an environmental impact report entitled “Human Health Risk Assessment, Manchester Yards and Ramsay Exchange (Stantec Consulting Ltd, February 2008)”. This report concludes that there is no contamination risk to the site posed by the Manchester Yards facility, and that migration of contaminants from the facility toward the site is not occurring. The basic conclusions of the report have been accepted by Alberta Environmental Protection (AEP), Calgary Health Region (CHR) and City of Calgary Environmental and Safety Management Division (ESM). However, some follow-up work from the consultants is being requested relating to monitoring and sampling work. Once received, an application to vary the setback contained in Section 13 of the Subdivision and Development Regulation will be applied for to the Deputy Minister, Alberta Environmental Protection, to allow residential and food establishment uses only within the 300 metre setback area. Consent by the Deputy Minister had previously been granted for a food establishment within the City’s Water Building to the southwest of the site, which is also within the 300 metre setback from the Manchester Yard facility. The consent request to the Deputy Minister would need to be applied for by the Subdivision Officer as authorized by Council. Third reading of the Land Use Bylaw amendment should not be given by Council until the consent request is granted.

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Development Concept 1. Road Layout The entire site is intended to be privately owned by one or more condominium associations as well as possible residents or business associations. As such, the individual sites and the roads are private, although much of the open space will be dedicated as municipal reserve land and will allow for continuous public use. The site will be intersected by an east/west spine road (Exchange Road) that will accommodate cross-traffic flows and provide the primary access to the project. A series of individual access roads will connect to this spine road forming an integrated internal road system. All roads within the project will have modified standards and present a quality streetscape that balances the needs of pedestrian, vehicular and bicycle traffic. Streetscape amenities will include:

• wide sidewalks on both sides of the street • tree-lined boulevards • on-street parking • traffic calming features (roundabouts, bump-outs) • minimal driveway crossings

Pedestrian connectivity within and through the site is provided by the roadways and sidewalks, which connect to the boundary roads adjacent to the site, and the regional pathway system along the Elbow River corridor to the west. 2. Land Use Pattern As identified in the ARP amendment, the land use pattern for the site will consist of the following four distinct character areas:

• A low density residential area comprising predominantly street-oriented townhouses along the north and west perimeter of the site adjacent to the existing Ramsay Community.

• A core activity area located central to the site, which includes the historical Riverside Iron Works Building, and a former industrial building called the “Blue Whale” that are to be developed for a mix of retail and office uses.

• A medium density residential area comprising mid-rise apartments and townhouses (with possible at-grade local commercial) located on either side of the core creating a transition from lower to higher density away from the existing community.

• A higher density, higher profile mixed use area located along the southern portion of the site comprising office, commercial and residential buildings.

The land use districts applied within these four character areas reflect and reinforce their functions.

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3. Urban Design

The building design will need to comply with the requirements of Land Use Bylaw 1P2007. In addition, the Ramsay ARP amendment contains design policies that address the form, mass, height, density and composition of buildings on the site.

While the Land Use Bylaw does not directly impose requirements for green building design and technology, the ARP amendment contains policies that encourage and support LEED standards for the project. Parking requirements for development would be governed by Land Use Bylaw 1P2007 (i.e. Area 1 in the Bylaw). While the Land Use Bylaw does not specifically require the construction of below grade parking, the majority of parking is proposed to be located underground. Short term parking for purposes of visitors or shopping, can be situated at-grade.

4. Heritage Buildings

The Ramsay Exchange site was first developed for industrial uses in 1920s and the buildings and structures on the land reflect the history of heavy metal fabricating in Calgary. The most important existing structure is the Riverside Iron Works Building, which is designated a Category B Site on the City of Calgary Inventory of Evaluated Historic Resources. The building is not a statutorily designated site but the developer is pursuing through the City’s Senior Heritage Planner the designation of the site as a Municipal Historic Resource under Section 26 of the Historic Resources Act. The ARP amendment provides the developer with incentives for this designation by:

• allowing a density transfer whereby a higher density is allowed on the residential/office sites to the south in exchange for the historic designation; and

• not requiring municipal reserve owing on the site to be dedicated as land or provided as money-in-place of land in exchange for the historical designation.

The developer is currently pursuing the designation of the Riverside Iron Works Building as a Municipal Historic Resource. As such, it is recommended that third reading of the bylaw be withheld by Council until such time as the developer has entered into a legal agreement committing to the Municipal Historic Resource designation, and the corresponding financing of the improvements to and registration of this building.

Density The applicant is proposing a total of 1008 residential units on the site for an overall project density of 119.43 units per hectare (20.85 units per acre). The density of the site (i.e. floor area ratio, height, dwelling units, building area) was evaluated based upon several factors including:

• shadow impact analysis that examined the impact of shadows from the buildings within the site on the adjacent lower density housing in the Ramsay Community;

• visual impact analysis that involved the formulation of a three-dimensional computer model of the project and identified optimal visual scenarios for the site;

• transportation impact analysis that reviewed the traffic generated from the project in relation to the surrounding road network capacity;

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• compatibility impact analysis that address the compatibility of the project particularly in

respect to the existing community. The overall project density is specified in the ARP amendment and summarized in the following table.

PROJECT DENSITY Total Development Allowed on the site

200,000 square metres

Total Residential Units Allowed

1500 units (maximum) 700 units (minimum)

Total Office Uses Allowed


Total Commercial Development Allowed


The policies in the ARP amendment further refine the broader density requirements in the above table by applying specific square metres, dwelling unit and height standards to individual sites within the project. The land use districts applied to the project are consistent with the density requirements in the ARP amendment, and contain FAR, height and density modifiers that will ensure the achievement of the ARP policies. It is recognized that over time, changes to the project will likely occur in response to market conditions and developer aspirations, and that these changes will inevitably be inconsistent with the policies in the ARP. In such cases, the changes may necessitate a review of the ARP policies, and a corresponding plan amendment by Council. Interface Conditions 1. Ramsay Community (to the north and west) The subject site interfaces directly with residential and commercial development in the Ramsay Community across 24 Avenue SE and Spiller Road SE. Since the proposed development of the site is different in scale and character from the balance of the community a compatible interface is considered to be important. This interface will consist of:

• predominantly townhouses along the perimeter of the site with a maximum building height of 12 metres and a street-oriented building design.

• medium density housing toward the central portion of the site with a variable building height.

• higher density, higher profile buildings along the south and southeast portion of the site furthest from the Ramsay Community.

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• retention of the existing Riverside Iron Works Building on the north side of the site,

adjacent to 24 Avenue. In addition, other mechanisms to address the interface with the community will include:

• provisions that require that building shadows from the site not extend beyond the curb line of Spiller Road SE (north of 6 Street) and 24 Avenue SE between the hours of 11:00 am and 3:00 pm Mountain Daylight Time on September 21.

• design standards in the ARP that limit the height of buildings including the podiums and the size of floor plates on the residential and office towers in order to reduce the visual impact of development.

• roadway and pedestrian routes that create permeability through the site for pedestrians and vehicles and integrate the project with the surrounding residential neighbourhood.

• Provisions of reserve land in locations accessible to both uses of the development and community.

2. Industrial Areas (to the east) Lands to the east of the site are identified in the Ramsay ARP for industrial development (Map 6). The blocks adjacent to the site across Dartworth Road SE are designated for light industrial uses under the Land Use Bylaw, and these blocks contain a number of light industrial/secondary commercial uses. 3. Calgary Exhibition and Stampede (CES) Lands (to the south) Immediately adjacent to the south of the site are lands to be developed by CES, which are identified in the Stampede Park Concept Plan (2007) as the “Back-of-House Zone”. This site is to be used for storage, distribution and animal accommodation associated with the Stampede and will be connected to the balance of Stampede Park by a tunnel beneath Spiller Road SE. The CES lands are designated DC Direct Control (with I-2 District guidelines). The guidelines include such permitted uses as barns and kennels, which have the potential for incompatibility with adjacent residential uses within Ramsay Exchange. However, the I-2 District contains the following provisions:

“(1) Purpose The purpose of this district is to provide for a wide range of general light industrial and associated uses which are compatible with each other and do not adversely affect the surrounding non-industrial land uses. (3) Permitted Uses (a) Performance Standards No use or operation shall cause or create any conditions which may be objectionable or dangerous beyond the boundaries of the site which contains it, such as the following:

(i) noise (ii) odor (iii) earthborn vibrations (iv) heat, or

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(v) high brightness light sources.”

Discussions with Calgary Health Region indicate that odors and airborne pathogens associated with livestock confinement can be mitigated to a compatible level in an urban context through building technology (filtering, ventilation, climate control) and operational measures (proper manure storage and handling). The measures to be introduced to ensure a compatible interface and confine impacts to the CES lands will need to be addressed at the development permit stage. In addition, Jacques Whitford Axys Consultants have been commissioned by The City to examine the interface between the CES lands and the Ramsay Exchange project for potential odor issues, and identify the methods and costs of mitigation. CES has indicated that it has no objections to the Ramsay Exchange project (see Appendix VI). The developer, Torode, has committed to registering caveats on the title of the residential parcels adjacent to the CES lands notifying residents of the future development intended for this site (see Appendix VII). The City encourages this to occur. The ARP policy further requires that prior to any residential development occurring on the Ramsay Exchange site analysis be submitted to address the impact and mitigation measures that can be applied to both the Ramsay Exchange project and the CES lands, and the practicality of implementing such measures. Open Space 1. Community Open Space Parks applies a standard to inner city communities of 2.0 hectares (5.0 acres) of public open space per 1000 people. The Ramsay Community currently contains approximately 7.24 hectares of reserve land in the form of school sites and parks serving a population of about 2039 people. This yields an open space/population ratio of 3.55 hectare/1000 people, which falls well within the inner city standard. The Ramsay Exchange project will provide an estimated 0.64 hectares (1.59 acres) of public open space (reserve and non-reserve), and will accommodate a maximum population of 2550 residents (maximum 1500 dwelling units x 1.7 persons per unit = 2550 persons). At maximum development/build-out, the Ramsay Exchange project will result in an community population of about 4589 people (2550 new residents + 2039 current population = 4589 persons) and an estimated amount of public open space (reserve and non-reserve) of 7.88 hectares (0.64 hectares anticipated reserve from the project + 7.24 hectares current reserve in community). Using these figures, the following table summarizes the various reserve/population ratios that can occur depending upon the population level of the Ramsay Exchange project.

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RESERVE/POPULATION RATIO

for RAMSAY Inner City Open Space Ratio 2.0 ha / 1000 population Current Ramsay Community Open Space Ratio

3.55 ha / 1000 population

Projected Community Ratio with Ramsay Exchange Project at 2550 persons






Note: The residential population of the Ramsay Exchange Project can develop over a fairly wide range under both the ARP policies and the land use districts in effect. As indicated in the table, the reserve/population ratio of the Ramsay Community will be marginally below the inner city ratio if the maximum development potential of the project occurs. Several factors were considered in accepting this open space situation:

• the maximum amount of reserve that can be dedicated from the site is being required (see next section);

• the site will also contain publicly-accessible open space, in addition to reserve land; • the demand for open space by multi-dwelling residents tends to be lower than for single-

family residents; • the maximum population achievable on the site may not be met, and is dependant upon

a fairly optimistic market demand situation for multi-dwelling units; and • the community open space is augmented by the adjacent Elbow River parkway.

2. Reserve Dedication The reserve owing on the site under the Municipal Government Act is summarized in the following table:

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Reserve Owing

Ramsay Exchange (a) Estimated 10 percent reserve owing on the gross area of the site (b)

0.76 hectares (1.89 acres)

Estimated additional 5 percent owing on the gross developable area of the site (c)


Estimated total reserve owing on the site


Estimated total reserve owing on the Iron Works Building (d)


Estimated total reserve land to be provided on the site


NOTES: (a) All figures are approximate and need to be precisely determined at the subdivision

approval stage. (b) This figure excludes parcels under 0.8 hectares in size on the site for which reserve

cannot be required under the Municipal Government Act. (c) The additional five percent reserve can be dedicated from the site in accordance with

Section 668 of the Municipal Government Act since the density of the site will exceed 30 units per hectare.

(d) As an incentive to retain the Riverside Iron Works Building, reserve owing on a 1.2 hectare site will not be required to be dedicated as land provided the building is designated as a Municipal Historic Resource.

As shown in the above table a projected maximum of 1.12 hectares (2.77 acres) of reserve land can be required from the site. This reserve is to be dealt with in the following manner:

(a) the 10 percent reserve owing (0.76 hectares or 1.89 acres) on the site will be:

(i) dedicated as Municipal Reserve (MR) in the form of neighbourhood and sub-neighbourhood parks interspersed throughout the site;

(ii) provided as a publicly-owned open space parcel in the form of a central plaza to be leased to and maintained by a condominium / resident’s association but with public access maintained; and

(iii) deferred by caveat to the Riverside Ironworks Building site (i.e. 0.12 hectares or 0.3 acres) in exchange for the historical resources designation.

(b) the additional 5 percent reserve owing (0.36 hectares or 0.88 acres) on the site is

intended to be provided as private open space that will:

(i) be owned and maintained by a residents’ or condominium association; (ii) provide for continuous public access through easements registered against the

title of the subject parcels; and (iii) be landscaped by the developer in accordance with a concept plan approval by

Parks.

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Environmental Review 1. Review Process The Ramsay Exchange project represents a brownfield site that contained a variety of industrial uses and is located in proximity to the former Manchester Yards waste disposal operation. The environmental evaluation of brownfield sites involves three steps described as follows:

(a) Site Assessment - to determine the source and extent of any on-site contamination.

(b) Site Remediation - to identify the measures and process for remediation of the site to urban development standards.

(c) Site Verification - to establish the mechanism for verifying site remediation and allowing development to proceed.

2. Site Assessment Site assessment involved the submission of a Phase 1 Environmental Site Assessment (ESA), and a Phase 2 ESA. These documents, which were required prior to the Outline Plan/Land Use Amendment application proceeding to CPC, were submitted to and approved by Alberta Environmental Protection (AEP), Calgary Health Services and The City of Calgary Environmental & Safety Management (ESM). The documents identify site contamination in the form of hydrocarbons, salts, and heavy metals that are in excess of applicable criteria and will require remediation work by the developer as a precondition to development proceeding. 3. Site Remediation Based on site assessment work, the identified contamination can be managed. The project is proposing the installation of two to three levels of underground parking over the site with the parking area to exclude the roads, reserve land, stormpond, landscaped buffers and the Riverside Iron Works Building. It is anticipated that the contaminated soils will be removed entirely within the excavated parking access, whereas the areas outside of parking areas, including the reserve land, will need to meet acceptable remediation standards, including, if necessary, soil removal from these areas. Prior to second and third reading of the bylaw, the developer will be required to submit a Master Environmental Management Plan. This plan will need to comprehensively address such matters as:

(a) the removal, or remediation by other means, of the contaminated soils in order to make the site suitable for the intended use;

(b) the phasing of remediation in concert with site development, with the phasing to encompass area large enough to ensure that peripheral contamination will not occur;

(c) the risk management techniques to be introduced, particularly in the case of the Riverside Iron Works Building, recognizing that any contaminated soils beneath the building will not be removed; and

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(d) the method of dealing with site contamination in relation to the installation of

public utilities and the development of park space.

The Master Environmental Management Plan will need to be reviewed and accepted by AEP, CHR and ESM. 4. Site Verification At the time of subdivision and/or development approval, verification that site remediation is being carried out and completed in accordance with the Master Environmental Management Plan will be required. Specifically, the method of dealing with site contamination in relation to the installation of public utilities and the development of the park spaces will need to be addressed as a condition of subdivision approval; and the remediation of the private development sites will need to be addressed as a condition of development permit approval. Verification that the remediation protocol has been completed on both public and private lands will be required from the environmental consultant overseeing the project.

Transportation Network 1. Road Capacity A Transportation Impact Assessment (TIA) was submitted by Stantec Consulting Ltd. to evaluate potential transportation capacity and design issues in relation to the Outline Plan/Land Use Amendment application. The TIA has been accepted by Transportation Planning. The TIA analyzed the impacts on the major road network immediately adjacent to the site and concluded that the majority of intersections within the study area are expected to operate at an acceptable capacity during the AM and PM peak hours. The analysis applied a 2015 horizon, and assumed that the 25 Avenue SE connection is in place with an interchange at Blackfoot Trail/25 Avenue SE. The trip generation projections for the site were tailored to reflect the nature of the development and its inner city location. The analysis indicated that overall the adjacent road network can accommodate the traffic generated by the Ramsay Exchange project with improvements required at 25 Avenue/Spiller Rd and 26 Avenue/Dartmouth Road SE intersections. A revised intersection design will be necessary at these intersections; and, once this design is complete, cost-sharing with Torode, and other developers in the area, and any land acquisition issues, will need to be addressed. Intersection improvements will also be required at most intersections along the perimeter of the site and will take the form of traffic controls, traffic lights, lane markings, parking restrictions, road widening, etc.

The TIA did not specifically review downstream network impacts (e.g. Spiller Road/9 Avenue SE) due to the complexity in evaluating these downstream impacts in the context of inner city traffic patterns, and the difficulty in retrofitting road network improvements in established urban areas. It is anticipated from the TIA that the majority of traffic from the project will be routed southward to 25 Avenue SE and Macleod Trail SE and Blackfoot Trail SE.

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2. Bus Transit Service Existing public transit routes along Spiller Road will provide bus service to residents in the Ramsay Exchange Project. The site will lie within 400 metres walking distance from a transit bus stop. The westerly portion of the site lies within the 600 metre walking distance from the future Crossroads Light Rail Transit Station at 26 Avenue SE and Blackfoot Trail SE. Utility Servicing 1. Sanitary Sewers The sanitary sewer system will be located within the roads that extend through the site, and will discharge into the existing sewer trunk located in Dartmouth Road to the east. 2. Stormwater Storm water services will be provided through the construction of a private storm water pond located within the southeast corner of the site. The pond will be designed as a wet pond with a separate oil/grit separator to provide water quality enhancement prior to discharge into the existing storm sewer located in Dartmouth Road SE. Storm sewers will be extended from the pond along the internal roads. 3. Water Existing water-mains located in Spiller Road SE, 24 Avenue SE, and Dartmouth Road SE extend into the site. This main grid system will be connected to the water feeder main in Spiller Road SE. Community Association A letter from the Ramsay Community Association (RCA) is attached in Appendix V. The RCA supports portions of the Land Use Redesignation and proposed Ramsay ARP amendment for the site. The RCA supports the adaptive re-use of the Riverside Iron Works building, higher density mixed uses in appropriate land use districts, affordable multi-family housing, townhouses along the site perimeter and potential community amenities (such as a grocery store). Aspects that the RCA feels remain unresolved are a comprehensive revised Concept Plan, environmental concerns (see Subdivision and Development Regulation and Environmental Assessment Sections of this report), interface with the Calgary Stampede lands to the south (see Interface Conditions section of this report)and the Traffic Impact Assessment (see Transportation Network section of this report). CONCLUSION The proposal is supported for the following reasons: 1. the proposed land use redesignation is consistent with the proposed Ramsay ARP

amendment.

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2. the proposed development is considered to be appropriate and compatible in the context of the inner city.

3. the site can be serviced and developed to the standards of The City. CORPORATE PLANNING APPLICATIONS GROUP RECOMMENDATION: APPROVAL A. Recommend that Council ADOPT, by bylaw, the redesignation of 8.44 ha± (20.85 ac±)

from DC Direct Control District to M-CGd100 Multi-Residential - Contextual Grade Oriented District, C-COR2f2.0h14 Commercial – Corridor 2 District, C-COR2f1.0h20 Commercial – Corridor 2 District, C-COR2f2.0h35 Commercial – Corridor 2 District, M-H2d355 Multi-Residential - High Density Low Rise District, M-H2d340 Multi-Residential - High Density Low Rise District, M-H2d360 Multi-Residential - High Density Low Rise District, M-H2d650 Multi-Residential - High Density Low Rise District, C-Of7.5h50 Commercial - Office District, M-H3f4.7h70d425 Multi-Residential - High Density High Rise District, M-H3f8.0h60d785 Multi-Residential - High Density High Rise District, M-H3f6.0h60d830 Multi-Residential - High Density High Rise District, M-H3f11.0h50d1025 Multi-Residential - High Density High Rise District, S-SPR Special Purpose - School, Park & Community Reserve District, S-R Special Purpose – Recreation District and DC Direct Control District with the following guidelines:

Purpose 1 This Direct Control District is intended to accommodate development:

(a) on Site1 with the same characteristics as development within the M-CG Multi-Residential-Contextual Grade-Oriented District, that includes the potential for a neighborhood-scale restaurant; and

(b) on Site 2 comprising higher density, higher profile residential and/or office uses.

Compliance with Bylaw 1P2007 2 Unless otherwise specified, the rules and provisions of Parts 1, 2, 3 and 4 of Bylaw 1P2007 apply in this Direct Control District. Reference to Bylaw 1P2007 3 Within this Direct Control District, a reference to a section of Bylaw 1P2007 is deemed to

be a reference to the section as amended from time to time. Site 1 (0.1 ha±) Application 4 The provisions of Sections 5 through 8 apply only to Site 1. Permitted Uses 5 The permitted uses of the M-CG Multi-Residential Contextual Grade - Oriented District

of Bylaw 1P2007 are the permitted uses for Site 1 in this Direct Control District. Discretionary Uses 6 The discretionary uses of the M-CG Multi-Residential Contextual Grade – Oriented

District of Bylaw 1P2007 are the discretionary uses in Site 1 of this Direct Control District with the addition of:

(a) Restaurant: Food Service Only - Small; and (b) Restaurant: Licensed - Small

LOC2007-0080


Bylaw 1P2007 District Rules 7 Unless otherwise specified, the rules of the M-CG Multi-Residential Contextual Grade -

Oriented District of Bylaw 1P2007 apply to Site 1 in this Direct Control District. Rules for Restaurants 8 Restaurants: Licensed - Small and Restaurants: Food Service Only - Small must: (a) be developed within a building containing Dwelling Units; (b) be located on the floor closest to grade; (c) be contained completely within the building; (d) not be located above any Dwelling Units; (e) not share an internal hallway with Dwelling Units; and (f) have a separate exterior entrance from that of any Dwelling Units. Site 2 (0.5 ha±) Application 9 The provisions of Sections 10 to 16 apply only to Site 2. General Definitions 10 For Site 2 in this Direct Control District, “commercial multi-residential uses” means

any one or more of the following uses: (a) Beauty and Body Service; (b) Convenience Food Store; (c) Drinking Establishment - Small; (d) Personal Apparel Service: (e) Photographic Studio; (f) Print Centre; (g) Restaurant: Food Service Only - Small; (h) Restaurant: Licensed - Small; (i) Retail Store;

LOC2007-0080


(j) Specialty Food Store; (k) Take Out Food Service; and (l) Video Store. Permitted Uses 11 The permitted uses of the MH-3 Multi-Residential - High Density High Rise District of

Bylaw 1P2007 are the permitted uses for Site 2 in this Direct Control District. Discretionary Uses 12 The discretionary uses of the MH-3 Multi-Residential - High Density High Rise District

of Bylaw 1P2007 are the discretionary uses for Site 2 in this Direct Control District. Bylaw 1P2007 District Rules 13 Unless otherwise specified, the rules of the MH-3 Multi-Residential - High Density High

Rise District apply to Site 2 in this Direct Control District. Floor Area Ratio 14 (1) The minimum floor area ratio is 2.0. (2) The maximum floor area ratio is 8.0. Density 15 The maximum density is 480 units per hectare. Building Height 16 The maximum building height is 100.0 metres. B. Recommend that Council WITHHOLD second and third reading of the Bylaw pending

the developer submitting a Master Environmental Management Plan to the satisfaction of Environmental and Safety Management;

C. Recommend that Council WITHHOLD third reading of the Bylaw pending:

i) the receipt of written consent to vary the setback requirements of Section 13 of the Subdivision and Development Regulation from the Deputy Minister of Environment in order to allow for the approval of subdivision and development permit applications for residences and food establishments only on lands within the site located within the 300 metre setback from the former Manchester Yards Waste Disposal site; and

ii) the developer entering into an agreement to designate the Riverside Iron Works

Building as a Municipal Historic Resource pursuant to Section 26 of the Historical Resources Act, with the agreement to address the phasing of restoration and amount of monies to be invested in the restoration of the building to the satisfaction of the Director, Land Use Planning and Policy.

LOC2007-0080


D. Recommend that Council DIRECT the Subdivision Officer to apply to the Deputy

Minister of Environment for written consent to vary the setback requirements contained in Section 13 of the Subdivision and Development Regulation to allow for the approval of subdivision and development permit applications for residences and food establishments only within the Outline Plan that are located within the 300 metre setback form the former Manchester Yard Waste Disposal site.

E. Recommend that the Calgary Planning Commission APPROVE the Outline Plan subject

to the conditions contained in Appendix I. Doug MacDonald 2008/December

CPC 2008 December 11 LOC2007-0080 APPENDIX I Page 1

Outline Plan Conditions1. Planning

(1) Each site identified on the Outline Plan shall be registered as a separate parcel of land for purposes of development;

(2) Prior to approval of a bare land subdivision within a site as shown on the Outline

Plan, a development permit for the project within the site shall be approved that defines the layout of the project to the satisfaction of the Subdivision Authority.

(3) Prior to approval of a subdivision application to create a strata title within a

defined site as shown on the Outline Plan, a development permit for the project shall be approved that defines the layout of the project to the satisfaction of the Subdivision Authority.

(4) Condominium association, resident association, business association, or other

agreements and caveats necessary to ensure the ownership and maintenance of the private parcels shall be registered to the satisfaction of the Subdivision Authority;

(5) Details on the structure of any residents association or business association to

be formed within the Outline Plan, including copy of the agreement established for the ownership and/or maintenance of parks and roads, shall be provided to the satisfaction of the Subdivision Authority.

(6) Prior to approval of the initial Tentative Plan, the street names to be applied to

the roadways within the Outline Plan be approved by Council and the approved street names be shown on the Tentative Plan.

(7) In conjunction with a Tentative Plan to create a parcel to accommodate an

existing building that is to be retained on the site, a Real Property Report shall be submitted to the satisfaction of the Subdivision Authority;

(8) In the event that the proposed parcels are registered in any form other than a

Bare Land Condominium, the developer shall be responsible for the registration of all required access and utility rights-of-way and easements to service the overall development area;

(9) Access to the privately-owned stormwater pond in the southeast corner of the

development shall be provided to the satisfaction of the Subdivision Authority at affected Tentative Plan stage;

2. Urban Development

(10) Development shall be subject to the terms and conditions of the then standard development agreement in force for the year in which that phase of development occurs.

(11) The developer, at its expense, but subject to normal oversize, endeavors to

assist and boundary cost recoveries shall be required to:


(a) install the offsite sanitary sewers, storm sewers and water mains and

construct the offsite temporary and permanent roads required to service the Plan area whereby the developer will be required to obtain all rights, permissions, easements or rights-of-way that may be required to facilitate these offsite improvements;

(b) construct the underground utilities and surface improvements for Spiller

Road SE along the boundaries of the Plan area; (c) construct the underground utilities and surface improvements for 24

Avenue SE along the boundaries of the Plan area; (d) construct the underground utilities and surface improvements for

Dartmouth Road SE along the boundaries of the Plan area; (e) construct the underground utilities and surface improvements for

26 Avenue SE along the boundaries of the Plan area; (f) construct the onsite and offsite storm water management facilities to

service the Plan area according to the Water Resources guidelines and policies;

(g) construct a chain link fence inside the property line at the interface

between residential lands and open space within and along the boundary of the Plan area;

(h) relocate any electrical and telecommunications installations

to the appropriate standards;

(12) Servicing arrangements shall be to the satisfaction of the Manager, Urban Development.

(13) Utility easements shall be provided as required; and, a utility right-of-way plan

and an accompanying City of Calgary General Utility Easement document shall be registered concurrent with the final instrument.

(14) With each Tentative Plan, parcels, rights-of-way and easements shall be

provided to the satisfaction of the Subdivision Authority to accommodate the extension of utilities through or within the Outline Plan;

(15) Prior to Tentative Plan approval for any site located within a land use district that

allows residential or food establishment uses within the 300 metre setback from the landfill to the south, a written request to vary the setback contained in Section 13 of the Subdivision and Development Regulation shall be applied for by the Subdivision Authority in accordance with the consent granted by the Deputy Minister of Alberta Environmental Protection;


(16) Prior to Tentative Plan approval, the developer shall submit a detailed Remedial

Action Plan and Risk Management Plan for the site prepared by a qualified professional, in accordance with the Master Environmental Management Plan, addressing the remediation of areas accommodating public reserve and utility installations within the site; and, as a condition of Subdivision Approval, enter into an agreement as required to implement the approved plans, to the satisfaction of Environmental and Safety Management; and, prior to development permit approval on a site, the developer submit a Remediation Action Plan and Risk Management Plan, in accordance with the Master Environmental Management Plan, addressing the remediation of the site for the development to the satisfaction of Environmental and Safety Management.

(17) Prior to approval of the initial Tentative Plan, the developer shall provide:

(a) cross-sections drawn to scale and dimensioned from lip-of-gutter and property line, showing existing interim and ultimate grading across Spiller Road SE, Dartmouth Road SE, 26 Avenue SE and 24 Avenue SE,

(b) cross-sections drawn to scale of the ultimate right-of-way for Spiller Road

SE, Dartmouth Road SE and 24 Avenue SE showing (i) wide sidewalks on both sides of the roads,

(ii) landscaped and tree-lined boulevards on both sides of the roads, (iii) carriageways, including driveways and parking lanes, (iv) lands required to be provided for road widening purposes from the

subject site.

(18) In conjunction with affected Tentative Plan the developer dedicate the required road widening for Dartmouth Road SE.

(19) Prior to approval of the initial Tentative Plan, the developer shall provide details

and information for the private stormwater pond in the southeast corner of the site addressing

(a) the minimum pond storage requirements necessary to serve the site, (b) the emergency overland escape route, or additional storage

requirements, for the pond, (c) data performance, for the oil-grit separator servicing the pond, stamped,

sealed and signed by a professional engineer, (d) required signage and fencing for the pond;

(20) Prior to approval of the initial Tentative Plan, the developer shall provide

information with respect to the bio swales and bio retention area proposed for the site;


(21) Prior to approval of the initial Tentative Plan, the developer submit a staged Master Drainage Plan for the site.

3. Transportation

(22) The developer shall construct, at its expense, the transit bus shelter and bus zone amenities, including the transit apron and bus pole on Spiller Road SE and Exchange Road SE as shown on the Outline Plan;

(23) Restrictive covenants shall be registered against the subject parcels preventing

vehicle access across the transit bus zone on Spiller Road SE and Exchange Road SE as show on the Outline Plan;

(24) All roads within the site shall be provided as private roads; (25) Prior to Tentative Plan approval, a development permit or concept plan for the

private roads shall be approved with the road design standards to be subject to the policies of the Ramsay Area Redevelopment Plan as applicable, and to the satisfaction of the Approving Authority;

(26) With the subdivision of each Tentative Plan, the Subdivision Authority shall determine the extent of Exchange Road between Dartmouth Road and Spiller Road necessary to be constructed to serve the development;

(27) Further to (26) above, the developer shall be required to construct all or a portion

of Exchange Road between Dartmouth Road and Spiller Road as considered necessary to serve the development either a condition of subdivision or development permit approval;

(28) The developer, at its expense, but subject to normal oversize, endeavors to

assist and boundary cost recoveries shall be required to:

(a) construct Spiller Road SE, Dartmouth Road SE and 24 Avenue SE and the adjacent site improvements as referenced in the ARP policy to the satisfaction of the Subdivision Authority, and

(b) construct intersection improvements and introduce traffic controls as

needed at: (i) 25 Avenue SE/Spiller Road SE; (ii) Spiller Road SE/6 Street SE/Exchange Road SE; (iii) 24 Avenue SE/Constance Avenue SE/Spiller Road SE; (iv) Dartmouth Road SE/Exchange Road SE; (v) 26 Avenue SE/Dartmouth Road SE.


(29) Prior to the initial Tentative Plan, the developer shall submit detailed construction

information, and, if necessary, further transportation impact analysis, that identifies the interim and ultimate improvements, including traffic controls, required for each of the intersections adjacent to the site identified under 28(b) above.

(30) Prior to Tentative Plan approval, the developer shall submit a comprehensive

design for the Spiller Road SE/25 Avenue SE intersection and the Dartmouth Road SE/26 Avenue SE intersection with such redesign to

(a) identify any public road right-of-way necessary to facilitate the design, and

the method of acquisition of this right-of-way;

(b) the financial responsibilities for the construction of the intersections, and the method of implementing these responsibilities; and, where the developer is responsible for the construction of all or any portion of these intersections, a development agreement between The City and developer will be required.

4. Parks

(31) The full ten percent of Municipal Reserve (MR) owing on the site shall be dedicated through the subdivision process in the form of neighbourhood and sub-neighbourhood parks as shown on the Outline Plan;

(32) Notwithstanding (31) above,

(a) where the Riverside Iron Works Building is designated as a Municipal Historic Resource by the developer, and where the parcel containing the building will be subdivided, the reserve owing on 1.2 hectares of land containing the building and the adjacent setback area shall be deferred by caveat registered against the title of the site; and

(b) where the developer transfers the urban plaza parcel as shown on the

Outline Plan to The City, subject to an agreement to lease back the parcel to the developer for use as publicly – accessible open space and a range of compatible activities, an amount of reserve equivalent to the urban plaza parcel shall be deferred by caveat registered against the title of the site.

(33) The full five percent of Municipal Reserve (MR) owing on the site pursuant to

Section 668 of the Municipal Government Act shall be dedicated through the subdivision process in the form of a neighbourhood park located in the northwest corner of the Outline Plan to the satisfaction of the Subdivision Authority.


(34) Notwithstanding (33) above,

(a) where the developer provides privately – owned parcels as publicly accessible open space as shown on the Outline Plan, an amount of Municipal Reserve (MR) equivalent to the privately – owned open space parcels shall be deferred by caveat registered against the title of the site, and

(b) any privately – owned open space shall be

(i) subject to the registration of an access easement against the title to ensure continuous and uninterrupted pedestrian access from a public road;

(ii) developed to the same standard as Municipal Reserve;

(iii) designed and landscaped to the satisfaction of the Subdivision Authority; and

(iv) owned and maintained by a Residents’ Association,

Condominium Association, or Business Association to the satisfaction of the Subdivision Authority.

(35) Prior to Tentative Plan approval, where MR or other public open space parcels

are not directly accessible from the public road, pedestrian access easements shall be registered against the title of a private road in order to provide for public access to this open space;

(36) An Optional Amenities Agreement shall be entered into for any park design

elements on MR land that exceeds the scope of current Park’s specifications and standards;

(37) Prior to Tentative Plan approval, concept plans for MR parcels or private open

space parcels provided in place of MR shall be submitted to the satisfaction of the Subdivision Authority.

(38) Prior to Tentative Plan approval for MR land, information shall be submitted

demonstrating that no parking structures, building footings, retaining walls and associated structures will encroach onto the MR land.

(39) In conjunction with the submission of the initial Tentative Plan within the Outline

Plan, the developer shall submit a comprehensive reserve/open space plan to the satisfaction of the Subdivision Authority comprising

(a) an analysis of the total amount of municipal reserve owing on the site,

and the method of addressing the provision of this reserve, and


(b) a concept map showing all MR land and private open space to be

provided in lieu of MR land.

(40) Prior to approval of affected Tentative Plan, the developer shall submit a Remediation Action Plan and Risk Management Plan for public open space parcels (MR and non-MR), in accordance with the Master Environmental Management Plan, addressing the remediation of the site for the development to the satisfaction of Environmental and Safety Management.

CPC 2008 December 11 LOC2007-0080 APPENDIX II Page 1

HECTARES ACRES

GROSS AREA OF PLAN 8.44 ha 20.85 ac

LESS: ENVIRONMENTAL RESERVE LESS: LAND PURCHASE AREA

NET DEVELOPABLE AREA 8.44 ha 20.85 ac

LAND USE

(Residential)

HECTARES ACRES # OF LOTS # OF UNITS

(FOR MULTI FAMILY)

Residential N/A 1008 units

1500 (maximum) 700 (minimum)

HECTARES ACRES % OF NET AREA

ROADS (CREDIT) N/A

PUBLIC UTILITY LOT N/A

Note: All on-site roads are privately-owned.

RESERVES HECTARES ACRES % OF NET AREA

MR 0.50 ha 1.24 ac MSR

MR (NON-CREDIT)

Public open space (non MR) 0.14 0.35

Sub-Total 0.64 1.59

Private open space with public access 0.49 1.20

TOTAL 1.13 2.79

Note: Balance of reserve owing is intended to be provided as private open space parcels with public access easements or as public open space without the MR designation.

CPC 2008 December 11 LOC2007-0080 APPENDIX III Page 1

Outline Plan

CPC 2008 December 11 LOC2007-0080 APPENDIX IV Page 1

Applicant’s Submission

Ramsay Exchange is envisioned as a comprehensively designed, mixed-use neighbourhood incorporating a philosophy of smart growth and long term sustainability through the integration of a diversity of residential environments, offices, retail space, and open spaces that respect the history and character of the surrounding community. The Ramsay Exchange redevelopment proposal is consistent with the current Ramsay Area Redevelopment Plan which supports the appropriate redevelopment of this site for long term residential and industrial mixed-uses, along with the adaptive re-use of the Dominion Bridge and “Blue Whale” buildings located on these lands. The creative mixed-use design approach underlying the development concept is also consistent with Calgary City Council’s long range objectives of creating physically, environmentally and socially sustainable communities that reflect a diversity of community aspirations and interests for the future. This project enhances the local community, fills the growth needs of the larger Calgary area and creates many opportunities to incorporate and promote the visual and performing arts. Located within Calgary’s central city area, Ramsay Exchange is integrated into the existing community and builds upon the historic and cultural fabric of the community through preservation of the Dominion Bridge buildings, existing block structure, and other physical features of Ramsay. Ramsay Exchange will provide employment opportunities in the forms of office space, loft-type offices, food markets, specialty retail, restaurants, cafes and a hotel. Residential choices will include a variety of unit types and ranges of affordability provided by townhouses, live/work flats and high-rise condominium units. Easy access to transit, adjacency to the Elbow River pathway, and proximity to downtown and other employment centers will enable Ramsay Exchange residents to utilize alternative modes of transportation such as walking, biking, bus and LRT within a high quality street environment designed to support these activities. A significant feature of Ramsay Exchange is the creation of high quality open spaces, with careful attention paid to plazas, sidewalks and streetscapes enhancing the pedestrian experience. Focal to the development is the creation of Dominion Square which is featured dominantly along the major access route within the site and provides a central gathering point and a “sense of place” to the overall community. As the development division of Torode Realty Advisors, Torode Commercial Ltd. possesses a reputation of developing creatively designed, high quality residential, commercial and mixed-use buildings in Calgary. We are very excited to be involved in the reclamation and redevelopment of this site for the purpose of creating a vibrant, dynamic and livable neighbourhood which respects the uniqueness of Ramsay’s character and location.

CPC 2008 December 11 LOC2007-0080 APPENDIX V Page 1

CPC 2008 December 11 LOC2007-0080 APPENDIX VI Page 1

CPC 2008 December 11 LOC2007-0080 APPENDIX VI Page 2

CPC 2008 December 11 LOC2007-0080 APPENDIX VII Page 1

CPC 2008 December 11 LOC2007-0080 APPENDIX VIII Page 1

land use amendment & item no: 04 outline...

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