There will be a lot of questions coming after today’s Council meeting that will determine the fate of the Highland Park Golf Course re-development. The City has provided this info below that can answer the majority of questions for residents, and all Calgarians. More information will be coming once we know the outcome of today’s vote.
Highland Village Green Fact Sheet
The land use amendment and outline plan application for the former Highland Park Golf Course site goes to a Public Hearing of Council on January 16, 2017.
In December 2014, Maple Projects Inc. submitted a proposal to change the type of development allowed on the former Highland Park Golf Course Lands. The land uses proposed would accommodate a variety of multi-residential buildings of varying heights and forms, commercial retail spaces and open space components including parks and pathways. The outline plan was approved by Calgary Planning Commission (CPC) on April 21, 2016.
Following CPC’s approval, a Public Hearing of Council on the land use amendment was scheduled for July 4, 2016. At the July 4th Hearing, Council tabled their decision on the application and directed Administration to work toward an application that:
- aligns with transit-oriented development (TOD) principles;
- aligns with the Green Line project, Main Streets project and the storm water drainage study for the Highland Park area; and
- includes urban design guidelines to supplement the rules in the Direct Control (DC) land use bylaws.
What has happened since the application was tabled on July 4th?
- The City hosted 4 engagement sessions with the Highland Park Community Association (HPCA), Thorncliffe-Greenview Community Association (TGCA), the applicant (Maple Projects Inc., represented by Brown & Associates) and City staff from various departments (Planning & Development, Parks, Water Resources).
- The City hosted the 40th Avenue Green Line charrette, attended by the applicant, several community members, the City staff working on this application and City staff working on the Green Line project.
- The applicant produced an amended outline plan to better reflect community input.
- The City drafted new Urban Design Guidelines to supplement the rules in the proposed Direct Control (DC) land use districts.
- The City hosted 1 public information session.
What has changed in the application since July 4th?
Additional Landscaping Requirements
The tree planting requirement has been changed from two trees must be planted for every 25 square metres to one tree must be planted for every 25 square metres. This change was made to allow mature tree growth for larger tree species by providing less crowding of trees.
The relaxations applicable to building setbacks and height are now capped at a maximum of 10 per cent relaxation; previously, the relaxations had no cap. The 10 per cent relaxation provides greater certainty for the community while still allowing flexibility for the developer.
The proposed bylaw for parcel six, along 40 Avenue NW, previously did not allow for commercial uses. The new proposed bylaw for this parcel allows for commercial uses on the ground floor. This change affords both parcel six and seven the opportunity for commercial uses along Highland Drive and 40th Avenue N.W.
Parcel 10 previously had a maximum height of 65 metres, or approximately 18 stories. The new height of parcel 10 is now 26 metres, or approximately eight stories.
A new multi-residential site has been introduced along Highland Drive, south of parcel 10. This parcel is proposed as a Multi-Residential Low Profile (M-1) District that could accommodate townhouses or low-profile apartment building.
How much green space is in the plan? Did the green space increase since the application was tabled in July?
- The developer is providing 14.8% as Municipal Reserve (MR), which will be programmable, City-owned, park space.
- As the City can only require up to 10% of land be dedicated as MR, the applicant is providing 4.8% as a voluntary MR dedication.
- The previous plan provided 11.6% MR
What are the proposed building heights and how do they compare to the previous application?
The applicant has proposed 5 land use districts to be used throughout the site. The maximum building height in these districts ranges from 14-52 metres, or 4-15 storeys.
The building height for parcel 10 (located in the middle of the site) has been reduced by 10 storeys compared to the previous application.
What is the proposed density?
- The redevelopment proposes a density of approximately 99.4 units per hectare (40.2 units per acre).
- In response to community feedback, we have included a cap on the number of units for the whole site in the Highland Village Green Design Guidelines. If Council adopts the design guidelines, there will be a maximum density cap of 2070 units for the entire plan area.
Is there any other location in the city that has this kind of density?
The recent approvals of the West Campus development around the Children’s Hospital and the development of Currie Barracks have slightly higher densities than what is being proposed for Highland Village Green.
What happens next?
The application will return to Council on January 16, 2017 with four deliverables.
- An amended outline plan and associated land use bylaws
- Urban Design Guidelines
- A summary of changes detailing what has changed since the July 4thCouncil hearing
- A visual plan highlighting the ongoing work in the greater area around the golf course site
Why would The City consider an application to redevelop a golf course?
The Highland Park golf course site is not owned by The City. It is privately owned land; the landowner has the right to apply for a land use re-designation, and to change the way they use their land. The City is obligated to conduct an impartial review of these kinds of applications.
There are two components to this application
The outline plan informs the future subdivision of the lands. This addresses infrastructure needs, the location and size of roads, the distribution of park and open spaces, and location of various land use districts. It also includes conditions of approval to be implemented during future subdivision construction stages.
Land use re-designation/amendment
This part of the application is used to change the existing land use designation (zoning) to accommodate the development proposed in the outline plan. The land use districts establish the rules for future development permit processing.
What is The City’s role in the application process?
- Ensuring that the public is aware of the application and has an opportunity to provide input.
- Recommending changes to the proposal, based on The City’s review of the proposal and feedback from the public.
- Making a recommendation to CPC and Council to approve, approve with conditions or not approve the plan.
- Preparing the bylaws and reports that would need to be approved in order for the development to proceed. These bylaws and reports inform City Council and CPC of everything that would need to happen if they approve the development.
What is the role of Calgary Planning Commission (CPC)?
CPC reviews the reports and recommendation provided by City administration. CPC makes a decision on the outline plan. They can decide to approve, approve with conditions or not approve the plan.
What is the role of City Council?
City Council reviews the bylaws, reports and recommendation provided by City administration and CPC. Council makes a decision whether or not to approve the new or amended land use bylaws required for the proposed outline plan.
What are Administration’s recommendations to Council?
- Abandon the land use bylaws that were tabled on July 4th.
- Hold a public hearing on the new DC bylaws.
- Adopt and give three readings to the new bylaws.
- Adopt by resolution, the proposed Highland Village Green Design Guidelines.
Applicant’s public engagement: November 2013 to Fall 2014
Application submission: December 2014
Circulation of plans to adjacent residents, Community Association and other stakeholders: December 2014
Public information sessions: January 22 and 24, 2015
City provided Detailed Team Review (DTR) to applicant: April 9, 2015
Applicant submitted revised plans: July 17, 2015
City provided applicant with second DTR: November 24, 2015
Applicant submitted revised plans: March 1, 2016
Public information session: March 14, 2016
Calgary Planning Commission: April 21, 2016
Public Hearing of Council, application tabled: July 4, 2016
Meetings with City staff, applicant and community association: September – November 2016
Public information session: December 8, 2016
Public Hearing of Council: January 16, 2017
For more information