EVDP644_OCW_OutlinePlan

SHAWNESSY TOWNE CENTRE

EVDP 644 Outline Plan for Future Redevelopment

Prepared for: Jamal Ramjohn & Mary Axworthy Authors: Felix Ochieng, Cody Weiss and Lisa Chong Advanced Professional Studio Project Date: April 15, 2013

Shawnessy Towne Centre O U T L I N E P L A N F O R F U T U R E R E D E V E L O P M E N T

E X I S T I N G | V I S I O N | J O U R N E Y | F I N I S H

Table of Contents

_EXISTING

1.0 INTRODUCTION ......................................................................................................... 4

1.1 Location ...........................................................................................................................................4

1.1.2 Surrounding Context ...............................................................................................................4

1.2 Legislation .......................................................................................................................................4

1.2.1 Municipal Development Plan (2010) ...................................................................................4

1.2.2 Calgary Transportation Plan (2009) ...................................................................................5

1.2.3 Midnapore II Area Structure Plan (1979-2013) ...............................................................5

2.0 RATIONALE FOR REDEVELOPMENT .......................................................................... 6

2.1 Client ................................................................................................................................................6

2.2 Applicant .........................................................................................................................................6

2.3 Owners ............................................................................................................................................6

3.0 STAKEHOLDERS ......................................................................................................... 6

3.1 Community Engagement ...............................................................................................................6

4.0 COMMUNITY BENEFITS .............................................................................................. 7

5.0 SITE CHARACTERISTICS ............................................................................................. 7

5.1 Existing Context and Conditions .................................................................................................7

5.3 Exclusions and Assumptions ....................................................................................................... 10

_VISON

6.0 PROPOSED REDEVELOPMENT ................................................................................. 11

6.1 Six Guiding Principles ............................................................................................................... 11

6.1.1 Transit ..................................................................................................................................... 11

6.1.2 Connectivity ........................................................................................................................... 11

6.1.3 Housing ................................................................................................................................... 12

6.1.4 Employment ............................................................................................................................ 12

6.1.5 Environment ............................................................................................................................ 12

6.1.6 Culture .................................................................................................................................... 12

6.2 Concept ........................................................................................................................................ 13

6.3 The Portage ................................................................................................................................. 13

6.3.1 Sense of Place and Rebranding ........................................................................................ 17

6.3.2 Innovation ............................................................................................................................... 18

6.4 Servicing ....................................................................................................................................... 26

6.5 Parking (Surface, Structured and Underground) ................................................................. 26

Shawnessy Towne Centre

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_JOURNEY

7.0 LAND USE DESIGNATION (ZONING) ....................................................................... 27

7.1 Current Uses ................................................................................................................................ 27

Including: Right of Ways, Transportation Utility Corridors, Future Capital Projects ............... 27

7.2 Redesignation Process ............................................................................................................... 27

7.3 Mixed-Use Zones ........................................................................................................................ 28

7.4 Residential Development .......................................................................................................... 28

7.5 Commercial Development ......................................................................................................... 29

7.6 Open Space, Pathways and Utilities ...................................................................................... 30

Storm Servicing .................................................................................................................................... 30

7.7 Direct Control (DC) Uses ........................................................................................................... 30

8.0 IMPLEMENTATION ................................................................................................... 32

8.1 Phasing ......................................................................................................................................... 33

9.0 STATISTICS AND NUMBERS ..................................................................................... 34

9.1 Density (UPA) .............................................................................................................................. 34

9.2 Floorplates ................................................................................................................................... 35

10.0 LANDSCAPING GUIDELINES .................................................................................... 40

10.1 Environmentally Responsive ................................................................................................... 40

10.1.1 Low Impact Development (LID) ........................................................................................ 40

11.0 ACCESSIBILITY .......................................................................................................... 40

_JOURNEY

12.0 REALIZATION .......................................................................................................... 41

13.0 WORKS CITED .......................................................................................................... 42

FIGURE 1: VIEW FROM SHAWVILLE BOULEVARD SE TOWARD LOCAL MOXIE’S RESTAURANT (SOURCE: GOOGLE STREETVIEW).


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_Executive Summary The Shawnessy Towne Centre (STC) is an established regional retail centre serving south Calgary communities as well

as surrounding municipalities. The primary land use consists of big box and strip-mall style retail, vast areas of paved

parking space, the joint use site (consisting of recreational facilities, a public library, and Bishop O’Byrne Catholic

Senior High School), and very small component of residential use.

The site encompasses 129.2 hectares and is bounded by the major transportation corridors of Macleod Trail SE to the

east, Highway 22X to the south and the C-Train/CPR tracks to the west. Situated on the southwestern fringe of the

city, the area is expected to experience greater use due to its proximity to planned and developing communities, such

as Chaparral, Silverado to the south and Providence to the west.

Many Calgarians realize the folly of continued development on the city fringes. Continued suburban expansion puts a

heavy tax on infrastructure servicing. The intensification and redevelopment of strategic existing areas reflect the

changing attitudes on development, as informed by the PlanIt Calgary document. An intensive public consultation

process was conducted to frame future sustainable development that provides Calgarians with better options for a

higher quality of life, transportation and healthy living.

Policy direction as found in the Municipal Development Plan provides a framework for future growth and

redevelopment as a Major Activity Centre. This Outline Plan for the STC redevelopment provides a long-range vision

for future development. The six guiding principles provide the basis in providing a meaningful space where both

locals and region-wide visitors may flourish. These set of principles set the stage for a cohesive place in which to live,

play, and work.

FIGURE 2: LOCATION OF THE SHAWNESSY TOWNE CENTRE WITHIN THE CITY OF CALGARY (SOURCE: CITY OF CALGARY & OCW, 2013).


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_Existing 1.0 INTRODUCTION The Shawnessy Towne Centre encompasses 129.2 hectares and is currently categorized as a super regional retail

centre (MDP). The site is characterized as an outdoor mall anchored by major supermarkets.

The STC site, a designated Major Activity Centre is intended to become a greater focus of activity for its wider urban

area and for the rest of the Calgary region. Major Activity Centres are areas of high job and population growth

located in strategic areas central to larger residential catchment areas and linked city-wide by the Primary Transit

Network (MDP 2-9). Under the precepts of the Municipal Development Plan, the STC is meant to become a

comprehensively planned redevelopment which provides a mix of uses including residential and commercial uses

(office buildings) while retaining regional retail characteristics.

A set of guiding principles for the STC redevelopment have been created to serve the people of the community and

those surrounding the STC. Through analysis and study of best-practice, the benefits to the community will be explored

in a later section.

1.1 Location

The Shawnessy Towne Centre is located in the southwestern quadrant of Calgary, bounded by Macleod Trail SE in the

east, Highway 22X in the south and the Canadian Pacific Rail (CPR) and Light Rail Transit (LRT) lines to the west

(Figure 2). The STC site contains two LRT stations: Shawnessy Station in the north and Somerset-Bridlewood Station in

the south (also the southernmost terminus of the C-Train line).

1.1.2 Surrounding Context

The Shawnessy Towne Centre is surrounded by the communities of Midnapore, Sundance, in the east, the

Transportation Utility Corridor in the south, and the residential communities of Somerset, Shawnessy and Millrise in the

west. Other nearby communities include the developing communities of Chaparral and Silverado. The STC is

considered a part of the community of Shawnessy. Surrounding land uses are primarily low density residential, with

commercial uses straddling Macleod Trail. The overall site is just south of Fish Creek Provincial Park. Due to the

southwest expansion of the ring road (Stoney Trail), Highway 22X will be upgraded to accommodate higher traffic

volumes as a freeway.

As a regional shopping centre, the STC is a draw for residences in the southwest and for those within the greater

Calgary region, including the town of Okotoks and other rural communities south of Calgary. As new communities such

as Silverado and Providence are developed, the STC is poised to become an even greater draw for services and

amenities.

1.2 Legislation

1.2.1 Municipal Development Plan (2010)

The MDP sets a broad policy framework which guides policies, such as Local Area Plans (Regional Context Studies,

Area Structure Plans, and Area Redevelopment Plans) and Outline Plans such as this document. The MDP is a statutory

document approved by City Council in 2009 along with the Calgary Transportation Plan. Together, these documents


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guide long-term policy and development towards more sustainable development, integrating land use and

transportation.

1.2.1.1 MAJOR ACTIVITY CENTRE

The STC has been identified to be a Major Activity Centre (MAC), with a minimum intensity threshold of 200 jobs and

population per gross developable hectare. As a super regional retail centre, the site currently services communities

immediately adjacent and the greater Calgary region, including out-of town patrons. As Calgary continues to grow

along the peripheries, there becomes an increased pressure on city infrastructure and amenities. The MDP aims

towards intensification of existing corridors to relieve the pressure to expand along the city’s boundaries.

Focus | Intensity

As a dedicated Major Activity Centre, OCW & Partners determined the following mix:

ENTIRE SITE: 150/ha jobs, 50/ha people

STC ALLOCATION: 75% employment, 25% residential

PORTAGE ALLOCATION: 10% office, 50% retail, 40% residential

Advantages include decentralization of jobs from the downtown core due to increasing costs

of office tenancy in the downtown.

Business trends indicate more office demand outside of the Central Business District (CBD).

With the rise of telecommuting, the need for physical office spaces in the CBD and face-to-face

interactions diminish.

The site will remain an employment hub expanding on the existing business park and health

service buildings on the east side of Macleod Trail.

1.2.2 Calgary Transportation Plan (2009)

The CTP is a statutory plan created in concert with the MDP. Its main objectives are to provide strategies to allow

universal access to transit nodes, high-level transportation infrastructure and diversity of pedestrian and cyclist-

friendly environments, and to reduce automobile dependency.

1.2.2.1 TRANSIT ORIENTED DEVELOPMENT

TOD is a strategy that promotes higher density, mixed use development within walking distance of a public transit station (MDP 2-12). TOD makes walking, cycling and transit use convenient and desirable, creating livable, sustainable and resilient communities. Development is encouraged within the distance a person is willing to walk to take transit, equivalent to roughly a 5-minute walk, or 400-600 metres.

1.2.3 Midnapore II Area Structure Plan (1979-2013)

The original Midnapore II Area Structure Plan was approved by Council in 1979. It was revised in 1991, 2006 and

most recently, in March 2013. The boundaries have since been expanded since the original 1979 document to include

the surrounding communities of: Sundance, Shawnee Slopes, Millrise and Shawnessy.

The ASP approved a regional centre land use for the STC, comprised of a regional shopping centre, general

commercial uses, multi-family residential development and other compatible institutional uses (Bylaw 6P95).


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There is need to align the ASP with the MDP as most of its policies and objectives have been superseded by current

MDP requirements. A complete review and rewrite of the outdated ASP will be necessary.

2.0 RATIONALE FOR REDEVELOPMENT The purpose of this plan is to set the framework for site redevelopment. In line with future growth in the South Calgary

region, the Outline Plan for the Shawnessy Towne Centre site is meant to provide policy for long-range planning. In

tandem with the MDP, the redevelopment and intensifications of key strategic areas identified as MACs help achieve

the goal for a more compact urban form.

Spanning two LRT stations, the STC site allows Transit Oriented Development, as the entirety of the site is accessible

within a 600 metre or five-minute walking radius to each station. Feeder buses also run through the site, servicing

adjacent communities.

2.1 Client

In the fall of 2012, the Faculty of Environmental Design and the coordinators of the EVDP 644 Advanced Planning

Studio approached the Federation of Calgary Communities (FCC) and the Shawnessy Community Association (SCA) to

assess the viability and vision for the redevelopment of the STC. Will Craig, the representative from the SCA was the

main point of contact throughout the process.

2.2 Applicant

OCW Planning is a leading partner in urban development. OCW is made up of founding members Felix Ochieng,

Lisa Chong and Cody Weiss. OCW’s primary goal is to create and foster long-term people-focused developments

with high values for quality of life, sustainability, healthy and vibrant communities.

2.3 Owners

RioCan wih a 50% ownership interest on the Shawnessy Shopping Centre (RioCan 2011)

City of Calgary

Catholic School Board

Beth Tzedec Calgary Jewish Congregation

3.0 STAKEHOLDERS

3.1 Community Engagement

Will Craig is the sole representative of the Shawnessy Community Association. OCW met with Mr. Craig on several

occasions to obtain the scope and issues the SCA wished to see addressed.

On March 4, 2013, OCW met with the residents and members of the Shawnessy Community Association to gather

their thoughts on redeveloping the STC site. Community members were asked to fill out a questionnaire asking what

they liked (or did not like) about the site. Members were also encouraged to point out specifics on a large printout

map; and write specifics things they would like to see improved on the site using sticky notes.

Collaboration and continued regular communications are especially important to keep a dialogue going between the

community and developers. Community support is paramount to the success of future developments.


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4.0 COMMUNITY BENEFITS Benefits to the Shawnessy Communities and to Surrounding Communities

Current community members found the site to be self-contained in terms of services and amenities. The STC

redevelopment seeks to add another level of services and amenities, extending what exists now and adding more

variety, such as niche and boutique shops as well as artisan space for local trades and a farmers’ market. It is

intended that the site become more of a one-stop-shop. As referenced in Figure 4 services are spread across the site

and car-driving patrons may spend up to 20 minutes (discounting time spent shopping) on trip time alone to

accomplish five ordinary tasks. Benefits will include:

Access to better amenities and services

Added transit options

Additional employment options

Alleviates the high volumes of use on the South

Fish Creek Recreation/YMCA facilities

Better connected open spaces and recreational

paths

Better walkability and ability to accommodate

all modes of transportation

Complete streets with a high-street feel along

Shawville Boulevard

Creation of quality park spaces and pathways

throughout the site

High quality landscaping and public art

More housing options

Programmed space that accommodates all

seasons

Streetscaping, and ease of access – especially

pedestrian crossings

Transit-supportive densities and street patterns

Upgraded utility infrastructure network

5.0 SITE CHARACTERISTICS

5.1 Existing Context and Conditions

The Shawnessy Towne Centre site is an established all-inclusive super regional retail centre. The site contains several

major grocery chains, food services, large retailers, and outlet stores, automobile and personal services. Big box retail

is separated by vast areas of at-grade parking.

FIGURE 3: VIEW FROM SHAWVILLE BOULEVARD TO CALGARY CO-OP LOCATION AND RESIDENTS’ VIEW TO THE BACK OF THE FORMER ZELLERS (SOURCE:

GOOGLE STREETVIEW AND OCW, 2013).

The site as it exists in the present caters mainly to the automobile, despite its advantageous location between two C-

Train stations. Due to the dominance of personal vehicles, vast areas of the site have been dedicated to surface

parking, including the Park ‘N’ Rides catered towards commuters on the LRT. Because of the expanse of surface

parking and single-land use, the pedestrian realm is non-existent. This is complicated further by seasonal conditions as


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winter snow pile-up makes walking difficult. Since the site mostly contains retail, patrons are likely to come from

surrounding communities or from the greater Calgary region. Despite the auto-centric model, the overall intensity of

use, especially during peak times (after work hours and weekends) renders driving unsafe and there is an added

level of difficulty for use of alternate modes of transportation (pedestrians and cyclists).

FIGURE 4: COMPARISON BETWEEN TRIP TIMES IN A VEHICLE VERSUS ON FOOT. IMAGE SHOWS THE TIMES ITS TAKES TO TRAVERSE THE SITE TO SHOP FOR

BASIC AMENITIES. POINT OF ORIGIN IS ASSUMED TO BE EXOGENOUS AND THUS ONLY INCLUDES ENTRYPOINT.CURRENT LAND USE DESIGNATIONS

FIGURE 5: SITE-WIDE LAND USE DISTRICTS – DEVELOPABLE LAND AREA OF THE STC IS DOMINATED BY COMMERCIAL USES.


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FIGURE 6: THE ENTIRE SHAWNESSY TOWNE CENTRE SITE IS ACCESSIBLE VIA THE TWO C-TRAIN STATIONS. WALKABILITY RADII ARE SHOWN AS CONCENTRIC

CIRCLES. THE 400 METER RADIUS GENERALLY TRANSLATES TO A FIVE-MINUTE WALKING DISTANCE.

5.2 Project Site – Existing Land Use

The focus redevelopment area measures 28.7 hectares and is located at the heart and centre of the overall STC site.

It has two distinct hard boundaries, with the CPR/LRT tracks to the west, and Macleod Trail to the east. Land use is

predominantly large-format retail and extensive surface parking areas. The site has a strong commercial emphasis.

FIGURE 7: PROJECT SITE LOCATION AND LAND USE.

5.2.1 Connectivity

162nd Avenue runs west-east and Shawville Boulevard runs north-south, dividing the site into four distinct quadrants.

The internal connectivity is poor and is lacking in linkages. The site lacks connectivity to adjacent residential

communities. The CPR/LRT tracks and Macleod Trail SE act as physical barriers to pedestrian connections, and only

vehicular connectivity is provided along 162 Avenue. There is lack of a well-defined and continuous pedestrian and


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bicycle circulation network. The Jewish cemetery adjacent to site to the north is fenced off and prevents pedestrian

movement directly northeast of the site.

The project site has no residential component or recreational amenities. There is also lack of green open space for

passive/active recreation.

FIGURE 8: VIEW FROM SHALOM WAY TOWARDS JEWISH CEMETERY (SOURCE: GOOGLE STREETVIEW) / DIFFICULT INTERSECTIONS.

FIGURE 9: LAND USE BY COMMERCIAL SUB-CATEGORIES AND UTILITIES.

5.3 Exclusions and Assumptions

With higher intensity of use due to the addition of persons/jobs in the immediate vicinity and growth in the

surrounding South Calgary communities, there is an added concern for traffic across the site. A Traffic Impact Analysis

(TIA) is to be completed by consultants.

The Biophysical Impact Assessment (BIA) and stormwater assessments studies were completed when the area was first

developed. Other exclusions include: hydrological evaluations, geotechnical reports, a Historical Resources Overview

or Historical Resources Impact Assessment, and environmental protection/mitigation plans.

Since this is a redevelopment, Municipal Reserve (MR) and Environmental Reserve (ER) have already been subtracted

from the total gross developable area.


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_Vision 6.0 PROPOSED REDEVELOPMENT

6.1 Six Guiding Principles

The redevelopment of the Shawnessy Towne Centre has been guided by six principles which contribute to the quality

of life envisioned within the STC. These guiding principles contribute to the overall desirability and sustainability of the

lived environment as a self-contained place in which to live play and work.

Mantra | Live – Play – Work I. Transit

II. Connectivity

III. Housing

IV. Employment

V. Environment

VI. Culture

6.1.1 Transit

Goal: To form transit-supportive land uses and mobility choice and to make alternate

transportation viable and accessible within a five minute walking radius.

The overall STC site spans across two LRT stations. As such, there is ample opportunity for

Transit Oriented Development. The C-Train provides excellent connectivity to the

downtown core. To link communities to the east and west, the addition of a Bus Rapid

Transit system adds another level to these connections. As more residences are added to

the site, transit, cycling lanes and walking paths are better developed, more choices are available as alternative to

single-occupancy automobile use.

6.1.2 Connectivity

Goal: To connect people to places both within the site, adjacent communities and the

greater Calgary region.

New linear pathways crossing the STC site will incorporate designed land bridges to

connect surrounding Joint Use Sites (as per the Midnapore II ASP). A gridiron street

structure is to be implemented, further enhancing connectivity within the site. As

improvements are made to upgrade Highway 22X, the Stoney Trail extension to the

south will create an added level of connectivity to the greater Calgary region.


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6.1.3 Housing

Goal: To create a mixed-use centre of activity incorporating “eyes on the street,” and

allowing for higher intensities of housing (units per gross acre) while preserving a

neighbourhood feel.

Housing is an important element to be added to the site, as it contributes to vibrant

lived and work environments. Street and commercial activity is dependent on local and

intra-regional residences. Accessibility in terms of ages, incomes and ability is an

important dimension of housing provision. Developments are to take into account

flexibility and in allowing residents to age in place while using existing and future

services. With an increase in telecommuting, the hearth becomes the centrepiece of daily life. Proximity of residences

to activities and amenities amounts to greater activity to the community due to ease of access. Accessibility to services

and amenities adds to creating a desirable place to live and are key to attracting new homeowners and renters.

6.1.4 Employment

Goal: Expand on and create an employment hub for a variety of employment types, including

retail, office, professional and personal services.

Job-oriented land uses have been determined to be the best use of land for the STC site. In line

with employment-centric areas to the east of Macleod Trail, more commercial spaces will be

allocated. By creating a south-regional employment hub, trips are then decentralized from the

downtown core and eases congestion to the downtown. Decentralizing employment has the

added benefits of lower rents than businesses located in the CBD.

6.1.5 Environment

Goal: Connecting people with nature and recreation and to bring nature to the city.

Suburban expansion has placed great significance on the need to enhance and create

open spaces and ecological services. Landscaping guidelines provide policy for

xeriscaping practices to conserve water resources and bring native plant species to

where it has been displaced by vast stretches of monoculture Kentucky Bluegrass.

Urban forestry reduces the effects of urban heat islands.

6.1.6 Culture

Goal: To imbue a sense of identity to place.

The site as it exists now lacks a sense of place. Building upon the existing historical

connections found on the masonry on the side of the Co-op, which shows vignettes of

pioneer life, the Portage evokes a sense of heritage through naming and historical

themes throughout the site. Building design and construction needs to be of a higher

caliber than the existing big box store/strip mall format and add something to visual

appeal and quality. Public art, open plazas and street signage will contribute to

revival of cultural and historical connections


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6.2 Concept

FIGURE 10: PROPOSED USE OF LAND WITHIN THE SHAWNESSY TOWNE CENTRE.

A general site-wide map has been provided which shows use of land across the Shawnessy Towne Centre site.

A green linear pathway is to be implemented

connecting community parks, joint use sites and

areas of high pedestrian foot traffic (refer to

Figure 16).

Beth Tzedec Memorial Park is to stay as it is.

Compatible uses should be considered in mixed

use development areas.

Creation of a high street along Shawville

Boulevard.

Low Impact Development and permeable surfaces

are to be used where possible to reduce the

strain on the storm water pond to the south

(further explored in the Landscaping section).

Offices are to be located near high volumes of

traffic facing MacLeod Trail to mitigate

residential noise and air pollution.

Residences are located in the interior spaces to

reduce noise and other disturbances.

Vegetation is to be used for landscaping

purposes as well as to act as noise barriers

6.3 The Portage

The project site has been given the name, Portage. The Portage is meant to evoke images of Canada’s past. As a

land-locked area, crossings are meant to bring to mind images and connection to past peoples; of trade, trailblazing

and innovation.

The Portage logo gives a sense of the history and heritage showing the native fescue grasslands, the Chinook arch

and the prevailing northwestern winds. The Portage, as the heart and centre of the Shawnessy Towne Centre bridges

the gaps between adjacent communities, linking and unifying the entire STC.


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As mentioned in the introduction, OCW, with other developers

have determined the following development mix:

50% retail, 40% residential, 10% office

For further detailed calculations, refer to pages 37-39.

The design provides a synthesis of the six principles which is translated into a vibrant built environment and complete

community. Internal connectivity by pedestrians, cyclists and the automobile is achieved by well-integrated circulation

networks, which also connect The Portage to adjacent communities. Each quadrant is highly permeable and comprises

a mix of uses, including retail, office, residential and recreation.

FIGURE 11: PORTAGE CONCEPT PLAN – GROUND LEVEL.


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FIGURE 12: PORTAGE - LEVEL TWO PLAN.

PORTAGE - LEVEL TWO

PLAN


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FIGURE 13: PORTAGE - LEVEL THREE PLAN.


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FIGURE 14: PORTAGE - LEVEL FOUR PLAN.

6.3.1 Sense of Place and Rebranding

The site as it currently exists lacks identity. The STC is a dynamic landscape, encompassing a variety of uses including

an entertainment hub in the northern section, outlet stores, branded retailers, and in the south, the stormpond and the

South Fish Creek Complex (includes a Catholic senior high school, public library, YMCA and recreation facilities).

Despite these amenities, there is no unified sense of place. Through the Outline Plan, OCW seeks to imbue the STC

with a sense of place drawing upon the rich cultural heritage of the region. OCW’s focus area has been renamed

Portage. Each subsequent quadrant within the Portage has been given names which reflect the geological and cultural

attributes of the region.

NW: Vauban Vista

NE: Sandstone Village

SW: Hudson

SE: Cordillera


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The major thoroughfares have been renamed: Shawville Boulevard as Pioneer Boulevard and 162nd Avenue as Ranche

Avenue, which evokes the local historical characteristics and to ties into history (i.e., Macleod Trail was named after

Colonel James Macleod in the 1800s). These rebranded street names are meant to carry on the theme of continuity

and rebirth as redevelopment occurs.

This “rebranding” works to both add to sense of place and provides a form of wayfinding for pedestrians and

automobile traffic alike. Thematic markers are to be provided in each quadrant, adding to the public realm and may

be a source of inspiration for local art.

FIGURE 15: NEIGHBOURHOOD IDENTITY AND REBRANDING.

6.3.2 Innovation

6.3.2.1 CONNECTING COMMUNITIES

The Midnapore II ASP lists connecting open space with community joint use sites and Fish Creek Provincial Park (page

4) as one of its objectives. The reality is that green space is largely fragmented and there is a lack of green space to

break up the copious amount of paved areas. Green strips currently exist along high density roads as buffers and do

not serve public needs for park provision.

Pursuant to the policy found in the Midnapore II ASP, a pedestrian and bicycle-friendly linear path is to be created,

connecting the local community centre, the “Barn” with the fitness facilities and high school to the south and east

towards the business park. The joint use sites of Shawinigan Park, Somerset School, and the Somerset Spray Park in

the west are connected to the STC site. Sundance Place Park on the other side of Macleod Trail links to the pathway

system from the east.


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Where physical barriers render crossings difficult, functional and aesthetically pleasing pedestrian land bridges are

to be implemented. In the image below, two key crossings have been identified: (i) as a connection between

Shawinigan Park across the rail tracks; and (ii) where there is an existing concrete pedestrian bridge over Macleod

Trail. There is proof of heavy use on both sites, as evident in air photos showing foot-worn paths leading from one

side to another. To improve connectivity between parks and well-used crossings, Frank Gehry’s BP Pedestrian Bridge

in Chicago is a good example of what is possible: it provides linkages between two parks and spans over a major

road. Its design serves to act as both a noise barrier against heavy traffic and provides for a pleasant and accessible

walking environment.

FIGURE 16: CONNECTING EXISTING GREEN SPACES, PARKS AND JOINT USE SITES.

Where the linear pathway crosses 162nd Avenue, a tunnel has been proposed for user safety and to allow traffic to

flow unobstructed. With safety of paramount concern, the proposed 1st Street SW Underpass Enhancement (beneath

the CP rail) has been considered: the project orients itself toward pedestrian-realm design as LED lights project public

art, local photography and wayfinding images.


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FIGURE 17: 162 AVENUE LIGHTED PEDESTRIAN UNDERPASS. (SOURCE: HTTP://AWARDS.CANADIANARCHITECT.COM/?PORTFOLIO=1ST-STREET-SW-

UNDERPASS-ENHANCEMENT).

6.3.2.2 CIRCULATION

The transportation and circulation network is designed to achieve short and convenient movement patterns for all

modes within The Portage and connect it to adjacent communities. Walkability is addressed through an intricate

network of pedestrian sidewalks along streets and convenient pathway connections from each quadrant. Pathways

provide pedestrian links to the two LRT stations. The footbridge over CPR/LRT tracks and underpass below Ranche

Avenue are vital components which enable effective functioning of the pedestrian and cycling network. The primary

cycling network is provided along Ranche Avenue and Pioneer Boulevard. The modern roundabout introduced to

replace the Ranche Avenue/ Pioneer Boulevard intersection ensures continuous traffic flow to alleviate the current

congestion. A grid pattern is adopted for internal street circulation.

FIGURE 18: PATHWAY CONNECTIONS AND ATRIUM SPACE BETWEEN RESIDENTIAL BUILDINGS.

http://awards.canadianarchitect.com/wp-content/uploads/2012/12/MBAC_4-DETAIL-RENDER.jpg


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FIGURE 19: CIRCULATION (ALL MODES OF MOBILITY)

Urban Boulevard

Pioneer Boulevard is the major urban boulevard running through The Portage and is designed according to

requirements of the Calgary Transportation Plan and the 2011 Interim Complete Streets Guide. It is a vibrant corridor

lined with buildings having street facing retail at ground level; outdoor café seating areas, wide sidewalks, awnings

and design elements on building facades to give human scale. Bicycle lanes, on-street parking, street trees and street

furniture combine to enhance the public realm. Buildings fronting Pioneer Boulevard have upper levels higher than 12

metres recessed 1.5 metres from the podium.

Setbacks

Development Permit application for new buildings are required to provide a streetscape plan to ensure the proposed

building is compatible with adjacent land uses. Frontages, setbacks, building height, and massing are to complement

their adjacent building counterparts. Buildings are to orient to the pedestrian through these practices:

Relating directly to public sidewalks

Encouraging street-front activities

Providing visual continuity

Framing the public thoroughfare


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FIGURE 20: EXAMPLE OF STREET WIDTHS FOR THE URBAN BOULEVARD (SOURCE: 2011 INTERIM COMPLETE STREETS GUIDE).

FIGURE 21: EXAMPLE OF REQUIRED SETBACKS FOR BUILDINGS FACING THE URBAN BOULEVARD, INCLUDING USES WITHIN THE BUILDING (SOURCE: 16

AVENUE NORTH CORRIDOR AREA REDEVELOPMENT PLAN)

Modern Roundabout

Currently, traffic congestion is experienced along Ranche Avenue and Pioneer Boulevard from vehicles stopping at the

intersection of the two roads. The signal controlled Ranche Avenue/Pioneer Boulevard intersection is to be replaced

with a modern roundabout, to act as a traffic control device offering several advantages:


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Safety – modern roundabouts are acknowledged to be one of the safest forms of intersection control.

Safe crossings for pedestrians are provided in the roundabout design.

Increased capacity – slowing vehicles rather than stopping them entirely provide a higher operational

capacity when compared to stop or signal controlled intersections. Total intersection delay is reduced

Environment – reduction in delay results in decrease in fuel consumption and greenhouse gas emissions.

Lower operational costs when compared to signal-controlled intersections.

FIGURE 22: ROUNDABOUT INFORMATION (SOURCE: CITY OF CALGARY ROUNDABOUT GUDELINES).

Transit

The two LRT stations at Shawnessy and Sommerset-Bridlewood constitute the main transit hubs along the primary

transit network. Pioneer Boulevard is the primary bus transit collector road in the design area. All areas of The

Portage are located within a 5-minute walking distance of transit, and most of the site is within a 600 metre radius of

LRT stations.

Housing

A diversity of housing types and tenures is provided to meet MDP targets for the MAC in multi-family mid-rise

buildings ranging from two to four levels. Where some residential buildings are single use, the majority of residential

accommodation is located in mixed-use buildings dispersed throughout the site.

Green Space

A conscious effort has been made to introduce green space into The Portage (refer to Figure 22). Complementary to

the linear pathway system, each quadrant has a large central green outdoor space suited for public gathering and

informal recreation. The open spaces adjacent to Ranche Avenue/ Macleod Trail interchange east of The Portage are


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retained for future road improvements. These spaces will be available for outdoor recreation/pathways prior to

future construction.

FIGURE 23: GREEN SPACE WITHIN THE PORTAGE SITE.

Employment

Retail and commercial uses provide most of the jobs in The Portage and are located throughout the site. Recreational

amenities introduced within each quadrant are an additional source of employment. The highest employment

concentration is located in the Cordillera, opposite Sundance Business Park east of Macleod Trail.


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FIGURE 24: EXAMPLE FOR COMMERCIAL DEVELOPMENT - AESTHEICALLY PLEASING WITH LONGEVITY IN MIND (SOURCE:

HTTP://FARM6.STATICFLICKR.COM/5242/5222392315_A1B1F861FA_Z.JPG)

Environment

Green Infrastructure (GI) and Low Impact Development (LID) strategies described in the CTP/MDP are integrated into

the redevelopment of The Portage. These include the use of bioswales, absorbent landscaping, porous pavements,

urban forest, and green roofs.

District Energy

District energy represents an innovative approach to alternative energy for the Portage site. The existing site in the

northeast corner of The Portage contains a transmission station with a dedicated land use of S-CRI. As a result, the site

is isolated and fenced off from the public for safety reasons (i.e., limiting access to open wires and substations). The

land use for the district energy site would change the existing zoning to Direct Control/CM-2 and provide for a safer

form of energy and heat delivery. Utilities enclosed within the building are viewable through its transparent façade.

District heating is provided for the entire STC site. The building integrates into the overall design of the site and

enables pedestrians to observe the process of district heating while enjoying the natural environment of the site that

was previously inaccessible. The use of district energy represents a pursuit in innovation in how developments receive

and utilize energy. The system is thought to be adaptable and resilient as different sources of energy, including solar,

may become feasible in the future.


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FIGURE 25: DISTRICT ENERGY BUILDING AND ADJACENT PUBLIC SPACES AS RENDERED BY WEST 8.

Flex Building (Flea Market, Farmers’ Market, Artisan Space)

Flexibility is a critical element for enabling buildings to adapt to different needs required by the public. Spaces such

as farmers’ markets provide the option to host a variety of uses from artisan to formal gathering for public

celebrations. The Portage features a farmers’ market site that enables residents and visitor to enjoy attractions

routinely throughout the year. The flexibility of the space also enables reconfiguration and can adapt as the

community demographics undergo changes. The goal is provide a space that can accommodate a diversity of uses.

6.4 Servicing

Water and sewage utilities will be fully serviced using existing infrastructure utilities. Special care should be taken to

ensure adequate infrastructure to accommodate intensification and higher densities. Shallow utilities (electricity,

natural gas pipelines, telephone wires, fibreoptic cables) are to be buried beneath existing and new roadway

infrastructure.

6.5 Parking (Surface, Structured and Underground)

Several strategies are employed to address vehicle parking and reduce the extensive parking footprint currently

existing. The automobile is still accommodated, but the dominance of surface parking areas is reduced through the

application of the following:

Smaller parking lots. Where surface parking is provided, larger parking lots are divided into smaller lots and

separated by landscaped elements to break down the scale. Landscape elements are used to screen off

parking areas in some locations.

Parking is located to the rear and sides of buildings to add to the pedestrian realm.

Underground parking is provided for most of the buildings.

Structured parking is provided in several locations, and incorporated as part of mixed-use buildings

particularly large format retail and recreation. Structured parking buildings consume less land area than

surface parking and free up land for more development.


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FIGURE 26: DESIGN ELEMENTS USED TO SCREEN OFF AUTOMOBILE PARKING – SEATTLE PARKING LOT AND PARKADE AT 69TH STREET LRT STATION,

CALGARY (SOURCES: TRANSIT ORIENTED COMMUNITIES DESIGN GUIDELINES AND HTTP://PAULSAULNIER.COM/WP-

CONTENT/UPLOADS/2012/12/IMG_4046.JPG)

_Journey 7.0 LAND USE DESIGNATION (ZONING)

7.1 Current Uses

Including: Right of Ways, Transportation Utility Corridors, Future Capital Projects

The original Midnapore II Area Structure Plan is a dated document which dedicates the STC site as a combination of

Direct Control (DC) and Regional Commercial designations. While DC uses were originally intended for innovative

developments (City of Calgary, Planning and Transportation 2000), the opposite has occurred on the STC site.

Instead, the site as it exists today is dominated by generic examples of big box retail and surface parking, due to

land use designation as Commercial-Regional districts.

The proposal takes into account existing City infrastructure needs, such as Transit Utility Corridors (TUC). Due to a

higher propensity for noise and air pollution along the major arterial road, the existing TUC boundaries are to be

respected. The triangular space adjacent to Macleod Trail and of 162nd Avenue has been designated as green space

for public use until the City deems it time to build the interchange. The side facing Macleod Trail is to be landscaped

and treed as an urban forest as to provide a physical and noise barrier.

7.2 Redesignation Process

The MDP, as a statutory document provides the tools for responsible redevelopment that allows for higher intensity

and a mix of land uses – traits which are desired in existing Calgary neighbourhoods such as Kensington and Garrison

Woods. The Land Use Bylaw 1p2007 is the body of policy used for implementing city and local area policy

documents including the MDP, Midnapore II ASP, and the STC Outline Plan. The Land Use Bylaw identifies Land Use

Districts which describe the types of development (uses, building heights and landscaping) that occur on the site.


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Referring back to Figure 5 of current land use designations, there is need to reduce the Regional Commercial

designations to allow for an integrated mix of land uses, including smaller scale shops and multi-level stratification of

uses. Descriptions of land use districts have been adapted from the FCC’s Community Guide to the Planning Process.

7.3 Mixed-Use Zones

Residential intensity is required to support a vibrant commercial streetscape. The problem faced by city centres such

as the Calgary CBD, is the lack of activity in the downtown after 6:00pm when the CBD empties. There is the need to

balance the elements of housing, employment and retail to create a cohesive mix. For example, a local café may

thrive during business hours due to its proximity to employment, and draw business from residents in the evenings.

Storefronts on the street level allow for “eyes on the street” as shopkeepers and people using the space can deter

deviant behaviours. A better sense of safety contributes to a safer environment fostering greater social transactions.

At present, Calgary’s Land Use Bylaw Districts do not accommodate for mixed-use districts. While LUDs such as the M-

X1 are primarily residential, the potential for mixed-use activity, commercial uses are only accommodated and not

mandated. Looking to current LUD, high street innovations in zoning, as seen on 10th Street NW in Kensington are

largely classified as Direct Control Districts.

Land Use District Description

M-X1 (Multi-Residential,

Low Profile, Support

Commercial District)

Provides for low profile multi-residential buildings that are compatible with

lower density development and that include limited commercial uses, in both the

Developing area and Developed Area. Buildings have a maximum height of 14

meters.

M-X2 (Multi-Residential,

Medium Profile, Support

Commercial District)

Provides for medium profile multi-residential buildings that include limited

commercial uses in the Developed and Developing Areas. A limited range of

commercial uses including office, retail, personal service, convenience store, take-

out food services is included. Buildings will have a maximum height of 14 meters.

7.4 Residential Development


M-CG (Multi-Residential,

Contextual, Grade-

Oriented District)

Provides for a mix of multi-residential buildings (potentially up to 12.0 meters in

height) and lower density forms in the Developed Area. Multi-residential

developments must provide at least some units with direct access to grade. Rules

require that buildings are sensitive in scale, height and setbacks to existing

development.

M-C1 (Multi-Residential,

Contextual, Low Profile

District)

Provides for low profile multi-residential buildings that are sensitive to the scale,

height and setback of existing development, in the Developed Area. Buildings

will have a potential maximum height of 14 meters, but there is no requirement

for units to have direct access to grade.


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M-C2 (Multi-Residential,

Contextual, Medium

Profile District)

Provides for medium profile multi-residential buildings that are sensitive to the

scale, height and setback of existing development, in the Developed Area.

Although the rules provide for a variety of building forms, it is expected the

majority of buildings will be apartments with a maximum height of 16 meters.

M-H1 (Multi-Residential,

High Density, Low Rise

District)

Provides for multi-residential buildings in a high density, low rise (up to 26

meters) form throughout the city. The density of developments in this district is

regulated by Floor Area Ratio (FAR) and includes a limited opportunity for

commercial uses.

M-H2 (Multi-Residential,

High Density Medium

Rise District)

Provides for multi-residential buildings in a high density, medium rise (up to 50

meters) form throughout the city. The district can be applied to sites where this

larger scale of development exists or where supported by Council policy. The

density of developments in the M-H2 district is regulated by FAR and includes a

limited opportunity for commercial uses.

7.5 Commercial Development

As per the Midnapore II ASP, “commercial development shall be high quality and visually attractive, especially when

it adjoins residential areas or Macleod Trail, a major entranceway to the city” (City of Calgary 2006, 7).


C-N1 (Commercial,

Neighbourhood 1 District

Small-scale retail and personal services in a storefront building close to the

sidewalk. Facilitates local shops and pedestrians

C-C1 (Commercial –

Community 1 District)

Small to medium-scale commercial uses which cater to pedestrians and vehicular

access. Landscaping and setbacks minimize impacts on nearby residential uses.

C-C2 (Community 2

District)

Medium-scale commercial uses (usually located on the boundary of several

communities and feature comprehensively designed developments with several

buildings). Sites have a variety of building and uses sizes, shared parking and

both pedestrian and vehicular access. Since these sites are larger in area and

provide more parking and landscaped area, larger uses and buildings are

allowed.

C-COR2 (Commercial –

Corridor 2 District)

Buildings are small to medium-scale retail and personal service. This provides for

a mix of auto-oriented and pedestrian-oriented buildings. These may occur

along some commuter routes or at the end of pedestrian-oriented corridors

C-R1 (Commercial –

Regional 1 District)

Comprises of large-scale developments that typically contain one use on the site,

generally along roads or other major transportation corridors. Sites are

commonly automobile-centric. Development standards address parking, building

design, landscaping and pedestrian movement to enhance the appearance and

function of the sites.

C-R3 (Commercial- This district accommodates development consisting of a series of primarily large-

format retail, restaurant and entertainment buildings. Sites generally require


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Regional 3 District) large tracts of land and provide for a variety of building sizes and use areas.

Rules address the location of buildings on the site, traffic and pedestrian

circulation within the site, parking, landscaping, pedestrian amenities and

building design.

7.6 Open Space, Pathways and Utilities

Storm Servicing

Alternate land use is sought for the storm pond on the southern boundary. Currently zoned as S-R Special Purpose –

Recreation District, the site is fenced off to the public in reality. There is potential for passive uses with pathways and

seating as shown in the photo below.

FIGURE 27: PROGRAMMED SPACE FOR THE STORMWATER POND IN THE SOUTH. (SOURCE: HTTP://WWW.FREIBURG-

PANORAMA.COM/PANO_E1.LASSO?M_GEGEND=FR&M_KUERZEL=SEEP&M_ORT_D=SEEPARK&M_ORT_E=PARK%20AT%20LAKE%20FL%C3%BCCKINGER%

20(SEEPARK))


S-UN (Special Purpose –

Urban Nature District)

Primarily intended for natural use areas that will be preserved as natural area

parkland or may have low-impact recreational uses. The district allows for

limited improvements on the site and provide for passive outdoor recreational

uses.

N/A Linear pathways are included in all land use districts.

7.7 Direct Control (DC) Uses

Commercial corridors straddling Shawville Boulevard (Pioneer Boulevard) are to have a stratified building use

(commercial/retail on the ground level, offices on mid-levels and residences on the higher levels). Vertically


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stratified mixed use parcels shall take components of existing zoning from categories of Commercial and

Residential uses. For example:

o Combinations of C-COR1 and M-X1uses are to occur adjacent to the urban boulevards of Ranche

Avenue and Pioneer Boulevard.

o Big box format retail needs to incorporate recreation above (see Calgary Superstore/Goodlife

Fitness Centre arrangements in which the grocery occupies the main floor, with offices and a gym on

the second floor). The same parcel needs to accommodate a variety of uses. C-R3 would

accommodate commercial and recreation uses within the same building.

The district heating utility building as referenced earlier in the document (as referenced on page 25).

FIGURE 28: IMPLEMENTATION OF THE LAND USE BYLAW AND CORRESPONDING LAND USE DISTRICTS.


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8.0 IMPLEMENTATION As mentioned previously, development needs to achieve the right balance and support street activity and commercial

viability. The STC is in an advantageous position located in the heart of several South Calgary communities. Retail

and employment is then able to draw from the surrounding residential communities and from the greater region.

The graph on Scenario 1 shows the current redevelopment scenario in which the current high percentage of retail is

gradually reduced as residential and commercial sectors are developed. From this model, competing residential land

uses grow from virtually nothing at 0% to 40% over a period of 50 years, while commercial uses remain stable.

It is projected that the influx in residential and commercial uses will create a self-sustaining community where retail is

supported at both a local and regional level.

FIGURE 29: PROJECTIONS AS STC EXPERIENCES REDEVELOPMENT / WHAT IF? DEVELOPING SHAWNESSY TOWNE CENTRE AS A BLANK SLATE. BALANCING

RESIDENTIAL INTENSITY THAT MAKES LOCAL BUSINESSES VIABLE.

To illustrate the ideal trajectory of residential/commercial/retail development over the same period (50 years),

Scenario 2 shows the same ratios (50% retail, 40% residential, 10% commercial) increasing in tandem with one

another to create the desired outcomes of vibrant streetscapes and supports local business.


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8.1 Phasing

STC redevelopment is meant to occur over a 50 year horizon. In the upcoming graphic, building footprints are shown

over three phases to illustrate a development scenario. Phase 1 shows development in 2015, Phase 2 covers

development up to 2045, and Phase 3 shows development by 2065 when MAC targets are achieved.

FIGURE 30: PHASING DEVELOPMENT OVER A PERIOD OF 50 YEARS.


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9.0 STATISTICS AND NUMBERS

9.1 Density (UPA)

1.0 SHAWNESSY TOWN CENTRE - OVERALL SITE

Gross Area of Shawnessy 129 hectares

Non-developable Areas 34 hectares

Gross Developable Area 116 hectares

MDP Intensity for MAC 200 people + jobs per gross developable hectare

1.1 ASSUMPTIONS

Allowing for road networks, etc:

Gross Developable Area 100 hectares

Assume job-focused scenario 75% jobs + 25% people

20,000 persons intensity

1.2 JOB-FOCUSED SCENARIO

Residents 50000

Jobs 15000

1.3 TYPICAL FLOOR AREA ALLOCATION BY USE

Typical Dwelling Area 70m2

Average Occupancy 1.57 persons/dwelling unit

Typical Office 23m2 per person

Typical Retail 46 m2 per person

Assuming retaining similar number retail jobs

1.4 STC AREA ALLOCATIONS

Residential 222,930m2

Retail 161,000m2

Commercial/Office 264, 500m2

2.0 THE PORTAGE

2.1 ASSUMPTIONS

Assume Residential 40%; Retail 50%; Commercial/Office 10% of STC Areas

2.2 PORTAGE SITE AREA ALLOCATIONS

Residential 40% 89,172m2

Retail 50% 80,500m2

Commercial/Office 10% 26,450m2


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9.2 Floorplates

Portage – Buildings Key Plan


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Portage – Map of Building Heights


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Portage – Building Floor Areas for Retail, Residential, Office and Recreation

RETAIL

Floor Area(m2) No. of Floors Total Area(m2)

Quadrant A - Sandstone Village

Building 1 4450 1 4450

Building 2 3530 1 3530

Building 3 2570 2 5140

Building 4 2180 2 4360

Building 5 3022 2 6044

Building 6 1535 1 1535

Quadrant B- Vauban Vista

Building 1 1795 1 1795

Building 2 3022 2 6044

Building 3 2395 2 4790

Building 4 3335 1 3335

Quadrant C - Hudson

Building 1 2430 2 4860

Building 2 2335 2 4670

Building 3 3160 2 6320

Building 4 3115 1 3115

Quadrant D- Cordillera

Building 1 1860 2 3720

Building 2 3100 2 6200

Building 3 820 1 820

Building 4 2735 2 5470

Building 5 3665 1 3665

TOTAL RETAIL FLOOR AREA 79863


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RESIDENTIAL



Building 3 2570 1 2570

Building 4 2180 1 2180

Building 5 3022 1 3022

Building 6 1535 1 1535


Building 1 1795 1 1795

Building 2 3022 1 3022

Building 3 2395 1 2395

Building 5 5900 4 23600

Building 6 2190 3 6570

Building 7 3022 2 6044

Quadrant C - Hudson

Building 1 2430 1 2430

Building 2 2335 1 2335

Building 3 3160 1 3160

Building 5 2210 2 4420

Building 6 1530 4 6120

Building 7 1775 4 7100


Building 1 1860 1 1860

Building 2 3100 1 3100

Building 3 820 2 1640

Building 4 2735 1 2735

TOTAL RESIDENTIAL FLOOR AREA 87633


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OFFICE



Building 4 2180 1 2180

Building 6 1535 1 1535


Building 1 1795 1 1795

Building 3 2395 1 2395

Quadrant C - Hudson

Building 2 2335 1 2335


Building 1 1860 1 1860

Building 6 4945 3 14835

TOTAL OFFICE FLOOR AREA 26935

RECREATION



Building 1 4450 1 4450


Building 4 3335 1 3335

Quadrant C - Hudson

Building 4 3115 1 3115


Building 5 3665 1 3665

TOTAL RECREATION FLOOR AREA 14565


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10.0 LANDSCAPING GUIDELINES

10.1 Environmentally Responsive

Since Calgary is part of the grasslands natural region biome, water is less abundant. Landscaping is to be

environmentally responsive to the region. Xeriscaping is to be used where possible using locally occurring plant

species. Landscaping needs to be sensitive and account for all four seasons. For example, deciduous trees may be

planted near offices, residences and green spaces to provide shading and relief for the summer heat and yet allow

sunlight to shine through during the winter.

10.1.1 Low Impact Development (LID)

For further details on LID, refer to 2011 Interim Complete Street Guide. A few examples to be incorporated on the

site need to include the following:

Absorbent Landscaping Landscaping should take into effect the local climate and reduces runoff, as it is

absorbed into the soil or evaporates.

Bioswales Bioswales should be used along roads to contain roadway runoff and act as a

barrier for pedestrians against traffic.

Green Roofs Buildings are to be built structurally sound; accommodating for green or vegetated

roofs. As a winter city, moss/sedum may be used in lieu of grasses.

Porous Pavement Parking lots and slow traffic areas are to be porous, allowing rainwater and runoff

to seep into the water table.

Rainwater Retention Rain gardens and other strategies may be employed to reduce the stress on the

stormwater pond to the south.

11.0 ACCESSIBILITY Site design is to be barrier-free, accommodating all modes of transportation, mobility and ages. STC is situated to be

an ideal community in which residents may thrive, raise their families and age in place.

As the older population increases, there is need to accommodate for this shift in demographics. The overall STC site

needs to allow for on-site facilities, health and daily services and amenities available within short distances to senior’s

residences.

The redeveloped site is to create safer pedestrian crossings, especially across busy multi-lane arteries. 162nd Avenue

(Ranche Ave) and Shawville Boulevard (Pioneer Blvd) incorporate road medians to increase safety; especially

individuals with reduced mobility. Each quadrant integrates an interior courtyard-like space in addition to surrounding

services, accommodating for all shopping and service needs.

Additional information may be found in the City of Calgary’s Universal Design Handbook (2010)


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_Finish 12.0 REALIZATION Transit, connectivity, employment, housing, environment and culture serve as the defining principles for producing a

vibrant development. By understanding that the design of the Portage is long-term, OCW configured the six

principles to be adaptive and resilient for the community.

Periodic phases of development meant that community would not encounter frantic periods of redevelopment

followed by intermittent lulls between investments paired by short spurts of growth in a reactive fashion. Instead

growth is balanced with redevelopment created through a dynamic set of series. The Portage is a flexible

development wherein uses respond to change, utilizes existing spaces, and intertwines new development as a

complimentary factor. The result is an enriched environment that benefits from proactive movements in planning to

allow new development to take root – which in turn become enriched through community activity and succeeded, not

dismissed, by the next series of development. Building upon previous successive generations of development uses,

Portage is a mosaic of use and reuse, identities and histories – plans which reflect visions of the future.

As Portage migrates beyond each stage, the mantra of live, work and play ensure longevity. The Portage’s sub-

districts of the Hudson, Cordillera, Sandstone Village and Vauban Vista display this longevity by providing separate

identities that truly succeed when they are utilized as a whole. Residents and visitors are offered connections, passive

and active, through the site where they can find their own sense of place.

As conditions evolve in the community, changes will be reciprocated in the way the Portage redevelopment supports

fluidity of arising community needs and desires. Transition of spaces are destined to occur over 50 years, however,

the permanency of connections via pathways, bridges and underpasses are engrained and catalyze the ability of

Portage to evolve with, rather than hinder the progression of the community.


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13.0 WORKS CITED

City of Calgary. 16 Avenue North Corridor Area Redevelopment Plan. Calgary, January 2009.

City of Calgary. 2011 Interim Complete Streets Guide. Calgary, 2011.

City of Calgary. Calgary Transportation Plan. Calgary, 2009.

City of Calgary. Hillhurst/Sunnyside Area Redevelopment Plan. Calgary, November 2012.

City of Calgary. Midnapore Phase II Area Structure Plan. Calgary, March 2013.

City of Calgary. Municipal Development Plan. Calgary, April 2010.

City of Calgary. Universal Design Handbook. Calgary, 2010.

City of Calgary, Planning and Transportation. Direct Control Analysis (1996-2000). Calgary: City of Calgary, 2000.

City of Calgary, Roundabout Guidelines. Calgary, December 2011.

City of Calgary. Transit Oriented Development Best Practices Handbook. Calgary, 2004.

Federation of Calgary Communities. A Community Guide to the Planning Process. Calgary, 2012.

Metro Vancouver. Stormwater Source Control Design Guidelines. Vancouver, 2012.

RioCan. Property Portfolio. December 31, 2011. http://www.riocan.com/Document/Details/11 (accessed April 14,

2013).

West 8. West 8 Portfolio. http://www.west8.nl/ (accessed January 2013).

Documents

EVDP644_OCW_OutlinePlan