The City of Calgary is reviewing a proposal from Maple Projects Inc. to change the type of development allowed on the former Highland Park Golf Course Lands. If approved by City Council, this proposal would allow for a comprehensively designed mixed use neighbourhood. 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 proposed plan:
The plan is proposing:
- Residential: Approximately 2,071 units in a variety of housing types from Vertical Mixed Use (Retail & Residential), Slope Adaptive Terraced Apartments, Terraced Apartments and Apartments.
- Retail: Approximately 48,491 square feet of retail development primarily located along Centre Street which is identified as an Urban Corridor.
- Open Space: 1.74 hectares (4.30 acres) of Municipal Reserve.
The estimated timeline for the project is as follows:
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 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 target date: April 21, 2016
Public hearing at City Council target date: June 13, 2016
How to Get Involved
Maple Projects Inc. (the applicant/developer) began initial community engagement in November 2013 prior to submitting its application to the City. Area residents were invited to provide their feedback online, via telephone and email, on a community sounding board and at a temporary engagement centre established at the former golf course clubhouse. Based on feedback from the community and alignment with City of Calgary policies, the developer presented two concepts to the public for feedback January 2014. This feedback was used by Maple Projects Inc. in the development of a final concept. The Former Highland Park Outline Plan and Land Use Redesignation Application was cleared for circulation by the City of Calgary in December 2014. A report summarizing the community engagement process can be found on the developer's website.
How to get involved now
Even if you had participated in the initial community engagement with the developer, City staff would still love to hear from you. The City of Calgary will be consulting the public throughout the review process and timeline. City staff will consider all public comments along with the technical and urban planning merits of the proposal, eventually making a recommendation to Calgary Planning Commission who will in turn make a recommendation to City Council.
There are several ways to get involved:
- Email updates: Sign up to receive our email updates about this project.
- Information Sessions: The City hosted two information sessions at the end of January to advise citizens about this application and collect public feedback. Thank you to the 161 residents and interested parties who attended. Take a look at the information panels presented at the event. A summary of the feedback we received is reported below.
- Online Surveys: We have summarized the responses to our initial survey in a report.
- Open House: The City will be hosting an open house reporting back to the community on how public input contributed to the review of this application. This will also give the community an opportunity to provide any final feedback. We anticipate this open house will take place in the fall of 2015.
- Comments on this webpage: The public comments section is being moderated by City staff.
- Public Hearing of Council: A public hearing will be held by City Council before they make a decision on the proposal. Members of the public can speak directly to Council at the hearing, or submit written comments. Each person will have five minutes to speak, excluding any questions Council members may ask. Comments should be brief and should address land use planning issues.
Look for mail outs, social media posts and advertisements in the community newsletter for more information on how to get involved.
The Planning Process
When the City of Calgary receives an application to redesignate a property and create an outline plan (formally called an Outline Plan/Land Use Amendment Application), we generally follow this process:
- When the application is received, adjacent landowners, the local community association, the Ward Councillor, various City departments (such as Transportation Planning, Urban Development and Parks) and other external agencies (such as utility companies) are circulated a copy of the application to gather their input.
- The City's Planning Department reviews the application on its urban planning merits, a review of the technical aspects of the application including (but not limited to servicing and transportation components), compliance with City planning objectives and policies, including (but not limited to) the Municipal Development Plan and local area plan applicable to the area.
- At an early stage in the application process, The City conducts public engagement to learn about any issues that exist from a community perspective.
- Following a formal review of the application, and the comments received from the circulation process, City staff prepare a detailed team review document that summarizes the list of outstanding issues with the application. This involves a period of negotiation with the applicant to resolve any identified issues.
- Upon satisfactory resolution of the detailed team review comments, City staff prepare a report for the Calgary Planning Commission, which is a committee appointed annually by City Council to make recommendations to Council on land use planning matters. The report contains a recommendation for the proposed land use redesignation. The commission can request changes to the redesignation proposal or can forward the report along with their recommendation on the proposal to City Council.
At the same time, the Calgary Planning Commission will also review the outline plan that must be followed by the applicant as part of the redesignation. The conditions of approval in the outline plan determine the financial and developmental obligations of the developer once they begin redevelopment. The commission is the final approving authority for the outline plan portion of the application and can either approve it or request changes. If they approve the plan the conditions are carried forward to the future tentative plan stage (subdivision) and development permit stages.
- Once the Calgary Planning Commission has made a recommendation to City Council on the land use redesignation portion of the application, it is advertised for a two-week period in the Calgary Herald and then goes to Council for the final decision. Council is required to hold a public hearing on all land use redesignation applications before voting.
This entire process generally takes between 9 and 12 months to complete.