Share this page Print

Radius II Land Use Redesignation Application


A land use redesignation application for mixed-use development has been submitted for a site located in Bridgeland/Riverside at 1018 McDougall Drive NE.

About

On March 2018, a land use redesignation application (file number LOC2018-0059) was submitted by Casola Koppe Architect, representing Bucci Developments Ltd., to redesignate (rezone) the subject site at 1018 McDougall Road NE to allow for mixed-use development.

The application is to redesignate the site from the existing DC Direct Control District (DC2015d171) to a new DC Direct Control; the land use redesignation will allow for:

  • Mixed-use buildings (e.g. commercial storefronts with apartments or offices above);
  • Active, commercial frontages along 9 Street NE to promote activity at the street level;
  • A maximum building height of 50 metres (an increase from the existing 23 metres); and
  • A maximum building floor area of 21,995 square metres, based on a building floor to parcel area ratio (FAR) of 5.3. This is not changing from the existing allowable 5.3 FAR. The proposed redesignation would also require amendments to the Bridgeland-Riverside Area Redevelopment Plan (ARP) and the Bow Valley Centre Concept Plan (Chapter 9 of Bridgeland-Riverside ARP).

Conceptual Renderings of the proposal:

The current DC District allows for a maximum building height of 23 metres and 5.3 FAR. The current building height of 23 metres would limit the building to a 7 storey building. If the site is built to the maximum FAR, it would translate to a built form with less amenity space, and a large block mass. The proposed 50 metres is to allow the development to be broken up into two building towers with a one storey commercial podium. The additional building height will:

  • Allow for greater flexibility of massing options (break up massing into separate forms and instead of one large block) than is currently allowed; and
  • Allow for greater amenity space and development of unique and high quality architecture.

 


If this land use redesignation application is approved by City Council, the building design, mix of uses and site layout details such as parking, landscaping and site access will be determined later at the development permit review stage.

A map that outlines the plan area in relation to the community/neighbourhood.



 

About the 'Bridges'

 

 

Following the demolition of the Calgary General Hospital in 1998, the subject site and adjacent City owned lands were part of a City initiated policy plan redevelopment named ‘The Bridges’. The overall area of The Bridges is 14.9 hectare and the total land redevelopment is comprised of 16 sites.

 

The Bridges has three phases. Phase 1 is completed and includes sites along 1st Avenue NE. These sites are mixed use development with retail at street level. There are also sites on the north side of Centre Avenue have been developed into 4-6 storey residential. The buildings emphasize a street-orientation with townhouse base units and apartments on the upper level.

Phase 2 includes four sites located from McDougall Road NE south to Memorial Drive. All the sites have been sold to developers with three sites fully developed as mixed-use development. Site 13 has recently been repurchased by the City and a proposed land use amendment for this parcel is under review (file number LOC2016-0193).

Phase 3 of The Bridges includes Radius II’s sister project Radius I (Site 9). The subject site (Site 10) also falls within Phase 3 of The Bridges. The four parcels in phase 2 and 3, outlined in red are the remaining undeveloped parcels in the Bridges.

The subject site is located within 400m radius of the Bridgeland/Memorial LRT station. 9 ST is planned as the primary pedestrian walkway through the community, anchored with the LRT station to the south and the intersection of 1st Avenue and the General Plaza to the north.

Bridgeland-Riverside Area Redevelopment Plan (ARP)

The local area policy includes the Bridgeland-Riverside ARP. The City of Calgary is starting the process of creating a new ARP. The original ARP was adopted by Council in 1980 and is out of date in terms of policy and direction. Since 2002, major infrastructure improvements has taken place in the area (i.e. LRT, community centre site) and the new MDP policies have been adopted in 2009. As such, we are now re-evaluating the appropriate policies and land uses for the community. The ARP is anticipated to be presented to City Council by December 2018.

Updates on the ARP can be found on: https://engage.calgary.ca/BridgelandRiverside-ARP

Until the new ARP is approved by Council, the applicable local area policy for the subject site will be the current Bridgeland-Riverside Area Redevelopment Plan and the Bow Valley Centre Concept Plan (Chapter 9 of the ARP).

Timeline

​Date ​Activity
​March 13, 2018 ​Applicant ​submitted complete application to The City
​March - April 2018 ​Circulation to Community Association/neighbours and City's technical review
​April 2018 ​City provides techncial review comments to the applicant
​May 2018 ​Applicant submits amended proposal in response to feedback from The City
​May - June 2018 ​City reviews amended application
​July 2018 ​Calgary Planning Commission (CPC) reviews application and provides recommendation to Council
​September 10, 2018
Tentative date for City Council Pulbic Hearing and decision

 

Supporting Documents

Municipal Development Plan

Transit Oriented Development Policy Guidelines

Bridgeland-Riverside Area Redevelopment Plan

Bow Valley Centre Concept Plan (Chapter 9 of the ARP)

Land Use Amendment Process​

Contact

For any questions about the planning process or this project, please contact:

Christine Leung
Senior Planner
403-268-3623 or christine.leung@calgary.ca