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Springbank Hill Area Structure Plan

​Overview

In 2013, City Council requested an update to existing local area plans that have significant remaining development or redevelopment capacity, in order to align with the Municipal Development Plan (MDP).

Following the April 2017 release of the proposed Springbank Hill Area Structure Plan (ASP)​, The City has passed a critical milestone and is proceeding to take the proposed ASP through the approval phase. The initial step requires the proposed ASP to be presented to the Calgary Planning Commission (CPC). Following the CPC meeting, Administration will present the proposed ASP to Council.

What is the role of Calgary Planning Commission (CPC)?

CPC reviews Administration’s report and the proposed ASP, and may comment or change the recommendation provided by Administration.

At the CPC meeting, questions are asked about the process as well. CPC may form an independent recommendation from that provided by Administration, which is forwarded on to Council for its consideration.

In finalizing the staff report and the ASP for the April 20, 2017 CPC meeting, Administration has made minor edits to the proposed ASP. The changes do not affect the intent of the policies and include:

  1. Removal of watermarked date on the cover page
  2. Updated regional pathway alignment
  3. Minor textual edits to Parts 5 and 6

To view the April 20, 2017 CPC agenda, please monitor the Calgary Planning Commission webpage. Administrations Report to CPC ​is now available to view. At the CPC meeting, members will make a recommendation to City Council for a final decision on the proposed ASP.

What is the role of City Council (CPC)?

City Council reviews the bylaws, reports and recommendation provided by City Administration and CPC. Council makes a decision whether or not to approve the proposed ASP following a Public Hearing. Council’s Public Hearing is tentatively scheduled for June 12, 2017 and offers all affected stakeholders an opportunity to provide feedback in writing and/or in-person. Information will be updated on this page after April 20, following CPC review of the proposed ASP.

To submit comments about the proposed Springbank Hill ASP, you can send an email to The City’s project team at springbankhillasp@calgary.ca before April 17, 2017. Comments may also be submitted directly to the CPC Secretary, Mr. Ian Cope via e-mail through cpc@calgary.ca.

Sign up for e-mail updates​Frequently Asked Questions

Springbank Hill Area Structure Plan Map

Background

In June 1995, over 10 square miles (2,700 hectares) of lands were annexed into the city of Calgary from the Municipal District of Rocky View. The East Springbank Joint General Plan developed in coordination between The City of Calgary, Rocky View and affected landowners was used to provide policy direction leading up to and even after the annexation. Two years after the annexation The City adopted a new Area Structure Plan (ASP) known as the East Springbank ASP that had several appendices in the form of Community Plans inserted to the document from 1997 through to 1999. Appendix 1​ of the East Springbank ASP established the framework for the development of new suburban communities for lands bound by the future Southwest Ring Road to the west and south, 17 Ave. S.W. to the north, and 69 St. to the east. In total the Plan Area applies to approximately 554 hectares or 1,369 acres of land.

Currently The City’s project team is working on developing a new ASP that will update the policy framework for Appendix 1: Revised East Springbank I Community Plan. Direction to update the document was provided to The City in 2013 to ensure that future development aligned with Calgary’s key strategic policy documents that include the Municipal Development Plan and the Calgary Transportation Plan.

In recognition that the original document is outdated in terms of content, format and alignment with other City of Calgary policies, and as an alternative to creating a long list of amendments to the original ASP document, City Administration is undertaking the preparation of a new plan. Long term development direction of the Springbank Hill ASP will identify areas for increase in density while also incorporating a mix of residential, retail and commercial uses with a focus on improved road network, better access to transit services and servicing solutions for future development.

Since March 2013 the project team has used the term “Study Area” to concentrate on lands that have the greatest potential for development or re-development. The Study Area also includes lands where landowners have expressed a strong desire to undertake development and opportunities for development are supported by detailed technical studies prepared and reviewed by the city’s project team. Certain new policies and development direction primarily focus on the Study Area, which is centrally located within the Plan Area. For example, Low, Medium and Mixed-Use Areas propose a new development direction and apply largely within the Study Area. Ultimately all policies of the draft document focus on the long term development guidance of the overall Plan Area.

Timeline

Date Activity
​2009 ​Council provides new direction on how the city will grow and move with the approval of the Municipal Development Plan (MDP) and Calgary Transportation Plan (CTP).
2013 Council directs City staff to initiate an ASP amendment for the East Springbank ASP.
2013 City led engagement with stakeholders to help refine the project boundaries for the Springbank Hill ASP.
2014-2015 Work begins on a Master Drainage Plan and Biophysical Inventory.
August 2016 The first draft of a developer-led Master Drainage Plan was submitted to Water Resources and is currently under review.
Fall 2016 Technical workshops are conducted with relevant stakeholders.
January 31, 2017 Draft Springbank Hill ASP available online for review and comment.
​February/March 2017 Online and in-person public engagement activities hosted.
​April 20, 2017 Proposed Springbank Hill ASP presented to Calgary Planning Commission.​
​June 12, 2017 Proposed Springbank Hill ASP presented to City Council.

Technical reports

NOTE: The direction provided in the Calgary Transit memo and specifically the attachment is at the conceptual level. A functional planning study has not yet been completed, and any logical conclusions reached from the assessment of the memo and attachment may be subject to change upon further analysis and studies undertaken by Calgary Transit.

Get Involved

Beginning in early 2013, The City has hosted numerous public engagement events and workshops both in person and online. Additional engagement opportunities will be available in 2017. Please take a look below at the materials from previous engagement events and information about upcoming opportunities.

Frequently Asked Questions

Why is there a significant increase in densities outlined in the new ASP?

The existing East Springbank ASP, Appendix 1 was developed in 1997 and revised in 2001. It is outdated in terms of content, format and alignment with other City of Calgary policies. The proposed changes to density aim to meet the Municipal Development Plan (MDP) targets that were set out when the MDP was approved by Council in 2009.

There is an increase in commercial development allowed in the area. Have traffic and infrastructure impacts been considered in this plan?

The draft Springbank Hill ASP allows for the north-central portion of the Plan Area, closest to the busy 17 Ave. S.W. corridor, to accommodate for a mix of commercial and residential uses. The increased concentration of commercial activity and population is based on the following factors:

  • To take advantage of the functioning arterial roadway (4 lanes of traffic), and the 69 Street LRT station located within 700 metres (6-10 minute walking distance) to the majority of the mixed use area.
  • To transfer development potential away from areas impacted by steep grades and identified as environmentally significant, to areas that are easier to develop.
  • Provide one central commercial and higher density residential area that allows access to neighbourhood amenities. Access to the area is based on short, direct and convenient travel patterns irrespective of mode (walk, bike, ride or drive).

In addition, Transportation Impact Assessments may be required at the Outline Plan/Land Use Amendment stage to further establish development thresholds.

How are Reserve lands designated?

Allocation and dedication of Environmental and Municipal Reserve lands is determined when reviewing Outline Plan/Land Use Amendment and subdivision applications. The amount of Municipal Reserve is determined by provincial legislation through the Municipal Government Act (MGA). Lands can be taken by a municipality as Municipal Reserve and School Reserve at the time of subdivision. The MGA states that lands cannot exceed 10 per cent of the parcel size. The City intends on taking the full 10 percent as allowed in accordance with the MGA, and this is in alignment with the current draft Springbank Hill ASP.

How was the density and intensity in the area determined? What if I think there is too much density?

Achieving certain intensity and density thresholds provides development guidance and is within the realm of a framework that ASPs provide, as stated in the Municipal Government Act. The City is looking to gather feedback on the policies outlined in the draft Springbank Hill ASP. The City looks forward to working with residents, landowners and Community Association members and getting feedback on what numbers would be more in-keeping with community’s character.

What is the difference between the “Study Area” referenced in The City's documents dating back to 2013 and the “Plan Area” noted in the draft Area Structure Plan (ASP) dated January 31, 2017?

The Area Structure Plan’s boundary is the Plan Area covering 1,369 acres, as shown on Map 2: Land Use Concept Map in the draft document dated January 31, 2017. The term “Study Area” was used to scope the project and delineated areas where new policies and development direction would focus on. For example, Low, Medium and Mixed-Use Areas propose a new development direction and apply largely within the Study Area. Changes to the policy direction outside the Study Area are expected to have a minimal impact to the existing built form. Ultimately all policies of the draft ASP focus on the long term development guidance within the Plan Area

Since 2013, The City’s project webpage (calgary.ca/springbankhill) has differentiated between the Study Area and the Plan Area. Public consultation meetings dating back to March 2013 have acknowledged the difference. The graphic below helps illustrate the difference between the two.

Study Area and the Plan Area.
Is the overall population growth for the Plan Area changing?

Achieving certain intensity and density thresholds provides development guidance and is within the scope and mandate of an Area Structure Plan, as stated in provincial legislation.

The existing East Springbank ASP, Appendix 1 dates back to 1997 (revised in 2001) and is considered outdated in terms of content, format and alignment with key City of Calgary policies. The 2001 policy framework provided a projected population range between 15,000 and 20,000 residents. The draft Springbank Hill ASP document projects a population of 17,000 at full-build out.

Will the new ASP provide direction on increased density?

Yes, the increase in density and intensity for the overall Plan Area aligns with Council’s direction that was determined in 2009, following the adoption of the Municipal Development Plan. The draft January 31, 2017 ASP also aligns with the projected density and dwelling unit counts shared with the public in 2013 and 2014.

Will the Mixed-Use Area identified in 2013/2014 and again in the draft Springbank Hill ASP document dated January 31, 2017 contain commercial developments?

Yes, the draft Springbank Hill ASP dated January 31, 2017 allows for the north-central portion of the Plan Area, closest to the 17th Avenue corridor, to accommodate for a mix of retail, commercial and residential uses. The increased concentration of commercial activity and population is based on the following factors:

  • To take advantage of the existing busy roadway and the 69 Street LRT Station located with 700 meters (6-10 minute walk) to the majority of the Mixed-Use Area. 
  • To transfer development potential away from areas impacted by steep grades and identified environmentally significant areas, to areas that are easier to develop.
  • Provide one central commercial and higher density residential area that allows access to neighbourhood amenities. Access to the area is based on short, direct and convenient travel patterns for all types of mode (walk, bike, ride or drive). 

What technical transportation assessments were reviewed in preparing the draft ASP document?

Transportation Analysis was carried out by The City’s Transportation Department for full build-out of the Plan Area, which ensures that the mobility network is sized appropriately and ensures overall mobility is supported by appropriate infrastructure for full build out of ASP Plan Area. Further, Transportation Analysis will occur and be provided at the Outline Plan stage to ensure appropriate mobility and operations in and around the Plan Area, and to stage infrastructure in support of individual Outline Plans.

How does the proposed Springbank Hill ASP released on March 16, 2017 compare to the conceptual plans shared in 2013 and 2014?

The proposed Springbank Hill ASP captures all land included in the community of Springbank Hill, and includes a much larger area than that identified in the 2013 conceptual plans, see Concept Comparison diagram below. The conceptual plans from 2013 and 2014 focused on the Study Area and provided three different scenarios.

As part of the development of the proposed Springbank Hill ASP, The City has reviewed the forecasted dwelling units anticipated for the Study Area that contains the most opportunity for future growth. It is anticipated that future development within the Study Area will accommodate approximately 1,600 new (single and multi-residential) dwelling units. This estimate is based on potential development scenarios, which are subject to change, see Study ​Area Potential.

Supporting Documents

Co​ntact

Fazeel Elahi
Senior Planner, Planning & Development
springbankhillasp@calgary.ca​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​​