Share this page Print

Stadium Shopping Centre - FAQ

 

As frequently asked questions come up about the proposed Stadium Shopping Centre Area Redevelopment Plan, we will do our best to address them here. If you have questions, you can also post them on the online forum at the bottom of the overview page and we will try answer them directly there.

 

1. What is the Stadium Shopping Centre’s current land use designation (zoning)?

2. Can the current land use designation be changed through this process?

3. Why are there not more details on what development is being proposed for the Stadium Shopping Centre?

4. Is the area redevelopment plan going to allow a development the size of Market Mall?

5. Hasn’t the land owner already proposed this and been turned down?

6. Is this process moving too quickly?

7. Will the green space around Stadium Shopping Centre disappear?

8. Is The City considering the safety risk of potentially having a hotel near a school?

 

 

1. What is the Stadium Shopping Centre’s current land use designation (zoning)?

The Stadium Shopping Centre is currently a Commercial – Community 2 (C-C2f3.0h46) District. Full details of what that allows can be found by clicking the link above, but in summary, that land use designation allows services like offices, gyms, banks, some medical services and retail. There are also things that The City has the discretion to allow like hotels, mechanics, child care services, alcohol sales, restaurants and residences, among other things.

The “f3.0” in the land use district means that the site can be developed with a floor area ratio of 3.0, which means the total square footage of the buildings can be up to 3 times the total square footage of the site. The “h46” means that buildings on the site have a maximum height of 46 metres (approximately 14 storeys).

The current land use designation was passed in 2007 as part of The City’s new Land Use Bylaw 1P2007. The new bylaw, however, did not significantly change what was allowed on the Stadium Shopping Centre site by the pre-2007 zoning under Bylaw 2P80. The allowable density and height has not changed significantly since 1970: 

Bylaw (Year)

Land Use District

Density (FAR)

Height

1P2007 (2007)

C-C2f3h46

3.0

46 meters

2P80 (1980)

C-3

3.0

46 meters

8600 (1972)

C-2/C-3

2.8

150 feet (45.72m)

7839 (1970)

C-2

2.8

150 feet

Top

2. Can the current land use designation be changed through this process?

After a public engagement process, Council approved the South Shaganappi Communities Area Plan in April 2011. This plan sets the direction for the process that The City is currently in and it calls for future development proposals to meet the purpose and intent of Stadium Shopping Centre’s current land use designation. Because of that previous Council direction, City staff are drafting the proposed area redevelopment plan with the current land use designation in mind.

Top

3. Why are there not more details on what development is being proposed for the Stadium Shopping Centre?

At this point, there is no specific development proposal for the Stadium Shopping Centre. The City asked the land owner (Western Securities) to create a discussion document to show what they see as a possibility for the site in order to start the conversation about its future, however this is not a formal proposal that they are asking The City to approve.

The purpose of the proposed area redevelopment plan is to provide clearer guidance to the land owner about what principles and objectives need to be met by any redevelopment. The Municipal Development Plan and South Shaganappi Communities Area Plan have set a high-level direction and the goal of the area redevelopment plan is to show how the principles in those documents should be applied to the shopping centre site.

Once the area redevelopment plan is complete and approved by Council, the land owner will be required to submit a master plan as part of the development permit process. Development permit applications will be evaluated by The City using the the principles and objectives outlined in the area redevelopment plan.

Top

4. Is the area redevelopment plan going to allow a development the size of Market Mall?

Market Mall is 88,108 square metres in size. Stadium Shopping Centre’s current land use designation allows a maximum of 74,250 square metres of floor space on the site.

However, the comparison between Market Mall and the future redevelopment of Stadium Shopping Centre is not comparing “apples to apples.” Market Mall is a one-storey building that is exclusively retail space and is intended to service an entire region of the city. The future Stadium Shopping Centre has been clearly identified as a mixed-use, multi-storey site that is to include housing, jobs, retail and services in its total floor space, with the retail intended to serve just the local area (including patrons from the University of Calgary and the Foothills Medical Centre).

Residential units and office space do not have the same impacts on a community as a mall and, given its proximity to large institutions and location on the primary transit network, people do not access and use the Stadium Shopping Centre site in the same way they access and use Market Mall.

Top

5. Hasn’t the land owner already proposed this and been turned down?

There was a development proposal in 2008 to build two office buildings on the site. The proposal was turned down by the Subdivision and Development Appeal Board after an appeal from the community. The appeal board’s decision was due to significant flaws in the transportation impact assessment (TIA), specifically regarding the space allocation for different land uses and inconsistencies in the recommendation of a traffic light. 

Since that proposal in 2008, City Council has approved the Municipal Development Plan and South Shaganappi Communities Area Plan which provide direction for this site that did not exist before. The current area redevelopment plan discussion is not based on the previous proposal but is based on this new policy direction from Council, and the discussion document that the land owner submitted to start the conversation with The City and community. A new transportation impact assessment is also being done by a different consulting firm.

Top

6. Is this process moving too quickly?

Generally, area redevelopment plans take anywhere from six months to two years to complete. This time it takes depends on many factors, including the size of the area, the number of land owners and The City resources available to work on the plan.

The proposed Stadium Shopping Centre Area Redevelopment Plan is being developed more quickly than most area redevelopment plans, however this does not mean that there will be less consultation and scrutiny than with other plans. The same requirements for certain technical reports and reviews also apply to this plan as other ones and the plan will not be presented to City Council until all these requirements are met.

This plan is also unique in three ways that make a shorter timeline possible.

First, there was significant community input into the South Shaganappi Communities Area Plan which provides a higher than normal level of direction for the area structure plan. Typically, the Municipal Development Plan is the only major policy direction we have when developing area redevelopment plans.

Second, the Stadium Shopping Centre Area Redevelopment Plan is for a relatively small area with a single land owner. Normally area redevelopment plans involve larger areas with multiple land owners that all have to be considered and consulted.

Third, in situations where a land owner already has the land use designation they need for a development it is unusual for an area redevelopment plan to be created. The land owner can (and is entitled to) submit a development permit application to build what is allowed under their land use designation, which generally does not have a requirement for public consultation (though it is customary to do some outreach). In this case, the land owner has decided to participate in an area redevelopment plan process to give the community an opportunity for some input into how they redevelop the site, however many questions about the site have already been answered through the land use designation.

Top

7. Will the green space around Stadium Shopping Centre disappear?

In their discussion document, the land owner has suggested incorporating the stretch of green space in front of Stadium Shopping Centre (between 16th Avenue, the Redwater Grill, Wendy’s, and the Keg) into future development. The City will require that any green space used for development be replaced elsewhere on the site. Where that green space goes and whether it is divided up, put in one spot, or added to the parks west of the site is something that will be decided as part of the consultations with the community. 

The playing fields, playgrounds, and school sites to the west of the site (behind the shopping centre and the Redwater Grill) are not included in the plan area and will therefore not be changed by this plan.

Top

8. Is The City considering the safety risk of potentially having a hotel near a school?

A hotel is allowed under the Stadium Shopping Centre’s current land use designation, at The City’s discretion. As part of the area redevelopment plan process, The City is consulting the Calgary Police Service to find out if there are safety risks with having a hotel near a school and, if so, what should be done to address them.

Top

 

BACK TO OVERVIEW