BYLAW NO.

8P2007

BEING A BYLAW OF THE CITY OF CALGARY TO AMEND

THE BOWNESS AREA REDEVELOPMENT PLAN 7P95
M·2007·003
*****************************************

WHEREAS it is desirable to amend The Bowness Area Redevelopment Plan

Bylaw 7P95, as amended;

AND WHEREAS Council has held a public hearing as required by Section 692 of
the Municipal Government Act, R.S.A. 2000, c.M-26, as amended;

NOW, THEREFORE, THE COUNCIL OF THE CITY OF CALGARY ENACTS AS

FOLLOWS:

1. This Bylaw may be cited as "Bowness Area Redevelopment Plan Amendment

Number 6 Bylaw".

2. The Bowness Area Redevelopment Plan attached to and forming part of Bylaw
7P95, as amended, is hereby further amended as follows:

(a) Delete Map 2 entitled "Land Use Policy Areas" and replace it with revised Map 2
entitled "Land Use Policy Areas" attached as Appendix I.

(b) Add Section 7A entitled "Greenbriar Area Land Use" attached as Appendix II.

(c) Delete in Section 7, Residential Land Use, Policies General #11 and replace
with the following:

11. Resubdivision or redesignation of existing lands in Wilson Gardens is

discouraged unless the application is accompanied by a comprehensive
outline plan (to be approved concurrently) that would indicate how the area
can be developed to meet the servicing (utilities such as water, sewer and
storm), transportation, environmental and other planning requirements of the
area. The existing land use designations should remain until completion of
such a plan.
 BYLAW NUMBER 8P2007

3. This Bylaw comes into force on the date it is passed.

READ A FIRST TIME THIS 16TH DAY OF APRIL,2007.

READ A SECOND TIME THIS 16TH DAY OF APRIL, 2007.

READ A THIRD TIME THIS16TH DAY OF APRIL, 2007.

MA~
DATED THIS 16TH DAY OF APRIL, 2007.
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BOWNESS

LAND USE POLICY AREAS

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 BYLAW NUMBER 8P2007
APPENDIX II

7A. GREENBRIAR AREA LAND USE

Context

The Greenbriar area - shown on Map 3A Aerial Photo - is bound on the south by the Trans
Canada highway, on the west by Stoney Trail, on the north by the Bowness escarpment and on
the east by 83rd Street and Bowfort Road. The area is fairly flat, with the exception of the
Bowness escarpment and a depression in the south east portion of the site.

As of 2007, approximately two-thirds of Greenbriar is undeveloped. The major use, in the

northeast part of Greenbriar, is a mobile home park. Greenwood Village Mobile Home Park
consists of approximately 500 mobile home lots, a community centre, and some manicured park
space and play areas.

Greenbriar is unique in that, in 2007, most of the area is undeveloped, yet it is surrounded by
developed communities and commercial and recreational uses. Map 3B Location and
Planning Area Boundary illustrates the setting of Greenbriar. Briefly, it includes:

• North - Bowness escarpment and the Bowness community. At the west end of the
escarpment is the Wood's Douglas Fir Tree Sanctuary, a historic resource designated by the
Province in 1990.
• West - Stoney Trail expressway and the community of Valley Ridge. Stoney Trail forms part
of the provincial ring road, and as such does not offer local access to the community of
Valley Ridge or the Greenbriar area.
• East - 83 rd StreetlBowfort Road and an established highway commercial district. In addition
to the highway commercial district, the regional commercial centres of Crowfoot Town
Centre and Market Mall, and a commercial area further east on the Trans Canada serve the
Greenbriar area.
• South - Trans Canada highway and Canada Olympic Park. Canada Olympic Park is a
training and competition centre and recreation/tourism facility that serves Calgarians,
Canada's athletes, and visitors to the city.

Objectives

Prime Objective
1. Create a complete community - a walkable community noted for its distinct sense of place,
housing choice, and mixed uses intended to meet basic day-to-day needs of the community.

Secondary Objectives
2. Ensure new development allows for a diverse population mix through a variety of housing
forms and services to accommodate needs across the population.
3. Promote connectivity and access within the area for all modes of transportation.
4. Promote excellence in urban design.
5. Create an interconnected open space system of parks, environmentally significant areas,
pathways and linear open spaces.
6. Ensure compatible integration with the surrounding community, including Canada Olympic
Park, the existing highway commercial area and greater Bowness community.
 BYLAW NUMBER 8P2007
APPENDIX II

Policies

General

1. The predominant land use in the Greenbriar area shall be residential.

2. A mix of housing types is preferred. Appropriate residential uses include medium density
apartment and townhouse developments, medium-high density apartment style
developments, small lot single detached and mobile home uses.
3. The minimum residential density in Greenbriar is 20 uph (8 upa), to a maximum of 30 uph
(12 upa) across the balance of the plan area (based on the gross developable area).
4. Distribution of land uses and densities shall be compatible and appropriate within the
context of the area and are to be determined at the outline plan stage.
5. Density is expected to vary across the site to fulfil the requirements for a variety of housing
types, but its distribution should follow these basic principles:
• Ensure that the distribution of density supports a walkable community.
• Consider placing higher densities within easy walking distance (400 metres) of
community amenities, shopping, transit and next to parks where the green open space
can provide relief for the denser housing forms.
• In assigning densities, building height and massing for parcels along the Bowness
escarpment and areas highly visible from the Bowness and Valley Ridge communities
give due consideration to impacts on adjacent existing developments.
6. In addition to the above policies, the maximum densities and allowable building heights for
parcels will be based on consideration of liveability of units, shadow and privacy impacts,
and general compatibility with the residential context.
7. The land ownership and general developable areas as shown on Map 3C Ownership and
Residential Development Areas comprise six planning cells with target population ranges
based on allowable density. If land areas identified for housing exceed the allowable
maximum of 30 uph (12 upa) density in any phase of development, the target maximum
population will be reduced accordingly in subsequent phases on other parcels within the
planning cell.
8. Vehicular access and parking should be located so as to minimize the impact of parking and
driveways on the pedestrian environment, adjacent properties and pedestrian safety.

Residential

9. Special needs housing shall be encouraged and supported within the community in order to
meet the needs of different income groups and lifestyles. Special needs housing may
include, but is not limited to:
• Subsidized housing;
• Affordable housing;
• Senior citizens housing; and
• Housing for the disabled.
 BYLAW NUMBER 8P2007
APPENDIX II

Interim Dwelling Unit Limit

10. A maximum of 250 dwelling units shall be allowed on the residential sites located east of
Greenbriar Way N.W. until such time as the Bowfort Road N.W.! Trans Canada Highway
interchange is constructed to the satisfaction of the Approving Authority.
11. In conjunction with a development permit application for a residential site that is submitted
prior to the construction of the Bowfort Road/ Trans Canada Highway interchange. a density
analysis shall be provided that addresses the allocation of the 250 dwelling units among the
SUbject residential sites to the satisfaction of the Approving Authority.

Commercial Mixed Use

12. Commercial uses shall be locally-oriented. Commercial uses that are oriented to a regional
population shall not be allowed.
13. Commercial development may include grocery and retail stores, live work, restaurants and
personal service uses. High traffic generating uses shall be discouraged.
14. The scale of commercial operations should be compatible with the residential context and
should not negatively impact the quality of the residential environment.

Open Space

In addition to the policies contained in Sections 3 and 10 of the Bowness ARP, the following
policies apply to the Greenbriar area.
15. Design of new development should incorporate a continuous open space through the
community.
16. Open spaces should be designed to accommodate a variety of activities and provide for the
needs of different groups of individuals.
17. Open spaces should preserve important natural features.
18. Open spaces should reinforce the design of the development.

Community Development
In addition to policies contained in Section 4 of the Bowness ARP, the following applies to the
Greenbriar area.
19. Uses that provide a sense of community or meet the social and family needs of residents
shall be encouraged and supported in the community. These uses may include but are not
limited to:
• Child care facilities;
• Special care facilities;
• Recreational facilities;
• Public organization uses, such as youth clubs;
• Seniors' care facilities and clubs; and
• Public and quasi-public uses.
20. Wherever possible and practical, community supportive uses should be located in
conjunction with a neighbourhood node or transit facility.
 BYLAW NUMBER 8P2007
APPENDIX II

Urban Design

21. Development adjacent to the Bowness escarpment should be designed to minimize visibility
from the greater Bowness community.
22. The entranceway to Bowness from the Trans Canada Highway shall contribute to the
enhancement of the city's western gateway.

Interface Planning

Canada Olympic Park is recognized as one of the city's most prominent recreational,
educational and family sport program areas. The Canada Olympic Park and Adjacent Lands
Area Structure Plan has been adopted by a bylaw passed by Council in 2005. It includes the
Canadian Centre of Sport Excellence which comprises future office, service commercial,
institutional and residential development. This Plan recognizes the positive opportunities, as
well as potential challenges with respect to traffic and light and sound impacts presented by
interface conditions with Canada Olympic Park.
23. As determined appropriate, a residential subdivision or development in Greenbriar shall be
designed to provide for:
• An appropriate and compatible environment in relation to Canada Olympic Park; and
• The ongoing viability of Canada Olympic Park's operation in accordance with the policies
and guidelines contained within this Plan and the Canada Olympic Park and Adjacent Lands
Area Structure Plan.
24. Development in Greenbriar should be designed to mitigate light and noise impacts from
Canada Olympic Park.

Environmental

In addition to the policies contained in Section 3 of Bowness ARP the following applies to the
Greenbriar area.
25. The escarpment, as indicated on Map 3 of the ARP, should be preserved in its natural state.
26. Wood's Douglas Fir Tree sanctuary is a Provincial historic resource and is recognized as a
significant natural area.
27. The City of Calgary will work with developers in Greenbriar to cooperatively protect a
contiguous natural habitat.
28. The protection of lands of higher environmental significance within the plan area should
occur in a manner that achieves where possible, a contiguous and integrated open space
system.
29. Recycling facilities should be provided as required.
30. The developers of new buildings are encouraged to follow the voluntary Leadership in
Energy and Environmental Design (LEED) green building rating system administered by the
Canadian Green Building Council or to follow sustainable bUilding practices compatible with
LEED standards.
 BYLAW NUMBER 8P2007
APPENDIX II

Transportation

31. A convenient, safe and efficient routing network should be provided for local and commuter
pedestrian and bicycle trips in relation to the site and the surrounding community. The
network includes sidewalks, walkways, and pathways, open space and linear park
connections.
32. Pedestrian routes should provide for interconnected internal linkages within Greenbriar that
avoid major roads insofar as possible, and include:
• Efficient and safe connections for movement to transit service, public facilities and
community services.
• Public roads with sidewalks.
• Paved and lighted walkways that are short and direct.
• Other methods satisfactory to the Approving Authority.
33. Community design should attempt to minimize walking distance to transit facilities.
34. The regional pathway should be designed for safe and convenient pedestrian and cyclist
connections for crossings to the Trans Canada Highway.
35. Transit service area requirements should be achieved through the provision of efficient
roadway connections between residential areas and transit stops; or walkways and transit
stops that are situated to improve transit coverage.

Guidelines

General

A. For multi-residential and commercial bUildings parking should be provided underground.

Where surface parking must be provided, it should be well designed and buffered with hard
and/or soft landscaping, and be oriented to the rear of buildings or internal to the site.
B. Layout and design of multi-residential and commercial buildings and parking areas shall
demonstrate adherence to The City's Access Design Guidelines.
C. Bicycle parking shall be included for all multi-residential and commercial uses.
D. A Crime Prevention through Environmental Design (CPTED) review should be carried out on
all development permit applications for all multi-residential and commercial uses.
 BYLAW NUMBER 8P2007
APPENDIX II

Residential

E. New development must be comprehensively designed and address design considerations

such as parking, access, building character and massing, building orientation, impact on
adjacent sites, landscaping and private amenity space.
F. Development shall address attention to the pedestrian environment:
• Direct street access to at-grade residential units is encouraged for all developments.
• Doorways, windows and other openings in the fagade of a building should be
proportioned to reflect pedestrian scale and movement, and to encourage interest at the
street level.
• Long, uninterrupted walls or roof planes should be avoided through articulation of the
building fagade.
• Parking and vehicular access should be designed so as to minimize impacts on the
pedestrian environment. Vehicular access and on-site parking for residential buildings
should be provided from rear lanes wherever possible.
G. Clustering housing to protect green spaces and environmentally sensitive areas is
encouraged.

Commercial Mixed Use

H. Buildings shall be of a high quality design and support an attractive, safe and interesting
pedestrian environment. This shall be achieved through:
• Buildings oriented to face the street, with entrances and display windows at the street
level.
• Visual interest through fagade articulation, choice of materials and varied setbacks.
I. Buildings shall provide awnings, covered walkways, or other similar weather protection.
J. Each Commercial Multi-Residential Use may have a maximum Use Area of 300 square
metres.
K. Signage and lighting should be designed in a manner so as to minimize the visual impact on
surrounding residential uses, as much as possible, without compromising safety aspects.

Calgary Entranceway

L. Billboards are discouraged.

M. Development along or directly visible from the Trans Canada Highway should provide for:
i. High quality architectural design;
ii. Appropriate building height and massing;
iii. Suitable interface treatment in terms of yards, landscaping, fencing and screening;
iv. Landscaping treatment which supports the "City by the Rockies" theme.
N. High quality landscaping, opaque fencing and berming should be encouraged to provide a
buffer between the carriageway and the residential development.
 BYLAW NUMBER 8P2007
APPENDIX II

O. A visual impact statement should be submitted with, as determined appropriate, a land use
amendment or development permit application, on lands adjacent to or highly visible from
the Trans Canada Highway. The statement should include:
i. Perspectives, cross-sections, site plans and other information necessary to evaluate the
visual impact of the project;
ii. Building and site design measures introduced to mitigate the visual impact of the project;
and
iii. Such other information as determined necessary.

Transportation

P. Local and regional pathway systems running through Greenbriar are expected to conform to
policies approved in The City's Open Space Plan.
Q. Pathways should be designed in accordance with The City's Access Design Guidelines on
barrier-free paths of travel and circulation.
R. Transit services and facilities in the area shall be designed in accordance with The City's
Transit Friendly Design Guidelines, and the Access Design Guidelines.

Implementation

Approval Process

1. The timing, direction, and extent of development within the plan area shall be determined
primarily through the Outline Plan and Land Use Amendment process, which will establish
the land use pattern for the area and enable subdivision and development to proceed.
2. Outline plans should demonstrate regard for development of the Greenbriar area as a whole
in the planning of open space networks, pathways and circulation, and transition of land
uses.
3. In order to ensure that redevelopment occurs in a co-ordinated manner, and is in keeping
with the policies and guidelines contained in this ARP, a comprehensive plan demonstrating
connectivity between the subject site and the surrounding lands is required at the Outline
Plan/Land Use Amendment stage.
4. In conjunction with a Land Use Amendment application, supporting plans and analysis
considered necessary to evaluate the application in terms of its compliance with the policies
of this Plan, or in respect to other issues, shall be submitted.
5. Any expenditure for improvements proposed within the Plan shall be funded in accordance
with the standard practice for land development in effect at the time the facilities or
improvements are being considered.
 BYLAW NUMBER 8P2007
APPENDIX II

Previous Planning Approvals

6. A temporary use that is not specifically identified for a site within the applicable Land Use
Area shown on the Land Use Concept map may be allowed provided the use does not
compromise the future planned use of the site, and is determined to be compatible and
appropriate in the context of the area.
BYLAW NUMBER 8P2007
APPENDIX II
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BYLAW NO. 8P2007

ADVERTISED IN Calgary Herald on March 22, 2007

SVLAlN8R2007 .
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RenMI.Ol'MENT PJ.AA . ,
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Red,velopment Plan (ARP) amendment Is to
provide a land use, policy framework to, guide
and coordinate future development of the
Greenbriar Special Study Area, The Greenbriar
Special Study Area' is bounded on the south
by the Trans Canada Highway, on the west

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please call (403) 268.3263.

BYLAW NO. 8P2007

ADVERTISED IN Calgary Sun on Thursday. March 22. 2007

BYLAW NO. 8P2007

ADVERTISED IN Calgary Sun on Thursday, March 29, 2007

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TO: CITY CLERK

FROM: LAND USE PLANNING AND POLICY

RE: BYLAW 8P2007 BEING A BYLAW OF THE CITY OF CALGARY

TO AMEND BYLAW 7P95 BEING
THE BOWNESS AREA REDEVELOPMENT PLAN

---------------------------------------------

APPROVED AS TO CONTENT

APPROVED AS TO FORM

BUDGET PROGRAM NO.

(if applicable)

DATE OF COUNCIL INSTRUCTION

(if applicable)