“Market Mall Plus”

(MMP)

Valley Ridge Community Association

Planning Committee

(VRCA PC)

With Input From The:

Crestmont Community Association

(CCA)

January 14, 2014

(Wedding Pavilion)

Agenda

• Welcome & Opening Remarks

• City’s Area Structure Plan (ASP) Process

• Regional Picture

• Background

• Valley Ridge & Crestmont Today

• “Market Mall Plus” Proposal: Shape + BVX / Loblaws

• VRCA PC Issues

• Crestmont Community Association (CCA) Issues

• Wrap-up

• Remarks from Councilor Ward Sutherland

• Q&A Session

City of Calgary ASP Process

http://calgarycommunities.com/content/Community%20Guide%20to%20the%20Planning%20Process.pdf

We are here today

C.O.P.

ASP

Proposed

Westview

ASP

Amended VR ASP

Calgary West

ASP

(Existing)

BVX /

Loblaw

Shape

Greenwood/

Greenbriar

Bowfort Rd

Interchange

Old Banff

Coach Rd.

Interchange

(133rd

St.)

VR / TCH

Interchange

Regional Context

Qu

alic

o

Sta

ge

4

x

Trinity Dev.

TCH

Background & Potential Timeline

• VRCA PC & CCA have been working on MMP project since early 2011

• Multiple meetings with the City and developers

• City of Calgary Open Houses in 2013

• Going forward Approval Process (speculative): – City of Calgary to hold additional Open House early 2014

– Calgary Planning Commission to follow the Open House

– City of Calgary Council Hearing follows 1-2 months after CPC

– Sanitary to be finished by 2017

– VR Blvd / TCH ultimate interchange construction completion ?

– Construction / completion ??

Valley Ridge & Crestmont Now

SOURCES: 2013 City of Calgary Census, Melcor, Cove Properties, Qualico

CRESTMONT STAGE 4 439 Residential Units

Status: Approval pending ASP (LOC2011-0110)

Trans-Canada Highway

VALLEY POINTE Melcor extension

Status: in progress (~119 of 171 lots occupied)

Old Banff Coach Rd

BURNCO

C.O.P.

VR Cove Condos Status: In progress

55 units

CRESTMONT

VALLEY RIDGE

2,300 residental units / 6,781 population (April 2013)

SHAPE

BVX /

LOBLAWS

“Market Mall

Plus”

Shape Outline Plan – As Submitted

650,000 ft2 Commercial 100,000 ft2 Office

1,000 Residential Units

Wedding Chapel

(existing)

BVX/Loblaws Outline Plan – As Submitted

Wedding Chapel

(existing)

Victory Village

(existing)

Climbing Centre

(approved)

Future Hwy Commercial

Mixed Use

Residential

300,000 ft2 Commercial 50,000 ft2 Office

1,560 Residential Units

Market Mall • Built in 1971

• ~23 hectare site

• ~957,000 sq. ft.

• 229 stores

• Anchor / Major stores – The Bay, Target, Safeway,

• 7 access / egress points from 4 major arteries

• >14 mm. visitors annually ~38,000 per day avg.

Access / Egress Points

32 Ave NW

40 Ave NW

Retail 1,000,000 sq. ft. 665,000 sq. ft. 956,977 sq. ft.

Office 150,000 “ 105,000 sq. ft. 125,776 sq. ft.

*Residential 2,560 units 1,792 units 0 units

Access TCH TCH 4 Major Roads

Entrance/Exit 1 1 7

Site Area 101 ha. 101 ha. ~23 ha.

MMP (Proposed) Market Mall

Some context – Comparison to Market Mall

*Note – Crestmont Stage 4 residential proposal (439 units) not included.

MMP (City’s

70% Option)

Source: City of Calgary, Shape, BVX/Loblaws

More Context - other Shopping Centers Shopping

Mall Access/ Egress Points

Retail Space

(sq. ft.)

Stores Major Stores Annual Visitors

Res. Units

Chinook Centre

10 1,355,000 >250 The Bay, Topshop, Pottery Barn, Sport Chek, Chapters, Jacob, Apple Store

14 mm 0

Cross Iron Mills

4

1,123,070 206 Bass Pro Shops, Outdoor World,; Bed, Bath & Beyond, Cineplex; Sport Chek; Winners; HomeSense; Toy’s ‘R Us

8 mm 0

Market Mall 7 957,000 229 The Bay, Target, Safeway, Sport Chek, Toy’s ‘R Us

14 mm 0

Southcentre Mall

7 1,052,100 186 The Bay, Sears, Sport Chek, Crate and Barrel

6.5 mm 0

Sunridge Mall 8 807,600 150 The Bay, Target, Sport Chek 9.5 mm 0

MMP Proposed

1 1,000,000 ? ? ? 2,560

MMP City’s 70% Option

1 665,000 ? ? ? 1,792

Chapel Grove (2001)

1 278,000 - Costco; (REJECTED BY CITY OF CALGARY)

- 906

mm = million

Single point of access / egress

to MMP

TCH-VR Blvd & TCH-Stoney Tr. Ultimate Interchange Design

TCH WB To VR Blvd Stoney Tr SB & NB to VR Blvd TCH EB to VR Blvd

N

BANFF

3 SB / 1 NB LANES UNDER TCH

ALL TCH WB

TRAFFIC ENTERS

BY

ONE SINGLE LANE

ALL EXITING TRAFFIC ONTO EB TCH

COMPRESSED INTO ONE SINGLE LANE

CALGARY

N

Shape’s

Proposed

Interim Design

Changes (Dec. 9, 2013)

MMP:

Just one way in & one way out!

The level of development this proposed inteterim design is meant to support is

unknown at this point.

Key Points: “Market Mall Plus” 1. City Administration has concluded that, except for Crestmont Stage 4, no

further development will be allowed, without upgrades to the existing VR Blvd interchange.

2. Alberta Transportation (AT) and the City Administration confirm that the VR Blvd / TCH interchange will be completely re-constructed as part of the Stoney Trail extension project

3. City Administration has confirmed that AT’s planned ultimate design of the VR Blvd / TCH interchange will not support the full build-out of MMP as originally proposed by Shape & BVX/Loblaws

4. At this point, the City Administration has concluded that 70% of the proposed full development is a feasible option relating to AT’s ultimate interchange design.

5. Developer’s are promoting at least one interim design phase of construction of the VR Blvd / TCH interchange leading up to the ultimate design stage

6. The VRCA PC is still waiting for further details.

• Scope of the combined developments is significantly over-scaled given the site configuration and capacity constraints associated with the VR Blvd / TCH interchange

– Traffic volumes and impacts (eg. Line-ups) are significantly underestimated

• An amendment to the Calgary West ASP is required to allow these proposals to go forward

– Pace and timing of approval process has been too fast given the above issues and the City of Calgary needs to slow down this process

– As a result, the community consultation process to date, has been sporadic and is currently incomplete. The City must adopt and execute a more structured, planned and collaborative approach.

• Ensuring the safe and efficient functioning of the TCH-VR Blvd interchange, and the underpass, is of paramount importance

VRCA Key Issues: “Market Mall Plus”

VRCA Position

• VRCA does not support Shape’s or BVX / Loblaw’s initial development proposals in their present form

• Single point of access / egress for a Market Mall Plus scenario, including the City’s 70% option, at this unique site which would share access with existing area residents, is untenable and unacceptable

• VRCA has serious concerns regarding the City Administration’s recent conclusion that a 70% option will enable the ultimate VR Blvd interchange & underpass to function safely and efficiently

• VRCA favours a “right-sized” development and form for this unique location at Calgary’s western “gateway” along the Paskapoo Slopes

• No interim interchange: Ultimate VR Blvd / TCH interchange design needs to be built and in place first, before any development occurs

www.CrestmontCommunity.org

CRESTMONT STAGE 4 88.31 acres

439 Residential Units

SHAPE PROPERTIES 650,000 sq. ft. Commercial

100,000 sq. ft. Office 1,000 Residential Units

BVX / LOBLAWS 350,000 sq. ft. Commercial

50,000 sq. ft. Office 1,560 Residential Units

VALLEY RIDGE

Trans-Canada Highway

CRESTMONT

COUGAR RIDGE

VALLEY POINTE Melcor extension

Crestmont Stage 5 ±220 Acres ±1,760 residential units

Calgary West Developments Location Map

• 3 Additional traffic circles

• Left turn signal onto Trans Canada Highway (TCH) for Crestmont residents.

• Massive amounts of additional traffic

• 70% of proposed development is allowable

• SIGNIFICANT SAFETY RISK

• A significant decrease in level of service (delays) for Crestmont residents.

• A major accident could block access to Crestmont

www.CrestmontCommunity.org

Shape Outline Plan – Traffic Impact

• Access road not to City Standards

• Who maintains the road for safe access / egress

• Area Structure Plan (ASP) need to insure only 7 units maximum is maintained

• Wildlife corridor interruption a significant concern

• Potential heritage archeological sites preservation preferred

www.CrestmontCommunity.org

Shape Outline Plan – Satellite Residential Pod

• West of Creek ±220 acres future development

• No Crossing - Valley Ridge / Melcor precedence

• Development cannot occur before West Memorial Sanitary Trunk line upgrades

• WE MUST PROTECT THE SAFETY OF OUR CHILDREN AND RESIDENTS!

www.CrestmontCommunity.org

Qualico Phase 4 Amendment Plan – Creek Crossing / Traffic

Wrap-up • Shape & BVX / Loblaws are only one of many proposals

happening along the TCH western corridor

• Both the proposed, and in our view, the City’s 70% option are significantly over-scaled

• Shape / Loblaws development scope needs to be “right-sized”

• SINGLE POINT OF ACCESS + MMP in addition to the existing base will result in safety, access and efficiency issues

• Proposed 7 lot satellite pod is deemed to be inappropriate by Crestmont.

• Multiple new intersections will create significant Crestmont access issues.

• This process continues, so stay involved, you can have a say, and we need your support.

MMP will create a “lifestyle and safety bottleneck”

CALGARY

BANFF

N

TRA

NS-

CA

NA

DA

HIG

HW

AY

http://kiva.lib.utk.edu/omeka153/items/show/971

VALLEY

RIDGE

“Market Mall Plus” (Shape + Loblaws)

~1,000,000 sq. ft.

+ 2,560 units

Modified from:

Crestmont

Remarks By Ward Sutherland

Open Q&A Session