+ 1. Who is Brookfield Residential?

Brookfield Residential is a homebuilder/developer with more than 60 years of experience in building community and homes in Calgary. The business is focused on creating the best places to call home, through thoughtful home designs and community master planning that brings people together generating greater quality of life for residents. Over the years Brookfield Residential has developed over 80 Alberta communities, and has also expanded operations to span across North America as part of Brookfield Properties.

Brookfield Properties is a leading land developer and homebuilder in North America that entitles and develops land to create master-planned communities, build and sell lots to third-party builders, and conduct homebuilding operations. Brookfield Properties also participates in select, strategic real estate opportunities, including infill projects, mixed-use developments, and joint ventures. The company is the flagship North American residential property company of Brookfield Asset Management, a leading global alternative asset manager. Find out more at https://www.brookfieldresidential.com/

+ 2. Why is the site being redesignated/rezoned? Wasn’t it just redesignated/rezoned recently?

In 2014, the site was redesignated/rezoned, based on market conditions and landowner aspirations, to allow for high-density development. The site sat vacant for several years and in 2019 was sold to Brookfield Residential. Since 2014, market conditions have changed considerably and now and into the foreseeable future, high-density development is no longer viable in this location. This is why we are seeking a “downzoning” to facilitate the development of a mix of housing types, including semi-detached homes, townhomes and apartment buildings.

+ 3. What types of development can be constructed under the site’s existing land use designations (i.e., zoning)?

Prior to 2014, the entire site was designated Special Purpose – Community Institution (S-CI) District. This District accommodated the former Jacques Lodge (senior’s housing) development. In 2014, the site was redesignated/rezoned to allow for high-density development, from the S-CI District to four (4) land use districts, as shown on the Land Use Bylaw map below:

These Districts remain in effect today. Under the site’s existing entitlements, we can construct the following:

M-C2 f1.5 d140: The eastern portion of the site, adjacent to 24 Street SW, is currently designated Multi-Residential Contextual Medium Profile (M-C2) District. This District is intended to facilitate medium density multi-residential development. Buildings up to 16 metres in height are allowed within this District, which typically results in a five-storey apartment building. The District also stipulates a maximum Floor Area Ratio (FAR) of 1.5 and a maximum density of 140 units per hectare as a way of further regulating the form and density of future buildings in this location.

M-C2 f1.5 d165: The northwest portion of the site is currently designated Multi-Residential Contextual Medium Profile (M-C2) District. This District is intended to facilitate medium density multi-residential development. Buildings up to 16 metres in height are allowed within this District, which typically results in a five-storey apartment building. The District also stipulates a maximum Floor Area Ratio (FAR) of 1.5 and a maximum density of 165 units per hectare. These additional regulations further regulate the form and density of future buildings in this location.

S-SPR: Two polygonal shaped areas along the south portion of the site are designated Special Purpose – School, Park and Community Reserve (S-SPR) District. This District is intended to accommodate schools, parks, and open spaces.

DC: The central portion of the site is designated Direct Control (DC) District. The purpose of a Direct Control District is to provide regulations that are catered to a site’s specific characteristics or intended development forms. In this case, the DC District is based on the Multi-Residential High Density Medium Rise (M-H2) District. Buildings up to 36 metres in height are allowed within this District, which could result in a 12-storey apartment building. The majority of the land within the site currently falls within this designation.

+ 4. How does what you have applied for now differ from the previous use of the site, and from what was approved for the site in 2014?

Our proposal for the site does differ from the senior’s housing of the 1960s and from what was approved in 2014. The following chart and images provide a more comprehensive comparison:

Brookfield Residential’s new vision for the site would result in approximately two-thirds fewer units than what could be constructed under the site’s current designation/zoning. With our new vision the tallest building on the site would only be a maximum of six (6) storeys tall, compared to the 12 storeys that the site is currently zoned for.

Past: 1963-2010 (what existed on-site prior to demolition)

Present: Existing Entitlement Massing Concept (2014 approval), Bylaw 61D2014, page 28

Future: Brookfield’s New Vision Massing Concept

+ 5. What new zoning are you seeking throughout this process? What will the new Land Use Districts be?

Given the comprehensively planned nature of the concept, the site’s combination of established and greenfield contexts, and the site’s unique topography and characteristics, we have applied for a Direct Control District for the majority of the site. In addition, we are proposing to designate land to the Special Purpose Recreation and Special Purpose Community Regional Infrastructure Districts.

+ 6. I am concerned about the potential traffic impacts of this development. What is being done to address concerns about increased traffic resulting from the development?

We understand that traffic impacts are a key concern for existing residents. A Transportation Impact Assessment (TIA) has been completed by a qualified firm to analyze the potential impacts of this development. The TIA reviewed the following:

• traffic operations in the area, including a trip generation and intersection capacity analyses;
• active modes (i.e., public transit, bicycle, and pedestrian) connections; and
• parking supply The TIA revealed that the intersection of Bow Trail and 26 Street SW will be at capacity by 2028 regardless of our development, and the traffic issues in the area will not appreciably increase as a result of our development.

The TIA has been reviewed by The City of Calgary. At this time, no improvements to the intersections of Bow Trail and 26 Street SW are contemplated.

+ 7. Sovereign Crescent SW is a steep road. Will it be re-graded as a result of this development?

No, our intention is to widen the south side of Sovereign Crescent in the vicinity of our land to accommodate additional traffic and on-street parking to serve our development. We do not intend to re-grade Sovereign Crescent.

+ 8. Why are you looking at including apartments at the eastern edge of the site instead of farther west and closer to the LRT station?

We recognize that, absent any unique contextual considerations, it may be conventional to place the tallest buildings nearest to the LRT station. However, the east portion of the site is an ideal location for an apartment building form because the site features a significant slope down towards the east, which creates opportunities with respect to views and underground parking, but also challenges with respect to site grading. One of our key guiding principles is to provide a sensitive interface to neighbours.

+ 9. I am concerned about potential negative impacts from an apartment building on the existing residents near 24 Street SW. How will these impacts be mitigated?

Providing a sensitive interface to residents east of 24 Street SW is important to us and we are confident that any shadowing or massing impacts can be addressed through careful design. At this early stage of planning, we do not have a detailed design for the apartment building. Our intent is to provide a friendly interface to 24 Street SW and we have proposed specific building rules to ensure this, including limiting the height of the building to 10 metres (3 storeys) directly adjacent to 24 Street and requiring that any future taller building “step up” as it moves up the hill. This will minimize the impact to residents east of the site.

Please see the “What’s New” section for more details on the proposed regulations for Site 5 (the apartment building site).

+ 10. Will any affordable housing be provided within this development?

At this time, there is no intention to accommodate subsidized housing within the development. That said, we do intend to provide a mix of housing types which will introduce new housing forms into the neighbourhood. These housing types will range in price and will introduce new home opportunities in the neighbourhood that do not exist now.

+ 11. Will the development feature any housing for seniors?

At this time, we do not intend to include housing specifically for seniors on the site; however, we do see opportunities for seniors to live within the site. The mix of housing types and the maintenance-free lifestyle that a condominium environment offers is well-suited people looking to downsize. This could be particularly appealing to seniors or older adults currently living in the area who would like to stay in the neighbourhood but would like a lower maintenance or different housing form.

+ 12. Was this land previously donated for the purpose of affordable senior’s housing?

No, not specifically. We understand that in May 1955, Harry and Laura Jacques sold 16 acres of land adjacent to the Shaganappi Golf Course to The City of Calgary for $22,500, after purchasing the land four years prior. They did this with the provision that they could continue to live in a section of the land, in their own home, for as long as they both lived. When the Province of Alberta enacted the Homes for the Aged Act in 1959, the decision was made to build affordable seniors’ housing on the site.

+ 13. There are mature trees located throughout the site today. Will these be preserved as part of the development?

We recognize that the site currently features mature trees. Many of these trees are nearing the end of their natural life cycle and likely will not survive the process of grading and construction that comes with any redevelopment process. Our intent is to replace any trees lost through the redevelopment process and to plant more trees on the site than exist there today.

+ 14. How much will the homes within this development cost?

At this early stage in our process, prices have not been set yet. We envision homes that range in price from the upper $300,000s to over $1,000,000. The large range of potential home prices will allow for people with varying situations to live within the development and will provide choice for Calgarians looking to live in this location. The majority of the homes on the site, which we envision to be townhomes, will likely range from $400,000 to $750,000. This will provide a housing type in the neighbourhood at a price that typically would only allow for the purchase of apartments in this location.

+ 15. How long will the construction process take? What will be done to minimize any negative impacts of construction?

This is a large site and it is anticipated that full build-out could take anywhere from five to seven years dependent on market demand. We recognize that construction activities can be disruptive and we are committed to ensuring we follow all relevant City of Calgary policies and bylaws with respect to construction.

+ 16. Will this application require an amendment to the Shaganappi Point Area Redevelopment Plan? How will this relate to the Westbrook Communities Local Growth Planning project being undertaken by The City of Calgary?

There is an existing Area Redevelopment Plan (ARP) in effect for the neighbourhood that provides specific direction for the redevelopment of the Jacques Lodge site. The ARP was conceived largely to regulate development in line with the 2014 redesignation/rezoning application. Our application will require an amendment to the ARP to accommodate “downzoning” and our new site layout.

The City is also undertaking a planning exercise for the larger Westbrook area, known as the Westbrook Communities Local Growth Planning project. This project will likely result in a new land use plan for all of the Westbrook area communities, including Shaganappi. It is also possible that the results will include rescinding the existing Shaganappi Point ARP. The timeline for that project is currently under review and likely will extend beyond our anticipated timeline for our approvals process. Therefore, our development will likely proceed before the conclusion of the project and therefore an amendment to the ARP will still be required.

Please note that we are a stakeholder in The City’s planning process and will be involved in conversations related to our site and any future planning policies that will apply to it in the future Westbrook plan.

You can find more information about the Westbrook planning process at www.calgary.ca/westbrook

+ 17. Will you be implementing any sustainable design practices for this development?

Yes. We strive to implement sustainable design practices in all of our community projects and homes. A few of the initiatives include, but are not limited to:

• Construction Waste Diversion, where 70 – 80 % of Brookfield’s construction waste is being diverted from local landfills.
• Reducing surface parking where possible, which has the benefit of reducing the heat–island effect associated with the traditional surface parked developments.
• Incorporating indigenous, drought resistant planting into the landscape to reduce the irrigation requirements.
• Reducing light pollution by using pathway lighting, which is dark sky compliant, and using LED technology.
• Using building practices to exceed minimum energy code requirements. In addition, we also use various sustainable materials in the construction of our homes, such as: triple glazed highly efficient windows, 96% efficient furnaces, fiberglass exterior doors, gypsum wall board with a 15% recycled content, insulation with 40% recycled content, carpet underlayment with 100% recycled content, Energy Star appliances, low flow faucets, shower heads and toilets.

+ 18. Who was the previous owner of the Jacques Lodge site?

Silvera for Seniors was the previous owner and operator. Further information on Silvera can be found here: http://www.silvera.ca/about-us/future-developments/ For information about us as the current owner and operator, please visit: https://www.brookfieldresidential.com/

+ 19. How long does the Land Use Amendment / Outline Plan (rezoning) application process take?

Given the complexity of the application, the process is anticipated to take approximately six – eight months from application submission to approval.