Glenmore Landing Redevelopment
On October 25, 2023, RioCan hosted an open house for the Glenmore Landing development. The Residents of PBP who are knowledgeable in planning and engineering expressed significant concerns about the redevelopment. They have requested consultants’ reports and documentation from the city, but those have not been provided to date. Notable changes included reducing the height of the six towers from 36 storeys to around 21 to 25 storeys, while maintaining a density of approximately 3000+ people. However, RioCan was vague about the density and use of the 10.4 acres of the existing plaza and other community concerns posed to them.
There are several key concerns which are yet to be addressed and include:
1. Transportation Impact Analysis. Traffic impact is an important consideration for the viability of the proposed development. The overall impact of multiple developments must be analysed simultaneously. The TIA must provide consideration to future traffic generated by the rezoning of the Jewish Community Centre, the Coop, Tsuut’ina Taza, and Southland Crossing developments. In addition, three senior residences across 90th Ave. with their numerous pedestrians should also be considered in TIA. A single stop-light exit at Glenmore Landing used by 12,000 residents to access rest of the City and Rockyview Hospital pose serious safety and traffic related concerns. Finally, the TIA report needs to be shared with the stakeholders to address any concerns.
2. Density. The amended land use application indicates 3000+ people on the five acres of Parkland sold to RioCan and additional people and jobs planned on remaining 10.4 acres in the long term. A neighbourhood shopping plaza will match the density of downtown. Considering other proposed developments and the potential for HGO zoning, it is very important to ensure the infrastructure can handle this.
3. Parking. The underground parking per developer’s role of thumb puts the dig at 6 stories below ground. The impact of underground parking on the Glenmore Reservoir water table raises significant concerns. A hydrology and geotechnical impact study must be conducted to assess effects on the water table, as the reservoir provides half of the city’s drinking water.
4. Sun Shading and Wind Speeds/Tunnels. Shadows cause black ice accidents on roadways and pathways. The community requests shadow maps for the months of September and March when the sun is low (8:00 am) and studies on wind speeds/tunnels.
5. Environmental Assessment and Impact Study. An environmental report/impact study must evaluate the carbon footprint of the six proposed conc. towers on the fragile environment of Glenmore Reservoir, Weaselhead, and Fish Creek Park. Infrastructure effects on transportation, water, and sewer also need addressing. Other concerns include a fifteen-year construction phase for RioCan’s short term redevelopment which raises concerns about dust and disruptive construction noises affecting both park users and local wildlife.
6. Selling of Parklands. Surplus lands function as buffers. These parklands, protect adjacent drinking water areas from development impacts. The City hall fought the original developer all the way to the Supreme Court to maximize the parklands in mid 1980s so that Glenmore Landing will not be a blight on the adjacent Parklands. This strategic long-term vision and legacy must be upheld.
7. Area Redevelopment Plan (ARP). The Local Area Plan or Area Redevelopment Plan (LAP/ARP) does not exist. We believe that a City initiated LAP/ARP will determine the area’s potential buildout and subsequent impact on the road network, schools, water, and sewer capacity etc. and will ensure full accountability and transparency and in full compliance with City Planning practices and processes. A development of this magnitude normally has a due process of many years of public consultations and approvals by the City. A neighbourhood shopping centre redevelopment adjacent to an environmentally sensitive reservoir should not be pushed through the aggressive timelines of the City/RioCan without a LAP/ARP in place.
The RioCan REIT Q3 2023 Financial Report states: “RioCan continues to revisit zoning applications to optimize density and use in order to improve project economics. RioCan does not intend on commencing any new physical construction in the near term.”
The PBPCA is requesting an LAP/ARP be prepared before the parklands are declared surplus and sold off and this land use redesignation be put on hold and evaluated carefully.
Sushma Mahajan
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