Conceptual 3D rendering of South Riverwalk and mixed-use development (Supplied)

By Alessia Proietti

First reading passed

Strip mall proposed at Capstone location, request for site exception

Aug 17, 2022 | 9:09 AM

One of Capstone’s first developments may be a strip mall.

Red Deer city council passed first reading at Monday’s meeting of a Land Use Bylaw Amendment for a site exception to consider a commercial building in the Capstone neighborhood, as the proposed project does not meet development standards according to the vision or design intent outlined in the Riverlands Area Development Plan (ARP).

East Lincoln Properties is proposing to build an L-shaped single story structure at 5441 45 St., for the purpose of a strip mall, with allotted parking spaces in the front.

Proposed building development (City of Red Deer council agenda August 15 p. 86)

As City administration says, they are currently working on a review of the Capstone District as a whole for potential amendments to its design policies. Administration recommended to table the application until the fall, around November.

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Councillor Kraymer Barnstable raised the concern that this date is too far to provide the developer with a response.

The ARP describes the vision of Capstone as a mixed-use, high density, urban neighborhood unlike other commercial areas in Red Deer, with its visual aesthetic and physical experience geared towards a pedestrian oriented community.

READ: Past, present and future of Capstone

Some of the policies in the Land Use Bylaw (LUB) Riverlands Taylor-Drive District include the following:

• Building heights with a minimum of two storeys and maximum of six storeys
• “Buildings must be designed with a front façade that runs the entire length of the Frontage” (Section 10.5.3.2)
• “Buildings shall not be setback farther than the maximum Edge Zone” (Section 10.6.2(b))
• “Surface parking shall not be greater than 40 per cent of the Frontage” (Section 10.6.11(i)(v))

The reasoning for the height requirement, according to the LUB, is to step away from low density developments, protect the area from wind and noise and maximize sun exposure.

The LUB’s reasoning for its frontage requirement is to create a pedestrian-focused development perceived as “an outdoor room between building walls along the street”, with a visual aesthetic exuding comfort where people want to stay and socialize. As a result, parking is encouraged behind buildings.

The proposed project would have a frontage length of 65.4m. However, the L-shape would only have 20.4m, or 31 per cent, of its front façade running along the main street as the remainder is being blocked by their proposal of a parking lot. This would also mean that most of the building would be set back farther than the Edge Zone.

The City says according to the project’s size, 40 per cent of its frontage space would allow for a maximum of five parking stalls in the front of the property. The developer’s request is for 19 stalls.

City administration also says the project does not meet the requirement for a site exception which, according to the LUB, are reserved for “unique characteristics or innovative ideas, or because of unusual site constraints”. They also say the project is more suited to other developed areas in Red Deer.

The developer says the majority of businesses that already exist in the area are one storey, it minimizes their parking availability, and is not appealing to customers to park in the back, adding financial risk. They say the design of the building would allow for sun rays to reach the bay and the edge zones creating a welcoming atmosphere and benefit for melting snow in the winter.

“The design for this development is a hybrid of current and future and will blend suitably into both streetscapes,” the developer says in their rationale.

The City says a public consultation was mailed to 36 surrounding landowners within 100m. Two letters were received, expressing concern over excessive parking at the front of the property.

Map of where proposed strip mall would be located in red box on 5441 45 St., in Capstone area. (City of Red Deer council agenda August 15 p. 87)

“There is nothing more uninviting to the pedestrian community than a sea of cars and black asphalt,” wrote Craig Boris, adding rear parking facilities was a reasonable request.

Cheryl Vold said she was fine with the height of the project, suggesting condos could be built above the building but front parking would make the street look ‘like a used car lot’ as it is also located near Enterprise Car Rental.

While Councillor Bruce Buruma put forward the motion to pass first reading, Councillor Cindy Jefferies was one that was not in support.

“Councils in the past have made decisions on redevelopment of a piece of property and perhaps sold out for something a little bit short of what their original vision and intent was. So I’m cautious and I say to us, let’s not jump to anything too quickly and perhaps let go of the vision of this area,” she said.

Councillor Vesna Higham did support the motion, noting that while a vision is important, the unexpected pandemic requires more flexibility regarding economic developments.

“I would rather have something happening on the Capstone site, some development spurs other development and there is a growing momentum, rather than clinging, kind of dogmatically, to a vision that we may have to amend somewhat to incentivize and to encourage development and to get that momentum going,” she said.

Mayor Ken Johnston supported the motion, clarifying that council is not approving the project, but rather passing a first reading, giving an opportunity to further listen to the developer.

A public hearing will be held at council’s September 12 meeting.