Sydney | 21m | 6s | Morrison Homes | NORR

Around 5 or so years ago there was a plan to redevelop North Hill Mall with some big residential towers (one proposed at 50+ floors). The ownership is split between Concord Pacific (I think?) and Bentall (I also think?) with the old Sears store being the dividing line for ownership. I can't remember which side was to be redeveloped, but it was the part owned by Concord. Unfortunately nothing came of it but with our population growing like crazy maybe it will resurface at some point?

One thing I have noticed is that North Hill seems to be doing better than it had been, there are less retail vacancies than there used to be.
It was the Concord section, which is the Showhome furniture/KalTire. I'd guess there won't be much proposed in the near future due to the struggles in the Vancouver/Toronto condo market, and they have lots of exposure there. Their only development in Calgary is "The Concord" by the peace bridge which is an ultra-premium condo with a phase 2 that will probably never happen.

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Suncor provides regular updates on the remediation (I was surprised that is the direct link, you'd think they'd have a more specific url) but it's all really technical stuff and unsure if it's mainly to remediate the surrounding communities and how much it is preventing development on the original site.

North Hill's a funny mall. The west end with Safeway, the food court, and the Registry is one of the busiest places in the city all day long. Go a couple of hundred feet to the east and the mall suddenly goes dead. It's a shame because it has such great potential as a mall and as a TOD.

- a post secondary institution next door, with another one two LRT stops away.
- dozens and dozens of multi-family projects going up within a two kilometer radius
- a huge area on the east side that could easily house 3-4 towers (with remediation complete of course)

You could redo the mall as a shorter two level mall with a second floor walkway out of the mall across to the LRT station.
The mall isn't in the best shape but as a nearby resident, I actually find I go there more often than I thought. There's a lot of day-to-day stores in there - Safeway, Winners, Dollarama, Shoppers, Registry, shipping drop offs. If you account for the immediate vicinity, there's a HomeDepot as well. It's not a destination mall but very functional. Unlikely to happen but with the mall site, former Sears site, Home Depot site, is probably big enough for a Toronto/Vancouver scale mixed-use development.
 
The sidewalk on the north side will be expanded/improved as development occurs. Ther is a 5.182m public realm setback (table 1 of the Land Use Bylaw) that will be used to ensure a proper wide sidewalk will be built and boulevard trees will be planted. However, this approach does have its flaws, as it is reliant on a landowner developing and creates very piecemeal upgrades (or none at all) for decades. But, that is the Calgary way usually.
This approach is at the root of the problem, based on the wrong assumption that car infrastructure critical part of the transportation system, whereas sidewalks are not a critical part of the transportation system.

Ironically in many situations, that same setback value helps to sterilize the sites it needs to activate by consuming such a huge portion of the lands as to render them uneconomic under many conditions. Further, it places sidewalk costs onto development in many situations instead of the public like the 16th Ave road expansion. This means the actual outcomes become a muddled mess of one-off negotiation between an application and the city, with significant inconsistency as a result. It's why we see some small townhome projects having to widen the sidewalk in-front of their development, while some larger apartment complexes don't despite having deeper pockets and more foot traffic - when so much is negotiated and subject to the random people involved, collectively the outcome for the network as a whole is effectively random. The sidewalk network becomes the patchwork mess that it is.

The contrast is staggering with road development. Not only is it too important to just trust development to do it (e.g. imagine the 16th Ave expansion being done in a similar piecemeal fashion for the widening where this development was required to widen the road to 6 lanes for the block in front of it), it's that the assumptions are also immune to any real influence outside of those involved. The plans and the designs are at cross-purposes - the whole idea of putting density here is aligned to the transit-oriented walkable growth approach - but we don't really care if it's actually attractive or possible to walk the 100m safely to the transit station that underpins the whole logic in the first place.

For a road expansion project that comes in 2 or 3x the original budget still managing to have 3.7 and 4.5m lanes is a wild outcome. It's like we built a house with a designer kitchen and top-of-the-line fixtures but there's no money for one of the exterior walls. Put another way - exceeding the minimum is the minimum for roads, whereas doing the minimum for sidewalks is optional.

We see this approach in the application - always exceed the minimum for roads, only try to do the minimum for sidewalks. The west sidewalk isn't labelled but appears to be about 4 - 5 feet in width. Meanwhile this is the truck apron is this massive design below. Both sidewalks and truck apron design elements are important, but one of these two things gets a lot more attention in the design room than the other.
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North Hill's a funny mall. The west end with Safeway, the food court, and the Registry is one of the busiest places in the city all day long. Go a couple of hundred feet to the east and the mall suddenly goes dead. It's a shame because it has such great potential as a mall and as a TOD.

- a post secondary institution next door, with another one two LRT stops away.
- dozens and dozens of multi-family projects going up within a two kilometer radius
- a huge area on the east side that could easily house 3-4 towers (with remediation complete of course)

You could redo the mall as a shorter two level mall with a second floor walkway out of the mall across to the LRT station.
I miss that registry. I live on the other end of the city and still consider going out of my way for it. They would just fly through people, compared to the hours I've spent at other registries, even with appointments.
 

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