Summary#

Calgary City Council gave first reading to proposed Bylaw 46D2026, which would amend the Land Use Bylaw for eight properties at 1202 to 1220 – 5 Avenue NW in Hillhurst, Ward 7. The proposed change is from Direct Control to a high-density residential district; City staff say its goal is to allow more housing and use existing infrastructure more efficiently. The bylaw is not finally approved: Council withheld second and third readings until a development permit is ready for approval.

• The proposed district would allow a maximum floor area ratio of 6.0 and a maximum height of 40 metres.
• Council made the Calgary Planning Commission the Development Authority for the associated development permit.
• The applicant says it intends to seek approval for 175 homes, including 25 affordable homes. Those numbers are not a requirement in the land-use decision.

What it means for you#

• Nearby residents: If the bylaw later passes, the site could be developed under the new district’s rules. The land-use change itself does not approve a building design, parking plan or construction.
• Property owners and developer: The proposed rules would allow high-density residential development, subject to later development-permit approval.
• Prospective residents: The applicant’s stated plan includes 25 affordable homes, but this decision does not require that number or set affordability rules.
• Everyone: Council approved only first reading, 14–0. The later readings are on hold until a development permit is at the point of approval.

Money#

City staff reported no anticipated financial impact; the available materials give no cost estimate.

• No public spending, fee, tax change or payment to the developer is identified.
• The applicant’s proposed affordable homes are an intention, not a funded or guaranteed benefit under this decision.

What is unclear#

• The final building design, number of homes, parking and site details are not settled; no development permit application had been submitted.
• The materials do not set a binding number, definition or length of affordability for the proposed affordable homes.
• The materials do not establish what would happen to people living in existing homes on the site if redevelopment proceeds.

Case for#

• City staff say the change could provide more housing choices in Hillhurst and make more efficient use of existing infrastructure and transit.
• City staff consider the proposal consistent with the applicable city and local-area plans.
• The report records two letters supporting the application; they described residential development as appropriate if height and shadow effects are addressed.

Case against#

• City staff received 22 letters opposing the application. Concerns included the proposed height, shade on Riley Park, traffic, parking, privacy and neighbourhood character.
• The Hillhurst/Sunnyside Planning Committee supported more density near transit but said the proposed floor area ratio of 6 was too high; it said it could support a maximum of 5.
• The Ezra on Riley Park board opposed the proposed height and raised concerns about wind and vehicle traffic using 11A Street. One public submission also raised concern that existing lower-rent homes could be lost; the materials do not establish what would happen to current residents.