City rezones site to multi-residential

Summary#

Calgary Council passed Bylaw 47D2026 on July 21, 2026, changing the land use district for 302, 306 and 308 – 28 Avenue NE in Tuxedo Park (Ward 7). The 0.11-hectare site changed from Residential – Grade-Oriented Infill (R-CG) to Multi-Residential – Contextual Grade-Oriented (M-CG); the bylaw came into force August 5, 2026.

  • The change is a land use redesignation, not approval of a specific building plan.
  • Council’s motion to adopt the change passed 9 to 5. Councillors Ward, Jamieson, Tyers, Kelly and Johnston voted against it.

What it means for you#

  • Property owners or developers: The site now has the M-CG district. The supplied material does not include the Land Use Bylaw rules for either district, so it does not establish what buildings or number of homes are allowed.
  • Nearby residents: The decision changes the site’s land use district. It does not itself order construction or require changes to traffic, parking, water or sewer services.
  • General public: The material records opposition from public submitters, including concerns about traffic, parking, older infrastructure and neighbourhood character. One member of the public spoke at the hearing.

Money#

No cost information is in the available material.

  • The materials provide no estimate of City costs or any fees, payments or funding tied to the redesignation.

What is unclear#

  • The supplied material does not include the revised Schedule B or the Land Use Bylaw rules for R-CG and M-CG, so the site’s permitted development and any limits cannot be verified.
  • Public submitters referred to a development of 12 homes, but the Council decision does not approve that number or provide a development plan.
  • The material does not explain how concerns about traffic, parking or water and sewer capacity were assessed or addressed.

Case for#

  • A possible case for the change is that the M-CG district may allow multi-residential development forms on this site. The district names point to that difference, but the supplied material does not include the rules needed to confirm its practical effect.
  • The change applies to a defined 0.11-hectare site, rather than redesignating all of Tuxedo Park.

Case against#

  • Public submitters opposed the change, citing concerns about traffic and parking, including bin placement and street cleaning, as well as pressure on older water and sewer infrastructure.
  • Some submitters also argued that more multi-residential development would harm neighbourhood character or add to construction disruption. These are submitters’ concerns; the supplied material does not establish that these effects will occur.
  • Councillors Ward, Jamieson, Tyers, Kelly and Johnston voted against the motion to adopt the redesignation.

Votes

Public Hearing Meeting of Council, item 7.1.1 (Land Use Amendment in Tuxedo Park (Ward 7) at multiple addresses, LOC2025-0256, CPC2026-0220): That with respect to Report CPC2026-0220, the following be adopted: That Council give three readings to Proposed Bylaw 47D2026 for the redesignation of 0.11 hectare ± (0.28 acre ±) located at 302, 306 and 308 – 28 Avenue NE (Plan 2617AG, Block 38, Lots 23 to 26) from Residential – Grade-Oriented Infill (R-CG) District to Multi-Residential – Contextual Grade-Oriented (M-CG) District.

For (64%)
Against (36%)

Public Hearing Meeting of Council, item 7.1.1 (Land Use Amendment in Tuxedo Park (Ward 7) at multiple addresses, LOC2025-0256, CPC2026-0220): That Bylaw 47D2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.1.1 (Land Use Amendment in Tuxedo Park (Ward 7) at multiple addresses, LOC2025-0256, CPC2026-0220): That Proposed Bylaw 47D2026 be amended as follows: - Delete section 2 and replace with the following: “2. This Bylaw comes into force on 2026 August 05.” - Delete “Schedule B” in its entirety and replacing it with the “Revised Schedule B”.

For (100%)

Public Hearing Meeting of Council, item 7.1.1 (Land Use Amendment in Tuxedo Park (Ward 7) at multiple addresses, LOC2025-0256, CPC2026-0220): That Bylaw 47D2026 be read a second time, as amended.

For (100%)

Public Hearing Meeting of Council, item 7.1.1 (Land Use Amendment in Tuxedo Park (Ward 7) at multiple addresses, LOC2025-0256, CPC2026-0220): That Bylaw 47D2026 be read a third time, as amended.

For (100%)