Summary#

Calgary City Council passed Bylaw 57D2026 at third reading on May 12, 2026, changing the land-use rules for two Beltline sites in Ward 8. The goal, as described by City staff, is to allow density to be transferred from a designated historic building to another site, supporting the historic building’s preservation and allowing more development on the receiving site.

• The bylaw changes the rules for about 0.18 hectares (0.44 acres) at 721 – 13 Avenue SW and 1302 – 14 Avenue SW. The land was redesignated from Centre City Multi-Residential High Rise (CC-MH) and Direct Control (DC) districts to a Direct Control district with guidelines.
• The Moxam Apartments at 721 – 13 Avenue SW are the source site. The receiving site is 1302 – 14 Avenue SW.
• The new rules reduce the maximum allowable density at the source site and increase the maximum allowable base density at the receiving site.
• Council passed the bylaw 15 to 0. The decision does not approve a specific building: City staff report that no development permit application has been submitted.

What it means for you#

• People living near the sites: The receiving site may accommodate more development under its new land-use rules, but the bylaw does not itself approve a building or specify its final design.
• Owners and developers of the sites: The rules allow density to be transferred from the historic source site to the receiving site. The source site is a designated Municipal Historic Resource.
• Residents concerned about parking or access: The bylaw does not change street parking rules, require landlords to include parking, or set construction or access plans.

Money#

City staff reported no anticipated financial impact; the materials provide no dollar estimate.

What is unclear#

• The supplied material does not give the exact density limits before and after the transfer, or the height and number of homes a future building could have.
• The detailed guidelines attached to the bylaw are not included here.
• A future development permit would determine details of a specific project; no permit application had been submitted.
• The material does not say how parking, access, or construction impacts would be addressed in a future project.

Case for#

• City staff say the transfer follows the Beltline Area Redevelopment Plan and Municipal Development Plan policies on heritage density transfer and preserving heritage resources.
• Staff say reducing allowable density on the Moxam Apartments site and increasing it at 1302 – 14 Avenue SW helps support the historic site’s continued preservation while enabling development elsewhere.
• Staff say the receiving site could provide new housing options and make more efficient use of land and existing services. These are expected benefits, not guaranteed outcomes.
• Heritage Calgary submitted a letter supporting the application.

Case against#

• City staff received five letters opposing the application. They focused on allowing development at the receiving site, rather than on the heritage-density transfer itself.
• A written submission opposing the change raised concerns about scarce street parking, building parking costs, navigation and the needs of people with limited mobility. The bylaw does not address those concerns.
• One possible trade-off is that allowing more density may make development at the receiving site possible, while the bylaw does not settle what the building, parking supply or access arrangements would be.