Transit-area housing zoning change approved

Summary#

Calgary City Council passed Bylaw 63D2026 at third reading on May 12, 2026, changing the land use rules for 2471–23 Street NW in Banff Trail, Ward 7. The change replaces the parcel’s existing Multi-Residential – High Density Low Rise district with a site-specific Direct Control district based on the Multi-Residential – High Density Medium Rise district. The stated goal is to allow multi-residential development and support housing near transit.

  • The change covers about 0.11 hectares at 2471–23 Street NW.
  • Council approved the change 15 to 0, with no members recorded as voting against.
  • The Direct Control district includes site-specific guidelines, but those guidelines are not included in the supplied material.

What it means for you#

  • People considering living nearby: The zoning change allows multi-residential development on this site. A separate application for a 64-unit development is under review; this decision did not approve that development.
  • Nearby residents: The City will consider building and site details such as parking, landscaping, waste and recycling at the development-permit stage.
  • The landowner: The property’s land use district has changed. The site currently has a single detached house and detached garage.

Money#

City staff report no anticipated financial impact.

  • The supplied material gives no cost estimate for the development or for later City services.

What is unclear#

  • The site-specific guidelines are referenced but not provided, so the exact rules for the site cannot be verified here.
  • The development permit for the 64-unit proposal is still under review; its outcome and timing are not stated.
  • The minutes say one member of the public spoke at the hearing but do not summarize their comments.

Case for#

  • City staff say the site is in the Banff Trail LRT Station’s Core Zone, about 400 metres from the station, where higher building scales are envisioned.
  • Staff say the site-specific rules address the parcel’s irregular shape and could add housing options near transit and existing amenities.

Case against#

  • Two public letters opposed the proposal, raising concerns about increased parking and traffic, shadowing, and effects on utilities.
  • The supplied material does not say how those concerns will be addressed in the final development design.

Votes

Public Hearing Meeting of Council, item 7.2.5 (Land Use Amendment in Banff Trail (Ward 7) at 2471 – 23 Street NW, LOC2025-0171, CPC2026-0250): That with respect to Report CPC2026-0250, the following be adopted: That Council give three readings to Proposed Bylaw 63D2026 for the redesignation of 0.11 hectares ± (0.27 acres ±) located at 2471 – 23 Street NW (Plan 9110GI, Block 4, Lot 21) from Multi-Residential – High Density Low Rise (M-H1f3.6h20d280) to Direct Control (DC) District to accommodate multi-residential development, with guideli…

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Land Use Amendment in Banff Trail (Ward 7) at 2471 – 23 Street NW, LOC2025-0171, CPC2026-0250): That Bylaw 63D2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Land Use Amendment in Banff Trail (Ward 7) at 2471 – 23 Street NW, LOC2025-0171, CPC2026-0250): That Bylaw 63D2026 be read a second time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Land Use Amendment in Banff Trail (Ward 7) at 2471 – 23 Street NW, LOC2025-0171, CPC2026-0250): That Bylaw 63D2026 be read a third time.

For (100%)