City approves site-specific zoning for house

Summary#

Calgary Council passed Bylaw 97D2026 at third reading on September 15, 2026. It amends the Land Use Bylaw for 601 – 22 Avenue SW in Cliff Bungalow (Ward 8), changing the site from M-CGd72 to a site-specific Direct Control district; the stated goal is to accommodate low-density development.

  • The new district has guidelines and site-specific rules. Its stated purpose includes different setbacks, increased maximum building height and secondary-suite floor area, and retaining the existing character house while encouraging adaptive reuse.
  • The approval vote was 9 to 6. Councillors Ward, Jamieson, Chabot, Johnston and McLean, and Mayor Farkas, voted against.

What it means for you#

  • The property owner and applicant: The site now has a different land use designation. The City was reviewing a permit application for a semi-detached home, but this land use decision does not itself approve that permit.
  • Nearby residents: The change concerns this 0.03-hectare site. It does not change land use rules across Cliff Bungalow.
  • People concerned about the existing house: Retention and adaptive reuse are named in the district’s purpose, but the supplied material does not establish that keeping the house is a binding requirement.

Money#

City staff reported no anticipated financial impact; no cost estimate was provided.

  • No fee, grant, or spending amount is specified in the supplied material.

What is unclear#

  • The full text of the district guidelines is not included, so the exact setbacks, height limit, and secondary-suite floor-area rules cannot be verified here.
  • The number of homes and building height are not given.
  • The development permit remained under review. Its outcome and any conditions are not provided.
  • The material does not say when the new district takes effect.

Case for#

  • City staff say the change aligns with the Municipal Development Plan and West Elbow Communities Local Area Plan, and would allow more housing options in an inner-city neighbourhood.
  • City staff say the site-specific rules can support a semi-detached development while retaining the existing house.
  • Two public letters supported the proposal, citing more housing choice and responsible growth.

Case against#

  • The Cliff Bungalow and Mission Community Association and opposing public submissions raised concerns that the rules could conflict with heritage guidance and allow a building out of scale with nearby homes.
  • One nearby resident argued the proposed setbacks and height would depart from the block’s pattern and reduce the ability to challenge design issues at the permit stage.
  • Six public letters opposed the proposal. Council’s approval was split, with six members voting against it.

Votes

Public Hearing Meeting of Council, item 7.2.3 (Land Use Amendment in Cliff Bungalow (Ward 8) at 601 – 22 Avenue SW, LOC2025-0222, CPC2026-0494): That with respect to Report CPC2026-0494, the following be adopted: That Council give three readings to Proposed Bylaw 97D2026 for the redesignation of 0.03 hectares ± (0.07 acres ±) located at 601 – 22 Avenue SW (Plan 2112AC, Block L, portion of Lots 11 and 12) from Multi-Residential – Contextual Grade-Oriented (M-CGd72) District to Direct Control (DC) District to accommodate low density developm…

For (60%)
Against (40%)

Public Hearing Meeting of Council, item 7.2.3 (Land Use Amendment in Cliff Bungalow (Ward 8) at 601 – 22 Avenue SW, LOC2025-0222, CPC2026-0494): That Bylaw 97D2026 be introduced and read a first time.

For (73%)
Against (27%)

Public Hearing Meeting of Council, item 7.2.3 (Land Use Amendment in Cliff Bungalow (Ward 8) at 601 – 22 Avenue SW, LOC2025-0222, CPC2026-0494): That Proposed Bylaw 97D2026 be amended by deleting Section 1 Purpose in Schedule B and replacing it with the following: “Purpose 1 This Direct Control District Bylaw is intended to: (a) provide for site-specific setback requirements; (b) allow for an increase in maximum building height; (c) allow for an increase in the floor area for secondary suites; and (d) accommodate the retention of the exist…

For (67%)
Against (33%)

Public Hearing Meeting of Council, item 7.2.3 (Land Use Amendment in Cliff Bungalow (Ward 8) at 601 – 22 Avenue SW, LOC2025-0222, CPC2026-0494): That Bylaw 97D2026 be read a second time, as amended.

For (73%)
Against (27%)

Public Hearing Meeting of Council, item 7.2.3 (Land Use Amendment in Cliff Bungalow (Ward 8) at 601 – 22 Avenue SW, LOC2025-0222, CPC2026-0494): That Bylaw 97D2026 be read a third time, as amended.

For (73%)
Against (27%)