Calgary moves land from industrial to housing

Summary#

Calgary City Council passed three bylaws at third reading for 13971 – 15 Street NE in Keystone Hills, Ward 3. They amend the Municipal Development Plan and Keystone Hills Area Structure Plan, and change the land use districts; City staff say the goal is to allow a residential neighbourhood instead of the planned industrial area.

  • Council approved the plan amendments by Bylaws 36P2026 and 37P2026, both 15–0.
  • Bylaw 109D2026 redesignates about 8.39 hectares (20.72 acres) from Special Purpose – Future Urban Development and Special Purpose – City and Regional Infrastructure to a mix of low-density housing, medium-profile multi-residential, school/park/community reserve and City and Regional Infrastructure districts. It passed third reading 14–0.
  • Calgary Planning Commission approved an outline plan, with conditions, for subdivision of about 8.90 hectares (22 acres). The proposed density is 30.1 homes per hectare; the materials do not state a total number of homes.

What it means for you#

  • People looking for housing: The approvals allow a mix of residential uses on the site. They do not guarantee that homes will be built. City staff report that no development permit has been submitted.
  • Nearby residents and businesses: The land-use plan shifts the site from an employee-intensive industrial area to a residential neighbourhood, with public open space and roads in the outline plan.
  • City residents: The approved outline plan includes subdivision conditions. The materials do not describe those conditions in detail or give a construction schedule.

Money#

City staff report no anticipated financial impact; the materials provide no cost estimate.

  • No public spending amount, fees, or other costs are stated.

What is unclear#

  • The materials do not give the conditions attached to the outline plan or a timeline for development.
  • They do not state the total number of homes or the buildings’ heights.
  • Members of the public spoke at the Council hearing, but their comments are not included in the supplied materials.

Case for#

  • City staff say the approvals would add housing choices in a developing community, near a future regional park and regional retail centre.
  • Staff say the proposed density meets the minimum targets in the Municipal Development Plan and area plan, and would use land that has not developed for its planned employment use.
  • Staff say the site would be within walking distance of employment and commercial areas.

Case against#

  • City staff acknowledge that changing the land from planned employment uses reduces opportunities for industrial development and related jobs in this part of Keystone Hills.
  • Staff say the application does not specifically address Calgary’s climate strategy; they say opportunities to do so would be explored and encouraged at later development-permit stages.
  • The approvals establish a planning framework, but the materials do not show when or whether development will proceed.

Votes

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That with respect to Report CPC2026-0736, the following be adopted: That Council - Give three readings to Proposed Bylaw 36P2026 for the amendments to the Municipal Development Plan (Attachment 4); - Give three readings to Proposed Bylaw 37P2026 for the amendments to the Keystone Hills Area Structure Plan (Attachment 5); and - Give three readings to Proposed Bylaw 109D2026 for the redesignation of…

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 36P2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 36P2026 be read a second time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 36P2026 be read a third time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 37P2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 37P2026 be read a second time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 37P2026 be read a third time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 109D2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 109D2026 be read a second time.

For (100%)

Public Hearing Meeting of Council, item 7.2.5 (Outline Plan, Policy and Land Use Amendment in Keystone Hills (Ward 3) at 13971 – 15 Street NE, LOC2025-0134, CPC2026-0736): That Bylaw 109D2026 be read a third time.

For (100%)