Summary#
On November 3, 2026, Executive Committee carried a motion recommending that Council direct further work on a possible Community Revitalization Levy (CRL)-type funding structure for transit-oriented community sites led by Calgary Municipal Land Corporation (CMLC), a City-owned company. The goal is to assess whether future growth in property-tax revenue could help pay for infrastructure and parking at those sites. This is a committee recommendation; Council has not yet made the decision.
- The motion recommends that City staff continue working with CMLC on a funding structure for capital needs, including enabling infrastructure and parking.
- It recommends detailed analysis of possible CRL boundaries, eligible costs, revenue forecasts, operating costs, governance, risks and timing.
- It recommends formal engagement with the Alberta government about feasibility and approval requirements, with an update to Council in the first quarter of 2027.
- The motion carried 8 to 2. Councillors Wyness and McLean voted against.
What it means for you#
- Residents near the sites and transit users: No land-use or parking change is approved by this committee decision. City staff say engagement in Dalhousie and Fish Creek-Lacombe identified concern about losing surface parking used by transit riders.
- Taxpayers: The motion does not approve a CRL, borrowing or a capital project. The report says a CRL would redirect future increases in property-tax revenue within an approved area; it would not create a new tax.
- City staff and CMLC: If Council gives the recommended direction, they would do further analysis and engage the Alberta government. The report says this work would need staff resources from several City departments and CMLC.
Money#
The report gives preliminary revenue estimates, but no cost estimate for the proposed work or any future projects.
- CMLC’s preliminary model estimates about $317 million in property-tax revenue from 2028 to 2047 under a municipal-and-provincial scenario: $207 million for the City and $110 million for the province. This is a forecast, not approved funding.
- The report says no funding commitment is requested. It also says a future CRL could involve City borrowing, and any revenue shortfall under the described Rivers District borrowing precedent would ultimately require another municipal source.
- No publicly available information on the cost of the next phase of staff work.
What is unclear#
- Council has not yet decided whether to give the directions recommended by the committee.
- The CRL boundaries, eligible spending, revenue baseline, governance and risk allocation are not settled.
- Provincial participation and approval are uncertain. The report says initial discussions would not amount to provincial approval or a funding commitment.
- City staff say the report is preliminary. If Council directs the work, staff say they would return with an update in Q1 2027 and a recommended model no later than Q3 2027.
Case for#
- City staff say a CRL could help pay for infrastructure and structured parking that may be needed to redevelop underused City-owned land near transit.
- CMLC’s preliminary modelling estimates the portfolio could support more than 8,500 homes, attract over $2.5 billion in private investment and generate about $23 million in annual property tax at full build-out. These are projections, not guaranteed results.
- Further analysis would compare a CRL with other funding options before Council considers financial commitments.
Case against#
- City staff identify risks including slower development, lower-than-forecast tax revenue, construction-cost increases and interest-rate exposure. A forecast shortfall could require another municipal funding source.
- The portfolio includes multiple sites with different needs. City staff say a CRL model would need its own boundaries, controls and risk framework.
- Engagement raised concern about losing surface parking used by transit riders. The motion does not settle how parking and redevelopment would be balanced.