ABOUT THE PROJECT

The City is planning the future of Calgary’s thriving main streets. The Main Streets initiative is going to make policy and land use improvements to the 33rd and 34th Avenues S.W. main streets area, to encourage a vibrant public realm, greater variety of retail and small business, and to increase local services and housing choices. Our team will analyze local input, economic information and infrastructure investments, to make proposed land use redesignations and amendments to the local area plans.

Your input will inform and influence decisions about growth and land use change in your neighbourhood along the 33rd and 34th Avenues S.W main street area.

The "Reviewing Outcomes" phase in the process is looking for input on the following:

  • Residential and commercial development types along the main street
  • Residential transitioning from the main street to surrounding areas
  • Where retail/commercial development is appropriate and desired
  • Policy to support the retention of historic character homes in the transition area


PROJECT UPDATE

Please click here to view the 'what we heard' report from the Fall 2018 engagement.


PLEASE CLICK THE TABS FOR THE PROPOSED LAND USE DISTRICTS (ZONING) INFORMATION

Proposed Map of Land Use Districts (Zoning)

Proposed Land Use District (Zoning)

The Main Streets implementation plan was approved by Council in April 2017 and provides an action plan for Planning, Investment and Innovation in all of Calgary’s main streets. Planning includes a new policy and land use regulation framework created with local stakeholders. Investment is focused on the redesign and reconstruction of a main street’s public realm (e.g. streets, sidewalks, safety features, crosswalks). Innovation provides a range of new approaches for a variety of factors facing main streets, including parking management, heritage conservation and improved facilitation of local economic development. In Marda Loop, a public workshop provided input on the use of the Developed Areas Guidebook land use categories, the Building Blocks, this input, along with related economic considerations and city-wide and local planning goals, has led to the proposed draft land use district framework (zoning changes). This new land use framework would require amendments to two local area plans (Richmond Area Redevelopment Plan and South Calgary/Altadore Area Redevelopment Plan).

Proposed Land Use Districts (Zoning) Descriptions

Proposed Land Use Districts (zoning) in your Main Street and community.

The Land Use Bylaw, and the individual districts or zones, outline the rules and regulations for development of land in Calgary and the process of making decisions for development permit applications.

R-CG Residential - Grade-Oriented Infill District

R-CG is a low density residential designation that is primarily for rowhouses that face a street with a front door. Does also allow single detached and side by side and duplex homes. Only slightly larger buildings then allowed by the R-C2 district. Maximum density is 75 units per hectare (uph) which typically allows an average 50 foot (15 metre) wide parcel to have 3 units, 4 units could be developed on a corner site with two street frontages. This district would be supported by Area Development Plan policy changes that support retention of heritage character homes by allowing relaxation of lot coverage, parking and setbacks if the heritage character home was preserved.

M-C1 Multi-Residential - Contextual Low Profile District

M-C1 is a multi-residential designation in the developed area of the city that is primarily for low rise apartment buildings (3 - 4 storeys) or townhouses. The district contains many rules that are sensitive, or contextual, to the surrounding scale, requiring lower heights and larger setbacks when adjacent to low scale buildings. Maximum density is 148 units per hectare (uph) which typically allows an average 50 foot (15 metre) wide parcel to have 8 units.

M-C2 Multi-Residential - Contextual Medium Profile District

M-C2 is a multi-residential designation in the developed area of the city that is primarily for low rise apartment buildings (4 - 5 storeys) or townhouses. The district contains many rules that are sensitive, or contextual, to the surrounding scale, requiring lower heights and larger setbacks when adjacent to low scale buildings. Maximum density based on building area (2.5 Floor Area Ratio) which typically allows an average 50 foot (15 metre) wide parcel to have about 12 - 16 units.

M-H1 Multi-Residential – High Density, Low Rise District

M-H1 is multi-residential designation primarily intended for low rise apartment buildings. Main floor can be commercial or residential, but above the main floor, all uses must be residential. Building height can be restricted with a maximum height in metres by adding a “ h “ modifier and density, measured in Floor Area Ratio (FAR) can also be limited with a “ f “ modifier.

The M-H1 land use district would be supported by Area Redevelopment Plan policy changes that support a primarily residential area, with a limit on the range of commercial uses and limits on the size and location of the commercial uses. These limits will be prescribed by new policies in amendments to the existing South Calgary/Altadore Area Redevelopment Plan.

MU-2 Mixed Use - Active Frontage District

MU-2 is a new district, it was developed to support growth in key areas like Main Streets. Characterized by street-oriented building design in mid-rise buildings typically between four and six storeys in height requiring a transition to lower scale residential uses on adjacent parcels through building location, building massing and landscaping. Main floor must be commercial uses. A height maximum or cap, can be added with “ h “ modifier and density, measured in Floor Area Ratio (FAR) can also be limited with a “ f “ modifier.


PROVIDE YOUR INPUT

The Developed Areas Guidebook is a recent Council approved policy that provides general planning approaches to much of the inner city, this allows programs like Main Streets to focus on planning considerations unique to a community.

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The proposed MU-2 Mixed Use - Active Frontage sections along 33 Avenue and 14 Street SW could allow a range of building height from four (16m) to six (23m) floors. This will be consistent with the current zoning maximums for height or heights consistent with policy direction and informed by stakeholder input. MU-2 requires that the main floor be commercial use.

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The proposed M-H1 Multi-Residential - High Density Low Rise District sections along 33 and 34 Avenues allow a building height of four (16m) to five (18m) storeys and a maximum Floor Area Ratio (FAR) of 3.0. This is an increase allowed height and range of uses over the current residential district to allow more flexibility for mixed use buildings.

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The proposed M-C2 Multi-Residential - Contextual Medium Profile sections along 34 Avenue SW could provide a range of multi-residential housing options, including apartment buildings of four to five storeys.

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The proposed M-C1 Multi-Residential - Contextual Low Profile sections along 14 and 16 Streets and 32 Avenue could provide a range of multi-residential housing options, including apartment buildings of three to four storeys.

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The proposed R-CG Residential - Grade-Oriented Infill areas are being considered as a transition area from the higher intensity options along 33 Avenue and 14 Street. As well, this area that provide more opportunity for grade oriented housing in the community. This district could provide a range of low density, grade oriented housing options.

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The survey form is now closed. Thanks for your contributions.

REPORT BACK

Discussing Opportunties

During phase 2 we discussed opportunities for proposed land use redesignations and amendments. The What We Heard Report that summarizes the input from the Storefront Engagement and online opportunity in May 2018 and includes the verbatim comments can be found here.

NEXT STEPS

Proposed Land Use Framework Fall/Winter 2018.