Public Weighs in on City Plans to Lose Media Zoning

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More than 65 citizens lined up Tuesday to voice their opinion on changes to Calgary’s development rules, including a new zoning category that would allow denser housing to be built in more areas.

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The proposed amendments would allow more of the so-called “missing intermediate housing,” which is defined as medium-density construction such as row houses and townhouses.

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The issue inspired more than 100 written submissions from the public. While some wrote about the need for more downtown housing options, most wrote to express concern about the potential impact on their communities.

The proposed statute would allow the new R-GO zoning district to be within 200 meters of a major street or activity center, 600 meters of an LRT platform, 400 meters of a BRT station, or 200 meters of major transit service in communities that do not have a Local Area Plan.

The changes would not be automatic. Homeowners would still have to submit their applications to change the zoning to R-GO with the council for approval on a case-by-case basis.

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Gord Rouse, who handles civic affairs on the Willow Ridge Community Association board, said there are concerns that the distance allocations are too broad and would reach too many communities.

He said that during previous community engagement sessions, Willow Park and Maple Ridge residents generally like the RC-1 single-family homes in most of those two communities. He said they’re not opposed to density in certain areas near major corridors, but not mid-block row houses.

“They didn’t choose to live in a Marda Loop,” Rouse said. “Brownstones and row houses – that whole structure is a different idea. So if you were to put a fourplex in the middle of the street here, I don’t think a lot of people would think that’s cool, but maybe it’s just a demographic thing.”

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Rouse’s sentiments were echoed throughout the written public presentations. Many people said they understand the need for density near larger corridors, but want to preserve the character of the communities in which they purchased.

Those who wrote to express their approval of the plan cited more efficient use of services and more affordable housing options for the market.

Derek Spencer wrote to say that density is “essential” in the city center.

“Let’s increase the population and use the services that already exist. This designation will allow developers to use the land more appropriately and provide low-cost new housing and sage (basement suites) to people.”

Speaking before the public hearing, Mayor Jyoti Gondek briefly attempted to address many of the concerns listed in the written submissions.

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“It’s just another land use district that can be used in the future,” he said. “It’s not replacing anything. It is not a blanket rezoning. It is not something that is imposed on people. It will be an option for people to use in the future.”

Count Andre Chabot said he was hopeful that any problems could be resolved with amendments. Although Chabot spearheaded the request to the administration to create the H-GO zone, he was concerned that the administration would only consult with developers and not the public about the plans.

“So what’s here is the gold standard for development,” he said. “It is not the gold standard for the general public. So in a way, we need to find a happy medium here, something that the general public can accept and that developers can live with, because right now this is exactly what developers want.”

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