Planning & Development

Calgary has seen extensive and continuing population growth since the 1950s. Historically this population growth was accommodated in new subdivisions.

In 2009 the Municipal Development Plan (MDP) was created to govern Calgary’s growth.

The MDP sets out the vision, policies and plans to guide the growth in Calgary for the next 60 years. It signaled a shift in growth: some of this growth should into existing developed areas while still creating new subdivisions.

It has a long-range target that 50 percent, and interim target of 33 percent, of cumulative growth should happen in the Developed Areas. This requires increasing the population density in the neighbourhoods that are already completely built out (Developed Areas).

The MDP mandates that Local Area Plans (LAP) will be created for all Developed Areas. A LAP is a bylaw that provides direction on development and community improvements to help guide change within specific areas. The LAP guides where this growth will happen.

Starting around 2018, the Mayor, a core of Councilors, the City Administration, and a segment of the development industry began to aggressively promote a more rapid growth in Developed Areas. It was felt that many social and environmental problems would be ameliorated through densification. This urban design philosophy was being similarly promoted and implemented in many Cities in Canada, the USA, New Zealand, etc. This philosophy is the driving force behind the changes to the bylaws governing redevelopment.

The City’s goal to increase the population density is being implemented by changing the development policies and rules to allow and encourage the replacement of existing houses with multi unit structures such as rowhouses and townhouses.

In September 2019 the City published the Guidebook for Great Communities. It was the bylaw that would guide the creation on Local Area Plans. It introduced the fundamental concept that some houses could be, and should be, replaced with multi unit developments like rowhouses and townhouses.

This was the first time the general public, including Community Associations, heard of this densification plan. There was immediate and strong public opposition. A group of Councilors also opposed the treatment of Developed Area. After several public hearings, with significant objection from the public and several Councilors, the Guidebook as NOT approved by Council. It was adopted as an Administrative reference document, not a bylaw. This demonstrated that the “Densification Philosophy” was not widely endorsed by a large number of Calgarians.

The 2021 Civic Election elected a Mayor and a larger core of Councilors who are pro densification. Since then, in spite of significant public, and some Councilor opposition, virtually every pro-densification vote has been passed.

For example, the Westbrook Communities LAP, Heritage Communities LAP, and Riley LAP have been approved. All contain clauses similar to “building forms that contain three or more residential units should be supported on parcels” that currently have houses or duplexes. In other words, LAPs support random replacement of houses with multi-unit development.

Calgary’s Municipal Development Plan (MDP) is the vision for how Calgary grows and develops over the next 60 years. Any resident wishing to redevelop their property should follow the directions on the City webpages.

The Land Use Bylaw dictates that every lot in Calgary is assigned to a Land Use District and each District has a detailed set of rules that must be complied with. The City review checks the submitted Development Permit complies with the rules of the assigned District.

If a property owner wishes to build a structure that is not allowed under LUB District rules, they can apply to change the District. They should follow the directions on the City webpages.

A Land Use Amendment (also called a Land Use Redesignation) changes the land use district of a property to allow for future development that is currently not allowed. For example, a request to build a high-density structure on a property that does not allow that type of building.

It is a complex, expensive, time-consuming process. It culminates a Public Hearing before the Mayor and Council and a vote to approve or reject the redesignation.

In addition to the City development rules, the property owner must also comply to any other rules registered on their Land Title; the Britannia Caveat on Britannia Titles or Restrictive Covenants on Elboya Titles. These are legal contracts between property owners.

These contracts are separate from the LUB and are not administered by the City. Please go to the Britannia Caveat webpage or the Elboya Restrictive Covenant webpage for more information.

A local area plan (LAP) is a bylaw that provides direction on development and community improvements to help guide change within specific areas. The LAP guides where this growth will happen.

Elboya Britania are in Chinook LAP. It is not approved yet. It will be going to the first public Hearing before the Infrastructure and Planning Committee February 27, 2025. EBCA has significant concerns regarding how the LAP treats our residential neighbourhoods. We will be speaking at the hearing and ask residents sharing these concerns to speak at the Hearing as well. Please visit our dedicated webpage Chinook Local Area Plan for status and EBCA activities.

The approval of Rezoning for Housing (citywide blanket up-zoning), implemented August 2024, completely changed how Calgary’s residential neighbourhoods will be redeveloped.

Detailed information can be found on the City webpage Rezoning for Housing.

Rezoning for Housing is a foundational change impacting every low-density residential property in Calgary. Prior to Rezoning for Housing, lots designated as R-C1 allow only one Single Detached Dwelling (house) per lot. A lot designated as R-C2 allowed houses and duplexes. No multi- unit buildings were allowed. Elboya and Britannia were R-C1 neighbourhoods.

CBU eliminated the R-C1 and R-C2 districts and replaced them with the R-CG district.

R-CG “accommodates a wide range of grade- oriented development”, such as Single Detached Dwelling, Duplex Dwelling, Rowhouse Building, Townhouse. R-CG also allows a density of 75 Units per hectare. On a typical residential lot, this meant that a house can be replaced with four rowhouses, each with a secondary suit.

The City Building Program is set to replace the Municipal Development Plan 2025,2026.

The Zoning Bylaw has been introduced to replace the Land Use Bylaw 2025, 2026.

Any development, or redevelopment project in Calgary is governed by the Development Permit Process (the link takes you to the City Webpage that provides detailed instructions). The development must comply with the rules and regulation set out in the Land Use Bylaw 1P2007 (LUB) and consider the policies and vision as set out in the Municipal Development Plan (MDP).

City Administration, Planning & Development, takes into consideration the application’s planning merits, applied against the Land Use Bylaw and applicable policies, while balancing the needs of the community.

The EBCA has two directors assigned to Planning and Development issues in the Elboya-Britannia Community. Each Director is responsible for the following areas as pertains to their assigned neighbourhood:

• residential development.

• commercial development.

• City Planning and Development policies and implementation practices.

• traffic issues.

• parks issues.

• Caveat or Restrictive Covenant enforcement issues.

If you would like to learn more about any of these topics, please contact development@elboyabritania.com.

If you would like to learn more about any of these topics, please contact development@elboyabritania.com.