Achi news desk-
The City of Calgary wants to clear up some confusion about the proposed general rezoning bylaw that is at the center of a historic public hearing at city council this week.
The proposed bylaw is one of about 80 recommendations in the City of Calgary’s housing strategy, which will change the primary residential zoning district to RC-G instead of RC-1 or RC-2 zones.
Currently, the majority of residential areas are zoned to allow single-family homes only by default.
RC-G zoning will allow the construction of single-family homes and duplexes, triplexes and townhouses. City officials say the change would “streamline the process” for landowners and developers and eliminate six months from the process.
The city says the current lengthy re-designation process adds time and cost — between $50,000 and $100,000 per parcel of land — that are passed on to the home owner.
“This makes the process of redevelopment a little bit easier, a little bit more simple because it allows people to choose what they want to do without having to go through a re-designation process,” said Lisa Kahn, team leader of the sub- land use laws in the City of Calgary.
“It really takes the re-designation process out, which is a process that takes about six to eight months and can add a lot of time and cost to the development.
“When we’re dealing with a housing crisis, every second counts.
“Eliminating that process still allows us to do due diligence on every application through a development permit, but it takes that one hurdle out. We already have a policy that allows for this type of development … most of those that go to the council are already always approved. So this takes that one step that adds time and cost to something.”
Kahn noted that the RC-G rezoning will not allow high rises. The maximum number of floors is three, which is the same for a single dwelling.
Developers will still have to file for a development permit if they want to build duplexes, triplexes and terraced houses even if the bylaw passes.
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Kahn said the city administration has submitted a recommendation for an optional process that will allow city staff to evaluate a piece of land and decide whether or not it is appropriate for whatever type of development someone wants to build.
“It gives us a little bit of extra review time internally to make sure we’re taking the community’s comments in and we’re looking at it from an infrastructure perspective…. We’re doing all our due diligence to make sure development is right on that parcel,” Kahn said.
“There is also still a building permit which checks safety. That’s important to us when we start building.”
The land use bylaw leader noted that if the bylaw is passed, it does not mean that every piece of land will be developed into a duplex, triplex or terraced house, nor does it mean that the it will happen everywhere at once.
“Communities have to go through a life cycle. So those who are nearing the end of the life cycle, where you see houses being torn down and replaced by new developments, those are the ones who are going to see it first,” he said Kahn.
“I think it’s important to remember that nothing happens without a homeowner wanting to do it. It really depends on what the owner of that property wants to do on that parcel, and (rezoning) takes that one step away.
“It’s really about providing that flexibility for the future.”
Public hearing coming in on the second day
The public hearing for the proposed general rezoning bylaw began its second day Tuesday, with more than 840 people registered to speak.
Leslie Evans, executive director of the Calgary Federation of Communities, told council there were no meaningful conversations between member community associations and city planners in engagement sessions held by the federation.
He also expressed concerns about the current engagement process, saying there is a deteriorating relationship between the city and its communities.
“The lack of transparency, evidence-based research and meaningful two-way conversations with citizens only makes the feelings of mistrust towards the city even greater,” said Evans.
“In the case of rezoning, the city has combined growth and change to housing affordability and the need for affordable housing…. We have repeatedly heard requests for evidence-based research into how rezoning will help with housing affordability.”
Evans said that many community associations are not worried about intensification but have concerns about rezoning.
“(Community leaders) want to be part of the solution, and so does the federation. We know that staff want to have robust conversations, and we recognize that engaging with the community is important for their responsibilities. They can all do better. We can do better,” he said.
But many participants at Tuesday’s public hearing pointed out that safe, affordable housing is a human right.
“I think we sometimes think that affordable housing and home ownership are at odds with each other, but housing is a continuum…. I think there’s a perception that off-market housing is only for poor people and in my mind, they’re for everyone,” said Lorraine Molding.
“For me, it’s all about livability…. I think everyone has a right to liveable communities.
“There is also a gender, racial and racial pay gap. It applies in Calgary, it applies in Alberta, it applies in Canada. Housing affordability is not equal. Some populations find it more difficult. The city’s job is to work for all of us, regardless of our income, whether we own homes or not.”
& copy 2024 Global News, a division of Corus Entertainment Inc.
