Summary#

Calgary City Council rejected a proposed land use amendment for 2435 – 23 Street NW in Banff Trail, Ward 7. The defeated motion would have changed the City’s Land Use Bylaw designation from Residential – Grade-Oriented Infill (R-CG) to Direct Control (DC). Its stated aim was to set a minimum residential density on the site.

• The proposal would have removed the ability to build single-detached and duplex dwellings there. The proposed minimum density and guidelines are not specified in the available material.
• The site is about 0.06 hectares (0.14 acres). City staff reported that a development permit for two semi-detached dwellings and four secondary suites had been approved on November 24, 2025.
• The motion to give Proposed Bylaw 36D2026 three readings was defeated 5 to 9. The site’s R-CG designation was not changed; Council did not approve the proposed rezoning.

What it means for you#

• Landowners and builders: The proposed DC designation did not take effect. The site remains designated R-CG. The report says the development permit for two semi-detached dwellings and four secondary suites had already been approved.
• Nearby residents: This decision did not change the site’s land use rules. One letter to City staff opposed the amendment, citing traffic and parking, increased density, community character, and public infrastructure.
• Taxpayers: This was a decision about the land use designation for one property, not a new City program or service.

Money#

City staff reported no anticipated financial impact from the proposal; no cost estimate is provided.

• The materials do not identify a fee, tax change, or other payment tied to the decision.

What is unclear#

• The proposed minimum density and the DC district’s detailed guidelines are not included in the supplied material.
• The materials do not explain why the applicant sought the DC designation or how the proposed minimum density would have worked in practice.
• Council defeated the motion to approve the bylaw; the supplied minutes do not show Council separately adopting the staff recommendation to refuse and abandon it.

Case for#

• A possible case for the proposal is that setting a minimum density and excluding single-detached and duplex homes could help ensure a denser form of housing on the site. The materials do not explain the applicant’s reasons or state the minimum density.
• One written public submission marked “in favour” was received, but the supplied submission gives no reasons. The minutes also record that one member of the public spoke; they do not say what that person said.

Case against#

• City staff recommended refusing the amendment, saying it would remove housing forms supported by the South Shaganappi Communities Local Area Plan and that the existing R-CG district already allows the built form sought.
• A letter opposing the proposal raised concerns about traffic and parking, density, community character, and public infrastructure. The Banff Trail Community Association reported no comments.
• Councillors Ward, Pantazopoulos, Jamieson, Clark, Kelly, Chabot, Wyness and McLean, and Mayor Farkas voted against the motion.