Bill would rezone 6.89 ha to mixed-use housing

Summary#

On June 23, 2026, Calgary Council passed three bylaws at third reading for 14111 – 15 Street NE in Keystone Hills, Ward 3. They amend the Municipal Development Plan and Keystone Hills Area Structure Plan, and change the land use district for about 6.89 hectares from Direct Control to Mixed Use – General (MU-1f2.0h20). City staff say the goal is to allow mixed-use housing and commercial development.

  • The plan amendments change the site from an employee-intensive industrial area to one where residential development is allowed.
  • The land-use change allows mixed-use development, including housing, on the vacant site.
  • The site is at the southwest corner of 144 Avenue NE and 15 Street NE. Council’s main motion passed 12 to 2; Councillors Pantazopoulos and Kelly voted against. Each bylaw then passed third reading 14 to 0.

What it means for you#

  • People looking for housing or commercial space: The changes allow future mixed-use development on the site. They do not approve a specific building or project.
  • Nearby residents: The amendments allow housing near Lewisburg and Keystone Creek. City staff say the site would be within walking distance of employment and commercial uses.
  • The landowner and developer: The new land-use district allows development that the previous Direct Control district did not authorize in the same way. No development permit has been submitted.
  • The public: This decision does not itself build homes, set rents, or approve a detailed site plan.

Money#

City staff report no anticipated financial impact.

  • The materials give no cost estimate for later development or related City services.

What is unclear#

  • The materials do not give a number of homes, building plans, or a development timeline.
  • No development permit has been submitted, so details of a specific project are not decided.
  • Public speakers addressed Council, but the supplied minutes do not state their views or reasons.
  • The report says later development opportunities could be encouraged to align with climate strategies, but does not set specific climate requirements for this site.

Case for#

  • City staff say allowing housing beside Lewisburg and Keystone Creek would add housing choices and put homes near employment and commercial uses.
  • City staff say the change would make more compact use of land in a developing area.
  • The amendments retain some commercial uses, which staff say would preserve part of the area’s planned employment-supporting role.

Case against#

  • A possible trade-off is converting land planned for employee-intensive industrial use to allow housing, although the amendments retain some commercial uses.
  • City staff say the application itself includes no specific actions to meet Calgary’s climate strategy; further opportunities would be considered at the development-permit stage.
  • Councillors Pantazopoulos and Kelly voted against the main motion. The supplied minutes do not give their reasons.

Votes

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That with respect to Report CPC2026-0292, the following be adopted: That Council: - Give three readings to Proposed Bylaw 18P2026 for the amendments to the Municipal Development Plan (Attachment 3); - Give three readings to Proposed Bylaw 19P2026 for the amendments to the Keystone Hills Area Structure Plan (Attachment 4); and - Give three readings to Proposed Bylaw 77D2026 for the redesignation of…

For (86%)
Against (14%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 18P2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 18P2026 be read a second time.

For (100%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 18P2026 be read a third time.

For (100%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 19P2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 19P2026 be read a second time.

For (100%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 19P2026 be read a third time.

For (100%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 77D2026 be introduced and read a first time.

For (100%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 77D2026 be read a second time.

For (100%)

Public Hearing Meeting of Council, item 7.2.18 (Policy and Land Use Amendment in Keystone Hills (Ward 3) at 14111 – 15 Street NE, LOC2024-0277, CPC2026-0292): That Bylaw 77D2026 be read a third time.

For (100%)