Summary#

Council passed Bylaw 76D2026 at third reading, changing the land-use rules for 1.42 hectares at 22200 – 28 Street SE in Legacy (Ward 14). Calgary Planning Commission had also approved an outline plan to subdivide the site, with conditions. City staff say the goal is to allow more housing choices and use land and existing services more efficiently.

• Four existing land-use districts—M-1, R-G, R-2M and S-UN—are replaced by a Direct Control district, based on the M-2 district’s rules and subject to the guidelines adopted with the bylaw.
• The new district allows multi-residential development up to 20 metres high. The outline plan anticipates 189 homes; that is a plan, not a guarantee that they will be built.
• The approved outline plan allows the site to be subdivided. The proposal changes access from public roads to private roads.
• Council passed the bylaw unanimously, 15 to 0. One member of the public spoke at the hearing.

What it means for you#

• Developer and landowner: West Pine Creek Developments Ltd. can pursue multi-residential development under the new district’s rules. A development permit has not been submitted, so this decision does not approve a finished building design or guarantee construction.
• Nearby residents: The plan anticipates 189 homes, buildings up to 20 metres high and private-road access. The outline plan has conditions, but the supplied material does not give their details.
• Other Calgarians: This decision changes land-use rules for this site. It does not directly change housing rules elsewhere in the city.

Money#

City staff report no anticipated financial impact to the City.

• No cost estimate is provided for the project or for any costs to the developer or nearby residents.

What is unclear#

• The development permit, building design and final number of homes are not yet known.
• The supplied material does not include the outline plan’s conditions or the full Direct Control guidelines.
• It is unclear how concerns about traffic, access and infrastructure will be addressed at the development-permit stage.

Case for#

• City staff say the new district allows more housing types than the previous rules and may better meet the needs of people living in Legacy.
• Staff say the proposal aligns with the applicable Municipal Development Plan and East Macleod Trail Area Structure Plan policies.
• Staff say the plan would use land, existing infrastructure and services more efficiently.

Case against#

• Four public comments raised concerns about increased density, site access and traffic congestion, building height, and infrastructure.
• The plan anticipates 189 homes and buildings up to 20 metres, but the supplied material does not show how the final design will address those concerns.
• The proposal changes access from public roads to private roads; the supplied material does not explain how that change will affect access or traffic.