Summary#

Calgary City Council passed Bylaw 78D2026 at third reading on June 23, 2026. It changes the land-use rules for about 1.18 hectares at 2227R Banff Trail NW and 2310–16 Avenue NW in Banff Trail, Ward 7. City staff said the goal is to allow mixed-use development, including housing, near an existing LRT station.

• The land changed from a Direct Control district based mainly on commercial use to two Mixed Use–General districts: MU-1f3.0h26 and MU-1f9.1h100. The labels specify floor-area ratios of 3.0 and 9.1 and height limits of 26 and 100 metres.
• The new districts allow primarily residential development at different building scales, with the option of commercial space at street level.
• Council approved the change by a 14–0 vote. One member of the public spoke at the hearing; the minutes do not state their position.

What it means for you#

• People who live, work or own property nearby: The zoning now allows the site to be considered for mixed-use development, including housing. City staff say a 25-to-30-storey residential tower may be possible. The amendment does not approve a specific building.
• The landowner and future developers: They may seek development that fits the new districts. No development permit had been submitted when City staff wrote their report; details such as parking, landscaping and building design would be considered at the permit stage.
• Nearby residents and businesses: The change does not require a particular number of homes, guarantee construction, or require improved transit service.

Money#

City staff reported no anticipated financial impact; no cost estimate was provided.

• The decision does not set a fee, grant, tax change or public spending amount.

What is unclear#

• The materials do not show which parts of the site receive each of the two districts.
• The number of homes, building design, parking and other project details are not decided by this land-use change.
• It is unclear whether or when the landowner will apply for a development permit.
• The decision does not set out any transit improvements or explain how added demand would be addressed.

Case for#

• City staff say the change updates a mainly commercial district to allow housing and mixed-use development in keeping with the area’s planning policy.
• Staff say the site’s proximity to the Banff Trail LRT station could support transit-oriented development and make use of existing infrastructure.
• One submitted letter supported redevelopment of the site; the Hounsfield Heights-Briar Hill Community Association also supported the proposal, including the setback of the tallest building from 16 Avenue and the community.

Case against#

• A letter that was neutral on the proposal supported higher density but said public transit should be improved to accommodate it. The decision does not require transit improvements.
• The land-use change allows buildings of different scales, but the actual building and its impacts will be considered later through a development permit. The amendment itself does not settle those details.