Summary#

Calgary City Council approved the Belvedere 17 Growth Application in the Twin Hills community, within the Belvedere Area Structure Plan in Ward 9. The decision directs City staff to include required operating funding in the 2027–2030 Business Plans and Budgets, and to consider later investments in future budgets. City staff say the goal is to support growth near the future 17 Avenue SE Bus Rapid Transit line.

• The application could enable about 583 homes; it does not itself approve individual developments or guarantee construction.
• Council directed staff to include the required operating funding in future plans and budgets. Later capital and operating investments must be considered through future budget priorities.
• The area is expected to use previously approved infrastructure investments at first; City staff say no new near-term capital investment is needed to start development.

What it means for you#

• Future residents and developers: The decision enables planning for growth in Twin Hills. Individual development approvals and further engagement occur at later land-use and outline-plan stages.
• Taxpayers: City staff estimate operating costs will begin in 2030. The decision does not approve the estimated $425.4 million in future capital investment for the wider Belvedere Area Structure Plan.
• Council’s decision: The item was adopted on the consent agenda, 15–0. At committee, Councillor Jamieson opposed the recommendation; the material does not give the reason.

Money#

The decision requires future budget planning for operating costs, but does not approve the wider area’s estimated future capital investment.

• City staff estimate tax-supported operating costs of about $8,333 starting in 2030, rising to about $20,076 per year by final buildout.
• City staff estimate $0.88 million in annual revenue and $2.98 million in levies at full buildout.
• City staff estimate $425.4 million in additional future capital investment to support growth in the Belvedere Area Structure Plan, including this application.

What is unclear#

• The decision does not set a construction timeline or guarantee that all required infrastructure or later budgets will be approved.
• The estimates do not separate this application’s share of the $425.4 million from costs for the wider area.
• City staff identify possible delays to storm and sanitary infrastructure, which depend on coordination with Rocky View County and private landowners.

Case for#

• City staff say the application could enable about 583 homes near the future 17 Avenue SE BRT, using infrastructure investments already approved.
• Staff say property-tax and franchise-fee revenue in the area is projected to cover its operating costs by 2030.
• A public submission to the committee marked support for the application, though its reasons are not included in the available material.

Case against#

• City staff report Calgary had seven to ten years of serviced land supply in May 2025, above the Municipal Development Plan target of three to five years.
• Staff estimate the wider Belvedere plan will need $425.4 million in future capital investment; the decision does not approve that funding.
• Staff identify risks of infrastructure delays and note that new community growth typically brings higher greenhouse-gas emissions, climate risk, and loss of natural assets than redevelopment.