Outline of Land Use Bylaw, 1P2007 Changes Changes to single and multi-family builders, renovators, land developers and trades The City s new Land Use Bylaw, 1P2007 has been approved by Council. The new Bylaw will become effective on June 1, 2008. To ensure a smooth transition, The City will be accepting applications under 1P2007 in a phased manner. For more information on The City s interim phase strategy, please visit our website at calgary.ca/landusebylaw. Key benefits of the new Bylaw The new Bylaw provides more land use districts, better and clearer definitions and rules for a wider range of land uses as well as more opportunities for permitted use development. It will promote consistency in interpretation of rules and defined uses, and at the same time, provide for greater innovation and flexibility in the application of land use districts. A summary of changes Developed and Developing Areas for Residential Development A major change in Land Use Bylaw, 1P2007 is recognizing that residential development in existing and new communities is different and this should be reflected in how development is regulated. The Developed Area (existing communities) is intended to be those areas of the city that have completed their initial residential development. The Developing Area (newer communities) is intended for those areas that have yet to complete their initial residential development. Both the low density and multi-residential parts of the Bylaw provide different land use districts for the Developed and Developing Areas. On what basis did we form the boundary? Generally, through analysis, it was decided that the Developed Area would be best defined as those that are less than 70 per cent developed. The boundary separates areas where most development is new development on greenfield sites from those where most development is infill development or redevelopment. It is important to remember that Developed Areas will not become Developing Areas once they complete their initial development. When the Developing Area communities begin to redevelop they may need new mechanisms, perhaps new districts, to accommodate the types of redevelopment that may occur in the future. calgary.ca call 3-1-1
Low Density Residential Districts Key features Key features of low density residential districts for the Developed Area are contextual rules for permitted development. This approach is intended to ensure the size and location on the parcel of new developments and additions are in keeping with the existing pattern of development. Low Density Residential Districts Ten new low density residential districts will replace the seven districts in Land Use Bylaw, 2P80. Developed Area Districts Residential Contextual, Large Lot, One-Dwelling District (R-C1L) Allows single detached dwellings on 24.0 metre or wider parcels. Secondary Suites can be added by adding a modifier through a re-designation. Residential Contextual, One-Dwelling District (R-C1) Allows single detached dwellings on 12.0 metre or wider parcels. Secondary Suites can be added as a discretionary use through a re-designation to the R-C1s district. Residential Contextual, Narrow Lot, One-Dwelling District (R-C1N) Allows single detached dwellings on 7.5 to 11.0 metre wide parcels. Residential Contextual, One/Two Dwelling District (R-C2) Allows single detached dwellings on 7.5 metre or wider parcel. Allows semi-detached dwellings on 13.0 metre wide parcels. Secondary suites are a discretionary use on 15.0 metre wide parcels. Developing Districts Residential, One-Dwelling District (R-1) An 11.0 metre maximum building height can be increased to 12 metres when the parcel is 15.0 metres or wider. Secondary Suites can be added as a discretionary use through a re-designation to the R-1s district. Residential, Narrow Lot, One-Dwelling District (R-1N) Is a narrow parcel single detached district. (minimum 7.5 metres) When a parcel width is 10.0 metres or greater, it is an 11.0 metre maximum building height. Residential One/Two Dwelling District (R-2) Allows semi-detached dwellings on 13.0 metre wide parcels. Allows single detached dwellings on 7.5 metre wide parcels. Secondary suites are a discretionary use on an 11.0 or 13.0 metre wide parcel, depending on form. 2
Low Density Residential Districts Residential Low Density Multiple Dwelling District (R-2M) This is a new concept to Bylaw 1P2007. It allows a mixture of predominantly single detached dwellings, semi-detached dwellings, duplexes, rowhouses and townhouse developments to occur. The intent is to provide a variety of housing choices to be developed in an area and allow higher densities to be achieved, while still maintaining a low density scale. Promotes semi-detached dwellings, duplexes and rowhouses, by listing them as permitted uses. Rowhouses can occur on 5.0 metre wide parcels. City Wide Districts Residential Manufactured Home District (R-MH) Intended to accommodate manufactured homes on individual parcels or in a manufactured home park. Residential Low Density Cottage Housing District (R-CH) This is a new concept to Bylaw 1P2007. It includes small single detached dwellings, semi-detached or triplexes, called cottages, developed together in a cluster on a parcel with a minimum width of 22.0 metres. Requires smaller, potentially more affordable housing. Allows for the opportunity to provide a somewhat higher density development in a low density residential built form. Some of the highlights of the proposed low density residential districts are: In the Developed Area, contextual rules ensure that a development s setback and height relate to adjacent buildings. Permitted use allows for the development of a contextual single detached dwelling (a form of singledetached house that has a scale and setbacks similar to adjacent developments). Specific rules allow secondary suites to be developed as discretionary uses on select sites. The rowhouse provides for a new street-oriented use, allowing for five metre parcel widths. Residential cottage housing is a new comprehensive housing form and provides for single detached dwellings and semi-detached dwellings to be developed at a higher density than is typical of the low density residential districts. In the Developing Area, maximum building height is typically 11.0 metres but can be increased as high as 12.0 metres on wider parcels for all low density residential development. Maximum portion of a land parcel which may be covered by development ( lot coverage ) has been increased in some developing area districts. Minor residential addition (MRA) Within low density residential districts, minor residential addition is a new concept to Bylaw 1P2007. The purpose of a minor residential addition is to minimize the permit and process requirements for a homeowner to undertake a low impact, small scale home addition. A MRA is an addition to a duplex or a semi-detached dwelling that is no more than 10.0 square metres in area, or an addition to a single detached dwelling that is no more than 40.0 square metres in area, provided the height of the addition is no more than 6.0 metres and that it meets all other applicable rules in the bylaw. A MRA is a permitted use in all of the contextual low density residential districts, and does not require a development permit. 3
Multi-residential Districts Key features The multi-residential districts, like the low density residential districts, recognize and regulate the Developed and Developing Areas differently by having a range of districts and rules that are specific to each. Multi-residential Districts There are 11 multi-residential districts to accommodate a wide range of multi-residential developments in Calgary. Developed Area In the Developed Area some districts require that multi-residential development take into account directly adjacent low-density residential development. Multi-residential, Contextual, Grade-Orientated District (M-CG) Maximum building height 12.0 metres and maximum 111 units per hectare (uph). Multi-residential, Contextual, Low Profile District (M-C1) Maximum building height 14.0 metres and maximum 148 uph. Multi-residential, Contextual, Medium Profile District (M-C2) Maximum building height 16.0 metres and maximum floor area ratio (FAR) of 2.5. Developing Area Three districts are provided for use exclusively in the Developing Area. These districts provide the ability to develop an array of multi-residential building forms. On smaller sites (1.0 hectare or less), the use Multi-Residential Development Minor provides for the opportunity to use a permitted use for development. The three districts are: Multi-residential At Grade Housing District (M-G) 12.0 metre building height; 35 to 80 uph. Minimum uph of 35 units per hectare Multi-residential, Low Profile District (M-1) 14.0 metre building height; 50 to 148 uph. Minimum uph of 50 units per hectare Multi-residential, Medium Profile District (M-2) 16.0 metre building height; maximum FAR of 3.0. Minimum uph of 60 units per hectare 4
Multi-residential Districts City Wide Districts Multi-residential, High Density, Low Rise District (M-H1) Maximum building height of 26.0 metres Intensity of use regulated by Floor Area Ratio; maximum FAR of 4.0 Allows for an array of commercial uses. Multi-residential, High Density, Medium Rise District (M-H2) Maximum building height of 50.0 metres. Intensity of use regulated by Floor Area Ratio; maximum FAR of 5.0. Allows for an array of commercial uses. Multi-residential, High Density, High Rise District (M-H3) Maximum building height is established through the use of a modifier. Intensity of use regulated by Floor Area Ratio; maximum FAR of 11.0. Allows for an array of commercial uses. Multi-residential, Low Profile, Support Commercial District (M-X1) Provides for a building form similar to that of M-C1 and M-1. Allows commercial uses at grade; maximum 10 per cent of building. Minimum of 50 uph. Multi-residential, Medium Profile, Support Commercial District (M-X2) Provides for a building form similar to that of M-C2 and M-2. Allows commercial uses at grade; maximum 10 per cent of building. Intensity of use regulated by Floor Area Ratio; maximum FAR of 3.0. Overall multi-residential changes include: Contextual rules in the Developed Area require that new buildings must be sensitive to adjacent development. Specifically, contextual rules require: Building setback from a street reflects adjacent development. Maximum building height for a portion of the building near the property line is reduced when a building is adjacent to lower buildings or lower density residential districts. There are more options to provide amenity space (indoor, private, common). Required landscaping can be reduced to 30 per cent of the parcel to encourage street-oriented development, low water landscaping and enhanced landscaping. Permitted use development can now occur in developing areas on parcels 1.0 hectares or less. All districts enable variable maximum densities through the use of uph modifiers reducing the need to use Direct Control (DC) in the future. M-H3 district also provides for modifying maximum building height and FAR. New districts increase opportunities for commercial uses on the ground floor of residential buildings creating more mixed use districts. High density residential districts that now allow maximum density to be regulated by FAR and not uph. 5
Multi-residential Districts Parking requirements for multi-residential Parking requirements for most developments are district based. For multi-residential districts some major parking requirement changes include the following. Bicycle parking requirements are now officially in the new Bylaw. Two types of bicycle parking are required. Class 1 is long term secure storage, usually used by residents or office employees. Class 2 is meant to be short term parking, usually for visitors to a residence or a business. Motor vehicle parking requirements for multi-residential development range from 0.9 to 1.25 stalls per dwelling unit, with lower requirements closer to downtown For more information For additional information on Land Use Bylaw, 1P2007 please visit calgary.ca/landusebylaw or phone 3-1-1. To check current and new (but not effective) land use designations on properties, please go calgary.ca/myproperty. 6 2007-2403 calgary.ca call 3-1-1