This land use amendment application seeks to redesignate a corner parcel from a Residential – Contextual One / Two Dwelling (R-C2) District to a Residential – Grade-Oriented Infill (R-CG) District to allow for a Rowhouse Building. The subject site is located within the boundaries of the Bowness Area Redevelopment Plan (Bylaw 7P95). A minor map amendment to the ARP will be required with the change from “Residential: Low Density, Conservation & Infill” to “Residential: Low & Medium Multi-Dwelling”.
Bowness Area Redevelopment Plan (1995 – Statutory)
The subject parcel is located within the Residential: Low Density, Conservation & Infill area as identified on Map 2, Land Use Policy Areas of the Bowness ARP. Specific policies as they relate to the proposal are as follows:
o Section 7.2 (Policies) supports a low density residential, conservation and infill policy. The intent is to maintain stability in the community and to protect the existing residential character and quality of the neighbourhood.
o Section 7.4 (Policies) discourages redesignation of existing low density residential land to other higher density residential uses to protect and maintain the stability and character of the community. Such redesignations are contrary to the ARP and would require full public review and an ARP amendment concurrent with the redesignation application process.
o Section 7.5 (Policies) encourages sensitive infill development and renovations that contribute to the continued renewal and vitality of the community.
Municipal Development Plan
The subject parcel is located within the Developed Residential – Inner City Area as identified on Map 1 of the MDP. In addition to the City-Wide policies of the MDP, the Developed Residential Areas policies of section 3.5 also apply. Specific policies as they relate to the proposal are as follows:
o Section 2.2.5.a encourages growth and change in low-density neighbourhoods through development and redevelopment that is similar in scale and built-form and increases the mix of housing types such as accessory suites, semi-detached, townhouses, cottage housing, row or other ground-oriented housing.
o Section 2.2.5.b. supports development and redevelopment that provides a broader range of housing choice in local communities to help stabilize population declines and support the demographic needs of communities.
o Section 2.3.2.c. requires infill development to complement the established character of the area and not create dramatic contrasts in the physical development pattern.
o Section 3.5.1.a. recognizes the predominantly low density, residential nature of Developed Residential Areas and supports retention of housing stock, or moderate intensification in a form and nature that respects the scale and character of the neighbourhood.
o Section 3.5.2.b. encourages a range of intensification strategies for modestly intensifying the Inner City Area, from parcel-by-parcel intensification to larger more comprehensive approaches at the block level or larger area.
o Section 3.5.2.d. states that buildings should maximize front door access to the street and principle public areas to encourage pedestrian activity.
The site is located approximately 32 metres from a transit stop and is located within a walking distance approximately 900 m from a primary BRT transit service.
Access is to come from the Lane
Location Criteria for Multi-residential Infill
The proposed land use generally aligns with several of the location criteria for multi-residential infill development in low density residential areas. The following provides a summary of these criteria.
On a corner parcel – Yes
Within 400 metres of a transit stop – Yes
Within 600 metres of an existing or planned primary transit stop – No
On a collector or higher standard roadway on at least one frontage – Yes
Adjacent to existing or planned non-residential development or multi-unit development- No
Adjacent to or across from an existing or planned open space, park or community amenity- No
Along or in close proximity to an existing or planned corridor or activity centre – No
Direct Lane Access- Yes
Previous Comments on Proposed Project
Locations for infill & densification within community
Concern expressed claims that other areas within the community would better accommodate proposed development density. Throughout all Calgary communities that have R-C2 zoning – Redesignation to R-CG is allowed and encouraged by the City of Calgary for demographic diversity. Corner lots are the primary choice for the densification throughout the city, and this particular lot is no different than any other lot that has undergone, or is undergoing transformation in terms of positive or negative net effect to the community as a whole.
Loss of affordable single family homes
Concern that a land use amendment to accommodate higher density would result in loss of affordable single detached homes in the city. The existing home on this property is unlivable, has quite a small footprint, and not a good candidate for renovation. This project encompasses only a single family home on a single lot, and replaces it with a more affordable 4-Unit project for 4 families instead of one.
Row housing contextually inappropriate for subject site
Concern that the proposed rowhouse development is contextually inappropriate and would negatively affect the neighbourhood. As this is the first row house R-CG in Bowness not located in closer to proximity to additional multifamily, it would be part of a continual changing neighborhood dynamic. The developer has built many architecturally pleasing newer and semi-detached homes in the immediate vicinity, of which the neighborhood as a whole has respect for what they have built.
Increased traffic and parking concerns
Concern was expressed over increased traffic and reduced on-street parking.
Administration established that 46 Avenue NW is classified as a Collector road, and
on-site parking and visitor parking will be required as part of a future Development Permit application. As this is a corner lot, any overflow parking would have ample street parking. There will be 4 above grade units only; no lower secondary suites.
Loss of property value
Concern that surrounding property values would be negatively affected. Generally, new development increases property values as the community experiences continual reinvention. There are a number of rebuilt, and proposed Main Street Projects proposed contributing to a reinvention of Bowness. The new commercial shops in downtown Bowness, as well as Angels Drive-In, The Bowness Grocer, and Bowness Park itself.
Contextually inappropriate
Row housing is contextually inconsistent with all existing housing in this area of Bowness.
The review of the Development Permit by Administration will ensure it is contextually appropriate and conforms to the Land Use Bylaw.
Privacy concerns
Row housing will lead to overlooking into neighbouring yards and homes and loss of privacy. The project adheres to all of the rules restricting overview issues to the immediate properties to the South with the use of obscured windows, windows that have their bottom sill at 60″ off the floor, or no windows at all. The backyard privacy and existing windows of the south neighboring home are maintained. The new rear garage will block views to the west neighbor, and there will be less windows to the east neighbor than normal semidetached units. This is also true for the west facade of the proposed development, as there will be less windows than for a semi-detached.
The review of the Development Permit by Administration will ensure privacy of adjacent homes is appropriately maintained.
Precedent for future applications
Redesignation to R-CG would be the first in Bowness and set precedent in the whole community which should be consulted prior to change of this magnitude. There is a proposal from city planning to convert all corner R-C2 lots in the City of Calgary to R-CG in the very immediate future. Developers would not have to apply to have this resignation occur in the future, or so it is being considered at this time. This was brought up at council in their review and refusal last year.
