For the past few years, City staff has been monitoring the process and effectiveness of Contextual Dwellings (permitted infill homes) in The City’s Developed Areas. This monitoring has led to some changes such as the inclusion of semi-detached dwellings and modifications on calculating the height of a building on a corner parcel.
At the June 29, 2015 meeting, Council directed staff to engage community association planning groups and industry groups to provide feedback and input on the current system. Council has now requested that staff provides a report by the end of 2016 to determine if further changes to the system and Land Use Bylaw (1P2007) are required.
There have been three monitoring reports and three additional reports for rule changes to Contextual Dwellings prior to this upcoming report.
Engagement we’ve done to date
- At the beginning of April 2016 we initiated contact with a number of community associations and their development/planning committee members to collect their viewpoints on Contextual Dwellings.
- On June 7, 2016, we engaged more community association planning groups with the assistance of the Federal Communities of Calgary (FCC) via an input session.
- On September 20, 2016, we held an update session to inform stakeholders on the findings from the most recent monitoring reviews.
All along this process, The City has also been attending community association development/planning committee meetings when requested, and having discussions with industry groups through the Urban Development Institute (UDI) of Calgary.
What we heard and found
There were a number of concerns raised from the latest monitoring review and we found that these concerns were consistent with ones that had been raised during prior reviews. Below are the most common concerns that have kept arising; please note however, that this is not an all-inclusive list:
- There are some issues that relate to Contextual Dwelling rules that need further analysis. These are related to the “building envelope” which is the imaginary box that can be built within, including the maximum height of the dwelling. There are concerns both that the building envelope is too big and on the other side it is too limiting.
- There are concerns surrounding the processing of both Contextual Dwellings (permitted) and discretionary permits.
- There are concerns regarding the building/construction process of the dwelling.
- When asked for examples of infill homes that were not sensitive and in character with their communities, the majority of the examples given were for Single and Semi-detached Dwellings that are under the discretionary permit process, not under the Contextual Dwellings permitted process.
- The City has approved and implemented a number of land use bylaw rule changes for Contextual Dwellings in the past, but this has not eliminated some of the reoccurring issues noted above. We recognize that rule changes alone have not been the most effective tool to address some of these concerns.
Where are we now?
Upon further discussions we will not be presenting this report as originally planned before the end of this year. We will continue to update stakeholders on the progress of this latest review as soon as additional details are available.
Please note that as soon as these reports are ready, they will be uploaded onto this webpage. You can also subscribe to receive email updates on our Contextual Dwelling Monitoring Reviews.
For general information and matters to consider when building a Contextual Dwelling, please refer to our Contextual Dwellings page. For assistance on interpreting the contextual rules and how they may pertain to a development, please call 403-268-5311.
Should you have any comments or questions relating to the Contextual Monitoring Review, please contact:
Planner 2, Planning and Development