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Development Commencement Extensions

Current Work

A report will be brought to the April 12, 2017 Standing Policy Committee meeting on Planning & Urban Development. It is seeking approval to amend the Land Use Bylaw, Bylaw 1P2007, to allow more flexibility in the date by which certain developments must commence under an approved development permit. This change will extend the commencement deadline from a maximum of 4 or 5 years to a maximum of 6 or 7 years and provide the potential for two year extensions instead of one year extensions currently allowed for.

Background

After a development permit is approved by The City of Calgary, the applicant has a set date to start construction, referred to as the date of commencement. The date is set at two to three years after approval, depending on the land use district.

In 2009, provisions were added to the Land Use Bylaw (pages 55-57) to allow the general manager or a delegate to extend the commencement date of an approved development permit (s.44(8)). Development applications for a change of use or a change of intensity of use are not eligible for an extension (s. 44 (1)).

An extension request is not a new development permit and is not a decision by the Development Authority. It is an administrative decision that is not appealable to the Subdivision and Development Appeal Board. The approved development remains the same.

An extension may be considered when there have been no significant changes to land use districts, land use of adjacent properties, applicable policies, levies or changes in adjacent context or developments. If an extension is not granted, the development may begin within the original commencement date or a new development permit application may be submitted.

 

Three years

Two years

Land use district

M-H1, M-H2, M-H3, C-O, I-B, S-CI, S-CRI, CC-MH, CC-MHX, CC-X, CC-COR, CC-ER, CC-ERR, CC-EMU, CC-EIR, CC-EPR, CC-ET and CR20-C20/R20 districts, DC Direct Control Districts

Any other district

 

Objectives

The City does not want to lose quality developments because of unforeseen circumstances or an economic downturn. Preliminary discussions with some members of City Council, as well as commercial and industrial applicants, seem to support a review of extending the commencement periods. 

The project objectives are to:

  • Improve stability for our customers.
  • Allow for longer extension periods.
  • Continue to facilitate development, when there are no changes to the approved development permit.

Extending the commencement period will remove red tape; what communities or neighbours were originally consulted on will remain the same. The scope of the potential amendment does not contemplate changes to land use district commencement dates or changes to an approved development permit.

Timeline

  • Report outlining process improvements will be brought to the April 12, 2017 Standing Policy Committee meeting on Planning & Urban Development.
  • The public hearing for the Land Use Bylaw amendment will tentatively be held on June 12.
  • A draft of the proposed bylaw amendments was available for review and comment until February 27, 2017.
 

Contact

For questions or feedback, please contact:

Jennifer Duff
Approval Coordinator
Planning & Development
Jennifer.Duff@calgary.ca
403-268-8977


Kim Hartley
Senior Planner
Planning & Development
Kim.Hartley@calgary.ca
403-268-3207