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Bowness Road NW (Montgomery)

Main Streets

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Land use zoning changes

    Bowness Road NW (Montgomery)

    The east side of the Bowness Road NW main street is located in Montgomery and runs from 48 Street to 16 Avenue NW.​

    About


    Like its neighbouring community of Bowness, Montgomery also started out as a town, then a village and was eventually amalgamated by Calgary in 1963. The demographics continue to shift over time as this area grows and is redeveloped. The Bowness Road main street has seen much revitalization over the past several years with mixed use retail, commercial, restaurant and housing shaping a vibrant main street.


    Street car line to Bowness, Glenbow archives

    Land use (zoning) and policy changes

    Through the Main Streets initiative, several main streets have been identified as areas ready for new development and growth. By encouraging new development and increasing the population in main street areas through great housing choice, the vitality of local businesses, amenities and services can grow and be maintained.


    By analysing local input, economic information and infrastructure investments, the Main Streets team determined which main streets are good candidates for development and growth in the near future. This main street will have land use redesignations (rezonings) and Area Redevelopment Plan amendments which will be presented to Calgary Planning Commission and City Council for approval.

    Land use

    16 Avenue NW in Montgomery is intended to be a neighbourhood main street, serving the local community. As a significant traffic artery, it also appeals to businesses looking to serve NW Calgary. Current zoning allows for a range of mixed use development, but at relatively limited development types. If development were to maximize the current zoning, the street would not be able to reach the population and employment targets outlined in the Municipal Development Plan.


    View detailed map

    Rezoning could allow greater flexibility for mixed use, apartment, or row or townhouse development and create more housing options and business opportunities for Montgomery.

    View detailed information about the proposed changes to Land Use in Montgomery

    Area Redevelopment Plan amendments

    The proposed amendments update the Montgomery Area Redevelopment Plan​.  This includes the areas around the Bowness Road NW (Montgomery) and 16 Avenue NW (Montgomery) main streets. These changes provide support for mixed-use development, low-rise apartments, row houses, as well as single- and semi-detached homes in the blocks nearby.

    Most of the proposed changes to the Montgomery Area Redevelopment Plan fall into three main categories:

    1. Deletions of out-of-date language (for example, references to city-initiated rezonings that were already completed);
    2. Changes to the map of land uses to introduce land use districts from the proposed Developed Areas Guidebook that align with and support the proposed rezoning
    3. The introduction of a new Main Streets section with updated objectives, context, and neighbourhood-specific policies informed by public input and analysis undertaken through the Main Streets initiative.

    The map changes outlined in the amended Montgomery Area Redevelopment Plan include new land use areas identified as Mixed Use Urban, Mixed Use Neighbourhood, Residential Low Rise, and Residential Ground Oriented development types.  The policies attached to these development types support mixed-use and multi-residential redevelopment of parcels fronting on to the Bowness Road NW (Montgomery) and 16 Avenue NW (Montgomery)  main streets as well as portions of 46 Street NW.  The map changes also support rezoning intended to encourage the sensitive transition of new development into the residential areas off the main street.

    What’s next

    Informed by the public input that started in the fall of 2014 and was completed in the fall of 2016, these refined land use options and policy changes (proposed land use redesignations (rezonings)​ and Area Redevelopment Plan amendments) will be presented to Calgary Planning Commission, Standing Policy Committee on Planning and Urban Development and City Council for approval.

     

    Review and approval

    Calgary Planning Commission

    Calgary Planning Commission is an advisory body that reviews all rezonings and Area Redevelopment Plan amendment recommendations.  They will review and make comments on the proposed solutions and provide to City Council for them to consider when making their decisions.  Main Street land use and policy changes will be presented to Calgary Planning Commission in early 2017.  

    ​While members of the public are welcome to attend Calgary Planning Commission meetings, it is not a public hearing and there is no opportunity for speaking.  Calgary Planning Commission meetings can be viewed in person or on Council and Committee webcasts​.

    Standing Policy Commit​tee on Planning and Urban Development

    This Council committee will further review the proposed rezonings and Area Redevelopment Plan amendment recommendations. 

    While members of the public are welcome to attend the Planning and Urban Development committee meeting, it is not a public hearing and there is no opportunity for speaking.  Standing Policy Committee on Planning and Urban Development meetings can be viewed in person or on Council and Committee webcasts​.

    City Council

    Once the proposed solutions for Main Streets have been review by Calgary Planning Commission, the Main Streets team will present their recommended land use solutions and policy changes to City Council for review and approval. City Council members will have an opportunity to ask questions of clarification on the proposed changes and then open a Public Hearing. During the Public Hearing portion of the meeting Calgarians can share their views. 

    After the Public Hearing and discussion with citizens, City Council members will vote on the recommended rezonings and Area Redevelopment Plan amendments. Main Street land use and policy changes will be presented to City Council in spring of 2017.  

    For more information on speaking at a Public Hearing, viewing a City Council meeting online or in person, or to learn how to get in touch with your Ward Councillor, visit ca/citycouncil.

    E-mail updates

    Subscribe for email updates about upcoming meetings and public hearings related to the Main Streets initiative.

    Public input

    Listening and ​learning

    Main street users provided their input at workshops, through an online mapping activity, online surveys, and at information sessions. Through the input shared by Calgarians, City staff learned what’s working or needs improvement for each of Calgary’s main streets. Learn more


    Comments were compiled from the Main Streets public engagement activities which took place from November 2014 through May 2015. The top issues, opportunities and outcomes were ranked in order of consensus and ratings from citizens. This input will be analyzed to inform the planning strategy for each main street.

    View full size map

    Discussing options and reviewing solutions

    Bowness Road NW (Montgomery) and 16 Avenue NW (Montgomery) had additional public input opportunities to review and discuss planning concepts informed by previous public input sessions. Main street users and residents shared input on the tools and techniques that will be used to prepare these main street areas for growth and change. 

    Calgarians shared input related to:

    • Development types transitioning from main street to surrounding streets
    • Land use requirements for retail development.
    • Considered factors when planning future large redevelopment sites

    View a summary of what we heard at these input sessions, summary of what we heard.

    What we've learned

    To start developing solutions which ensure the future success of Calgary’s main street neighbourhoods, City planners listened and learned from main street users, neighbourhood residents, industry experts and economic specialists to understand the unique challenges and opportunities for growth and development in these areas.

    View Bowness Road - Montgomery key findings

    View full report of what we've learned​

    Local statistics and growth targets

    Growth potential

    Growth for this main street area is significantly less than the Municipal Development Plan target. The most relevant factors contributing to this are market desire and consumer preference, which haven’t driven redevelopment. Land use districts (zoning) must be in place to enable redevelopment potential to increase to desired population and employment levels, but strong market interest is a key for fueling new construction. Support from City services and infrastructure can have a positive impact on market demand and will contribute to the evolution of this main street.

    Market outlook

    Both the Bowness Road NW (Montgomery) and 16 Avenue NW main streets, located in the community of Montgomery, have not been overly active locations for new development in recent years. It is considered a stable neighbourhood, and consists predominantly of low density land uses, with a modest amount of retail-commercial space. Additional commercial and retail opportunities in the area will be driven by population growth in the immediate area.

    Existing local planning

    Local planning

    The Montgomery section of Bowness Road NW is the main street of the community of Montgomery. 16 Avenue NW is a regional road (part of the Trans-Canada Highway) with significant vehicle traffic that presents design challenges to meet its growth potential. The current Montgomery Area Redevelopment Plan was approved in 2008 with only minor changes since then.

    The Montgomery Area Redevelopment Plan provides policy that encourages pedestrian focused commercial and mixed use buildings along Bowness Road and a gateway commercial area of high quality along 16 Avenue NW. The built form-scale policy within the Montgomery Area Redevelopment Plan matches the surrounding residential districts.

    Current zoning

    Bowness Road NW in Montgomery is intended to be a neighbourhood main street, serving the local community. Current zoning allows for a limited amount of mixed use development on a small portion of the main street. There is some capacity for low-rise apartment buildings, but the majority of nearby residential development is restricted to single- or semi-detached homes. If development were to maximize the current zoning, the street would not be able to reach the population and employment targets outlined in the Municipal Development Plan. Rezoning could allow greater flexibility for mixed use, apartment, or row or townhouse development and create more housing options and business opportunities for Montgomery.

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