New Community Growth in Calgary
Citywide Growth Strategy New Community Growth in Calgary
Successful new communities require developers and The City to work closely in realizing the vision set out in the Municipal Development Plan. By enabling growth in the right places at the right time, we ensure that these communities thrive and grow.
About the Strategy
New communities are and will continue to be an important component of the city’s housing supply, supporting affordability and providing opportunities for a diverse range of housing options to continue to be accommodated within the city, generating direct and indirect employment through construction and over the longer term, and allowing Calgarians a variety of choices in terms of housing type and location.
The strategy plays a key role in supporting strategic development by aligning planning policies, market demand, servicing needs and City budgets. This fosters sustainable growth and long-term success for Calgary's newest neighbourhoods.
Over the course of 2023, The City invested $106.9 million on capital infrastructure projects related to new communities. Most of this spending ($61.7 million) supported the North sector, followed by the South, with $28.1 million spent on utilities and infrastructure.
Implementing the Strategy
As part of the Citywide Growth Strategy, The City uses Growth Applications to evaluate and enable growth opportunities helping to ensure that new community growth happens in the right place at the right time.
All new community developments require approval through a Growth Application before proceeding to Land Use and the rest of the development process. This includes outline plans, land use redesignation (rezoning), and development permits.
The City is committed to working with industry to make the preliminary planning and designing of infrastructure for future growth clearer and more consistent.
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A Growth Application is not a plan or a permit. It is an evaluation process established by The City to review and make decisions on new community growth and associated capital and operating investments. Learn more.
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A Growth Application can only be made once the related Area Structure Plan is approved. Area Structure Plans are the first step in setting general land use concepts and establishing overarching planning policies to guide development along the city’s perimeter. Learn more.
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An outline plan is the process of proposing subdivision plans that show block patterns, hierarchy of roadways and distribution of open space in a new area.
Be involved in the process
Learn more about past recommendations by Council.
2023 new approach to Growth Applications
This item was presented at a Public Hearing of City Council on July 25, 2023. Council unanimously approved the recommendations. Growth Applications have been accepted through the new process as of August 1, 2023.
2022 new community growth strategy recommendations
Overview
In 2022, Council approved over $267 million for new community investments. These new areas of the city will be able to accommodate over 12,500 new homes over the next 20-30 years.
In 2022 Council approved the removal of the growth management overlay for 8 new community business cases.
They include:
- Keystone Hills Lewiston (Genesis);
- Belvedere West (Truman);
- Ricardo Ranch Seton Ridge (Brookfield);
- Ricardo Ranch Logan Landing (Genesis)
- Ricardo Ranch Nostalgia (Jayman Telsec)
- Rangeview Trafford (WestCreek);
- Glacier Ridge Community C (Qualico) - partial
- Glacier Ridge Community D Cabana (Brookfield) – partial
Removing a Growth Management Overlay allows the landowner to take the next steps towards realizing the development of their community, including stripping and grading, land use redesignation, subdivision, and construction. It also requires that The City will provide the off-site services that support the development of that new community.
Council further directed Administration to make changes to the business case evaluation process related to enabling new community development (i.e., The Growth Management Overlay process).
Location of proposed 2022 business cases
Climate
Per direction from Council, the 2022 business case evaluations included new tools for understanding and mitigating greenhouse gas emissions and climate-risk. This analysis, prepared by City Administration, was provided for informational and supplementary purposes only, and was not part of the formal climate-related decision-making criteria that Administration used to determine a portfolio of business cases for Growth Management Overlay removals in 2023-2026.
Click on the following links to find 1) Greenhouse Gas Emissions Profiles for each business case, 2) Summary and analysis of the Climate Risk Statements and Natural Assets Valuation forms submitted by individual proponents (‘Climate Adaptation Summary and Analysis’).
Evaluation criteria are focused on the following well established growth planning factors:
Municipal Development Plan (MDP) and Calgary Transportation Plan (CTP) Alignment
Alignment with The City’s long-term policies is important to ensure that growth decisions help realize the future city that is envisioned. The evaluation of new growth is done at two levels for this purpose. First, individual business cases are evaluated against policy to ensure they are proposing communities that meet the required standards. Secondly, a comprehensive look at new community and citywide growth is done in order that an appropriate balance of growth is recommended to help realize the goals of developed/developing areas population growth split, and a reasonable citywide supply of new community growth is available across sectors. The review also considers the comprehensive impacts of the collective set of proposals on The City’s objectives in terms of creating complete communities, managing financial risk and obligations, and balancing investments to support growth in established areas, previously approved new communities, and proposed new communities.
Market Demand
Supply and demand is an important component as it influences housing availability and affordability. It is important to keep a longer-term view on housing supply in order that growth can be enabled without an interruption of the market or pace of development, but not so much that growth is dispersed so broadly that it becomes inefficient to service and slows the progression to complete communities. It is notable that new community growth takes approximately two to three years to realize homes following this stage of approval. Supporting the development of areas that already have growth approvals and are further towards having homes ready for occupancy remains a priority. Accelerated build out of previously approved communities remains the best way to meet current demand and to achieve the critical mass of development that supports efficiency and amenities.
Financial Impact
This factor is key to evaluating the financial capacity of The City to meet its ongoing funding obligations to approved growth areas and consider the capacity for any new growth. This factor also considers the broader economic impact of new community growth, including the job creation and private investment that follows after approval. The new communities previously approved by Council require commitments through multiple budget cycles, and these commitments are significant when considering any new approvals.
Balanced, timely and feasible growth investment is key to realizing the Calgary that long term policy envisions, while protecting the city’s financial sustainability. Thinking about growth decisions is more than just an approvals decision, it is The City acting as an investor in future growth.
2022 Business case submission resources:
2020 new community growth strategy recommendations
Council provided clarity on the process for the New Community Growth Strategy 2020 through the 2019 Growth Monitoring Report PFC2019-1062 (Item 7.12) in 2019 November.
Through this report, Council approved a modification to the established process of receiving business cases for new community growth from development proponents. These modification were meant to recognize The City of Calgary's current financial constraints.
As part of the modified process, proponents first submited proposals that demonstrate how their business case area will meet the following entrance criteria:
- No required capital costs from The City of Calgary to initiate development;
- No required operating costs in the current One Calgary (2019-2022) budget or the next (2023-2026) budget cycle, without a proposed mitigating solution, that does not include tax and utility rate increases using the existing model and any improvements made by the date of review;
- Completing areas of previously approved communities and leveraging capital investments already made in 2018 and prior years;
- Property tax generation potential; and
- Levy generation potential that funds new and established areas.
Full business cases were reviewed using this Evaluation Criteria. These criteria help to ensure that when a new community is approved, it is because it can move forward and grow into a great place for future residents and businesses to call home.
What was the outcome of the 2020 evaluation
The New Community Growth Strategy 2020 evaluation included the submission and review of 11 business cases for new community growth. Administration brought forward a recommendation to the Priorities and Finance Committee on Oct. 19, and debate and decisions occurred at the Nov. 2 Combined Meeting of Council.
Council did not approve any of the 11 business cases. Proponents will be invited to resubmit these applications during the next evaluation cycle, which is expected to be in 2022, ahead of the 2023-2026 service plan and budget cycle.
Council made several amendments to Administration’s recommendations, and also added a number of motions arising. They included encouraging developers in currently approved business cases to maximize development, to look at the potential of right-sizing some road standards in order to redirect savings to established communities, and to better integrate climate resilience considerations into the business case process.
Location of proposed 2020 business cases
This map shows the location of actively developing communities that are expected to be completed within or beyond the next 8 years. The New Communities that were approved by Council in 2018 are also shown. The location of the additional 11 proposed 2020 business cases are identified.
2018 new community growth strategy recommendations
In 2018, a new framework for strategic growth decision making in new community areas was created. Business cases for new growth areas were prepared by proponents, recommendations were brought forward by City staff, and decisions were made by Council. The result was an approved portfolio of investments for 14 new communities and 27 actively developing communities for inclusion in the One Calgary (2019-2022) service plan and budget. This represents an approximate $489 million investment in 2019-2022, and it set forward a path for strategic growth in these areas for the next 10-30 years.
The 2018 process also introduced the three growth decision making factors; MDP/CTP Alignment, Market Demand and Financial Impact.
Since 2018, as the Citywide Growth Strategy has moved onto established areas and industrial areas, these three factors continue to be the foundational considerations for process and investment recommendations made to Council.
Reports to Council
Reports to Council:
- March 2018 Item 7.1
- July 2018 Items 8.2.1, 8.2.1.1, and 8.2.3
- Growth Strategy Monitoring Report
- 2019 Item 7.12
- 2020 Item 11.4.2
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Learn more about when growth applications are presented by reviewing Infrastructure and Planning Committee Agendas.
Timeline
Growth Applications that have completed the evaluation and refinement stages are anticipated to be presented to Infrastructure and Planning Committee in February and April 2025.
Growth Applications that have completed the evaluation and refinement stage are anticipated to be presented at the Infrastructure and Planning Committee in April/May 2024.
Council approved utility and mobility investments to enable new community growth in Belvedere and Keystone Hills. Investments to enable four Growth Applications to proceed were recommended for consideration in the 2025 budget adjustment.
Growth applications that have completed the evaluation and refinement stage were presented at the Infrastructure and Planning Committee in April/May 2024.
Item 7.3 City Council approved an adjustment to Growth Application fees on smaller applications (up to 16 hectares in area). The fees for applications over 16 ha in size have not been changed. More information is available in the Submit Your Application section of the Growth Application page.
A new version of the Suburban Residential Growth Report is now available in the Review Contextual Information section of the Growth Application page.
A new document showing the Funding Approval Status of Capital Requests Identified in the 2023-2026 Citywide Growth Investment Portfolio is now available in the Review Contextual Information section of the Growth Application page.
Pre-application entries are encouraged.
Frequently asked questions
Why do we need a new community growth strategy?
We’re planning and building our city now and for the next 60 years, so it can thrive and prosper as we grow to 2 million people. It’s important we ensure our newest communities are successful during this growth. That success relies on the amenities and infrastructure that they require, from both developers and The City.
The new community growth strategy also provides an opportunity for developers to showcase their proposed development and demonstrate economic and social benefits.
The Strategy ensures The City can fully support and invest in these new communities, not just as they're being built in the short-term, but also once they are completed and established, for decades to come.
Does The City monitor growth after a new community has been approved?
Administration brings forward to Council an annual growth monitoring report to provide Council and partners an update on how growth in all areas of the city is progressing. The monitoring report provides Council with information to make informed decisions on citywide growth. Administration also monitors market conditions and growth capacity through the Suburban Residential Growth report.
What happens after Council approves a new community?
After Council approves a new community, a developer continues to proceed through the development approvals continuum and then begins stripping and grading and servicing of the development. Once utilities have been installed, building construction begins, ending with home owners taking occupancy of their new home.
The City will also begin to coordinate new community infrastructure and services, including planning and construction, timed to development and City budgets.
What was the outcome of the 2020 evaluation?
The new community growth strategy 2020 evaluation included the submission and review of 11 business cases for new community growth. Administration brought forward a recommendation to the Priorities and Finance Committee on Oct. 19, and debate and decisions occurred at the Nov. 2 Combined Meeting of Council.
Council did not approve any of the 11 business cases. Proponents will be invited to resubmit these applications during the next evaluation cycle, which is expected to be in 2022, ahead of the 2023-2026 service plan and budget cycle.
Council made several amendments to Administration’s recommendations, and also added a number of motions arising. They included encouraging developers in currently approved business cases to maximize development, to look at the potential of right-sizing some road standards in order to redirect savings to established communities, and to better integrate climate resilience considerations into the business case process.
What was the outcome of the 2022 evaluation?
In 2022 Council approved the removal of the growth management overlay for 8 new community business cases.
They include:
- Keystone Hills Lewiston (Genesis);
- Belvedere West (Truman);
- Ricardo Ranch Seton Ridge (Brookfield);
- Ricardo Ranch Logan Landing (Genesis)
- Ricardo Ranch Nostalgia (Jayman Telsec)
- Rangeview Trafford (WestCreek);
- Glacier Ridge Community C (Qualico) - partial
- Glacier Ridge Community D Cabana (Brookfield) – partial
Removing a Growth Management Overlay allowed the landowner to take the next steps towards realizing the development of their community, including stripping and grading, land use redesignation, subdivision, and construction. It also requires that The City will provide the off-site services that support the development of that new community.
Will there be future opportunities to submit growth applications?
We are currently developing a new process related to evaluating growth applications. This work includes:
- Moving from a single intake cycle to continuous intake and growth application review.
- Removing the growth management overlay (GMO) tool and replacing it with a new process.
- Developing an annual report to Council to provide information.
What is the new process for growth applications?
A redesigned approach to evaluating new community growth in Calgary has been in development since September 2022, and Growth Applications are being accepted as of August 2023. The redesign includes:
- Moving from a biannual call for submissions to a continuous intake window, so Growth Applications can be submitted at any time.
- Amending policies to enable the new process.
- Streamlining the evaluation criteria used to evaluate growth applications to be more transparent and objective.
- Replacing the Growth Management Overlay (GMO) tool with a new process that carefully considers the timing and location of new community growth.
- Ensuring information is provided via reporting to Council.
For more information, including details on the new process, timelines and evaluation criteria, please see our Growth Application Information Kit (updated August 1, 2023). Detailed information for applicants, including contextual information and guidance through the application process, can be found at Calgary.ca/GrowthApplication.
