Calgary's proposed residential zoning changes have been described at times as some kind of free-for-all, but this is not the case.
It didn’t take long for the fear machine to kick into high gear once the city of Calgary began consultations on proposed citywide residential zoning changes.
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It is truly disappointing to hear certain voices doing Calgarians a disservice by misunderstanding and misstating what is being proposed, to the point of uttering threats.
Then again, if any of them had bothered to read and understand what the planned changes entail, they would have no reason to be upset.
In short, the city is proposing to change the default zoning of neighbourhoods to allow for the construction of low-density homes other than a single-family dwellings.
This has been described at times as some kind of free-for-all, but this is not the case.
People won’t be able to build just anything, anywhere.
While there wouldn’t be any need to apply for rezoning, there will still be limits and rules with a need to apply for a development permit, which includes a process for collecting and reviewing public comments.
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Such developments will be allowed if they meet zoning criteria, which aren’t much different than what already exists.
The maximum height of buildings will be 11 or 12 metres, which is just as short as a lot of new construction we’re already seeing.
There will be modest parking requirements.
And every home will need to be accessible through a ground floor main entrance — crucially, this means no apartment blocks.
That last point is the biggest counterargument against the old trope that keeps resurfacing in discussions like this: a fear zoning changes will alter the character of a neighbourhood.
It’s not as if entire city blocks are going to be scooped up off the face of the planet and replaced by a replica of midtown Manhattan.
Another point lost in the noise: Owners themselves have to want to replace their home something else.
There’s no obligation to replace a single-family dwelling with a semi-detached home or a townhome. People can build new single-family dwellings if that’s what they want.
The whole point of these changes is to allow gentle increases in density when the time is right for individual owners, without suddenly and significantly altering the look and feel of the places we live.
For examples of what mixed low-density housing can look like, go take a peek around Garrison Woods and Altadore.
Garrison Woods rose from the former CFB Calgary, a neighbourhood with single-family homes, duplexes and townhomes mingling in harmony with schools, services and retail nearby.
Neighbouring Altadore, like many older established neighbourhoods, is seeing a lot of infill development — a lot of one-storey bungalows being gradually replaced with larger single-family, semi-detached and sometimes row housing.
There’s nothing scary or unsightly about either neighbourhood. Both are desirable, given the real estate prices in the area. The tallest buildings around are in the nearby Marda Loop commercial zone — and those are no taller than six stories.
The experience shouldn’t be much different once more duplexes and row homes are allowed in neighbourhoods with home prices closer to average.
Growing in this way will protect the finite green spaces around Calgary — especially important in light of a recent report from the Alberta Utilities Commission, which revealed urban development to be a greater threat to agricultural and natural lands than renewable energy projects.
Maximizing our use of existing land will also protect taxpayers’ wallets by increasing the city’s tax base while limiting growth of roads, utilities and services, which in turn will help prevent unnecessary structural increases in city spending.
Existing private retail and service businesses near residential areas can draw from a larger pool of potential customers, just by being there.
And allowing for more types of low-density infill development in more places could help control housing costs and sale prices by making additional land available.
Calgarians should greet these limited-impact, housing-friendly, fiscally responsible changes with open minds and open arms.
rleong@postmedia.com
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