Industry Voice

0

Up, Out and In is better than Us vs. Them

The release of the Federal Census numbers showed that recent growth across Canada has largely occurred in the suburbs and bedroom communities. There is a renewed interest in the media on why that might be, especially considering the ongoing policy push for less outward growth and urban renewal.

The Calgary Herald is currently asking readers to share their reasons for living in Calgary’s suburbs. What is clear from the comments even at this early stage is that just as Calgarians are a diverse group of people, so too are the reasons that have led them to settle in one area over another. Perhaps as this conversation continues, it will help debunk a few of the myths regarding suburban life. The kind of stuff that those living in these communities already know; not everyone works and commutes to downtown, open front attached garage doors actually function like front porches inviting casual conversations with the neighbours and the ethnic diversity of those neighbours can put many ‘urban’ areas to shame.

Read more

1

If a tree falls in an infill property, does it sound the same as the one that falls in the next door neighbour’s yard?

If a tree falls in an infill property, does it sound the same as the one that falls in the next door neighbour’s yard? Judging from a recent survey of Calgarians, apparently not...

Certainly we can all agree that trees make our physical environment more enjoyable, not to mention healthier. Many Calgarians are lucky enough to enjoy the benefits of trees in their own backyards all year round. If we can all agree on the benefits of trees, why is a preservation bylaw a bad idea?

While there are a variety of concerns regarding the City of Calgary’s report coming to SPC on Community and Protective Services on February 8th, the biggest one for the residential construction industry should be fairness and equity. The Executive Summary attached to Wednesday’s report is very telling on this point.

In the key findings it is noted that 53% of Calgarians agreed that land owners should be able to remove mature healthy trees without permission of the City. And a further 25% somewhat agreed. This brings us to the central question in any private tree bylaw debate. If a homeowner decides to take down a tree or two to foster greater enjoyment of their property, should the City be able to weigh in on that decision, perhaps requiring costly third party reports or levying a charge for a removal permit? It seems the majority of Calgarians surveyed would say ‘no’.

But here’s where it gets interesting. Judging from these survey results, there is a distinct lack of understanding of the word ‘land owner’ and who it might apply to as evidenced by the following statement in the report; “Calgarians express strong support, on the other hand, for the implementation and monitoring of regulations for developers and infill developments”.

Apparently it is ok for the owner at 123 Cherry Tree Lane who just moved in two years ago and is doing some landscaping, to take down a few mature trees without paying a dime to the City. But what about the fellow who owns 125 Cherry Tree Lane and intends to take down some trees in order to prepare the site for redevelopment? Judging by the above statement, he should pay dearly for the privilege.

It seems that taking down trees for any personal reasons (more sunlight, less maintenance hassles, more grass, better place for the trampoline, etc) is perfectly acceptable, while removing trees to facilitate redevelopment is clearly not. That’s making a distinct value judgment in the application of the rules and a slippery slope to be sure. Why is one neighbour’s reason more valid than the other’s? Who decides?

Private trees are just that, privately owned and subject to the care and attention of their owners. If the City wants to operate in a fair and equitable manner, then any rules being contemplated must either apply to all owners, regardless of present or future intentions, or be abandoned completely.

0

Update: Mission Road Project

Council did not make a final decision on the outcome of the Mission Road Innovation Project at the January 9th Public Hearing. It was decided by a majority of Council that the project merited further consideration but it was thought that perhaps more study was required on key issues prior to proceeding to final acceptance. Those voting against the first reading of the bylaw and as a result, the continuation of the project, were Ald. Stevenson, Chabot, Colley-Urquhart and Demong.

Read more

0

Understanding report CPC2012-003, Land Use Redesignation (Windsor Park)

While the Mission Road Innovation Project got all the attention at the January 9th Public Hearing; another land use item on the agenda also had interesting implications. See how Council voted and what it could mean to future redevelopment.

CPC2012-003 Land Use Redesignation (Windsor Park) and Bylaw 3D2012

As described in the CPC report, the subject parcel to be redesignated is located on a narrow parcel on Elbow Drive SW within the community of Windsor Park. The area is characterized by a mix of low density residential dwellings to the north and south and multi-residential dwellings to the east and the Calgary Golf and Country Club to the west.

The applicant was looking to redesignate the subject lands from R-C2 to Multi-Residential (M-CG) (M-CGd21) to accommodate a maximum of 5 dwelling units. So in other words, going from the already permitted 2 units on the parcel and adding a maximum of 3 more.

Read more

9

Anticipation mounts as controversial Mission Road Project comes to council

UPDATE: Council has asked Administration to collect more detailed information prior to making any final decisions on the land use applications concerning Mission Road. As soon as the Council Meeting minutes have been officially published, VoteCalgary.ca will have a more detailed update available on this important project.

What happens when idealistic expectations on urban design collide with the harsh economic realities of redevelopment just as change is rapidly knocking on the door of an established community? Those in the know might say that just describes another day in the trenches as we work towards the implementation of Plan It. The Mission Road Project heading to Council on January 9th is an excellent primer on this perfect storm.

It all began over 4 years ago when a group of landowners requested a land use redesignation to rezone their properties on Mission Road from single family to multi-family allowing for an increase in density. This also seemed to align with City goals as it was initially supported by Administration as an opportunity to increase density within proximity of an LRT station while at the same time providing an appropriate transition to the existing community. In other words, this was Plan It before Plan It was cool.

Read more

0

Get a rundown of the reports headed to LPT that could change the future of development in Calgary

There are several interesting reports heading to Land Use, Planning and Transportation on Wednesday December 14th. It is not an exaggeration to say these reports have the potential to significantly change the future of building and land development in our city. Here’s a brief rundown of each. The Criteria for Prioritization and Sequencing of Growth City-Wide (LPT2011-105) is a game changer. This report demonstrates how the new Framework for Growth and Change will include ranking criteria in order to guide Council decisions on growth and land use to better align with the City’s financial capacity as well as taking into account other factors like access to Transit and Social Services. As the report outlines, this process is being touted as a way to ensure decisions on new growth (whether redevelopment projects or new communities, residential or commercial) are made within a framework that allows for a “robust, consistent, repeatable, accountable and transparent process”.

Read more

0

Will the Proposed Budget for Planning, Development & Assessment have any Impact on Industry?

While budgeting is no-one’s favourite pastime, we know it is a must for every household and business in order to adequately plan for the future. Our City Council is about to wade into those tough decisions. While police service, snow clearing and transit passes seem to be gathering most of the ink, we decided to take a look at the budget considerations for Planning, Development & Assessment, the department that has the most impact on the residential construction and land development industry. While perhaps not as controversial as some of the other high visibility line items, here are some highlights we thought you might find interesting.

Read more

1

The Ultimate Flames Experience Goes To…

VoteCalgary.ca is proud to announce the winner of the Ultimate Flames Experience.  As a reward for joining the conversation, Karla Pollock and 9 of her guests will be taking advantage of Saddledome Box Seats for the Calgary Flames vs. the Detroit Red Wings December 22nd.

 

The newest generation of VoteCalgary.ca has been met with great enthusiasm from across the city; thanking those that are actively participating is the least we can do.  Since the launch of the website we shared the VoteCalgary.ca story in The Calgary SUN, The Calgary Herald, Global TV and CTV as well as on the Radio.  Watch out for a VoteCalgary.ca story in New Homes Living magazine later this month as they take an in depth look at the features of the website and talk with Amie Blanchette, VoteCalgary.ca Project Manager.

 

VoteCalgary.ca is an information resource put forth by the building and development industry that focuses on our key issues and the impact of the decisions made at city hall, on the future of our city.  We look forward to mining press releases, traditional media and new media in order to bring you what you need to be an informed businessperson in the city of Calgary or just become a more educated and engaged citizen in this amazing city.

 

Get Engaged, Get Informed and Join the Conversation.  Who knows you may be the recipient of the next major prize or the recipient of news and information that may change the way you do business in the future!

0

Who pays when it comes to new community development? It’s the question that gets asked again and again. So what’s the answer…?

It goes without saying it’s a complex issue. The biggest stumbling block to having useful debates is a lack of a common understanding of who currently pays for what, and how growth is currently financed. Some believe the problem simply to be a lack of money, so the easy conclusion is to get developers to pay more. But is it really that easy? What are they paying for already?

Let’s get down to some details. Perhaps this summary will help lay down a foundation for a more balanced discussion.

Simply stated; developers foot the bill for building new communities. On top of that, they also pay levies for infrastructure impacts at the regional or city-wide level.

Read more

0

Their Vote is Our Future

VoteCalgary.ca is re-launching on October 18, 2011 and your first thought is, “Hey folks, newsflash; there is no municipal election this year. We don’t need VoteCalgary.ca”.

Not so fast…

While the public may not get to cast a vote this year, our City of Calgary Council certainly does. There are votes by Council throughout the year on land use applications, policy documents and planning guidelines that affect you, our Industry and ultimately all Calgarians. In other words; while it may be their vote, it’s our future.

Read more