1029 Russet Road NE

LOC2026-0053 (submitted 2026-04-23)

Land Use Redesignation to Mixed Use – General M-U1h10d2.6

 

Introduction

The subject site at 1029 Russet Road NE is currently designated Commercial – Neighbourhood 2 (C-N2) and is located within a low-density residential area in the community of Renfrew. The site currently contains small-scale commercial uses, including a medical office and café.

The initial development concept explored a Direct Control (DC) redesignation to enable a 4-storey mixed-use seniors-oriented building, including assisted living units, commercial space, and an underground parkade. 

Through engagement with the City of Calgary and the surrounding Community the proposed land use approach has evolved. The application is now being advanced as a standard Multi-Use General (M-U1) redesignation with a 3-storey height modifier, which would allow for:

  • Approximately 34 residential condominium units
  • Retention of two ground-floor commercial units
  • Surface parking (no underground parkade)

This revised approach aligns with the Local Area Plan (LAP) and existing planning framework and represents a lower-scale, policy-compliant development scenario.

Visit https://developmentmap.calgary.ca/ to learn more about development in the contextual area.

Draft Early Building Metrics

As this is a stand alone Redesignation (without a concurrent Development Permit application accompanying it), these metrics are in draft at this time.

Height Modifier

10m (3-storeys)

Floor Area Ratio (FAR)

Est. at 2.6

Units

Commercial Units: 2 (proposing 1 retail, 1 medical)
Residential Units: Up to 34 (dwellings)

 

Parking

Required: 23 stalls (depending on building design)

Dwellings: Up to 34 dwelling units x .75 less 25% transit reduction = 19 + Visitor: Up to 34 dwelling units x 0.1 less 25% transit reduction = 3

 

Land Use Bylaw – Par 14: Mixed Use General Rules:

1350 Motor Vehicle Parking Stall Requirements – The minimum number of motor vehicle parking stalls: (a) for each Dwelling Unit is: (i) 0.75 stalls per unit for resident parking; and (ii) 0.1 visitor parking stalls;

1352 The required number of motor vehicle parking stalls in section 1350 is reduced by 25.0 per cent for a development on a parcel located within: (c) 200.0 metres of primary transit service.

Applicable Policies

Policies that govern this parcel include :

Within the North Hill Communities Local Area Plan (LAP), the site is noted as being within the Neighbourhood Flex typography on Map 3: Urban Form allowing for a mix of commercial and residential uses.

“Neighbourhood Flex areas are characterized by a mix of commercial and residential uses. Buildings are oriented to the street with units that may accommodate commercial uses, offices, personal services, institutional uses, recreation facilities, residential uses and light industrial uses on the ground floor. Uses may be mixed horizontally or vertically within a building or a block.” – NHC-LAP, pg 38

The proposed height is 3-storeys (10M) tall and this height meets the maximum height allowed on Map 4: Building Scale in the NHC-LAP (shown in light pink on the map to the right).

M-U1 Zoning

The Mixed Use — General (MU-1) District is often seen in Neighbourhood Flex LAP areas and is intended to accommodate a mix of residential and commercial uses in the same building and respond to local area context by establishing maximum building height for individual parcels.

Within the MU-1 most uses are discretionary but do include Assisted Living (seniors living), Residential Care, Dwelling Units, Live Work Units, and a variety of small commercial uses including Cannabis Store, Food Production, Liquor Store, Outdoor Café, and other uses.

This redesignation seeks to apply the standard MU-1 zoning onto this parcel with a height modifier of 10M (3-storeys), and a density modifier of 2.6 FAR.

Above: Map 3 of the NHC-LAP.
Below: Map 4 of the NHC-LAP.

Public Engagement

This application is estimated to be a “1B” engagement rating on the Outreach Assessment Matrix from the City of Calgary requiring 2-3 outreach tools.

This application is utilizing six Outreach Tools & Tactics:

  • Website for online engagement
  • Email feedback form (below)
  • Open House on Friday, November 28, 6:00-8:00 pm
    Approximately 60 people attended.
  • Open House on Tuesday, March 24, 6:30-8:30 pm
  • Direct contact email and phone provided (bottom of page)
  • Direct emailing of printed materials to 100 nearby homes
    (an addressing error resulted in missed deliveries for the first mailout, this was corrected for the second mailout)
  • Renfrew Community Association Planning Committee direct engagement

What We Heard & What We Did:

Open the Outreach Report in PDF for a full list of issues and outcomes. Primary concerns and outcomes  from the initial engagement work included:

  • Building height and scale → Reduced from a proposed 4-storey form to a
    3-storey building aligned with
    Local Area Plan     policy
  • Uncertainty around assisted living use → Shifted to standard residential condominiums for clarity and consistency
  • Parking impacts → Revised to a lower-density project with parking that meets bylaw requirements
  • Neighbourhood fit and character → Updated to a smaller-scale, more context-appropriate development
  • Policy alignment → Moved from a Direct Control proposal to a standard M-U1 redesignation with 3-storey height modifier

How to Participate

There are several opportunities for community members to review the application and share feedback as it moves through the approval process:

1. Review the Application
Once available, project details can be viewed through the City’s Development Map:
https://developmentmap.calgary.ca
Search using the file number: LOC2026-0053

2. Contact the File Manager
A City planner (File Manager) will be assigned to review the application. Community members are encouraged to share comments directly with the planner once contact information is available.

3. Contact the Ward Councillor
You may also share your feedback with the Ward Councillor:
Ward 9 Office – wa***@*****ry.ca

4. Participate at Calgary Planning Commission (CPC)
When the application is scheduled for review by Calgary Planning Commission:

  • Members of the public can submit written comments

5. Participate at City Council Public Hearing
When the application proceeds to Council:

  • You may submit written comments to Council
  • You may register to speak at the Public Hearing

6. Stay Informed

  • A notice sign will be posted on-site with application details
  • Updates may be shared through this website and community channels

Feedback

We remain open to your feedback, concerns and questions. Please use the form below to contact us.
We will forward your comments to the assigned file manager at the City of Calgary and reply to your questions.

2 + 10 =

Enter number into box and click enter to submit form.

Your Feedback

We remain open to feedback throughout the application process and will provide your concerns and comments to the file manager, or you may contact them directly.

The Applicant

Jennifer Dobbin
Dobbin Consulting Inc.
(403)*******65
je******@**************ng.ca

City of Calgary Contact

LOC2026-0053
(submitted 2026-04-23)

Once assigned to a planner, their contact information will appear here.