Municipal Development Plan

The site is located within the Residential – Developed – Inner City Area as identified on Map 1: Urban Structure in the Municipal Development Plan (MDP).

Section 2.2 of the MDP promotes a more compact urban form that locates a portion a new housing within higher intensity, mixed-use areas that are well connected to the PTN.

Section 2.2.5 of the MDP encourages growth and change in low density neighbourhoods to accommodate developments that respects the scale and built form of the existing community. The existing low-density residential identity and character of the neighbourhood should be respected while ensuring infill developments completement the established character of the area (Section 2.3.2).

Section 3.5.2 of the MDP states that Inner City sites may intensify if the intensification is consistent and compatible with the existing character of the neighbourhood. Intensification strategies should modesty intensity the area and maximize front door access to the street.

Section 2.4.2 of the MDP: Built Form Policies Site and Building Design – “f. iv. Minimizing the shadow and wind impacts on adjacent residential areas and parks and open spaces.”

Riley Communities Local Area Plan (LAP)

The Riley Communities Local Area Plan (LAP) Land Use Policy section indicates that development in Neighbourhood Connector areas should support a higher frequency of units and entrances facing the street.

The LAP identifies the subject parcel as
Neighbourhood Connector in Map 3 Urban Form.

The maximum building height allowed is up to
12-storeys as per Building Scale Map 4.

Section 2.2.1.4 provides Land Use policy in the Neighbourhood Connector Urban Form category, stating that development should be primarily residential; and support a broad range and mic of housing types, unit structures and forms.

Section 2.2.1.5 states that Neighbourhood Connector areas are characterized by a broad range of housing types along higher activity, predominantly residential streets.

Urban Design Review Panel (UDRP)

This project meets the criteria for referral to Urban Design Review Panel (as identified in the Guide to Urban Design Review) and will be referred to the Panel (UDRP) for review during the Development Permit application process.

The UDRP is a Council-appointed peer review group of professional architects, planners, landscape architects, and engineers. Through their varied professional expertise, they encourage high design standards by providing independent, “best practice” review and comment on the urban design and architecture of development applications.

Redesignation (Rezoning) Application – LOC2025-0133

An application for Redesignation from the existing Direct Control (DC) Bylaw 2016D34 District to a standard Multi-Residential – High Density High Rise (M-H3) district has been submitted to the City. 

The application seeks to codify:

• A height maximum height of 12-Storeys (40m) to
  align with the LAP.
• A Floor Area Ratio (FAR)* of 6.0, allowing up to 198,750 SF of development (although the maximum FAR may not be achieved due to set-backs and step-backs).

Within the Development Permit application:

• Setbacks and stepbacks on the upper floors will be used reduce the impact of shadow onto Riley Park and improve daylighting of residential units in the development.
• The narrow laneway to the North, will be proposed to be converting to a pedestrian area with a design that matches the Ezra development to the West.

* “Floor Area Ratio” is a zoning metric that defines the ratio of a building’s total floor area to the size of the land parcel on which it is built. The Ezra development is noted as having an FAR of 4.0 allowed in the DC bylaw, with an achieved FAR of 3.3).

Redesignation / Zoning primarily deals with what land can be used for and the general parameters that govern development including:

• Types of uses allowed
• Density of units
• Maximum height and overall size of building (FAR)
• Parking requirements
• Public realm requirements
• Height and shape of development (max. envelope, not design)
• Set-backs and step-backs required (max. envelope, not actual design)
• Levy contributions
• May include overarching design requirements

Public Engagement

This application is estimated to be a “1B” engagement rating on the Outreach Assessment Matrix from the City of Calgary requiring 4-6 outreach tools.

This application is utilizing nine of the Outreach Tools & Tactics to engage with stakeholders:

• This webpage for online engagement – EngageHarriet.com
• Direct Mailing/Emailing of printed materials
  (to 1,000+ neighbours, see map to the right)
• HSCA Planning Committee presentations
  1st  (DC bylaw) – May 26, 2025
  2nd (M-H3 update) – Dec 8, 2026
• Public Open Houses
  1st  (DC bylaw) – Wednesday, May 28, 2025
  2nd (M-H3 update) – Friday, Jan 16, 2026
• Ward 7 Councilor meetings
  Completed with previous Councilor Wong
  Booked with new Councillor Atkinson
• Local Stakeholders (engaged)
  HSCA the 5th Ave Bike Lane advocacy group
• Onsite signage installed with QR code to website
• Email feedback form (below)
• Direct Contact email and phone provided (bottom of page)

The redesignation application was also reviewed by the Urban Design Review Panel and feedback was provided and integrated into early design and massing work.

What We Heard

Engagement is ongoing with the City and the Public. Our engagement and report follows the City’s Community Outreach for Planning & Development guides and format.

Engagement continues throughout the Land Use application and updates will be posted to this engagement website. Further engagement will be conducted with the building design prior to and during the subsequent Development Permit application.

1st Open House May 28

Engagement for original Direct Control, M-H2 based application, 6.0 FAR, 40M (12-storey)

At the first open house, approximately 15 community memebers shared feedback focused on parking and vehicle access, building height and shadowing, traffic safety, construction timing and impacts, and how engagement should be expanded (including better outreach to park users).

In response, the developer has explored alternative parkade access options, committed to EV charging, is revisiting entrances and visitor parking, is using step-backs and massing chnages to reduce shadows, and will broaden future engagement through expanded flyer delivery, park signage, and potential augmented reality tools during the development permit engagement.

Urban Design Review Panel (UDRP), Dec 10

M-H3 standard zoning (changed from DC once reviewed by Direct Control committee)

The Urban Design Review Panel (UDRP) expressed overall support for the project’s early massing, stepped height (up to 12 storeys), and inclusion of grade-oriented units, noting these elements contribute positively to pedestrian scale and vibrancy along 5 Avenue NW and the laneway. However, the Panel identified the need for significant refinement to better leverage the site’s adjacency to Riley Park and its gateway condition, recommending consolidation of back-of-house functions and parkade access on 11A Street NW, increased north and east setbacks with enhanced landscaping, and stronger activation along 11 Street NW. Additional comments emphasized improving public realm quality, legibility, and amenity clarity, including clearer intentions for at-grade uses (commercial vs. resident-only), enhanced plaza design at the southeast corner, stronger pedestrian connections to the park, and more explicit articulation of resilience and sustainability strategies as the design advances.

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