Opinion: Calgary's R-CG zoning proposal: A housing solution or a recipe for disaster?

Article content

By Mike Robinson

In a city grappling with an affordable housing shortage, the proposed Residential – Contextual Grade-Oriented (R-CG) land use designation has been hailed as a potential solution. However, a closer examination reveals serious concerns that cast doubt on whether this zoning is the panacea it claims to be. The R-CG zoning is facing criticism for various reasons, including the disregard for community design covenants, lax enforcement of bylaws, unaffordable pricing, and questionable high-density placements in inadequately equipped areas. In the community of Erlton, we have been grappling with the influx of high-density developments for the past 10 years.

Advertisement 2

Article content

Article content

One of the most alarming aspects of the R-CG zoning proposal is that it does not effectively address affordable housing directly. What we have experienced in Erlton is the removal of existing low-income housing in favour of multi-family luxury infills. With units ranging from $600,000 to over $1 million, it is evident that these properties cater to a higher income bracket.  The City stands behind these over-spec’d, high-return developments because that means more money for the City; a conflict of interest. Indeed, building permit fees are tied to the construction costs, so the more expensive the development, the more money for the City. By increasing the construction cost, and ultimately the property value, the City also benefits from an overbuilt development in the way of property taxes for years to come. For a zoning designation that was touted as a solution to affordability issues, it appears that the R-CG zoning would be exacerbating the problem rather than alleviating it.

zoning
An example of an infill in Erlton which Mike Robinson says is an example of shadowing and overlooking aspects ignored by City of Calgary. jpg

Another significant problem is the approval of high-density infill projects that do not comply with existing bylaws, particularly concerning maximum height restrictions. In Erlton, we have a history of developments being approved which are over the maximum allowable height in the bylaw, and when questioned, the City responded that they “liked” the designs. If existing regulations are not consistently upheld, how can we trust that the new zoning will be any different? This inconsistency erodes trust in the city’s ability to ensure fair and equitable development.

Article content

Advertisement 3

Article content

Further to the bylaw relaxations, Erlton has struggled with the City’s apparent disregard for community design covenants. These covenants are put in place to protect the character and integrity of established neighbourhoods. Unfortunately, it seems that City planners are turning a blind eye to these concerns, leading to issues like shadowing and overlooking of neighbours. Such oversights can have a detrimental impact on the quality of life for existing residents and raise questions about the city’s commitment to preserving the unique identity of Calgary’s neighbourhoods. 

Perhaps one of the most concerning aspects of the R-CG proposal is the allowance for high-density developments in areas ill-equipped for such growth. This includes areas with undersized sewer and water mains, as well as narrow streets ill-suited for increased traffic. This not only places undue stress on existing infrastructure but also poses potential hazards for residents. On a residential lot that is designed for two toilets, two sinks and one washing machine, multi-family developments of up to eight times that capacity would undoubtedly overload sewer, water, and power systems for the whole neighbourhood. The lack of foresight in this regard raises questions about the City’s planning priorities.

Advertisement 4

Article content

In conclusion, while the introduction of the R-CG zoning designation was intended to address Calgary’s affordable housing shortage, it seems to be plagued by a multitude of issues. The disregard for community design covenants, inconsistent bylaw enforcement, unaffordable pricing, questionable high-density placements, and conflict of interest surrounding building permit fees, all cast a shadow of doubt on its effectiveness. If the City of Calgary is truly committed to solving its housing crisis, it must address these concerns and ensure that any new zoning measures are in the best interest of all its residents, rather than just a select few.

Mike Robinson is an entrepreneur, development consultant, and construction manager in Calgary with 30 years of experience in the industry.

Article content

Comments

Postmedia is committed to maintaining a lively but civil forum for discussion and encourage all readers to share their views on our articles. Comments may take up to an hour for moderation before appearing on the site. We ask you to keep your comments relevant and respectful. We have enabled email notifications—you will now receive an email if you receive a reply to your comment, there is an update to a comment thread you follow or if a user you follow comments. Visit our Community Guidelines for more information and details on how to adjust your email settings.

Advertisement 1