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Calgary Industrial Districts Land Use Zoning – Mike Leibel

March 3, 2011 1 comment

Industrial districts are essential to the economy of our city. This is where a good proportion of us work, operate our businesses, and from which we deliver a wide variety of goods and services. The new bylaw ensures that land is available for the future development of a diverse range of industrial uses that are essential for a thriving economy such as ours. The bylaw also provides new tools to create attractive, integrated and efficient workplaces.

There are seven Industrial District Classifications in Calgary

I-G – Industrial General District

This district provides for a range of industrial uses, with some provisions for support uses to serve the industrial sector. It is intended for sites centrally located within the industrial area. Few non-industrial uses are allowed.

I-B – Industrial – Business District

This district provides for employment intensive, office and light industrial development with high quality architecture and site design. Uses may include a single building or a group of buildings, in a business park environment, or campus. Some support services for businesses and employees are allowed.

I-E – Industrial – Edge District

This district provides for a buffer between industrial areas and existing residential communities. A mixture of uses to accommodate the needs of the industrial area and the nearby residents ensures compatibility. Rules are in place to minimize the impact on surrounding residences. Most uses are small scale, with no outside manufacturing activity or storage.

I-C – Industrial – Commercial Districts

Commercial Land Use Office Building

This district accommodates light industrial and limited commercial uses. It allows businesses to provide goods and services to the local industrial area, and is intended to be located along major roads on the perimeter of the industrial area.

I-R – Industrial – Redevelopment District

This district is intended primarily for industrial sites in the interior of older, established industrial zones. These sites typically have smaller footprints, where parking can be a challenge, and building setbacks and landscaping are limited or non-existent.

I-O – Industrial – Outdoor District

This land use typically requires large amounts of land, but does not require large buildings, or a large labour force. The district consists of large sites, typically in un-serviced areas on the outskirts of the city and accommodates outside storage as a stand-alone use.

I-H – Industrial – Heavy District

This land use provides for heavy industrial development with operations that can create an impact beyond their boundaries. It provides for activities where outdoor processes may produce noise, odor, vibration, heat, light or other nuisance incompatible with non-industrial uses.

This information is provided as a guideline only, from information obtained from the City of Calgary. Please consult the City of Calgary Land Use department for specific inquiries.

Commercial District Zoning Regulations in Calgary – Mike Leibel

March 1, 2011 No comments

While most commercial land use districts are commonly associated with shopping centre and other retail uses, they actually incorporate a wide array of applications. Restaurants, office buildings, movie theatres, medical clinics and places of worship are just some examples. Commercial development occurs on scales ranging from neighbourhood shops and services to regional commercial centres.

Each Commercial District has a clear purpose, which is articulated through the appropriate bylaws and regulations pertaining to that type of district. All commercial districts have been created with a specific purpose in mind, such as pedestrian oriented, or auto oriented. District rules are designed to reflect the are in which the commercial site is going to serve. Some examples are neighbourhood, community or regional market areas.

There are currently 11 commercial districts in the City of Calgary.

1. Commercial – Neighbourhood 1 District – C-N1

Generally located in existing communities, these commercial districts cater to typically small scale retail operations such as personal services. The buildings are located close to the sidewalk and oriented for direct pedestrian access with no provisions for additional parking in front. These developments are contextually sensitive, and may include low, medium or high density uses. Business size is restricted to prevent large operations from monopolizing the area.

2. Commercial – Neighbourhood 2 District – C-N2

Usually located in new communities, these districts are typically small-scale retail and personal service developments, primarily accessed by automobile. They are adjacent to residential homes, and therefore need to be developed with minimal impact on the neighbouring homes. Safe and convenient access for pedestrian and automobile traffic is required. Use sizes are limited to ensure compatibility with the neighbourhood.

3. Commercial – Community 1 District – C-C1

These small to medium-scale commercial developments accommodate both pedestrian and vehicular access and are typically located along a commercial street or within a community. Landscaping and setbacks minimize the impact on nearby residential development. These sites provide retail and commercial services to a few neighbourhoods and allow for a larger range and size of commercial uses, such as grocery stores.

4. Commercial – Community 2 District – C-C2

These medium-scale commercial developments are typically located on the boundary of several communities and feature comprehensively designed developments with several buildings. The sites have a variety of building and use sizes sharing parking and provide for both pedestrian an vehicular access. Since these sites are larger in area and provide more parking and larger landscaped areas, larger uses and buildings are provided for.

5. Commercial – Corridor 1 District – C-COR1

These sites typically contain small-scale retail and personal services type businesses and are located along pedestrian-oriented corridors with storefronts on both sides of the street. These commercial corridors are often located in historical or revitalized areas where the buildings are close to the sidewalk with little or no parking provisions, except perhaps for some metered parking. New rules reinforce this development pattern by limiting automobile oriented uses and requiring the storefront to be close to the sidewalk.

6. Commercial – Corridor 2 District – C-COR2

Commercial Zoning

These developments typically include small to medium-scale retail and personal service type businesses. The district also provides for a mix of auto-oriented and pedestrian oriented buildings. They may occur along some commuter routes or on the outskirts of pedestrian-oriented corridors.

7. Commercial – Corridor 3 District – C-COR3

These districts typically accommodate small to medium-scale auto oriented uses. They are located along higher volume roads and highways. Each site must provide its own access, parking and landscaping. This district is not intended to accommodate large format retail (big-box stores).

8. Commercial – Office District – C-O

This district recognizes existing office development and has provisions for new office development in strategic locations. Small-scale retail and personal service uses that support the office function may occupy a minor portion of the building.

9. Commercial – Regional 1 District – C-R1

This district is intended to provide for large-scale retail developments that typically contain one use on the site. These locations are almost always along major roads and access is primarily by car. The development standards consider parking, building design, landscaping and pedestrian movement to enhance the appearance and function of the sites.

10. Commercial – Regional 2 District – C-R2

These include large-scale enclosed shopping malls, characterized by a shared parking lot, buildings located in the centre of a large site and surface parking all around. These sites ware usually located along major roads and are accessible by public transit. Smaller free-standing buildings may be allowed around the perimeter of the site.

11. Commercial – Regional 3 District – C-R3

This district provides for the development of large-format retail, restaurant and entertainment style buildings. The sites usually require large tracts of land and allow for a variety of building sizes and uses. The development rules consider the location of the buildings, traffic and pedestrian circulation within the site, parking, landscaping, pedestrian amenities and building design.

My thanks to the City of Calgary Development and Building for their assistance with the information provided for in this article. While it is deemed to be accurate at this time, as a guideline, members of the public are reminded that the final authority on such matters belongs with the City of Calgary, and therefore should be consulted whenever possible.

Low Density Zoning Regulations in the City of Calgary – Mike Leibel

February 24, 2011 1 comment

In case you weren’t paying attention, the entire land use zoning regulation system has gone through an entire overhaul here in the City of Calgary. What you thought you knew about residential development has pretty much gone right out the window. I will try and clarify the new rules as best I can.

Firstly, the City of Calgary now differentiates between existing communities which have been previously developed and have completed their initial residential development (Developed Areas) and those which are less than 70% developed. It is important to remember that Developed Areas will not become Developing Areas once they complete their initial development and move into a redevelopment phase.

Here is a current map for your reference.

Low Density Zoning

Developing Area Districts

The rules in the four land use districts for Developing Areas are designed to allow flexibility and encourage innovation in communities in their development stages. New buildings are not required to take into account surrounding development as is done in the Developed Area land use districts. The revised rules allow builders to offer consumers homes with higher ceilings and steeper roof pitches.

Residential, One-Dwelling District (R-1)

Accommodates residential development in the form of single family detached dwellings in Developing Areas.

An 11.0 metre maximum building height can be increased to 12 metres when the parcel is 15.0 metres or wider.
Secondary Suites can be added as a discretionary use through a redesignation to the R-1s district.

R-1s – Same as R-1 with the addition of secondary suites as a discretionary use.

Residential, Narrow Lot, One-Dwelling District (R-1N)

Allows for residential development in the form of single detached dwellings in the Developing Area, on small or narrow parcels

A narrow parcel single detached district (minimum 7.5 metres).
When a parcel width is 10.0 metres or greater, the maximum building height is 11.0 metres.

Residential One/Two Dwelling District (R-2)

Accommodates residential development in the form of single detached, semi-detached and duplex homes in the Developing Area

Allows semi-detached dwellings on 13.0 metre wide parcels.
Allows single detached dwellings on 7.5 metre wide parcels.
Secondary suites are a discretionary use on an 11.0 or 13.0 metre wide parcel, depending on form.

Residential Low Density Multiple Dwelling District (R-2M)

Allows for residential development in the form of semi-detached and duplex dwellings, as well as townhouses and row housing. The intent is to provide a variety of housing choices to be developed in an area and allow higher densities to be achieved, while still maintaining a low density scale.

Row-houses can occur on 5.0 metre wide parcels.

Developed Area Districts

In Developed Areas, the low density residential district regulations are intended to ensure additions to existing homes and infill houses reflect the context of adjacent houses, while still allowing for some evolution of the community

Residential Contextual, One-Dwelling District (R-C1)

Provides existing residential development and contextually sensitive redevelopment in the form of single detached dwellings in the Developed area.

Allows single detached dwellings on 12.0 metre or wider parcels.
Secondary Suites can be added as a discretionary use through a re-designation to the R-C1s district.

Residential Contextual, Large Lot, One-Dwelling District (R-C1L)

Provides for existing residential development and contextually sensitive redevelopment in the form of single detached dwellings on large lots.

Allows single detached dwellings on 24.0 metre or wider parcels.
Secondary Suites can be allowed by adding a modifier through a re-designation.

R-C1Ls – Same as R-C1L with the addition of secondary suites as a discretionary use.

Residential Contextual, Narrow Lot, One-Dwelling District (R-C1N)

Provides for existing residential development and contextually sensitive redevelopment in the form of single detached dwellings, in the Developed Area on narrow or small lots.

Allows single detached dwellings on 7.5 to 11.0 metre wide parcels.

Residential Contextual, One/Two Dwelling District (R-C2)

Provides for existing residential development and contextually sensitive redevelopment in the form of single detached, semi-detached and duplex dwellings in the Developed Area.

Allows single detached dwellings on 7.5 metre or wider parcels.
Allows semi-detached dwellings on 13.0 metre wide parcels.
Secondary suites are a discretionary use on 15.0 metre wide parcels.

City Wide Districts

City Wide Development may occur in the either the Developed or Developing Areas within the City of Calgary, under the following land use designations.

Residential Manufactured Home District (R-MH)

Intended to accommodate manufactured homes on individual parcels or in a manufactured home park.

Residential Low Density Cottage Housing District (R-CH)

Residential cottage housing provides for single detached dwellings and semi-detached dwellings to be developed at a higher density than is typical of the low density residential districts.

Includes small "cottages", in the form of single detached dwellings, semi-detached dwellings, or triplexes, developed in a "cluster" on a parcel with a minimum width of 22.0 metres.
Allows for the opportunity for smaller, potentially more affordable housing.
Allows for the opportunity to provide a somewhat higher density development in a low density residential built form.

This information was provided for in consultation with the City of Calgary and is subject to change at any time. It is deemed to be accurate at the time of writing, however for the most up to date information on low density land use information please consult the City of Calgary Land Use Bylaw 1P2007.

If you found this information useful, please be sure and forward on.

Mike Leibel - 403-204-1111

Calgary ByLaws, Zoning Regulations Calgary Zoning Regulations, Land Use Designations

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