What Does “Contextual” Mean and Why Does It Matter?
by Melanie Swailes on behalf of the Development and Transportation Committee
Blanket Rezoning was approved by Council in May 2024, and came into effect on August 6, 2024. As of that date, the new Land Use Bylaw allows for dwellings of up to eight dwelling units (four main units plus four secondary suites) to be redeveloped on most lots previously zoned to allow for a single-family detached home. No land-use redesignation (rezoning) is required because properties which were previously zoned as R-C1 (single-family) are now R-CG (multi units). This has some significant impacts on the “build form” of new houses – the “how-it-looks” aspect of a new development.
Since August, the City has received about 190 R-CG applications: the “C” means “Contextual”, so these applications are in older, established communities such as Brentwood. (In new communities, R-G is the zoning designation.) The difference is that “Contextual single detached and contextual semi-detached dwellings are types of homes built within older residential communities (typically built before 2008) and follow rules that keep a similar look and feel as the street.”
This means that any new dwellings should fit into the neighbourhood by keeping a similar “look and feel” as identified above, especially in relation to adjacent houses. As an example, measure the distance from the sidewalk to the front of your house. Now measure the distance of 2 neighbouring houses on each side of you (ask the neighbours first!). The average is the contextual front setback for your property. Under the old zoning rules, a new home could be up to 1.5 meters (4.9 feet) in front of the adjacent homes. Anything more would have required a relaxation of the zoning bylaw.
In most of Brentwood, existing houses are set quite far back from the sidewalk, often about 20 feet or more. Front yards are large, and most have some mature trees or other landscaping in front. Under the R-CG rules, the front setback can now be as little as three metres (just over nine feet). If a house is torn down, the new building (including single homes) could be built much closer to the sidewalk than all the surrounding homes. The impact might be a loss of sunlight for the neighbouring homes, especially if the new building reaches to the maximum R-CG height of 11m (36 feet). There is also an impact on trees, especially large coniferous trees which require a lot of room in which to spread. Will Brentwood still have beautiful, mature fir and spruce trees?
During the information sessions for Blanket Rezoning, the front setback was not an aspect that I ever heard discussed. Also, Development Permits are no longer circulated to Community Associations, and no signs are put up in front of the property, so there is no opportunity to submit comments/feedback or to appeal a basement suite application. These changes are the result of the Blanket Rezoning approval.
Most people agree that we need more housing and that redevelopment in older communities will happen. How important do you think it is that densification and redevelopment should respect and fit in with what already exists in each community? City Council thought it was important and directed Administration to “draft a Rowhouse How-to Guide that identifies contextually appropriate design strategies for rowhouse developments.” There were 12 additional recommendations, and most were intended to involve some collaborations with interested Community Associations, residents, and industry. The goal was to identify “contextually appropriate design strategies (including but not limited to building height, placement and treatment of windows, air conditioners, waste and recycling bins, and landscaping)”.
This Rowhouse How-to Guide is targeted to be delivered to Council in the third quarter of 2025, with an updated Guide brought forward in 2026. In my opinion, this is too late. By then, hundreds of R-CGs will have been approved, all without “contextually appropriate design strategies.” Neighbours who find themselves next to a row of air conditioners or many overlooking windows will not have the benefit of guidelines with which to oppose such intrusive building components.
What To Do About It?
If you think it is important that changes should happen in a more sensitive and contextual way in established communities, then you need to speak up. Talk to your Councillor and other elected officials. It’s an election year, so also talk to your candidates and ask a lot of questions. Take part in any engagement opportunities such as on the City’s Engage website (https://engage.calgary.ca), contribute your comments, then sign up for updates. Support your neighbours if they ask for your help with a DP next to them. Join your Community Association so we can contact you about engagement events or online surveys. It is possible for development to take place in a respectful and contextual way, but if you don’t comment, then developers are the ones setting the plans for what might be built next to you. You may or may not like the result, but once it’s built, you have to live with it.
If you would like to join our Community Association or the Development and Transportation Committee, you are always welcome to do so. Contact the office at [email protected] or at 403-284-3477.
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