H-GO Information

Thank you all for attending Nov. 17th’s engagement session. We’re sorry for those who could not make it, we’ve provided a detailed review of the topics discussed.

What is an H-GO?

H-GO stands for Housing-Grade Oriented. H-GO is a new type of housing grade where you may have heard the term around blanket rezoning. This distinction means there can be more density on a plot of land than what you would typically see on an R-CG. R-CG stands for Residential – Grade-Oriented Infill (R-CG). 

R-CG is now what most neighbourhoods are zoned for since blanket rezoning. R-CG includes duplexes, townhouses, rowhouses, but where H-GO differs, it allows for two structures on a 50’  plot of land as long as there’s ground access from all the units, unlike an apartment complex where your front door is on the third floor, etc. H-GOs are allowed to be up to three storeys tall (although all of Haysboro is zoned for 3 storeys at 11 meters), where H-GOs are allowed to be built up to 12 meters. 

While every developer offers somewhat different plans, the guidelines set out in the bylaw state:  

H-GO form restrictions:

Height - 12 m or 39.3 Ft.

Lot Coverage - 45-60%

Side yard - 1.2 m or 3.9 ft

Unit Max -  we are currently seeing 10 units in Haysboro for H-GO on a  **50x120 parcel

This means there’s five main units with basement suites that could have one owner or there could be different owners for all 5 units, it’s considered 10 units with the secondary basement suites as you can have up to 10 different dwellings. These can be owned or rented out.

Parking - .5 stall per main unit

Landscape - 1 tree and 3 shrubs per 110m2    1184 sq. ft

Waste & Recycling - Must be designed and screened ( each main unit must have the 3 bins)

https://www.calgary.ca/planning/land-use/online-land-use-bylaw.html?part=15&div=1

https://beginwithdesign.com/calgary-h-go-zoning/

Let’s look at the five that are currently being proposed for Haysboro….

1.  9751 Elbow Drive SW - photo

2.  9836 Elbow Drive SW

3.  9611 Elbow Drive SW

4.  4 Haultain Place SW

5. 124 Haysboro Crescent SW (Rowhouse) Therefore Height: is 8.6-11 metres, 4 main units with secondary suites as well a backyard suite can be on the same parcel assuming 50x120 parcel.

Heritage Communities Plan

The Heritage Communities Plan (our area's Local Area Plan) https://engage.calgary.ca/heritage

was a negotiation between residents and the City on where density in our community could be located. https://engage.calgary.ca/heritage Some of the main streets were allocated for more density as they were called “corridors”. The nodes of these corridors such as Heritage and Elbow Dr. were allowed even more density. The Plan was approved by Council on September 19, 2023, after four years of engagement. However, this all took place before blanket rezoning came into effect. Prior to blanket rezoning, Haysboro was zoned R-C1, which meant single detached housing only unless a developer went through what’s called the Land Use phase, however you could build up to 3 storeys anywhere in the community prior to blanket rezoning. The Heritage LAP allowed for corridors such as Elbow to hold rowhouses, townhouses, and duplexes after its finalization in Sept. 2023.

Neighbourhood included in the Heritage Community Plan:

Then blanket rezoning came into effect Aug. 5th of 2024, which was determined by the City that all Haysboro’s designation along with other established communities would become R-CG, a general zoning which eliminated the initial process (the Land Use phase) needed to change a type of dwelling into a duplex, rowhouse, and townhouse. Established communities are communities that have been built historically before more density was planned in newer communities with more density.

Prior to blanket rezoning, developers were still allowed to change one of Haysboro’s single detached homes to say a duplex, however they had to go through the land use process which meant getting Council’s approval to allow for the redesignation of the land. When the matter was before Council, citizens had the opportunity to attend the hearing and make their case as to how they perceived the development and the concerns that could come with that proposal.

https://www.calgary.ca/development/permits/process.html

Heritage Communities Plan prior to blanket rezoning:

Now with blanket rezoning, it eliminates the land use phase and the development is no longer brought to Council as Council believes these processes should be expedited. Now when a developer makes an application, it goes directly into the development permit process.

A development permit deals with municipal bylaw requirements such as zoning and any restrictions on what type of building you may be able to construct. Development permits are strictly issued by the municipality. To differentiate, a building permit ensures construction projects comply with the requirements of the Alberta Building Code.

So prior to blanket rezoning it went land use phase -> development permit phase -> building permits

After blanket rezoning, the City held an engagement process called the Heritage LAP Reconnect as revisions were made to the LAP to allow for more density along with specific areas where H-GOs could go without needing to use the Land Use phase.

Map of New Heritage LAP where density is allowed. You can see this on the development map portal. Darker orange are the areas allowed for H-GOs without the Land Use phase. Yellow are the areas where duplexes, townhouses, and rowhouses are allowed without the Land Use phase:

To better understand the development permit phase:

https://www.calgary.ca/development/permits/process.html

A developer would submit their application which is typically checked within 20 days by the City, and a City of Calgary file manager might go back and forth with the developer for info. The application may also need to go through a Bylaw review, where it will be cross-referenced against Land Use Bylaw rules by a specialized review group.

Neighbours, community associations, or other third parties have 21 days to submit their feedback and could ask the file manager what relaxations are possible? During this time, the file manager will begin their detailed review, including things like assessing the neighbourhood, researching and applying applicable planning policies, researching whether any legislation may affect the application, receiving and responding to community feedback, and finally preparing a written detailed review. At this point, the developer may be asked to amend their application or provide additional information and will be given a specific time limit within which they can do so.

If the permit is approved, information about the permit will be publicly announced and the public has 21 days to appeal the decision with the Subdivision and Appeal Board also known as the SDAB. The public can appeal directly representing themselves or they can hire a lawyer to do so for them, items that could be presented could be shadow studies, etc. If the public is successful in their appeal and the permit is denied, the developer has 21 days to appeal the decision with the SDAB. If no appeals have been filed the development permit will be released and the developer can begin building as long as they’ve received their building permit. For the public, if they were unsuccessful with their appeal, the public can hire a lawyer to take the matter to court which would take around a year or so till the case would be in front of a judge. 

Website for SDAB:

https://www.calgarysdab.ca/home.html

Another note about blanket rezoning, there is a current legal case against blanket rezoning made by citizens. If their case is successful this Dec. 11th, 2024, then blanket rezoning would be repealed. Then current developments issued that fall under R-CG after Aug. 5th, 2024 will be repealed and developments would no longer be permitted to directly continue to the development permit phase and the developer would have to go through the process again of obtaining a permit, but going through the land use phase where it’s brought to Council once again for approval.

What we see on our end as a Community Association and what our abilities are. We hope you now have a somewhat better understanding of what is coming our way. 

• An Application Arrives and the City of Calgary puts it into circulation

• Being a stakeholder, the Community Association receives a copy of the circulation.

• A Notice is posted (sign board) on the property but not required with H-GO as well neighbours do not need to be informed.

• The Haysboro Planning Committee upon receipt of the application notice will copy the circulation and deliver, as soon as possible, to the neighbours directly impacted by the proposed development.  (Usually 10-14 homes)

• Once you have had the opportunity to look over the proposal either through the Development Map https://developmentmap.calgary.ca/ or the package you may have received you can send in your comments to the file manager either through the city of calgary’s Development Map or Dmap as it is referred to, direct email to the file manager and you may also send copies of your comments to our planning committee at planning@haysboro.org. Ensure you are specific as possible, the City file managers can work with heights, privacy concerns/window placements, traffic, investment issues, snow removal, drainage, ventilation exits, number of units, greenspace/environment, etc.

• When we receive comments on developments The Haysboro Community Planning Committee will construct a letter on the behalf of the affected neighbours and include your comments to be formally added to the application file. 

Calgary Plan

Finally, we would like to let you know about a Phase 4 Zoning Draft that has been in the works for approximately a year now and is expected to be brought to council in 2025. Recently, the CA attended an information session put on by the City and the Federations of Calgary Communities to talk about The Calgary Plan or the revised MDP (Municipal Development Plan) which acts as the framework for development in the City. We spoke to one of the consultants on the project who advised that the Calgary Plan Draft will have building and reference changes, one being H-GO will be referred to as H-2 , Housing can be up to 6 stories (permitted use areas) for any built form. No parking minimum with an open options system, housing would be allowed on civic sites such as fire stations, libraries and city owned facilities. Housing in commercial areas with height limitations. We’ll do our best to keep you updated on this evolving plan.

We try our best to keep everyone informed through our Facebook Page:

https://www.facebook.com/people/Haysboro-Planning-Community-Association/61563891962863/

Feel free to reach out to our planning committee if ever you have questions at karena@haysboro.org