BANFF TRAIL

AREA REDEVELOPMENT PLAN

 Office Consolidations
2001 October,
2004 March,
2004 May,
2007 March,
2008 June,
2009 October,
2011 October,
2013 April,
2015 July,
2016 March,
2019 January,
2019 February,
2019 March,
2019 July,
2019 September,
2020 February,
2020 April,
2020 December,
2021 July

Bylaw 7P86
Approved 1986 June 16
BANFF TRAIL
Area Redevelopment Plan
 NOTE: This office consolidation includes the following amending Bylaws:

Amendment Bylaw Date Description

1 16P86 1987 February 09 a. Page 1, Commercial Land Use
b. Section 2.2.3.3. - Building Height
c. Section 2.2.4 - add Site 7A
d. Figure 4
e. Figure 6

2 10P88 1988 July 18 a. Figure 2

b. Figure 3
c. Figure 4
d. Figure 6

3 5P89 ABANDONED

4 9P90 1990 April 09 a. Section 2.2.4 Site 6

b. Figure 4

5 13P90 1990 July 16 a. Figure 4

b. Figure 9
c. Section 3.3.2 Motel Village
d. Section 3.4.2 Motel Village
6 1P93 1993 January 04 a. Section 3.3.2
b. Section 3.3.4
c. Figure 4
d. Figure 9

7 9P99 1999 July 19 a. Figure 2

b. Figure 3
c. Figure 4
d. Figure 6
e. Section 2.2.4 Add Site 5a

8 16P2003 2003 December 08 a. Figure 4

b. Section 2.2
c. Section 2.2.4 Sites 7a & 8

9. 9P2004 2004 May 10 a. Figure 3

b. Figure 4
c. Figure 6
d. Delete Site 5A from Section 2.2.4

10. 23P2006 2006 November 07 a. Figure 2

b. Figure 3
c. Figure 4
d. Figure 6
e. Add Site 8A to Table 2.0
D
Amendment Bylaw Date Description
11. 22P2008 2008 June 01 a. Delete “2P80” from the first paragraph of the “Preface”.
b. Add note paragraph text to the end of the “Preface”.
c. Delete and replace all text under subheading “2.1.4.1” under heading
“2.1.4 Implementation”.
d. Delete and replace text for Site 1 in table in “Section 2.1.4 Implementation”.
e. Delete and replace text for Site 1 in table in “Section 2.1.4 Implementation”.
f. Delete and replace text for Site 2 in table in “Section 2.1.4 Implementation”.
g. Delete and replace text for Site 2 in table in “Section 2.1.4 Implementation”.

12. 42P2009 2009 October 05 a. Delete and replace Figure 2.

b. Delete and replace Figure 3.
c. Delete and replace Figure 4.
d. Delete and replace Figure 6.
e. Delete Site 8a from Commercial Land Table contain Section 2.0 Banff Trail - Land
Use Development.
f. Add Site 4a to the Residential Land Use Table contained in Section 2.0 Banff
Trail - Land Use and Development.

13. 17P2011 2011 October 03 a. Rename the Banff Trail/Motel Village Area Redevelopment Plan (Bylaw 7P86) to
the Banff Trail Area Redevelopment Plan.
b. Replace all instances of the text “Banff Trail/Motel Village Area Redevelopment
Plan” with “Banff Trail Area Redevelopment Plan”.
c. Replace all instances of the text "Motel Village/Banff Trail" with “Banff Trail.
d. Delete and replace Figure 1.
e. Delete and replace Figure 2.
f. Delete and replace Figure 3.
g. Delete and replace Figure 4.
h. Delete and replace Figure 6.
i. Delete and replace Figure 7.
j. Delete and replace Figure 8.
k. Delete and replace Figure 9.
l. Delete Figure 9, Figure 10 and Figure 12.
m. Renumber Figure 13 to Figure 10.
n. Delete and replace text in the Executive Summary.
o. Delete and replace text in the "Preface".
p. Delete and replace text in "Section 1.1 Study Boundaries".
q. Delete text in "Section 1.2 Goals".
r. Delete Section "3.0 Motel Village – Land Use & Development”
s. Delete text in "Section 4.3.1 Road Classification and Vehicular Circulation
System”.
t. Delete "Section 4.3.3 Road/Access Improvements”.
 Amendment Bylaw Date Description
14. 1P2013 2013 April 22 a. Delete and replace Figure 2.
b. Delete and replace Figure 3.
c. Delete and replace Figure 4.
d. Insert new Section 2.1.3.4 and renumber subsequent sections.
e. Insert new Section 2.1.3.5 and renumber subsequent sections.
f. Insert new Section 2.1.3.6 and renumber subsequent sections.
g. Insert new Section 2.1.3.7 and renumber subsequent sections.
h. Delete and replace Figure 6.
i. Add Site 4b to the Residential Land Use Table contained in Section 2.0.
15. 20P2015 2015 July 20 a. Insert new Section 2.1.3.3 and renumber subsequent sections.
b. Delete and replace Figure 6.
c. Add Site 2a to the Residential Land Use Table in Section 2.0 Banff Trail - Land
Use & Development.
16. 11P2016 2016 March 7
Signed: 2016 March 24 a. Delete and replace text under “Residential Land Use” in Executive Summary.
b. Delete and replace subsection 1.2(g).
c. Insert a new subsection 2.1.1 d).
d. Delete Figure 2.
e. Delete Figure 3 and replace with Figure 2.
f. Delete and replace Section 2.1.3.
g. Add new Figure 3 after new subsection 2.1.3.
h. Add new subsection 2.1.4
i. Delete Figure 4.
j. Delete Section 2.1.4, entitled “Implementation” in its entirety.
k. Delete the table after Section 2.1.4.7.
l. Delete Figure 5.
m. Delete the rows for sites 3, 4, 4a and 4b in the table after Figure 6.
n. Replace text under the table after Figure 6.
o. Delete Figure 6 and replace with revised Figure 4.
p. Delete and replace text in Section 2.2.3.
q. Delete and replace text in Section 2.2.3.1.
r. Delete and replace text in Section 2.2.3.2.
s. Delete and replace text in Section 2.2.3.3.
t. Insert a new Section 2.2.3.5.
u. Delete and replace text under the tables after Section 2.2.4.
v. Renumber Figure 7 to Figure 5.
w. Delete and replace the text in Section 2.3.2.
x. Renumber Figure 8 to Figure 6.
y. Delete and replace text after Section 2.3.4.
z. Renumber Figure 9 to Figure 7.
aa. Delete and replace text in Section 3.3.1.
bb. Add new text after last paragraph in Section 3.3.5.
17. 1P2019 2019 January 14 a. Delete and replace Figure 2.
F
Amendment Bylaw Date Description
18. 20P2019 2019 March 18 a. Amend Figure 2 entitled ‘Land Use Plan’ by changing 0.14 hectares ± (0.36 acres
±) located at 2202 and 2204 – 25 Avenue NW (Plan 8543GN, Block 2, Lots 1 and
2) from ‘Low Density Residential’ to ‘Low Density Rowhouse’.
19. 56P2019 2019 July 29 a. Section 2.1.2 Context, after the last paragraph, add new text.
b. Amend Figure 2 entitled ‘Land Use Plan’.
c. Under Section 2.1.3 Land Use, delete the subsection entitled ‘Special Study
Area’ in its entirety.
20. 65P2019 2019 September 30 a. Amend Figure 2 entitled ‘Land Use Plan’.
b. Amend Figure 3 entitled 'Maximum Building Heights'.
21. 5P2020 2020 February 3 a. In Section 2.1.3 Land Use, under the heading "Medium Density Low-Rise", add
a new subsection after subsection 2.1.3.7 and renumber the following sections
accordingly.
b. Amend Figure 3 entitled 'Maximum Building Heights'.
22. 6P2020 2020 February 3 a. In Section 2.1.3 Land Use, under the heading "Medium Density Low-Rise", add
Signed: 2020 February 12 a new subsection after subsection 2.1.3.7 and renumber the following sections
accordingly (delete and replace 5P2020 subsection 2.1.3.8.)
b. Amend Figure 3 entitled 'Maximum Building Heights'.
23. 7P2020 2020 February 3 a. In Section 2.1.3 Land Use, under the heading "Medium Density Mid-Rise
Signed: 2020 February 12 Residential", add a new subsection after subsection 2.1.3.11 (renumbered to
2.1.3.13 - see amendments 5P2020)
b. Amend Figure 3 entitled 'Maximum Building Heights'.
24. 19P2020 2020 April 27 a. Amend Figure 2 entitled ‘Land Use Plan’.
b. Amend Figure 3 entitled 'Maximum Building Heights'.
25. 59P2020 2020 December 14 a. Amend Figure 2 entitled ‘Land Use Plan’.
b. In Section 2.1.3 Land Use, under the heading ‘Medium Density Mid-Rise
Residential’, in policy 2.1.3.11, add the following words to the end of the sentence
‘as well as the sites situated at 2504 – 22 Street NW and 2240 – 24 Avenue NW’.
c. Amend Figure 3 entitled ‘Maximum Building Heights’.
26. 36P2021 2021 July 26
a. In Section 2.1.3 'Land Use', under the heading 'Medium Density Mid-Rise
Residential', in policy 2.1.3.13, add the following after c:
d. Development must achieve a minimum density of 150 dwelling units per hectare
and must not include single detached, semi-detached, or duplex dwellings.
27. 37P2021 2021 July 26
a. In Section 2.1 .3 'Land Use', under the heading 'Medium Density Low-Rise', in
policy 2.1.3.8, add the following after c:
d. Development on the sites located at 2103 and 2107 - 24 Avenue NW must
achieve a minimum density of 150 dwelling units per hectare and must not
include single detached, semi-detached, or duplex dwellings.

Amended portions of the text are printed in italics and the specific amending Bylaw is noted. G
Persons making use of this consolidation are reminded that it has no legislative sanction, and that amendments have been embodied for ease of reference
only. The official Bylaw and all amendments thereto are available from the City Clerk and should be consulted when interpreting and applying this Bylaw.
 PUBLISHING INFORMATION
TITLE: BANFF TRAIL AREA REDEVELOPMENT PLAN

AUTHOR: CITY & COMMUNITY PLANNING DIVISION

STATUS: APPROVED BY CITY COUNCIL ON 1986 JUNE 16

BYLAW 7P86
ISC UNPROTECTED

PRINTING DATE: 2016 MARCH

ADDITIONAL COPIES: THE CITY OF CALGARY

RECORDS & INFORMATION MANAGEMENT (RIM)
INSPECTION & PERMIT SERVICES
P.O. BOX 2100, STN “M”, #8115
CALGARY, ALBERTA T2P 2M5

PHONE: 3-1-1 OR OUTSIDE OF CALGARY 403-268-2489

FAX: 403-268-4615

WEBSITE: www.calgary.ca/planning
CLICK ON: Publications/
2016-0991
 Banff Trail Area Redevelopment Plan
Table of Contents
PAGE PAGE

EXECUTIVE SUMMARY................................................. 1 3.0 CIRCULATION SYSTEMS....................................... 28

PREFACE ............................................................... 3 3.1 Objectives......................................................... 28
3.2 Context............................................................. 28
1.0 INTRODUCTION...................................................... 5 3.3 Policy ............................................................... 30
1.1 Study Boundaries............................................ 5 3.3.1 Road Classification and Vehicular
1.2 Goals ............................................................... 5 Circulation System................................ 30
3.3.2 LRT Alignment and Stations................. 31
2.0 BANFF TRAIL – LAND USE 3.3.3 Vehicular Traffic and LRT
& DEVELOPMENT................................................... 6 Related Traffic Issues........................... 32
2.1 Residential Land Use...................................... 6 3.3.4 Bus Service........................................... 33
2.1.1 Objectives............................................. 6 3.3.5 Pedestrian Circulation.......................... 33
2.1.2 Context ................................................. 6 3.3.6 Planning Process for Major
2.1.3 Land Use (11P2016)................................ 8 Roadway Improvements....................... 34
2.1.4 Building Form and Site Design (11P2016) 12
2.2 Commercial Land Use..................................... 16 4.0 FINANCING IMPROVEMENTS................................ 35
2.2.1 Objectives............................................. 16
2.2.2 Context.................................................. 16 5.0 IMPLEMENTATION.................................................. 36
2.2.3 Policy..................................................... 16 5.1 Plan Monitoring and Review........................... 36
2.2.4 Implementation..................................... 18 5.2 Impact Monitoring and Action Programs...... 36
2.3 Open Space, Community & 5.3 Public Involvement.......................................... 36
School Facilities............................................... 22
2.3.1 Objectives............................................. 22
2.3.2 Context.................................................. 22
2.3.3 Policy..................................................... 24
2.3.4 Implementation..................................... 25

Table of Contents i
 Banff Trail
Area Redevelopment Plan Continued...

Table of Contents

List of Figures

FIGURE PAGE FIGURE PAGE

1. Location of Study Area..................................................... 4 6. Open Space....................................................................... 23

2. Land Use Plan................................................................... 7 7. Transportation Network................................................... 29

3. Maximum Building Heights.............................................. 11 10. Planning and Implementation Processes....................... 37

4. Reference Map for Numbered Sites................................ 15

5. School Distribution........................................................... 19

ii Table of Contents
OFFICE CONSOLIDATION

EXECUTIVE SUMMARY
Banff Trail Land Use and Development
Residential Land Use Open Space, Community and School Facilities
In April 2013, Council directed administration to work The existing City-owned open space and community
with the Banff Trail Community Association and other related facilities will be retained and improved, where
local stakeholders to identify potential areas for modest appropriate. A "Needs and Preference Study" will be
intensification, consistent with the policies of the Municipal undertaken to identify the recreational, cultural and social
Development Plan and Transit Oriented Development. As needs of the residents. Re-use of the William Aberhart
a result of this work, the Banff Trail Area Redevelopment School site for open space purposes is recommended,
Plan has been amended. The amendments primarily impact if the site is declared surplus in the future by the Calgary
residential development and include policy and guidelines School Board of Education for educational purposes.
intended to accommodate modest redevelopment while
contributing to the existing character of the community. In
addition to identifying appropriate areas for intensification, Motel Village Land Use and Development
the policies provide direction regarding appropriate land
uses, building scale, built-form and overall character for In June 2007 Council approved a work program to
redevelopment in the community. Bylaw 11P2016 develop strategic, innovative and station area specific
plans for several key LRT station areas. The Banff Trail
Commercial Land Use Station was identified as a priority and with community
and stakeholder input and direction; a station area
The existing local commercial designations within the plan was developed from 2008 to 2010. This plan was
community will be retained. Further commercial expansion approved as the Banff Trail Station Area Redevelopment
into the existing residential area is strongly discouraged. Plan in October 2011. Any redevelopment in the Motel
Physical upgrading of existing shopping areas is Village area is within the policy area of the Banff Trail
encouraged to improve their vitality and image within the Station Area Redevelopment Plan.
community. Bylaw 17P2011

The allowable height of the commercial district along 16

Avenue NW is reduced from 46 to 23 and 27 metres but
retains the maximum density provision of FAR 3. 16P86

Executive Summary 1
 OFFICE CONSOLIDATION

Circulation Systems Implementation

The intent of the policies is to ensure an efficient and safe Plan monitoring and review in the implementation
transportation system and to protect the quiet residential phase of the Area Redevelopment Plan processes
quality of Banff Trail. New developments shall respect the are emphasized in order to keep the Plan up-to-date
capacity of the transportation network. Efforts shall be and to be responsive to the changing needs, desires
made to protect the community from potential adverse and conditions of the study area. The Plan should be
socio-economic and environmental impacts related to evaluated within five years of its approval.
upgrading of major transportation facilities in the area.
The Transportation Department will work very closely A program of monitoring and evaluating the socio-
with local residents to address the existing and potential economic and environmental changes resulting from
traffic-related problems generated by the surrounding the construction and operation of the LRT facility in the
public and private facilities (e.g. Stadium, University, study area is being undertaken as part of the "Northwest
LRT, etc.). In particular, any traffic related issues arising LRT Impact Monitoring Study" recently authorized by
from the operation of the LRT system shall be dealt City Council. Appropriate preventive and/or ameliorative
with expeditiously by the Transportation Department action programs will be devised and implemented as need
in consultation with the affected residents. Increased arises to minimize any adverse impacts on the Banff Trail
enforcement of traffic bylaws in the study area is required community area.
to improve the effectiveness of the existing Residential
Parking Zone. In order to ensure that future plan reviews and
implementation programs continue to reflect the interests
and needs of area residents, businesses and property
Financing Improvements owners, citizen participation must remain an integral
element of the comprehensive ARP planning and
Funding of the physical improvements and programs implementation processes.
shall be coordinated by the various responsible
civic departments. Local Improvement Bylaws are
recommended to upgrade improvements directly
benefiting the abutting properties. Utilization of other
government or private sponsored programs/grants are
promoted. These programs may include the Federal
Government's Residential Rehabilitation Assistance
Program (RRAP), Provincial Government's Community
Recreation/Cultural Grant and the City's Adopt-a-Park
programs.
2 Executive Summary
OFFICE CONSOLIDATION

PREFACE
Area Redevelopment Plans (ARP’s) are planning Note: This ARP was adopted by Council when the City of
documents, adopted by Bylaw, which set out a Calgary Land Use Bylaw 2P80 (“2P80”) was in effect. As a
comprehensive program of land use policies and other result, the ARP references land use districts both in its text
planning proposals that help to determine and guide and its maps which are no longer current. New land use
the future of individual communities within the city. As districts have been applied to all parcels in the City, pursuant
such, an ARP is intended to supplement the Calgary Land to the City of Calgary Land Use Bylaw 1P2007 (“1P2007”),
Use Bylaw by providing a local policy context and, where effective June 1, 2008, which transitioned 2P80 districts to
appropriate, specific land use and development guidelines, the most similar 1P2007 district. Therefore, it is important
on which the Approving Authority can base its judgement for the user of this ARP to consult the new land use maps
when deciding on community planning-related proposals. associated with 1P2007 to determine what the actual land
While districts and their accompanying rules under the use designation of a general area or specific site would be.
Land Use Bylaw apply uniformly throughout the city, Any development permit applications will be processed
an ARP provides a community perspective to both the pursuant to the districts and development rules set out in
existing land use districts and to proposed redesignations 1P2007.
of specific sites within a community.
Bylaw 22P2008 Notwithstanding the foregoing, the user should be aware
that where the ARP guidelines and policies reference a
The expected planning horizon of the Banff Trail Area 2P80 district in the ARP, the same guidelines and policies
Redevelopment Plan is five to fifteen years. This may vary will be applicable to those lands identified by the district on
in relation to the general growth trends in the planning an ongoing basis and must be considered by the approving
area. It is important, therefore, that an evaluation to judge authority in its decision making, notwithstanding that the
the Plan’s effectiveness in meeting its objectives be 2P80 districts, strictly speaking have no further force and
undertaken within approximately five years of its approval. effect. Bylaw 22P2008

The Banff Trail Station Area Redevelopment Plan was

adopted by Council in October 2011. Any redevelopment
in the Motel Village area is within the policy area of the
Banff Trail Station Area Redevelopment Plan.
Bylaw 17P2011

Preface 3
 17P2011

4
OFFICE CONSOLIDATION

1.0 INTRODUCTION

1.1 Study Boundaries c) To determine any required measures to

mitigate potential adverse LRT related
The boundaries of the Banff Trail Area impacts;
Redevelopment Plan are illustrated in Figure 1
(Page 4) and are summarized as follows: d) To optimize the recreation and open space
resources available in the community;
• North: Morley Trail, Canmore Road NW
• West: L.R.T. right of way e) To minimize incompatibility of land use and
• South: 16 Avenue NW to ensure a compatible building transition
• East: 18 Street NW between Motel Village and the community
of Banff Trail;
The Area Redevelopment Plan is comprised of
the community of Banff Trail. The study area f) To resolve local planning issues/concerns
covers a total area of approximately 121 hectares identified through the public participation
(306.5 acres). Bylaw 17P2011 and planning process; and

To implement planning policies of the

g)
1.2 Goals Municipal Development Plan and other
relevant Council policies pertaining to the
The goals of the Banff Trail Area Redevelopment
study area. Bylaw 11P2016
Plan are:
 Bylaw 17P2011

a) To establish a policy framework in directing
and managing change and growth;

b) To create and maintain land use and

community stability;

1.0 Introduction 5
 OFFICE CONSOLIDATION

2.0 BANFF TRAIL – LAND USE Major housing characteristics include the
following:
& DEVELOPMENT
a) Low Density Residential and Infill
Development
2.1 Residential Land Use
Banff Trail is characterized by one-story
2.1.1 Objectives single-family bungalows, low profile semi­-
attached houses and duplexes on 15 metres
a) To create and maintain stability within the (50 foot) lots. There is a sense of order and
community. attractiveness of the streetscape provided
b) To ensure the continued viability of Banff by consistent building height, setback,
Trail as a desirable neighbourhood by individual front entry to dwelling units and
preserving the existing character and quality well maintained front yards with attractive
of the area while permitting compatible infill landscaping.
development.
Due to the community’s close proximity to
c) To ensure the availability of a variety of the City’s major institutions, such as the
housing types within the community. University of Calgary, the Southern Alberta
d) Identify areas in the community that are Institute of Technology and the Foothills
appropriate for modest intensification. Hospital, a number of the single-detached
 Bylaw 11P2016 houses have been converted into rental
units through the addition of suites. This is
quite common in the neighbourhood.
2.1.2 Context 1
Renovation to existing homes is also very
Banff Trail, developed in the 1950’s, is a well-
evident in the community. In general, the
preserved, low density residential neighbourhood
housing stock is well maintained and in
with a significant amount of mature vegetation.
sound physical condition.
1
For background information related to land use
Recent new infill developments in the area
characteristics, community profile and major planning
have been mainly in the form of new single-
issues in the study area, refer to report entitled “Banff
family houses on 15 metre (50 foot) lots or
Trail ARP – Northwest LRT Alignment Evaluation Study,
7.5 metres (25 foot) lots.
Appendix 1 – Background Information”, City of Calgary, deleted Bylaw 11P2016
October, 1994.
6 2.0 Banff Trail - Land Use and Development
OFFICE CONSOLIDATION
Banff Trail

t Area Redevelopment Plan

Figure 2

Land Use Plan

NW
RD
North Capitol Hill

LE
ST
Regional Park

CA

24 ST NW
Confederation Park
"
2 Legend

W
Golf Course

N
AV
EXSHAW RD NW

CR

28
OW
CA
N "
2 LRT Station

NW
C
MO
HI L
RE

AV
DT CASCADE RD NW William RD

27
RN NW LRT Line
University W
Aberhart

23A ST NW
of Calgary School
CO
CH
Plan Area Boundary

W
R

N
27 AV NW AN

AV
ER

26
D 27 AV NW

26 AV NW
MO
R LE
YT
R
NW
"
C Community Centre
EX NW

22 ST NW
23 ST NW
SH
AW
RD 25 AV NW
Low Density Residential
NW
25 AV NW

Low Density Rowhouse

24 AV NW

Medium Density Low-Rise

21
Foothills

ST
NW
Athletic Park
Medium Density Mid-Rise

19 ST NW
20 ST NW

18 ST NW
Branton
22 School Local Commercial
ST
2 2A

NW
ST
23

General Commercial
NW
ST

"
NW

McMahon 2 20 AV NW
Park, Community Facility or School
CA

Stadium
PIT

"C
OL
HIL
LC
RN
W

Motel VICTORIA CR NW Approved: 7P86

Village
Amended: 19P2020, 59P2020
HALIFAX CR NW

This map is conceptual only.

16 AV NW No measurements of
distances or areas should
be taken from this map.

0 100 200 300 400 500 600

"
2 Metres

2.0 Banff Trail - Land Use and Development 7

 OFFICE CONSOLIDATION

b) Apartment Development However, it is the responsibility of landowners

to have the caveat discharged from their land
There are a few pockets of small walk-up title certificate. Certificates of title and any
apartment developments and undeveloped corresponding caveat can be obtained through any
apartment sites located close to the Alberta Registry. Bylaw 56P2019
local open space or commercial nodes.
The existing apartment projects and 2.1.3 Land Use
undeveloped medium density apartment
sites are considered important in providing General Policies
a variety of housing opportunities within the
community. 2.1.3.1 Land use redesignations should be consistent with
the general land use classifications identified on
In recent years the community has experienced Figure 2 - Land Use Plan.
a certain amount of instability. Redevelopment
proposals in Motel Village, traffic related 2.1.3.2 The Plan encourages the development of a
problems caused by the presence of several diverse range of residential unit types and sizes
large City-wide facilities adjacent to Banff Trail to accommodate a broad demographic group,
(i.e. McMahon Stadium, University of Calgary, ranging from old to young and singles to families.
Foothills Athletic Park), different perceptions of Care should be given to the provision of various
development opportunities associated with the ground-oriented residential units to attract not only
LRT and other transportation related changes families with children but to provide senior citizens
have, to a large extent, contributed to this the opportunity to age in place.
instability.
Low Density Residential
Many parcels in Banff Trail have a caveat registered
against the certificate of title which may restrict The Low Density Residential area is intended to maintain
development. These restrictions include, but are stability in the community and to protect the existing
not limited to, restricting development to one or residential character and quality of the neighbourhood.
two-unit dwellings. In some cases this caveat is
not in alignment with the goals and objectives 2.1.3.3 The existing low density built form (single and
of this Plan and where such conflicts occur, The semi-detached housing) should continue within this
City of Calgary supports the direction of this Plan. area.

8 2.0 Banff Trail - Land Use and Development

OFFICE CONSOLIDATION

Low Density Rowhouse Authority is encouraged to consider parking

relaxations for proposed affordable/non-
The Low Density Rowhouse area is intended to allow for a market housing development where it is
modest increase in density with a greater variety of housing demonstrated that the proposed development
types while still being in scale with the existing context. would have a reduced automobile ownership
rate and that the development is secured
2.1.3.4 New development should be low density grade- through an agreement to ensure long-term
oriented residential development such as rowhouse use for low-income households.
buildings, duplex dwellings, semidetached b. Consider time restrictions and residential
dwellings, single-detached dwellings and cottage parking permit zones as tools to manage
housing clusters. on-street parking issues associated with
multiresidential development at 1917, 1921
Medium Density Low-Rise and 1925 – 19 Avenue NW. Dwellings in new
multi-residential development are not to
The Medium Density Low-Rise area is intended to allow for receive parking passes regardless of their on-
a low-rise built form (approximately 3-4 storeys) that can site parking provisions.
provide for a modest increase in density while not being out
of context with the existing character of the area. c. A development permit for a new multi-
residential development for the lands at 1917,
2.1.3.5 New development within this area should be 1921 and 1925 – 19 Avenue NW shall require
limited to medium-density low-rise residential decision by Calgary Planning Commission.
developments and includes townhouses, 2.1.3.8 For the sites located at 2022, 2026, 2103 and
apartments, and live/work units. 2107 – 24 Avenue NW, the following policies apply:
a. Development on these parcels should allow
2.1.3.6 Redevelopment of individual parcels should for mixed use development.
demonstrate sensitivity with the neighbourhood
context through building scale and design while b. Commercial uses should primarily front onto
encouraging innovation in design. 24 Avenue NW and may wrap around the
corner to the satisfaction of the Development
2.1.3.7 For the sites located at 1925, 1921 and a portion of Authority.
1917 – 19 Avenue NW the following policies shall c. Commercial uses should be of a local
apply: neighbourhood-scale to the satisfaction of the
a. In order to facilitate the delivery of affordable Development Authority and should be located
and non-market housing, the Approving on the floor closest to grade only.
 Bylaw 5P2020, 6P2020
2.0 Banff Trail - Land Use and Development 9
 OFFICE CONSOLIDATION

d. Development on the sites located at 2103 2.1.3.13 For the sites located at 2460, 2464 and 2468 – 23
and 2107 - 24 Avenue NW must achieve a Street NW, the following policies apply:
minimum density of 150 dwelling units per
hectare and must not include single detached, a. Development on these parcels should allow
semi-detached, or duplex dwellings. for mixed-use development.
 Bylaw 37P2021 b. Commercial uses should primarily front onto
24 Avenue NW and may wrap around the
Medium Density Mid-Rise Residential corner to the satisfaction of the Development
Authority.
The Medium Density Mid-Rise area is intended to c. Commercial uses should be of a local
accommodate higher density development (5-6 stories) neighbourhood-scale to the satisfaction of the
in key locations, such as along main streets, at significant Development Authority and should be located
intersections or on sites where there is an ability to provide a on the floor closest to grade only.
transition to lower density areas.  Bylaw 7P2020

2.1.3.9 New development within the Medium Density Mid- d. Development must achieve a minimum density
Rise Area should be limited to medium-density of 150 dwelling units per hectare and must not
multi-residential developments and includes include single detached, semi-detached, or
townhouses, apartments, and live/work units. duplex dwellings.
 Bylaw 36P2021
2.1.3.10 New low density residential development such as
single detached and semi-detached dwelling units deleted Bylaws 11P2016, 56P2019
are strongly discouraged.

2.1.3.11 A limited range of support commercial uses may be

allowed for sites adjacent to an LRT Station or the
intersection of Crowchild Trail NW and 24 Avenue
NW as well as the sites situated at 2504 – 22 Street
NW and 2240 – 24 Avenue NW.

2.1.3.12 Where residential uses are provided on the ground

floor, the design of the building should allow for
future conversion to retail/commercial uses.

10 2.0 Banff Trail - Land Use and Development

OFFICE CONSOLIDATION
Banff Trail

t Area Redevelopment Plan

Figure 3
!
(
Maximum
14

NW
Building Heights

RD
North Capitol Hill

LE
ST
!
( Regional Park

CA
20

24 ST NW
Confederation Park
"
2 !
( Legend

W
12
Golf Course

N
AV
EXSHAW RD NW
CR "

28
OW
!
(
14

!
CA
N 2 LRT Station

NW
C
HI L (
10
!
(
MO
RE

AV
14
DT CASCADE RD NW William RD

27
RN
!
(
14
!
(
11 NW LRT Line
University Aberhart
W

23A ST NW
of Calgary !
(11
School !
(
11
CO !
(
14
Plan Area Boundary
CH

W
R

N
27 AV NW AN

AV
ER

26
D 27 AV NW
!
( O
11 RL
M
EY
T
NW
×
C Community Centre
26 AV NW EX R
NW !
(
11

22 ST NW
23 ST NW
SH
AW
RD Park, Community Facility or School
!
(
20
25 AV NW
NW
25 AV NW

Maximum Building Heights

!
(
20 !
(
23
!
(
16
24 AV NW !
(12 !
(
12
10 m
!
(
20 !
(
23
!
(
16

21
Foothills

ST
!
(11

NW
Athletic Park 11 m
!
(
12

19 ST NW
20 ST NW
!
(

18 ST NW
16

!
(
11
Branton 12 m
22 School
ST
!
(
11 !
(
11
2 2A

!
(
14
NW
14 m
ST
23

!
(
20
NW
ST

"
NW

McMahon 2 !
(
!
(
14
20 AV NW !
( 16 m
(!( 10
CA

12 10
Stadium !
PIT

16
×
C
OL

20 m
HIL
LC

!
(
11 !
(
12
RN

!
(
W

Motel
11
VICTORIA CR NW
!
(11 23 m
Village !
(
12

!
(
12 As Per Land Use Bylaw
HALIFAX CR NW
!
(
12 !
12 !
( (
14
!
(
16
14 !
!
( (20
This map is conceptual only.
16 AV NW
No measurements of
distances or areas should
be taken from this map.

0 100 200 300 400 500 600

"
2 Metres
Approved: 7P86
2.0 Banff Trail - Land Use and Development Amended: 19P2020, 59P2020 11
 OFFICE CONSOLIDATION

2.1.4 Built Form and Site Design residents; such landscaping could include
private patios, planters or gardens.
2.1.4.1 New development should comply with the 2.1.4.6 New development should promote accessibility for
maximum building heights indicated on Figure 3 all individuals, including people with disabilities and
Maximum Building Heights. parents with strollers by ensuring:

2.1.4.2 Units on the floor closest to grade should have a. the primary access to buildings is directly
individual and direct pedestrian access from a from the street at grade; and
public sidewalk. b. new development is designed in accordance
with The City’s Access Design Guidelines.
2.1.4.3 Building facades should be articulated to
emphasize individual at grade units and unit
entrances and should include features such as 2.1.4.7 All buildings should be finished with high quality,
front doors, door bells, unit numbers as well as enduring materials.
weather protection such as awnings and canopies.
2.1.4.8 Developments should include adequate security
2.1.4.4 Front yards with low fences, hedges or other lighting for walkways, car parking areas and other
design features should be provided for each areas used by the public.
ground floor residential unit in order to clearly
define private amenity space from the public or 2.1.4.9 Vehicle access should be provided from the lane
semi-private environment. where possible to encourage pedestrian friendly
streets within the Plan area.
2.1.4.5 Buildings located on corner parcels are
encouraged to treat both streets as frontages. This 2.1.4.10 Where vehicular access is provided from the street,
includes making the following provisions: efforts should be made to minimize the presence
of driveway crossings as well as vehicle access
a. at-grade entries to residential units along both points (i.e. overhead doors).
street frontages;
Low Density Residential
b. a high degree of massing and articulation
along both street frontages; and 2.1.4.11 To demonstrate compatibility of new infill projects
c. landscape treatments along both street with surrounding housing, both in scale and
frontages to encourage use by building

12 2.0 Banff Trail - Land Use and Development

OFFICE CONSOLIDATION

character, the following guidelines should be 2.1.4.14 All new residential units should be provided with
considered: private outdoor amenity space, either exclusive to
a. Front yard setbacks similar to adjacent an individual unit or as a common amenity available
properties; to all units within a development. Common amenity
b. Preserve mature vegetation and encourage space may be provided at or above grade, within
landscaping treatments which enhance the courtyards, behind façades, or on rooftops,
streetscape; terraces or as ground-level patios that may be
completely or partially visible from the street or
c. Scale, massing (shape), height, compatible other buildings.
with surrounding properties;
d. Wall-face, roofline orientation, building 2.1.4.15 For buildings with a frontage of over 60 metres
material and building details (e.g. windows, in length along the street, the overall mass of the
entries, etc.) reflective of community building should be broken up with changes in
character; width, height, and finishing materials along the
e. Front building entry; façade. Building facades should not exceed 15
metres in length without a change in plane or
f. Parking and vehicular access from laneway. material.
Medium Density (Low-Rise and Mid-Rise)
2.1.4.16 New development is expected to be oriented
2.1.4.12 For taller buildings (greater than 4 storeys) a towards the street and to support a pedestrian-
shadow study may be required for the hours of friendly environment. Setbacks greater than 5
10:00 and 16:00 MDT on March 21 and September metres along the street frontage are strongly
21, to determine the shadow impacts on adjacent discouraged.
properties.
2.1.4.17 Corner parcels at prominent locations near the LRT
2.1.4.13 In order to be sympathetic in scale and level of stations are encouraged to redevelop as gateway-
articulation to existing and potential development type buildings which have a high level of design
within the community, new multi-residential and material quality.
development is encouraged, within the first two
storeys, to consider staggering the principal front 2.1.4.18 Where common building entries are provided, it is
façade of one unit with the principal front façade of recommended that these be located on corners
adjacent units. when possible.

2.0 Banff Trail - Land Use and Development 13

 OFFICE CONSOLIDATION

2.1.4.19 New development should locate the highest providing doorway entrances to the street and
building heights along the street frontage. allowing for pedestrian views directly into each
This is intended to create a buffer (separation) business.
between taller buildings and adjacent lower
density residential and minimize the impacts 2.1.4.24 The size of signage should be scaled and oriented
from shadowing and overlooking onto adjacent to the pedestrian. Retail frontages are encouraged
properties. to employ blade signage. Signs that are scaled to
automobile traffic are prohibited.
2.1.4.20 Where a site shares a property line with a low
density residential parcel, building massing and deleted Bylaw 11P2016
height should be reduced as proximity increases to deleted Bylaw 11P2016
the property line in order to minimize the impact of
new development on the existing homes. Building
heights should generally be no greater than 10-
12 metres within 5-10 metres of the adjacent low
density residential property line.
2.1.4.21 Where possible, building massing and orientation
should be designed to minimize impact to low
density development. Rear setbacks greater
than the required minimums are encouraged. In
addition, soft landscaping should be used adjacent
to the lanes and shared property lines. These
measures are intended to lessen the impact that
multi-residential development may otherwise have
on the existing low density development.
2.1.4.22 Where commercial uses are provided, buildings
should have an exterior access facing a street for
each commercial use located on the floor closest
to grade, which should have a direct connection to
a sidewalk.
2.1.4.23 For commercial ground floor development, street
front elevations should be highly permeable and
transparent along the majority of the façade by
14 2.0 Banff Trail - Land Use and Development
OFFICE CONSOLIDATION

t
Banff Trail
Area Redevelopment Plan
12
Figure 4
Reference Map
12
For Numbered Sites

NW
North Capitol Hill

RD
E
STL
Regional Park Confederation Park

CA
Golf Course
Á

24 ST NW

NW
Legend

AV
28
EXSHAW RD NW

CR O
5
CAN
MO
Á LRT Station

W
R
WCH
ER

N
AV
DN
ILD T William W

27
CASCADE RD NW
R
NW
Aberhart 9 LRT Line
University

23A ST NW
School
of Calgary ARP Boundary
12 COC

NW
HR
27 AV NW AN

AV
E
"
C

26
RD
NW 27 AV NW Community Centre
MO
12 RLE
Y
26 AV NW TR
EXS NW For recommended Land Use

22 ST NW
HA

23 ST NW
W
RD
NW 25 AV NW Policies,development guidelines and
25 AV NW required implementation actions, refer to
the following:
24 AV NW
Local Cmmercial: Sites5-6

21 S
Foothills

T NW
Athletic Park General Cmmercial: Sites7-8

19 ST NW
20 ST NW

18 ST NW
Branton Open Space, Cmmunity &
22 S School School Facilities: Sites 9-12
T NW
22A

10
S T NW
23 S

Á
T NW

McMahon 6
5 20 AV NW
5
Stadium
"
C
CA P
ITOL

11
H
ILL C
R
NW

Motel VICTORIA CR NW
Village This map is conceptual only.
HALIFAX CR NW
No measurements of
8 distances or areas should
12 7 7A be taken from this map.
16 AV NW

Approved: 7P86
Amended: 11P2016

Á 0 100 200 300 400 500

Meters

2.0 Banff Trail - Land Use and Development 15

 OFFICE CONSOLIDATION

2.2 Commercial Land Use Development guidelines relating to building

height, massing and landscaping are provided in
2.2.1 Objectives the land use policies to ensure a better transition
between the residential and commercial uses.
a) To establish the role and extent of
commercial districts within the community 2.2.3 Policy
of Banff Trail.
The areas subject to the local and general
b) To maintain and strengthen the existing commercial land use policies are identified in
commercial areas. Figure 2. Bylaw 11P2016

c) To ensure new development on existing 2.2.3.1 A local commercial land use policy, intended to
commercial sites relates to the function and accommodate and revitalize the local shopping
character of the community. areas within the community, shall be applied to
the existing C-1 sites (Sites 5 Figure 4).
 Bylaw 11P2016
2.2.2 Context
2.2.3.2 The existing DC site with C-1 guidelines (Site 6,
Small low density commercial pockets have been Figure 4) shall be retained to accommodate a
established along 20 Avenue and Morley Trail small scale office commercial development.
NW which mainly serve the day-to-day needs of  Bylaw 11P2016
the immediate neighbourhood. The typical C-1
developments in the community usually consist 2.2.3.3 The general commercial activities under the
of one to two-storey flat roof buildings containing current land use designations of C-3 and DC
uses such as grocery stores, retail and specialty Districts abutting 16 Avenue NW, shall be
shops, hardwares, restaurants, take-out food retained. However, the maximum height for the
outlets and automobile service facilities, none of C-3 district should be modified from 46 metres
which attract large volumes of traffic. In general, to 23 and 27 metres (Figure 4) to avoid potential
most of the existing local shopping areas shadowing and to ensure a better transition
would require a certain amount of physical and in building form to the adjacent low density
landscaping upgrading to improve the aesthetic residential areas.
appearance of the area. Bylaws 11P2016, 16P86

The “C-3” regional and highway oriented uses

including a restaurant, are confined to the area
16 adjacent to 16 Avenue NW. 16P2003 2.0 Banff Trail - Land Use and Development
OFFICE CONSOLIDATION

2.2.3.4 New infill development on existing undeveloped

commercial sites should have due regard for the
character and amenities of adjacent residential
uses.

2.2.3.5 Sites within the local commercial areas may be

considered for greater height and density provided
the development includes residential uses above
the commercial uses and any increases in height
and density are sensitive to and fit with the local
context. Bylaw 11P2016

2.0 Banff Trail - Land Use and Development 17

 OFFICE CONSOLIDATION

2.2.4 Implementation

To reflect the intent of the commercial land use

policies, the following immediate and long term
actions are required:

i) The City reaffirms the role and the extent of

the existing commercial areas. Commercial
expansion shall be discouraged to protect
the stability and quality of the community.

ii) Local businesses and property owners are

urged to improve their premises through
building renovation, facade improvement
and/or provision of on-site landscaping.

iii) Utility upgrading and other public

improvements may be required as
redevelopment occurs and the costs
associated with such shall be the
responsibility of the developer.

iv) Future development shall address the

site specific development requirements
and guidelines. The Approving Authority,
in reviewing the merits of discretionary
development applications, may also base its
decisions on the applicable transportation
requirements set out in Section 4.3 (Page
36) and the development guidelines set out
in the following Table.

18 2.0 Banff Trail - Land Use and Development

OFFICE CONSOLIDATION
* EXISTING L.U. RECOMMENDED RECOMMENDED DEVELOPMENT
ACTION REQUIRED
SITE DESIGNATION LAND USE POLICY DENSITY GUIDELINES

deleted  Bylaw 11P2016

deleted  Bylaw 11P2016

deleted  Bylaw 11P2016

deleted  Bylaw 11P2016

 Bylaw 1P2013
5. C-1 • C-1 • N/A • C-1 - land use guidelines. • The Community Association
• Low density, local • To reflect the intent of the land in cooperation with the City
commercial uses. use policies, the following site will send a letter to property
planning and development owners/businesses to urge
considerations should them to improve the physical
be incorporated into new appearance of the shopping
development where possible: areas.
a) A building form and • Existing land use designation
orientation which respects the to be retained.
privacy and scale of adjacent
low density residential uses;
b) Continuous frontage with
ground level local oriented
commercial uses to
encourage pedestrian activity;
c) Design features including
roof and wall face details,
canopies, landscaping, street
furniture, etc.;
d) Effective landscaping and
fencing for all parking and
storage areas;
e) Access to vehicular and
loading areas oriented away
from residential laneways;
f) Provision of adequate parking
facilities to ensure no overspill
parking in adjacent residential
areas.
5a. Amended 9P99
Deleted 9P2004

* See Figure 4 for site locations. Bylaw 11P2016

2.0 Banff Trail - Land Use and Development 19

 OFFICE CONSOLIDATION
* EXISTING L.U. RECOMMENDED RECOMMENDED DEVELOPMENT
ACTION REQUIRED
SITE DESIGNATION LAND USE POLICY DENSITY GUIDELINES
6. C-1 • C-1 • N/A • As per site 5 above. • N/A
• Local commercial 9P90
uses.

7. C-3 • C-3(23) • A maximum of • C-3 - land use guidelines. • Site to be

• General 3 times the site • To reflect the intent of the land use policies, redesignated from
commercial. area. the following site planning and development C-3 to C-3(23).
considerations should be incorporated into new
developments:

a) A building form and orientation which respects

the privacy and scale of development of abutting
residential uses;
b) Effective landscaping and fencing for all parking
and outdoor storage areas;
c) Vehicular access or egress to be oriented away
from local residential streets;
e) Provision of adequate parking facilities to ensure
no overspill parking in adjacent residential areas.

7a. C-3(27) • DC • A maximum • C-3 guidelines with a maximum height of 16 metres. • Site to be
• General commercial. gross floor area redesignated from
of 8700 square C-3(27) to DC.
metres. 16P86, 16P2003

8. DC • DC • A maximum • C-3 guidelines with a maximum height of 16 metres. • Site to be

• General commercial. gross floor area redesignated from
of 8700 square DC to DC. 16P2003
metres.

8a. Amended 23P2006

Deleted 42P2009

* See Figure 4 for site locations. Bylaw 11P2016

20 2.0 Banff Trail - Land Use and Development

 5

Approved:
17P20117P86

Amended: 11P2016

19
21
 OFFICE CONSOLIDATION

2.3 Open Space, Community & Parks/Recreation Department as a prototype ‘A’

inner city community – a low density community
School Facilities with an adult to child ratio of 80 to 20. The City
standard for this type of community is 0.9 to
2.3.1 Objectives 1.3 hectares (2.2 – 3.2 acres) of functional open
space per 1,000 population. Therefore, the
a) To ensure that an appropriate level of open current open space, even without the Branton
space, commensurate with the needs of the School site, will be adequate to accommodate
community, is maintained. both the existing and projected population in
Banff Trail. Bylaw 11P2016
b) To improve the quality of existing open
space areas and to encourage better
It is important to note that a significant amount of
utilization of available resources within the
the open space is integrated with the local school
community.
system. The schools which serve the residents in
the community include William Aberhart Senior
c) To improve the residents’ recreational
High and Branton Junior High schools. Similar to
opportunities through better programming
other inner city communities, Banff Trail schools
and facility upgrading, wherever feasible.
are experiencing declining school enrollments.
There are, however, no planned closures at this
d) To minimize potential negative impacts
time or in the near future in the area. Should
on the community if a school is declared
William Aberhart School be declared surplus in
surplus in the future by the Calgary Public
the future by the School Board, the school site
School Board for educational purposes.
will remain as open space. The site is designated
“PE” and is deemed to be “reserve land” under
2.3.2 Context
the Subdivision Regulation, 1953.
Banff Trail is well served by local parks, open
In addition to the local facilities, the area
space and school facilities (Figures 5 and 6). It
has good access to several major regional
has a total of 14.9 hectares (36.8 acres) of active
recreational, cultural and educational facilities
and passive open spaces representing a ratio
in the City, such as McMahon Stadium,
of 4.4 hectares (10.9 acres) of gross open space
Foothills Athletic Park, North Capitol Hill Park,
per 1,000 population. When the non-recreational
Confederation Park Golf Course, University
spaces (e.g. school parking lots) are excluded,
of Calgary, S.A.I.T., Alberta College of Art and
the community would have a recreational open
Jubilee Auditorium.
space ratio of 2.9 hectares (7.2 acres) per 1,000
population. The community is classified by the
22 2.0 Banff Trail - Land Use and Development
 6

Approved:
17P2011 7P86
Amended: 11P2016

23
23
 OFFICE CONSOLIDATION

Residents have expressed the following areas of No. 10, several day care centres and churches
concern with respect to the open space facilities: of various denominations. Most of the facilities
appear to be adequate in serving the local needs.
a) Some of the local open space is considered It is noted that Fire Station #10 (1711 – 20 Street
deficient in terms of park equipment, NW) may be relocated for consolidation with
landscaping and maintenance. other stations in the future.

b) Park facilities and recreational programs/ 2.3.3 Policy

activities do not appear to serve the
residents as well as they could in view of The intent of the policy recommendations is to
the changing demographic characteristics maintain and enhance the existing open space
of the community. It is noted that the and recreational facilities in the community, as
community is showing an increasing well to preserve ownership of all city-owned
proportion of adults and senior citizens. lands suitable for parks and recreational
purposes. If Banff trail is to continue to function
c) The Banff Trail Community Association as an attractive neighbourhood (especially
Hall, focal point for community oriented for families), existing open space and public
activities, generally lacks adequate facilities amenities must be protected.
and space to serve the local needs.
2.3.3.1 No action is required with respect to improving the
d) Existing schools are considered important supply (amount) of open space within the community.
to the overall open space distribution in the
community. Future school closures within 2.3.3.2 Existing open space under the City’s ownership
the community may, therefore, negatively shall be retained and improved, where possible.
affect the quality of the neighbourhood
open space particularly in attracting families 2.3.3.3 Use of existing open space and community
with children to the area. facilities should be maximized to meet the
recreational, cultural and educational needs of
e) Convenient bicycle connections to the LRT the residents.
stations and the University grounds are
considered inadequate within the community. 2.3.3.4 The environmental landscaped buffer, located
south of 23 Avenue between the LRT alignment and
Other facilities within Banff Trail include the Banff Capitol Hill Crescent NW, should be protected and
trail Community Association Hall, Fire Station
maintained by the Parks/Recreation Department.

24 2.0 Banff Trail - Land Use and Development

OFFICE CONSOLIDATION

2.3.3.5 The Banff Trail Community Association and the 2.3.3.8 Re-use of the William Aberhart school site/facility
Parks/Recreation Department, in conjunction for open space and community related activities
with the Social Services and the Planning & be undertaken, if the site/facility is declared
Building Departments, will undertake a “Needs surplus in the future by the Public School Board
and Preference Study” in the community after for educational purposes.
approval of the ARP to identify the residents’
social and recreational needs, as well to 2.3.3.9 The Parks/Recreation Department with input
determine the present status of existing facilities from other civic departments and the community
and services available to the community. should review and improve the bicycle/pedestrian
system within the community. Priority should
2.3.3.6 In light of the City’s limited financial resources, be given to the provision of a bikeway/pathway
the Parks & Recreation Department should along Capitol Hill Crescent, linking the Briar Hill
encourage joint provisions of recreational community to the LRT stations and the University
facilities and programs between the public, grounds, to facilitate and funnel non-vehicular
private and volunteer agencies. Community access to and from the desired destination points
support/self help programs in undertaking in the area.
improvements and maintaining facilities within
the community should actively be promoted. 2.3.3.10 Should Fire Station #10 (1711 – 20 Street NW)
be relocated, alternative community uses,
Programs, such as the City’s “Adopt a Park” including provision of senior citizen housing
scheme, would assist in turning the under- and consolidating the site with the adjacent
utilized open spaces into valuable assets to the open space along 16 Avenue NW should be
community. As well, such activities could foster investigated.
the community spirit and provide considerable
opportunity for social interaction among 2.3.4 Implementation
residents.
To implement the policies related to the open
2.3.3.7 Implications on local open space distribution as space, community and school facilities, a
well as potential social and economic impacts summary of required immediate and long term
on the community, due to loss of school sites, actions for the individual sites is provided in the
should be reviewed if school closures are following Table.
proposed in the community.

2.0 Banff Trail - Land Use and Development 25

 OFFICE CONSOLIDATION

* EXISTING L.U. RECOMMENDED

COMMENTS/ACTION REQUIRED
SITE DESIGNATION LAND USE POLICY

9. William Aberhart PE • PE • The site is deemed to be "Reserve" under the Subdivision

Senior High School • For open space, recreation or Regulation, 1953.
school uses.
• The "Retrofit Program" as established by the Joint Use
Agreement will be conducted in conjunction with the
overall program undertaken for all the joint use sites in
the City. This program will involve designating the school
envelopes as School Reserve (SR) and the remaining area
used for open space and playfields, as Municipal Reserve
(MSR).

• Should William Aberhart school be declared surplus in the

future to the needs of the Calgary Public School Board of
Education, the Board shall initiate a transfer of legal title
of the Reserve Land to the City and a redesignation of
the Reserve Land to Municipal Reserve (MR), pursuant to
Section 4.6 of the Joint Use Agreement.

10. Branton Junior R-2 • R-2 • The site is owned by the Calgary Public School Board
High School • For parks, schools and/or low and has no "Community Reserve" status. No closure is
density residential infill. anticipated in the near future.

• The Site is not required by the Parks/Recreation

Department to meet the City's open space standards.

• Should the site be declared surplus to the School Board's

needs in the future, the City should consult the School
Board to examine opportunities for redesigning the entire
open space, comprising the school site and the adjacent
community hall lands.

* See Figure 4 for site locations. Bylaw 11P2016

26 2.0 Banff Trail - Land Use and Development
OFFICE CONSOLIDATION

* EXISTING L.U. RECOMMENDED

COMMENTS/ACTION REQUIRED
SITE DESIGNATION LAND USE POLICY

11. Community PE • PE • "Community Reserve" and PE designation to be retained.

Association Hall • For open space and
Site recreation uses. • The Parks/Recreation Department to assist the
community in reviewing the space adequacy and physical
conditions of the community association building as well
as the usage and improvements on the balance of the site.

• The Parks/Recreation Department to assist the

community to implement any required action including
rehabilitation, addition of new facilities or rebuilding of the
existing hall, through appropriate community sponsored
programs and/or government assisted programs
(e.g. Community Recreation/Cultural grant programs).

• The "Needs and Preference Study" will assist the City in

identifying the special recreational needs and the required
park improvements in the area.

12. All other R-2, PE • For open space and • Current "Community Reserve" and "PE" status to be
open space sites recreation only. retained for sites having "PE" and "Reserve" designations.
(Figures 6 and 8)
• For those sites having R-2 designations, redesignation
from "R-2" to "PE" is required.

• The "Needs and Preference Study" will assist the City in

identifying the special recreational needs and the required
park improvements in the area.

* See Figure 4 for site locations. Bylaw 11P2016

2.0 Banff Trail - Land Use and Development 27
 OFFICE CONSOLIDATION

3.0 CIRCULATION SYSTEMS 3.2 Context

3.1 Objectives The Banff Trail area is served by a hierarchy

of roads and transit facilities. Being within 5
a) To define the function and hierarchy of kilometres (3 miles) of Downtown, the area
roads in the Banff Trail area. has good vehicular access to Downtown via
Crowchild Trail, 16 Avenue, Centre Street and
b) To provide for an efficient and safe Memorial Drive NW. In addition, the Northwest
circulation system. Light Rail Transit further improves the area‘s
c) To improve the pedestrian/vehicular accessibility.
movement within the community and to the Key transportation issues affecting the area
adjacent major public facilities. include:
d) To discourage the use of local residential
The traffic and overspill parking problems
•
and collector roadways by non-local
resulting from the adjacent facilities (i.e. the
(shortcutting) auto and truck traffic.
Stadium and the University) have caused
e) To ensure that the local residential and much inconvenience and annoyance to the
collector streets are not negatively local residents. A revised Residential Parking
impacted by spillover parking associated Zone to restrict non-resident, on-street
with the LRT station, Motel Village and parking has been implemented in Banff Trail.
McMahon Stadium/Foothills Athletic Park. However, due to irregular bylaw enforcement,
the effectiveness of such a measure is greatly
f) To identify and recommend ameliorative and
reduced. As well, some residents find it
preventive traffic measures to overcome
inconvenient if they cannot obtain parking
problems generated by adjacent public and
permits for their visitors.
private facilities.
• Residents have expressed concern with regard
g) To protect the community from potential to potential traffic congestion and excessive
adverse impacts related to upgrading of on-street parking due to the community’s
major transportation facilities in the area. proximity to two LRT stations along the
alignment. In addition, the residents are also
h) To ensure that new developments in
apprehensive about other potential negative
Motel Village will reflect the transportation
LRT impacts such as possible vibration, noise,
constraints.
visual intrusion and loss of privacy.

28 3.0 Circulation Systems

 7

Approved:
17P2011
7P86 17P
Amended: 11P2016

29
 OFFICE CONSOLIDATION

• The limited transportation capacity of the 3.3 Policy

abutting road network presents certain
constraints to future redevelopment in Motel The intent of the recommended policies is
Village. Potential over-development in this to accommodate city-wide needs in terms
area would cause overloading and congestion of access to employment areas and general
problems on the surrounding road system. crosstown mobility and, at the same time, to
protect the quiet residential quality of Banff Trail.
• The uncertainty of the City’s future proposal
regarding widening and upgrading of 16 Avenue 3.3.1 Road Classification and Vehicular
NW is of particular concern to the residents and
property owners abutting the roadway. Circulation System

The Northwest LRT line, currently under The roadway system within and adjacent to
construction, is scheduled for completion by the the area shall retain the road designations as
end of 1987. indicated in the City of Calgary Transportation
System Bylaw, Bylaw 3M82, amended by Bylaw
In the spring of 1985, City Council authorized the 64M84 (Figure 7). In addition, the collector and
establishment of Community Liaison Groups from local road classifications which are not covered
the impacted communities to ensure that the by Bylaw 64M84 would also remain as shown in
adjacent residents can provide the City with on- Figure 7. Bylaw 11P2016
going design input related to integration of the
line with the adjacent community. The streets within the study area are designated
as follows:
A special budget was also approved by City
Council to fund the Liaison Groups’ activities Freeways/Expressways:
and recommendations on matters relating • Crowchild Trail
to minimizing adverse LRT impacts. This Bylaw 17P2011
process will continue until six months after the
commencement of revenue service of the NW Major Streets:
LRT project. • 16 Avenue NW
• 24 Avenue NW west of Crowchild Trail NW
• University Drive NW
Bylaw 17P2011

30 3.0 Circulation Systems

OFFICE CONSOLIDATION

Collector Streets: LRT Alignment

• 19 Street NW From a tunnel under the intersection of 16

• 20 Avenue east of 22 Street NW Avenue and 19 Street NW, the LRT line emerges
• 24 Avenue east of Crowchild Trail NW to 14 on the north side of 16 Avenue and follows the
Street NW old Banff Trail (1A Highway) right-of-way between
• Banff Trail and 23 Avenue between 16 Avenue Motel Village and Capitol Hill Crescent. The line
and Crowchild Trail NW in Motel Village. then continues north, entering a tunnel south
of 24 Avenue and emerging in the median of
Local Residential Streets: Crowchild Trail. The line ends just south of 32
Avenue North at this stage. The line will ultimately
• all other community streets be extended along Crowchild Trail in future
stages.
Freeways/expressways and major roads expedite
the movement of high volumes of traffic between LRT Stations
various areas of the City. Collector streets
distribute traffic between major and local roads The Banff Trail Station, located south of 23
and also function as bus routes. Local residential Avenue in Motel Village, consists of two side-
streets provide access to abutting properties and loading platforms with pedestrian/cyclist access
may also be considered for closure in order to from Motel Village and Banff Trail via a paved
create usable open space or control particular pathway.
traffic problems in the community.
The University Station, located in the widened
3.3.2 LRT Alignment and Stations median of Crowchild Trail, consists of a centre-
loading platform with access from the University
The City of Calgary Transportation Bylaw and Capitol Hill Crescent via a pedestrian
also incorporates the Banff Trail (Highway 1A) overpass.
alignment for the Northwest LRT system in the
Banff Trail community area. The park’n’ride facility, consisting of
approximately 400 parking stalls, is located in the
McMahon Stadium area, west of Crowchild Trail.
Pedestrian access to the park’n’ride and other
transit related facilities will be via an elevated
pedestrian walkway over Crowchild Trail.

3.0 Circulation Systems 31

 OFFICE CONSOLIDATION

3.3.3 Vehicular Traffic and LRT Related Traffic • Examining traffic movements at major
Issues intersections in order to reduce potential traffic
hazards. In particular, traffic movement at the
In order to minimize potential intrusive traffic intersections of 24 Street and 24 Avenue NW
and control problems created by long-term should be investigated and addressed. Early
overspill parking in the residential streets closure of 24 Street at 24 Avenue NW prior
adjacent to the LRT stations, the Transportation to the construction of the interchange at 24
Department will work closely with the Banff Avenue and Crowchild Trail should be reviewed.
Trail Community Association on local traffic
Community Association on local traffic problems • Improving the effectiveness of Traffic Bylaw
and examine the feasibility of: enforcement.

• Implementing appropriate preventative • Providing local residents with visitor parking

measures to reduce shortcutting and through- permits in Residential Parking Zone, where
traffic, using measures such as selective road appropriate.
closures, installation of traffic control devices
(divertors, traffic signs or signals) and other
techniques.

• Implementing appropriate programs to

discourage non-local traffic using local roads
for parking (park’n’ride) or access (kiss’n’ride)
to the LRT stations when the line becomes
operational (e.g. installation of restricted
parking signs in appropriate locations).
Solutions should be investigated prior to LRT
start-up, where appropriate.

32 3.0 Circulation Systems

OFFICE CONSOLIDATION

3.3.4 Bus Service 3.3.5 Pedestrian Circulation

The area is adequately served by a system of bus The pedestrian circulation system is important
routes. Calgary Transit will revise the majority of to the optimal functioning of the LRT stations
the bus routes in the northwest section of the and in linking up the stations with the
City with the implementation of the Northwest developments in Motel Village, the University,
LRT system. Prior to finalization of the bus route the recreational facilities in the Stadium area and
network, meetings will be conducted with the the communities of Banff Trail and Briar Hill. The
affected communities to gain public input. major pedestrian circulation linkages, identified
below, are retained:
Current plans indicate that the bus services will
focus on the University and Banff Trail Stations. • Connection from McMahon Park’n’Ride site to
Taking into consideration the volume of buses the Banff Trail Station across Crowchild Trail
expected to be serving the Banff Trail Station, NW. A pedestrian overpass over the Crowchild
a traffic signal is planned to be installed at the Trail will be provided in conjunction with the
intersection of Crowchild Trail and 23 Avenue NW LRT construction.
to allow southbound feeder buses to safely turn
around and access northbound Crowchild Trail • Connection from the University to Capitol
via Highway 1A. A bus bay will be constructed Hill Crescent NW across Crowchild Trail.
on the south side of 23 Avenue to serve the The existing pedestrian overpass will be
Banff Trail Station. It is noted that extension of reconstructed and relocated to approximately
the approved Northwest LRT line to Brentwood the intersection of Castle Road and Capitol
(Crowchild Trail and 31 Street NW) will eliminate Hill Crescent NW in conjunction with the LRT
the feeder bus service at the Banff Trail Station. construction.

• Connection from the community of Banff Trail

(Capitol Hill Crescent) to the Banff Trail Station.
A localized at-grade pedestrian crossing
will be provided in conjunction with the LRT
construction.

• Connection from Briar Hill to the Banff Trail

Station. The existing pedestrian overpass
across 16 Avenue N will be retained.

3.0 Circulation Systems 33

 OFFICE CONSOLIDATION

• A sidewalk will be constructed adjacent to the 3.3.6 Planning Process for Major Roadway
LRT tracks in Motel Village. Improvements
Provision of the above major pedestrian The following processes should be undertaken
connections across Crowchild Trail and access to for all future major roadworks in the Banff Trail
the stations will be provided by the City on public area:
right-of-ways.
• Consultation with the affected communities and
Provision of other pedestrian connections would property owners prior to the formulation of any
occur through the process of public and private recommended alternatives.
sector negotiations at the time of application
and approval of a land use amendment or • A study to verify the need for improvement, i.e.
development permit. Functional Study.
A paved pathway/bikeway will be considered • An environmental impact study and a
along Capitol Hill Crescent from 16 Avenue to commitment to reduce traffic noise and
32 Avenue NW with direct connections to all intrusion in adjacent communities.
overpasses and intersections.
• Presentation of a functional study to City
A number of streets in Banff Trail provide Council at the earliest possible date in order to
important pedestrian connections to destinations minimize potential instability and uncertainty in
such as the University of Calgary, 16th Avenue affected communities.
corridor, LRT Stations and local shop and
services. To accommodate higher pedestrian
volumes and provide a more comfortable
pedestrian experience along these streets, where
public realm improvements are undertaken they
should include elements such as pedestrian
scaled lighting, wider sidewalks, large canopy
street trees, and introduction of a separated
sidewalk and boulevard where feasible.
 Bylaw 11P2016

34 3.0 Circulation Systems

OFFICE CONSOLIDATION

4.0 FINANCING IMPROVEMENTS ii) The costs of sidewalk and lane

improvements are generally borne by
The Plan has recommended improvements/ the adjacent owners through Local
programs for purposes of improving the physical Improvement Bylaw changes.
environment, quality of life and accessibility for
the community. The cost of these recommended iii) Feasibility of using other government
improvements may be borne in the following sponsored programs for capital
ways: improvements or maintenance should be
explored. these programs are targeted to
i) The City’s annual budgetary process encourage community groups or individuals
is the key means by which priorities to build, maintain and operate community
are determined for the various capital facilities that might previously have been
improvements which will be constructed a municipal responsibility. Such programs
during the fiscal year. may include the Provincial Government’s
Community Recreation/Cultural grant and
The expenditures for programs such as the City’s Adopt-a-Park program.
conducting traffic management studies,
assisting communities in needs and iv) The Federal Government’s Residential
preference studies etc. will be incorporated Rehabilitation Assistance Program (RRAP)
in the annual Operating Budget of the offers a combination of grant-loan for
responsible civic departments, while home owners to upgrade their properties
programs related to the construction of in designated RRAP areas in the City. This
pedestrian facilities, road and access program has been very effective in restoring
improvements and park development and extending the life of many homes in
are generally included in the annual the inner city neighbourhoods as well as
Capital Budget of the responsible civic contributing to the stability and health of
departments. As the exact timing and the designated communities. The Banff Trail
nature of the recommended improvements community, characterized by homes built
have not been identified at this time, it is in the 1950’s and having a high percentage
recommended that the responsible civic of senior citizens on limited incomes, could
departments coordinate and incorporate the benefit substantially from this program.
identified municipal improvements into the It is recommended that Banff Trail be
annual budget review as warranted. recommended for the RRAP designation
when funding becomes available.

4.0 Financing Improvements 35

 OFFICE CONSOLIDATION

5.0 IMPLEMENTATION Items requiring special analysis in the study

area should include: community stability;
5.1 Plan Monitoring and Review redevelopment pressure; land use changes and
development trends; shortcutting traffic and
The establishment of a monitoring and review spillover parking; and various environmental
process in the overall ARP planning and effects associated with the LRT such as noise,
implementation processes is desirable (Figure vibration and visual intrusion.
13, Page 46). The rationale for this process
is to record and appraise the effectiveness, 5.3 Public Involvement
viability and relevance of the recommended
policies and proposals. This process will allow Throughout the preparation of the Area
the plan to remain relatively up-to-date and will Redevelopment Plan, numerous discussions,
ensure problems to be dealt with before they meetings and open houses have been conducted
assume unmanageable proportions. It is important, with the local residents, property owners
therefore, than an evaluation be undertaken within and the business community in the area. The
five years of the adoption of the ARP Bylaw. Planning & Building Department, in cooperation
with the Banff Trail Community Association
5.2 Impact Monitoring and Action and Motel Village Association, established
Programs a Community Planning Advisory Committee
(CPAC). This Committee was made up of a
The establishment of a light rail transit system has cross-section of people representing various
great potential in restructuring the urban fabric and community and business interest groups and
activities of communities through which it passes. served in an advisory capacity throughout
An ongoing study to document and evaluate the the plan formulation period. This process has
potential socio-economic and environmental proven beneficial in promoting understanding,
changes resulting from the introduction of the exchange of information and ideas. It is
NW LRT will be conducted in the Banff Trail area recommended that on-going contact with the
in conjunction with the “Northwest LRT Impact Banff Trail Community Association and the Motel
Monitoring Study”. This study was authorized by Village Association be continued in the tasks of
City Council in November 1985. The findings will implementing, monitoring and reviewing this Area
be used by decision-makers and communities to Redevelopment Plan Bylaw (Figure 13, Page 46).
measure progress against objectives, establish Community input and support, displayed during
future policy directions and undertake the the implementation phase of the Plan, will be
necessary course of actions to ameliorate any an important vehicle towards the resolution of
negative impacts to the community resulting from issues identified during the planning process.
the construction and operation of the LRT line.

36 5.0 Implementation
 OFFICE CONSOLIDATION

FIGURE 10
PLANNING AND IMPLEMENTATION PROCESSES

Notification Open House Open House

PUBLIC Formulation On-going Contacts and Regular Meetings with C.P.A.C. Implementation
PARTICIPATION of
C.P.A.C • Land Use
Formulation Circulation Amendments
• Study Generation Evaluation of and Statutory • Action
Organization Resolution of
of of Land Use Policies C.P.C. Public • Programs
AREA • Data Land Use Land Use
Concerns/
Hearing • Monitoring
and Outstanding
Collection
REDEVELOPMENT Alternatives Alternatives Recommendations Issues of Council • Review
PLAN STUDY • Issue
PROCESS Identification
• Analysis Impact Assessment

Impact Assessment
• Data Analysis
• Land Use/ Selection of Alignment
Non-Statutory
ALTERNATIVE • Define Alternatives Community and
Public Hearing
ALIGNMENT • Evaluation • Environmental Formulation
of
EVALUATION • Criteria • Transportation of
Council
STUDY Formulation
• Financial Recommendations

PUBLIC Meeting Meeting Public Open House

PARTICIPATION with with and
C.P.A.C. C.P.A.C. General Meeting

5.0 Implementation 37