Coping with change: Ward 12 poll reveals dissatisfaction with Calgary's citywide rezoning plan

Calgary City Councilor Evan Spencer says after an initial look at the results of a recent rezoning survey, it's becoming increasingly clear that this isn't a vote about housing or affordability.

He says it's a vote on whether Calgary can change the city.

Spencer released the results of a House poll on questions Friday afternoon, with 272 responses collected since the poll went live on March 27.

The results show that 71 percent are opposed to changing the overall urban area, while 25 percent are in favor. There was a possible four percent contingent.

(It is important to note that this sample was not a randomized scientific survey and was sent through the chamber's monthly newsletter and published on social media).

A public hearing on the matter will be held in Calgary on April 22. At last check, more than 150 people have signed up to speak. The entire week was free to allow for the public hearing.

“There is a broad group of citizens in this city who don't want us to go in this direction, and probably growing,” Spencer told LiveWire Calgary.

He was not at all surprised by the results.

“It's never going to be popular because of all the things that affect it and because it's an issue that we're trying to address across the country,” Spencer said.

“As for the story, this is not a new fight. This is a fight that has been going on for a very long time; it happens every month in public hearings, microcosms and small incremental steps. This happens every time the city brings a policy document aimed at gradually moving things forward.

Spencer decided to go for the survey after initially holding a chat and getting people from all over the city to talk. He wanted to hear from the residents of Ward 12, so it was easy to contact them directly through the newsletter. He also felt the potential for “mainly bullying” seen at other city open days was counterproductive.

Results related to existing concerns

After sitting with the results for a while, Spencer said he summed up the objections from residents, as well as the positives from those who supported changing Calgary's city-wide zoning.

The urban rezoning plan creates key areas in Calgary's residential areas – grade-oriented infill district (R-CG) in established communities and residential – low-density mixed-use housing (RG) in new greenfields.

This allows for detached, semi-detached, sub-suites and townhouses on any residential plot. It's one of dozens of proposals included in the city's housing strategy approved last September.

Spencer noted that the opposition in many communities in his ward has been bubbling over issues for some time.

“For example, a lot of the objections coming out of Redwood have to do with the fact that we already have a lot of traffic and a deep frustration with how long it takes to get in and out of this community. Spencer said.

“I'd say 50 percent, if not feedback, are involved in it in one way, shape or form.”

Spencer said after carefully compiling residents' concerns, it gives her a good “line of sight” to the concerns and will help clear up some of the blind spots at the April 22 public hearing.

“My job now is to make sure that even if I'm relying on this conversation, I can fully express those fears in a public hearing and make sure that those fears are aired and voiced and really voiced.” Think carefully about how the city will respond to them,” he said.

Be persuasive

At the beginning of April, more than 40 public associations signed a joint letter opposing the change of the city's territory.

Alberta Premier Danielle Smith even weighed in on the topic, saying that while she chose to live in a mixed-use/mixed-density zone, not everyone is the same.

“I chose the type of houses because the zoning is different. Other people choose a different type of district for that very reason,” Premier Smith said.

“They want the kind of homes that they know will be safe for their children, so there can't be a lot of commercial or other uses. So those communities will have similar types of families that have similar interests and can maintain public amenities the way they want to, and we need to allow all of those things to come together.”

The Prime Minister said that he believes that municipalities can properly balance the needs of citizens.

District 14 last week. Peter Demong held standing-room-only town halls in his ward, where most attendees expressed satisfaction with the plan to transform the city-wide space. Many of the concerns raised in those town halls were captured in the findings from Spencer's survey.

When Demong was asked if he was still persuasive despite the overwhelming opposition shown in these town halls, he had this to say.

“I understand my position. I also know that I have voted against it twice and will continue to do so because that is my job,” he said.

“I'm going to sit there, listen to people and come to the best conclusion I can with the facts in front of me.”

Balancing public opinion with politics

Since the results were released, Con. Spencer received many comments. Much of it has been praised for its openness. However, this is an example of how all residents feel about him, and he remains open to people who say he should vote for the will of the people.

According to him, there are two types of politicians – those who vote based on policy and those who make decisions based on community polls and general sentiment.

“I'm trying to be the elected official that balances the two,” he said.

“When it comes to this decision, I have to be able to explain it to people in my neighborhood and to my son in 20 years. I have to balance these two things.

“So this is just part of the job; it's about balancing public expectations and public opinion and pressure with the policies and arguments that sometimes lead us to make difficult decisions and unpalatable decisions.”

Ultimately, it comes back to the question of change, Spencer said. It also gives homeowners new hope that if they buy into a predominantly single-family home community, instead of believing it will last forever.

“This is a false promise that is being sold now. We have to deal with it,” Spencer said.

Right now, with a change of land use, in the vast majority of residential areas in Calgary, any homeowner can apply for an R-CG and build a high-density home. It comes with a public hearing that will be eliminated by the citywide rezoning.

“There's an element of our city that just fights change tooth and nail. It’s a new line in the sand right now,” Spencer said.

“We have to give it a fair shot in terms of what it can potentially do for the city in terms of creating real long-term housing. It's a new hope for people to see what soft density looks like in the city.”