With the approval of Home is Here: The City of Calgary’s Housing Strategy, Council
directed us to take actions to address the housing crisis. One of these actions
is the proposed citywide rezoning to a base residential district, or zone. This
change will help increase the supply of housing to meet demand. This will also
significantly reduce the costs and timelines for permit approvals, and allow
for greater housing variety and options to suit your needs.
To learn more about what this means to you, and to use our interactive address map, visit calgary.ca/rezoningforhousing.
No zoning will change without Council approval.
A public hearing date has been set for April 22, 2024, when Administration will present a recommended approach to citywide rezoning to Council. The public may attend the public hearing in person or submit written input. Learn more about participating in public hearings at calgary.ca/publichearing.
HOW WILL THIS IMPACT ME?
Depending on where you’re located in the city, rezoning may affect you differently. You can search for your address using our interactive map here.
|Rezoning is not...
|Making it easier to build different types of homes in our communities.
|Preventing owners from replacing existing homes with new, single-detached homes, nor is it removing existing single-detached homes.
|Making it more affordable for Calgarians to find the housing they need in the community they want to live in.
|Going to eliminate single-family homes or only support rowhouse development.
|Going to allow community builders to respond to housing demand more organically, without the need to rezone.
|Removing the development permit process. Landowners still need to apply for (re)development and building permits to ensure the proposed new home(s) remain compatible with the surrounding community.
|Helping to revitalize our maturing communities, especially when existing infrastructure capacity exists to handle more types of housing.
|Going to reduce the property value of you or your neighbours.
|Helping Calgarians stay in the same community close to friends, family, and the things we enjoy, as housing needs change over your lifetime.
ATTEND AN INFO SESSION
Learn more about the proposed rezoning changes by attending an online or in-person information session!
All are welcome to drop in to an in-person session:
- January 30, 5:00 to 8:00 PM, Calgary Chinese Cultural Centre (197 1 Street SW)
- February 1, 5:30 to 8:30 PM, Dalhousie Community Association (5432 Dalhart Rd NW)
- February 3, 11:00 AM to 2:00 PM, Bowness Community Association (7904 43 Ave NW)
- February 6, 5:00 to 8:00 PM, Best Western Premier Calgary Plaza Hotel & Conference Centre (formerly the Coast Plaza Hotel & Conference Centre, 1316 33 St NE)
- February 7, 5:00 to 8:00 PM, McGivney Hall, St. Mary's University (14550 Bannister Rd SE)
- February 10, 11:00 AM to 2:00 PM, Grace Lutheran Church (3610 Sarcee Rd SW)
- *NEW* March 11, 5:00 to 8:00 PM, Radisson Hotel & Conference Centre Calgary Airport (6620 36th Street NE)
- *NEW* March 13, 5:00 to 8:00 PM, Carriage House Hotel & Conference Centre (9030 Macleod Trail S)
- *NEW* March 16, 11:00 AM to 2:00 PM, Ranchlands Community Association (7713 Ranchview Drive NW)
Join an online session by registering for a specific opportunity using the link provided:
- January 29 - 11:30 AM to 1:00 PM (Click here to register!)
- February 8 - 7:00 to 8:30 PM (Click here to register!)
Development Industry Online Sessions
Note: these sessions are open to the public, with a focus on development industry questions.
- February 5, - 11:30 AM to 1:00 PM (Click here to register!)
- February 12, - 11:30 AM to 1:00 PM (Click here to register!)
Want to review the info session information boards? Click on this link: Info Session Boards
FREQUENTLY ASKED QUESTIONS
The approved Housing Strategy recommends proactively rezoning land parcels in Calgary that don’t currently allow for more than one or two houses. What does that mean?
By rezoning all residential parcels that currently only allow for 1 or 2 units, it will be easier for property owners to add additional housing varieties across the city, without having to go through the additional steps of a Land Use change Amendment application. Property owners will still be required to apply for a development permit to ensure proposed new houses are compatible with the surrounding community and all rules in the Land Use Bylaw are followed. Administration will bring forward a rezoning proposal for Council’s consideration and decision by no later than Q2 2024.
R-CG stands for Residential – Grade-Oriented Infill District. R-G stands for Residential – Low Density Mixed Housing District. These are two modern districts in the Land Use Bylaw that both allow for a range of low-density homes, including single-detached, semi-detached and rowhouses. The primary difference between them is that the R-CG district is used in the established communities and contains contextual rules (the “C” in R-CG) to ensure infill buildings fit into the context of the existing homes on the street. Since R-G is used in new, developing communities that are designed by the developer, context rules are not needed.
Which parcels of land will be affected now that Council has directed Administration to propose changes to the base land use district to R-CG?
All parcels that are zoned R-C1, R-C1L, R-C1Ls, R-C1s, R-C1N, R-CG(ex)& R-C2, will be proposed for rezoning to R-CG. Parcels currently zoned R-1, R-1s, R-1N and R-2 will be proposed for rezoning to R-G.
I live in a community that’s mostly single detached houses; what are duplexes and rowhouses (as enabled by RCG as a zoning district)?
Typical rowhouses are between 1300 to 1600 sq. ft, with three bedrooms, making them highly attractive to many Calgarian household types; they sometimes include secondary basement suites adding affordable supply and in some cases a mortgage-helping income for the property owner. Duplex (or semi-detached) houses are typically between 1600-2000 sq. ft. and have a shared wall between the two primary homes. They may also have secondary suites. The form of housing is very common in inner city communities, many of which have allowed this form of housing for decades. In the R-CG district, all houses must have their front doors at ground level.
No. At the time of development or redevelopment a landowner will decide what type of housing they would like to build. The proposed development would have to comply with all the rules of the Land Use Bylaw. This change will not take away the ability to build single - detached dwellings, the change is intended to provide more housing options for landowners. The landowner decides what type of home they want. The City will also not demolish existing single-detached houses. Further, because the rules of R-CG and R-G have been amended over time, they provide the best rules to develop all forms, including single-detached homes.
Not all communities will experience R-CG or R-G redevelopment, with many newer communities unlikely to experience any redevelopment of this type within the next 15-20 years. There are several factors that affect the likelihood of redevelopment to occur, including:
- Land value, age, and condition of an existing home
- Lot shape
- Lane access
With the introduction of the R-G district in the developing areas in 2016 (R-G is very similar to R-CG except for contextual rules), the majority of our applications in developing areas are using the R-G district. This district provides more flexibility to developers to adjust their development forms based on current market trends without having to rezone. There is still a significant amount of single detached homes being built under R-G. The application of R-CG in the developed areas will likely have the same effect, allowing developers to create a range of housing types that are responsive to the market.
Yes. Most established area communities, especially those built prior to 1980, are below their historical peak population. Due to declining population in those areas, and higher efficiency houses being built, there is existing infrastructure capacity (roads, transit stops, water and wastewater management, etc) to handle more types of housing.
Rezoning will streamline the process that property owners must follow if they want to build houses on their land, eliminating the need for individual and time-consuming rezoning. Development and Building Permits would still be required. It is these two permits that ensure new buildings meet the rules for height, lot coverage, setbacks, and landscaping, and that the houses are sound from a health and safety perspective.
What is the relationship between new housing supply and broader housing affordability? In addition, these new homes are expensive, how can they do anything to help housing affordability?
- Research shows that adding new homes improves housing affordability for Calgarians.
- Even when new housing is expensive, adding more homes means fewer people are competing against each other to find a home that fits their needs and budgets.
- Allowing a variety of housing types saves Calgarians money because more options mean households only have to pay for what they need for their lifestyle.
- Adding new homes in an area can reduce rents nearby because older homes need to be priced more competitively to attract households.
New communities play a large role in enabling supply and affordability. Nevertheless, the demand for homes in established communities is very high. Restricting different types of housing, including ground-oriented and apartment dwellings in established communities, would result in demand outpacing supply and further increases in rents and prices, reducing affordability. Offering people more choice in the type of housing that suits their needs, including proximity to employment and amenities, can reduce emissions by decreasing travel distance and increasing transportation options. Having more housing options also provides Calgarians the opportunity to live and remain in the same community close to friends, family, and the things we know and enjoy, as our housing needs change over our lifetime.
Can we not just grow within the established areas’ brownfield redevelopments (like Currie Barracks), TransitOriented Developments (TODs) and corridors, and through building conversions (City-owned etc.)?
Consumer choice has strong impacts on city growth. Significant brownfield redevelopment opportunities are limited. TODs and corridors have land value, population and job targets that mean most new homes will be apartments. While apartments are crucial, demand for ground-level housing in Calgary is high.
If someone builds a rowhouse, what is the impact on property value of the single-detached house adjacent to or directly across from the development?
Based on current market analysis, there is no evidence that there is any negative impact on the property value of houses adjacent to rowhouse developments.
City tax assessment values are based on the market value for the building/type of building based on market comparables. While the latter may reflect redevelopment potential, the redevelopment potential is not factored into The City's tax assessment.
To improve the space for waste and recycling bins, Administration has added requirements to Development Permit applications for:
- Site design and screening;
- More room for on-site waste and recycling bins through greater flexibility in site design; and
- Providing educational resources to applicants.
Bylaw changes now also allow bin-sharing, the use of new technologies, and bin enforcement. Further long-term improvements are also being explored.
Can my neighbourhood manage the additional parking required for increased congestion as a result of growth and redevelopment?
Yes. On-street parking is for everyone. Where parking congestion is an issue on streets, we take steps to ensure that there is enough parking available by managing the space with permit parking, time restricted parking, or paid parking. We also work with builders to make it easier to use different modes of transportation for future residents, such as providing bicycle parking and building better sidewalks, among other things.
Rezoning to H-GO (Housing – Grade Oriented) will be proposed for parcels that have been identified in the three approved Local Area Plans as suitable for H-GO (as per the criteria in the Land Use Bylaw). The three approved Local Area Plans where this approach has been actioned are:
- North Hill Communities
- Westbrook Communities
- Heritage Communities
Please use our interactive map found on calgary.ca/rezoningforhousing to see how your property may be affected.
I want to (re)develop my property. Should I apply now or wait until Council has made a decision about base rezoning?
Deciding when to apply for (re)development is the sole decision of the applicant, and City staff are unable to advise applicants on the timing of their applications.
- Council will not make a decision about this project until April 22, 2024, and there is no guaranteed outcome.
- Refunds for applications will follow our standard refund policy and will be based on where your application is in the process.
- Should Council approve the proposed rezoning, there will be a delayed implementation and these changes are anticipated to come into effect August 2024.
Provide Your Input!
Do you have issues, concerns or positive feedback you would like to share? Provide your input below!
Submissions will be reviewed by the project team, and a What We Heard Report summarizing input will be submitted to Council for their consideration at the Public Hearing of Council on April 22, 2024.
Online feedback will be accepted through March 17, 2024. You can also write directly to Council using the public submission form.