Discussions are heating up in Calgary about a new proposed blanket rezoning to housing. This proposal aims to transition areas currently zoned for single-family housing, rezoning them to increase housing density.
Blanket rezoning was one of the recommendations of the Home is Here: The City of Calgary’s Housing Strategy 2024-2030 that City Council approved in September 2023 as part of efforts to address affordable housing concerns. The housing strategy included several other initiatives, but the blanket rezoning proposed change has caused some concerns.
Calgary’s council voted against holding a plebiscite on the proposed blanket rezoning, opting instead to proceed directly to a public hearing next month, as originally planned. As a result of the council’s decision, Calgarians won’t have the opportunity to vote on the rezoning proposal during the upcoming municipal election. Instead, the matter will proceed to a public hearing, scheduled for April 22nd, as originally planned.
If the proposal is implemented, it would permit owners in affected areas to develop medium-density housing such as duplexes and row housing without requiring prior approval from the city for a land-use change. In Calgary, 60% of residential land is zoned for semi- and single-detached homes, which could be impacted.
If Council approves the proposed initiative, it will be easier, and legal, to build various types of homes in Calgary communities, such as single-detached, semi-detached, row houses, and townhouses. Properties that currently only allow single or semi-detached homes will be rezoned to R-CG, R-G or H-GO. Proposed developments must still undergo a thorough review process, including obtaining development permits and approvals.
Property owners will not be prevented from replacing existing homes with new, single-detached homes, and existing single-detached homes will not be removed. Rezoning is aimed at increasing housing options to meet the demand from Calgarians for detached homes as well as other housing types.
The proposed rezoning to R-CG, R-G, and H-GO will include existing parks or green spaces. While parks are being proposed for rezoning, they are not being proposed for development.
Proponents have claimed the change will limit suburban sprawl and improve housing affordability.
A key emerging critic of the potential zoning change is the Calgary Real Estate Board (CREB). It released a statement indicating it opposes blanket upzoning, citing concerns about parking, community character, and property depreciation. Overdevelopment could also result.
Furthermore, the CREB is concerned that upzoning alone won’t address affordability issues. Ann-Marie Lurie, CREB Chief Economist, highlights the significant population growth outpacing new home construction in Calgary, leading to a shortage in rental and ownership options, causing prices to surge. She stresses that blanket rezoning won’t solve the lack of affordable rentals, advocating for a large-scale approach focusing on transit-accessible areas with underutilized city land. Lurie also notes that higher lending rates have pushed demand towards more affordable established communities, resulting in robust price growth. As a result, the proposed rezoning may not generate the necessary supply in needed price ranges.
