WHAT'S BEING PROPOSED?
If passed, the repeal will revert zoning for residential properties to their previous state before the blanket rezoning took effect. This means many inner-city development lots currently zoned R-CG will revert back to R-C1 or R-C2. There will also be significant changes to the R-CG bylaw which will impact what can be built on parcels that retain this zoning.
WHAT ABOUT ACTIVE DEVELOPMENT APPLICATIONS?
There are some notable exceptions to allow for active applications, as well as previously approved development or zoning applications. If passed, the revision to zoning will NOT affect:
- Parcels who already have an approved development permit:
- Parcels who receive approval on a development permit, building permit or subdivision application under R-CG, R-G, or H-GO zoning BEFORE the repeal takes effect (currently planned for August 4, 2026);
- Parcels who submitted a complete development permit, building permit or subdivision application before the first reading of the proposed repeal (date currently TBV, sometime after the public hearing on March 23);
- Parcels who received rezoning approval through a rezoning application applied for by the property owner after August 6, 2024.
HOW DOES THIS AFFECT INFLL AND TOWNHOME DEVELOPMENT?
The short answer is; this depends on a few things such as the location of your property and its previous zoning, what is being planned for development and what is the status of your application for development.
What is the status of your development permit application?
Based on current information from the City, if you already have an approved development permit, or receive approval on your development permit before implementation of the bylaw (currently planned for August 4, 2026) then you should be able to proceed with your project under the old zoning rules. That said, there are significant proposed changes coming to the R-CG bylaw (see below), and there is some uncertainty about whether applications received after the public hearing on March 23 will be subject to the new R-CG rules or not. The City is waiting for Council to give direction regarding this after the hearing is complete.
What was the previous zoning of the parcel prior to the citywide rezoning in Aug 2024?
If you’re planning to develop on a parcel that will revert to a lower zoning and you do not already have an approved permit, then your project will have to comply with the revised zoning regulations. See below for a comparison of what can be built under various zonings.
If you will require a higher density zoning to proceed with the type of development you'd like to do, then you’ll need to apply for a rezoning, which might be approved or denied based on the property's location amongst other factors.
WHAT ARE THE PROPOSED CHANGES TO THE R-CG BYLAW?
In addition to the proposed reversal of blanket rezoning, there are also proposed changes to the current R-CG bylaw. These include:
- Prohibiting development of townhouses and rowhouses, except for parcels at the end of a block (corner lots)
- Reducing the maximum amount of units in rowhouses and townhouses on a standard-sized parcel from 4 units to 3 units
- Reducing the maximum building coverage on a parcel from 60% to 55%
- Reducing maximum building height from 11.0 meters to 10.0 meters
- Reintroducing a minimum front setback that is based on the front setback of neighboring buildings
- Prohibiting zero lot line development
- Modifying Section 529 of the Land Use Bylaw, from 75 units per hectare to 60 units per hectare
- No change is proposed to the current minimum parking requirements of either 1.0 or 0.5 stalls per unit or suite.
WHAT WILL I BE ABLE TO DEVELOP UNDER THE VARIOUS ZONINGS?
Each land use zoning has its own rules and guidelines for development. Below is a basic summary of what can be built under the most common inner city zoning districts:
FOR MORE INFORMATION ON THE PROPOSED REZONING REPEAL, VISIT
calgary.ca/planning/projects/rezoning
WHY WORKING WITH THE RIGHT TEAM MATTERS
Blanket rezoning and the proposed repeal can be complicated subjects, and so it is important to work with a team that understands the nuances of zoning and development. This is where we come in. Working with a team that understands the system can help you assess the impact of proposed changes on your projects. We’re not just here to advise—we help builders and developers stay informed of policy changes so your projects remain on track and profitable. Get in touch with us today.