This means that residential zoning across the city will revert to its previous state before the citywide rezoning was introduced in 2024. Here, an outline of what comes next and what this means.
WHAT WAS APPROVED?
City Council has approved amendments to the Land Use Bylaw that will restore the low-density residential zoning districts that existed prior to the blanket rezoning, including:
1. Reverting a large portion of residential land (300,000+ parcels) to lower-density zoning like R-C1 and R-C2;
2. Restricting where rowhomes and townhomes can be built (e.g., limiting mid-block development);
4. Adjusting density and development guidelines under R-CG zoning, including reducing the maximum number of (upper) units allowed, from 4 to 3.
WHEN DO THESE CHANGES TAKE EFFECT?
The repeal will become effective on August 4th, 2026. Until that date:
- Current zoning (including R-CG) remains in place;
- Development applications will continue to be reviewed under the existing land use rules;
- The City will use this transition period to implement system and policy updates.
ARE THERE ANY EXCEPTIONS?
As previously noted, there are key exceptions to allow for projects already approved. This repeal will NOT affect;
- Parcels that receive an approved development permit, building permit, or subdivision application under R-CG, R-G, or H-GO zoning prior to Aug 4, 2026;
- Parcels that were rezoned through an approved rezoning application after August 6, 2024.
- Applications submitted before August 4th, 2026, will continue to be processed under the current zoning framework, meaning new projects may still be approved after August 4, 2026 under the current higher-density zoning, assuming they are acceptable under the current R-CG bylaw.
WHAT THIS MEANS FOR BUILDERS AND DEVELOPERS:
The key takeaway is this: timing matters
Short-term window for opportunity
The city has said they will continue to review development applications under the current R-CG zoning up until the repeal takes effect on August 4, 2026. This means that if you have plans to develop at a density that will no longer be permitted after the repeal takes effect, you will want to submit your development permit application as soon as possible to be considered under the current zoning.
Long-term shift in zoning policy
Once the appeal takes effect on August 6th, 2026:
1. Many parcels will revert to R-C1 or R-C2 zoning which will limit infill and townhome development;
2. Lower-density development will become the default in many inner-city areas;
3. Projects requiring higher density may once again require rezoning approval.
WHAT YOU NEED TO KNOW
After August 4, 2026 - the zoning of your properties will change and so will the R-CG bylaw. If you have not already submitted your DP application, or received approval for your project;
- Under R-C1 zoning: Only ONE single family home may be built
- Under R-C2 zoning: Only TWO single family homes or ONE semi-detached home may be built
- Under R-CG zoning: Only THREE upper units may be built (previously this was four), and ONLY on corner lot locations.
Further updates to the R-CG bylaw may also be announced at a future date.
WHAT TO WATCH NEXT
The Canada Mortgage and Housing Corporation (CMHC) previously indicated that repealing blanket rezoning could be inconsistent with the city's Housing Accelerator Fund (HAF) agreement. The city is receiving $251 million in instalments as part of the federal program to fast-track housing construction and fill housing gaps across the country.
Even though the city has made a decision on the repeal, additional amendments might be considered. Therefore, understanding both the short-term opportunity and long-term shift in zoning policy is critical.
For a deeper breakdown of the original proposed changes to R-CG zoning and development rules, refer to our previous blog, which outlines what these changes mean in practical terms for residential development.
Have questions about zoning or redevelopment in your community? We're here to talk.
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