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 that received rezoning approval through a rezoning application applied for by the property owner after August 6, 2024.
HOW DOES THIS AFFECT RESIDENTIAL DEVELOPMENT?
The short answer is this: it depends on a few things, such as the property's location and previous zoning, what is planned for development, and the status of the development application.
What is the Status of the Development Permit Application?
Based on current information from the City, if an approved development permit is in place, or a builder receives approval on their development permit before implementation of the bylaw (currently planned for August 4, 2026), then a builder should be able to proceed with their project under the old zoning rules. That said, there are significant proposed changes 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. The City is waiting for the 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 a builder plans to develop on a parcel that will revert to a lower zoning usage and does not already have an approved permit, the project must comply with the revised zoning regulations. See below for a comparison of what can be built under various zonings.
If a higher density zoning is required to proceed with the type of development a builder would like to do, then they’ll need to apply for 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 the development of townhouses and rowhouses, except for parcels at the end of a block (corner lots)
- Reducing the maximum number 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 neighbouring 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 BE ABLE TO BE DEVELOPED UNDER THE VARIOUS ZONINGS?
Each land-use zoning category 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
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