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. They also voted to amend the R-CG bylaw. These changes include:
- Reverting a large portion of residential land (300,000+ parcels) to lower-density zoning like R-C1 and R-C2;
- Restricting where rowhomes and townhomes can be built (e.g., limiting mid-block development);
- Reducing the maximum number of (upper) units allowed on R-CG parcels, from 4 to 3;
- Making other various changes to the R-CG bylaw to limit height, parcel coverage, etc.
Learn more at: https://www.calgary.ca/planning/projects/rezoning.html
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?
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 implementation on Aug 4, 2026;
- Submitted a permit or subdivision application before the first reading of the proposed bylaw (April 8, 2026); or
- Parcels that were rezoned through an approved rezoning application after August 6, 2024.
CAN BUILDERS STILL SUBMIT FOR DP UNDER THE CURRENT R-CG RULES?
However, it is still unclear how DP applications that are submitted prior to August 4, 2026 but not approved before August 4, 2026 will be affected. As of today, the City has said that they are "currently determining how these actions and amendments will be implemented" and cannot confirm how these "in limbo" applications will be addressed come August.
As we learn more, we will advise.
WHAT CAN BE BUILT MOVING FORWARD?
If you are planning to develop property moving forward, then you need to understand your future zoning as well as the zoning bylaw including updates to R-CG.
To confirm what your zoning will be after the repeal takes effect on August 4, 2026 visit the City of Calgary rezoning page and enter your address in the interactive map:
https://www.calgary.ca/planning/projects/rezoning.html
https://www.calgary.ca/planning/projects/rezoning.html
- Under R-C1 zoning: Generally only ONE single family home may be built (depending on lot size)
- Under R-C2 zoning: Only TWO single family homes or ONE semi-detached home may be built (depending on lot size)
- Under R-CG zoning: Only THREE upper units may be built (previously this was four), and ONLY on corner lot locations. Other changes are
Of course, there are multiple different low-density zonings, and more rules to follow with respect to suites etc. Here, an overview of the basics of the main low-density zonings in developed areas:
WHAT ABOUT R-CG? HOW IS IT CHANGING?
City Council has also directed a number of changes to the R-CG bylaw, meaning that project approved after Aug 4, 2026 will have to build under a new set of rules, most of which aim to limit density and permitted locations for rowhouses. Here, an overview of the changes:
Of course, the land use bylaw has many complexities. To learn more about the proposed changes to R-CG you can read a more detailed overview here: https://www.calgary.ca/content/dam/www/pda/pd/documents/planning-public-hearings/R-CG-comparison-chart.pdf
WHAT ABOUT DENSITY MOVING FORWARD?
Although City Council has voted to repeal the blanket rezoning, this does not mean that density is dead. Instead, density will need to be determined in a more considered, thoughtful and measured approach moving forward. This is most likely through reliance on local area plans and area redevelopment plans, which are done at the neighborhood level and are meant to guide density and development in a more specific fashion with community input.
Learn more about local area plans, which areas are ongoing and which are approved, and find more details on the approved plans here: https://www.calgary.ca/planning/local-area.html
WHAT ELSE 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 currently receiving $251 million in instalments as part of the federal program to fast-track housing construction and fill housing gaps across the country. There are concerns that funding may be pulled or revised now that the blanket rezoning has been appealed.
Have questions about zoning or redevelopment in your community? We're here to talk.
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