Item 14 — Changes to Future Urban Development District References

Understanding what the Future Urban Development District is, what changed, and what both sides say about it

What Happened

Bylaw 21P2024 amended subsection 1091(1) of the Land Use Bylaw to update the references used to govern Single Detached Dwellings in the Special Purpose Future Urban Development District. Specifically:

• Subsection 1091(1)(a) was amended to replace "Residential One Dwelling District" with "Residential Low Density Mixed Housing District"

• Subsection 1091(1)(b) was amended to replace "Residential Contextual One Dwelling District" with "Residential Grade-Oriented Infill District"

What Is the Future Urban Development District?

The Basic Definition

The Special Purpose Future Urban Development District — commonly referred to as S-FUD — is a holding designation applied to land on the outer edges of Calgary that has been identified for future urban development but has not yet been formally planned or developed.

What S-FUD Land Looks Like

S-FUD designated land is typically:

• Located on Calgary's urban fringe

• Currently undeveloped or used for agricultural purposes

• Intended for eventual residential or mixed-use development

• Awaiting a more detailed planning process before development can proceed

Why S-FUD Exists

The S-FUD designation exists because:

• Calgary's city limits extend well beyond its currently developed areas

• Land within those limits needs a holding designation until it is ready for development

• The designation prevents premature development while the City plans infrastructure and services

• It gives the City time to determine the appropriate form and density of development for each area

How Development Works in S-FUD Areas

Development in S-FUD areas is limited until a more detailed planning process has been completed. However single detached dwellings and manufactured homes are permitted in S-FUD areas under specific conditions. Those conditions are set out in subsection 1091 which requires S-FUD developments to comply with rules from other residential districts.

What Did the Old Rules Require?

The Old References

Before Bylaw 21P2024 subsection 1091(1) required Single Detached Dwellings in S-FUD areas to comply with the rules of:

• The Residential One Dwelling District when located in the Developing Area

• The Residential Contextual One Dwelling District when located in the Developed Area

Why Those References Existed

The Residential One Dwelling District and the Residential Contextual One Dwelling District were two of the old single-family zone categories covered in Item 2. They were used as reference points for S-FUD development because they set out appropriate rules for single detached dwellings in different contexts. Using existing district rules as a reference point avoided the need to write a separate set of rules specifically for S-FUD single detached dwellings.

What Do the New Rules Require?

The New References

After Bylaw 21P2024 subsection 1091(1) now requires Single Detached Dwellings in S-FUD areas to comply with the rules of:

• The Residential Low Density Mixed Housing District when located in the Developing Area

• The Residential Grade-Oriented Infill District when located in the Developed Area

What Changed in Practice

The Residential Low Density Mixed Housing District and the Residential Grade-Oriented Infill District are the new designations that replaced the old single-family zones. The reference update simply points S-FUD development rules to the equivalent current designations rather than the deleted old ones.

What Stayed the Same

The maximum number of Single Detached Dwellings on a parcel in S-FUD remains one. This limit was not changed by Bylaw 21P2024.

Why Did the City Make This Change?

Housekeeping Necessity

The most straightforward explanation for this change is that it was necessary housekeeping. When the old residential zone designations were deleted on January 1, 2025, subsection 1091 would have contained references to designations that no longer existed. Updating those references to point to the current equivalent designations ensured that subsection 1091 remained functional and enforceable.

Consistency With the Broader Framework

The update brings S-FUD development rules into alignment with the current residential zoning framework. Single detached dwellings in S-FUD areas are now evaluated against the same rules as single detached dwellings in the rest of Calgary rather than against rules from deleted designations.

Avoiding Legal Ambiguity

Leaving references to deleted designations in the bylaw would have created uncertainty about what rules applied to S-FUD development. Updating the references eliminates that uncertainty and ensures that development in S-FUD areas has a clear and current regulatory framework.

What Are the Concerns About This Change?

Importing R-CG Rules Into S-FUD Areas

The most substantive concern about this change is that by updating the reference in subsection 1091(1)(b) to point to the Residential Grade-Oriented Infill District the City has imported R-CG rules into S-FUD areas in the Developed Area:

• R-CG allows a broader range of development than the old Residential Contextual One Dwelling District did

• S-FUD areas in the Developed Area are now evaluated against those broader rules

• Critics argue this was not merely housekeeping but a meaningful expansion of what is possible in those areas

The Developing Area Reference

Similarly the update to subsection 1091(1)(a) replaces a reference to the old Residential One Dwelling District with a reference to the Residential Low Density Mixed Housing District:

• The Residential Low Density Mixed Housing District allows more housing types than the old Residential One Dwelling District

• S-FUD areas in the Developing Area are now evaluated against those broader rules

• Critics argue the change has substantive planning implications beyond simple housekeeping

Limited Public Awareness

Because this change is presented as a technical reference update rather than a substantive policy change it received limited public attention:

• Residents in or near S-FUD areas may not be aware that the rules governing those areas changed

• The change was not highlighted as a significant policy decision in the City's public communications about the blanket rezoning

• Critics argue that changes with substantive planning implications should be more clearly communicated regardless of how they are characterised technically

Future Development Implications

S-FUD areas are where Calgary's future growth will occur. The rules that govern development in those areas will shape the form and character of new neighbourhoods for decades:

• Importing R-CG rules into S-FUD areas means future development in those areas can include rowhouses, townhouses, and higher density forms

• Critics argue this decision should have been subject to more deliberate consideration and public input rather than being embedded in a reference update

• Supporters argue it simply aligns future development with current city-wide standards which is appropriate

What Does This Mean in Practical Terms?

For Landowners in S-FUD Areas

• Single detached dwellings in S-FUD areas are now governed by current R-CG equivalent rules rather than the old single-family zone rules

• The rules that apply depend on whether the property is in the Developing Area or the Developed Area

• The maximum number of single detached dwellings per parcel remains one

For Future Residents of New Calgary Neighbourhoods

• New neighbourhoods developed on S-FUD land will be planned under the current R-CG equivalent framework

• That framework allows more housing types and higher density than the old single-family zone framework

• The character of those new neighbourhoods will reflect the broader range of development that R-CG rules permit

For the City

• S-FUD development rules are now internally consistent with the rest of the Land Use Bylaw

• The legal ambiguity created by references to deleted designations has been resolved

• Future development in S-FUD areas proceeds under a clear and current regulatory framework

Key Facts

• Sections amended: Subsection 1091(1)(a) and 1091(1)(b) of Land Use Bylaw 1P2007

• What the old references said: Residential One Dwelling District for Developing Areas and Residential Contextual One Dwelling District for Developed Areas

• What the new references say: Residential Low Density Mixed Housing District for Developing Areas and Residential Grade-Oriented Infill District for Developed Areas

• What stayed the same: The maximum number of Single Detached Dwellings on a S-FUD parcel remains one

• The City's argument for the change: Necessary housekeeping to update references to deleted designations and maintain legal clarity

• Primary concern among critics: The reference update imports broader R-CG equivalent rules into S-FUD areas with substantive planning implications that were not adequately communicated or debated

• Who is most affected: Landowners in S-FUD designated areas and future residents of new Calgary neighbourhoods developed on that land

Read the full bylaw: calgary.ca

See the related proposal: [Link to Item 14 Proposal — insert once created]

Next: Item 15 — The Phased Implementation Timeline →