Item 15 — The Phased Implementation Timeline

Understanding how the bylaw was rolled out, why it was structured that way, and what both sides say about it

What Happened

Bylaw 21P2024 did not come into force all at once. It was structured with three separate implementation dates, each triggering different parts of the bylaw. Understanding the timeline helps explain why some changes happened before others and what the practical effect of that sequencing was.

The Three Implementation Dates

Phase 1 — August 6, 2024

Sections 1 and 2 of the bylaw came into force on this date. These were the most substantive changes:

• The mass rezoning of all single-family residential properties to R-CG

• All amendments to the Land Use Bylaw rules including:

  • The deletion of rowhouse design standards

  • The restructuring of permitted and discretionary uses

  • The addition of Contextual Single Detached Dwelling as a permitted use

  • The changes to Backyard Suite rules

  • The new parking requirements

  • The mobility storage locker and bicycle parking exemptions

  • The new institutional site uses

  • The updated S-FUD references

Phase 2 — December 31, 2024

Section 3 of the bylaw came into force on this date. This was the technical fix covered in Item 13:

• The freezing of references to old residential zone designations in Direct Control Bylaws

• This came into force one day before the old zones were deleted to ensure no gap in legal coverage

Phase 3 — January 1, 2025

Section 4 of the bylaw came into force on this date. These were the housekeeping deletions covered in Item 2:

• Deletion of Part 5 Divisions 2 through 8 in their entirety

• Removal of the old residential zone rules for R-C1, R-C1s, R-C1N, R-C2, R-1, R-1s, R-1N, and R-2

• Deletion of the R-CGex designation rules

• Deletion of subsections 525(2) and 527.1

The Legislative Process

How the Bylaw Was Passed

Bylaw 21P2024 followed the standard legislative process for a Calgary bylaw:

1. First Reading: May 14, 2024

2. Second Reading: May 14, 2024 as amended

3. Third Reading: May 14, 2024 as amended

4. Signed by the Mayor: June 19, 2024

5. Signed by the City Clerk: June 19, 2024

All three readings occurred on the same day. This is legally permissible under Alberta's Municipal Government Act but is notable given the scale and complexity of the changes involved.

The Public Hearing Requirement

Under Section 692 of the Municipal Government Act Council is required to hold a public hearing before passing a land use bylaw amendment. A public hearing was held before the May 14, 2024 vote. Residents who were aware of the hearing and wished to speak could do so.

Why Was the Bylaw Structured This Way?

Separating Substantive Changes From Housekeeping

The phased structure reflects a deliberate separation between the substantive policy changes in Sections 1 and 2 and the housekeeping deletions in Section 4. By bringing the policy changes into force first and the deletions later the City ensured that:

• The new R-CG rules were in place before the old rules were removed

• There was no period where properties had been rezoned but had no applicable rules

• The transition from old framework to new framework was legally seamless

The December 31 Fix

The December 31 effective date for Section 3 was specifically chosen to ensure the Direct Control Bylaw fix came into force one day before the old zones were deleted on January 1. This sequencing ensured that:

• Direct Control Bylaws referencing old zones were protected before those zones disappeared

• There was no gap between the protection being in place and the zones being deleted

• The legal certainty of Direct Control properties was maintained throughout the transition

Operational Readiness

Having a gap between the signing of the bylaw in June 2024 and its coming into force in August 2024 gave the City time to:

• Update its systems and processes to reflect the new zoning

• Prepare staff to process applications under the new rules

• Communicate the changes to the development industry and the public

• Update the online zoning maps and related tools

What Are the Concerns About This Approach?

All Three Readings on One Day

The fact that all three readings of the bylaw occurred on May 14, 2024 has been raised as a concern by some residents and observers:

• Three readings on a single day means there was no period between readings for public reflection or further input

• While legally permissible critics argue that a bylaw of this scale and complexity warranted more deliberate pacing

• The standard legislative process of spreading readings over multiple meetings exists in part to allow for reflection and amendment between readings

• Completing all three readings in one sitting compressed that process to its minimum

The Gap Between Signing and Implementation

The bylaw was signed on June 19, 2024 and came into force on August 6, 2024. Critics have raised concerns about this gap:

• Property owners had approximately six weeks between signing and implementation

• That was not enough time for many homeowners to understand the implications and take action

• The Restrictive Covenant process for example requires significant time and organisation to complete

• Critics argue a longer transition period would have been more respectful of homeowners' need to understand and respond to the changes

The Five-Month Window Between Phase 1 and Phase 3

Between August 6, 2024 and January 1, 2025 there was a period where:

• Properties had been rezoned to R-CG

• The new R-CG rules were in force

• But the old zone rules had not yet been deleted

Some residents and lawyers attempted to use this window to argue that old zone rules still had some residual effect on rezoned properties. The deletion of those rules on January 1, 2025 closed that window definitively. Critics argue the window should have been longer to allow more time for legal challenges and community responses to be developed.

Packaging Multiple Changes Together

As noted throughout this guide Bylaw 21P2024 bundled approximately 15 distinct policy changes into a single bylaw:

• A councillor who supported the mass rezoning but had concerns about deleting rowhouse design standards could not vote for one without the other

• A councillor who supported increased density but wanted to retain R-CGex protections in specific areas could not do so

• Residents opposing specific elements faced the challenge of arguing against multiple changes simultaneously

• Critics argue that packaging changes of this scale together in a single bylaw reduced the quality of democratic deliberation about each individual change

Limited Time for Public Awareness

The combination of a compressed legislative process and a relatively short implementation window meant that:

• Many Calgary homeowners did not learn about the changes until after they had taken effect

• Community organisations had limited time to organise responses before the August 2024 implementation date

• The Restrictive Covenant movement in many communities only gained momentum after the rezoning had already come into force

• Critics argue the City should have invested more in proactive public communication before the bylaw was implemented

What Does This Mean in Practical Terms?

For Homeowners Who Were Unaware of the Changes

• All changes in Sections 1 and 2 came into force on August 6, 2024 regardless of whether individual homeowners were aware of them

• There is no provision for extending the transition period for homeowners who were not aware

• The legal effect of the bylaw is the same for all affected properties regardless of individual awareness

For Homeowners Pursuing Restrictive Covenants

• The Restrictive Covenant process can be pursued at any time regardless of when the rezoning came into force

• The rezoning having already taken effect does not prevent a Restrictive Covenant from being registered

• A registered Restrictive Covenant restricts development regardless of what the zoning allows

• Communities that began organising after August 2024 are still able to complete the process

For Developers

• The new rules have been in force since August 6, 2024

• Development applications submitted after that date are evaluated under the new framework

• The old zone rules no longer provide any basis for challenging a compliant R-CG application

For Future Bylaw Amendments

• The phased structure of Bylaw 21P2024 provides a model for how large-scale bylaw amendments can be sequenced

• Future amendments to the Land Use Bylaw will follow a similar legislative process

• Any amendments to the R-CG rules will require a new bylaw and a new public hearing process

Key Facts

• First reading: May 14, 2024

• Second reading: May 14, 2024

• Third reading: May 14, 2024

• Signed: June 19, 2024

• Phase 1 in force: August 6, 2024 — mass rezoning and all substantive rule changes

• Phase 2 in force: December 31, 2024 — Direct Control Bylaw reference freeze

• Phase 3 in force: January 1, 2025 — deletion of old residential zone rules

• The City's argument for the phased approach: Legal certainty, operational readiness, and a seamless transition between the old and new frameworks

• Primary concern among critics: The compressed legislative process, short transition period, and packaging of multiple changes into a single bylaw reduced the quality of democratic deliberation and public awareness

• What remains available to homeowners: The Restrictive Covenant process remains available regardless of when the rezoning came into force

Read the full bylaw: calgary.ca

See the related proposal: [Link to Item 15 Proposal — insert once created]

This is the final item in the guide.

What Next?

Now that you have read all 15 items you are in a position to engage with the proposals attached to each one. Each proposal sets out a specific position on the change covered in that item. You can:

• Endorse a proposal if you agree with the position it takes

• Comment on a proposal to share your perspective or add context

• Propose an amendment if you think the position should be worded differently or the ask should be stronger or more moderate

Your participation helps build a clearer picture of where Calgary residents stand on each of these changes and informs the advocacy and engagement work that follows.

That completes all 15 items of Explained in Plain Language: Bylaw 21P2024.