Debate 1 — The Mass Rezoning of All Residential Land in Calgary

Was the process fair and what rights should homeowners have had?

Background

On August 6, 2024, every single-family residential property in Calgary was automatically converted to R-CG zoning through Bylaw 21P2024. The bylaw was passed on May 14, 2024 and signed on June 19, 2024.

Before participating in this debate please read the full plain language explainer for Item 1. It covers what the old zoning meant, what R-CG now allows, why the City made the change, and what concerns have been raised by residents and community organisations.

What Changed

Before August 6, 2024

• Most Calgary single-family homes were designated R-C1 or a related single-family zone

• Those designations permitted only one detached home per lot

• Rowhouses, townhouses, and lot subdivision were not permitted

• The designation was registered on each property's land title

After August 6, 2024

• All single-family properties converted to R-CG automatically

• R-CG allows rowhouses, townhouses, duplexes, secondary suites, and backyard suites

• Maximum density of 75 units per hectare is now possible on any residential lot

• Maximum lot coverage increased from approximately 25-35% to 60%

The City's Position

Why the City Says This Was Necessary

• Calgary's population is growing rapidly and housing supply has not kept pace

• Established neighbourhoods close to transit and amenities are the right places to add housing

• The public hearing held before the May 14, 2024 vote satisfied the legal notification requirement under Section 692 of the Municipal Government Act

• Increasing density in established areas makes efficient use of existing infrastructure

• Single-family zoning has historically limited housing supply and access across the city

How the City Communicated the Change

• A public hearing was held before Council voted

• Residents who were aware of the hearing could attend and speak

• Individual property owners did not receive written notice that their specific property was being rezoned

• Many homeowners learned about the change through neighbours, community newsletters, or local news

The Concerns Raised by Residents

About the Process

• A site-specific rezoning application would normally trigger written notice to neighbouring property owners

• The blanket rezoning did not provide individual written notice at the property level

• All three readings of the bylaw occurred on a single day — May 14, 2024

• The bylaw was signed June 19, 2024 and came into force August 6, 2024 giving homeowners approximately six weeks to respond

• Many homeowners did not learn about the change until after it had already taken effect

About Property Rights

• Homeowners purchased their properties with the understanding that zoning would remain stable

• The zoning designation was registered on their land title and was a matter of public record at the time of purchase

• The change was retroactive and simultaneous for every single-family homeowner in the city

• No opt-out mechanism was provided

• No compensation was offered

About Infrastructure

• Established neighbourhoods were designed around assumptions of one or two vehicles per household

• Parking requirements were reduced at the same time density was increased

• Critics argue the cumulative infrastructure impact on roads, water and sewer systems, schools, and parks has not been adequately assessed

Questions for Debate

On the Process

1. Was the public hearing process sufficient notification for a change that affected every single-family homeowner in Calgary simultaneously?

2. Should individual property owners have received written notice that their specific property was being rezoned?

3. Was six weeks between signing and implementation an adequate transition period for homeowners to understand and respond to the change?

4. Should all three readings of a bylaw of this scale have occurred on the same day?

On Property Rights

1. Should a formal opt-out mechanism exist for homeowners who do not want their property rezoned?

2. Did homeowners have a reasonable expectation that their zoning would remain stable and was that expectation legitimate?

3. What obligations does the City have to homeowners whose properties are rezoned without individual notice?

On Infrastructure

1. Has the cumulative infrastructure impact of the blanket rezoning been adequately assessed?

2. What infrastructure changes would be needed in your neighbourhood to accommodate the density that R-CG now permits?

3. Who should bear the cost of infrastructure upgrades in neighbourhoods where significant redevelopment occurs?

What This Debate Is Not About

This debate focuses specifically on the process of the mass rezoning and the rights of individual property owners. It is not a debate about:

• Whether housing density in Calgary is desirable or undesirable in general

• The specific building types that R-CG allows

• The design standards for rowhouses

• Parking requirements

Those questions are covered in their own dedicated debates.