Calgary’s citywide rezoning hearing opens, the largest in city history

On April 22, 2024, Calgary City Council began its public hearing on the Land Use Amendment Citywide (LOC2024-0017) and related Land Use Bylaw amendments (CPC2024-0213), the zoning piece of the Housing Strategy 2024–2030.

The hearing

• The City called it the largest public hearing it has ever held, with more than 650 speakers registered and 5,515 written submissions as of April 18.
• Each speaker has five minutes, followed by questions from council.
• Sessions start at 9:30 a.m. and are expected to run until 9:30 p.m. each day, over multiple days.

What is being decided

The proposal would change the base zoning of most residential lots so that more housing types, such as semi-detached homes, rowhouses and townhouses, can be built without a site-by-site rezoning. Supporters see it as a way to add supply faster; CREB® and many residents have opposed a blanket approach and asked for targeted zoning.

What it means for owners

If approved, owners of many single-detached lots would gain the right to build more homes on their land, and neighbours would have fewer chances to object to individual projects. Buyers in established areas should watch the outcome closely.

People registered to speak at two Calgary housing meetings

How the hearing works

The hearing takes place in the Council Chamber at the Municipal Building, 800 Macleod Trail S.E., and is livestreamed at calgary.ca/watchlive. Speakers are grouped into panels, and after each panel every member of council has five minutes for questions. Because so many people registered, the City said it cannot set speaking times in advance; speakers have to follow the live agenda at calgary.ca/agenda and be ready when their panel is called. People can also take part by telephone if they pre-register with the City Clerk’s Office, and translation can be requested at registration. Council votes each day on when to start the next session.

How Calgary got here

On September 16, 2023, council approved Home is Here, the City’s housing strategy, after more than 160 residents and groups spoke at committee. “One in five Calgary households are currently unable to afford their housing,” said Tim Ward, the City’s manager of housing solutions, at the time. In November 2023, Calgary signed a Housing Accelerator Fund agreement with Ottawa worth over $228 million. Its seven initiatives include zoning bylaw amendments to allow more rowhouses, townhouses and infill homes in established neighbourhoods, and the City said the deal would fast-track more than 6,800 homes over three years.

Why it matters for the market

Calgary is short of homes to buy and rent. CREB reported only 2,532 homes for sale in March 2024, under one month of supply. Base zoning decides what can be built on a lot without a separate application, so the outcome affects what small builders can add in older communities and how quickly. It does not change existing homes, and new projects would still need development and building permits.

What happens next

Once all registered speakers have been heard, council will debate the proposal, can amend it and then votes. Until then, nothing changes for any lot. The City has asked people coming to the Municipal Building to allow extra time, because large crowds are expected in the building and on the plaza, and noted that front-counter services on the third floor stay open during the hearing.