Citywide rezoning, approved by Calgary council on May 14, takes effect on August 6, 2024. From today the City can decide on development applications under the new base zones.
The new base zones
- R-CG (established areas): single-detached, semi-detached, rowhouse, fourplex and townhome forms; height up to 11 metres; density up to 75 units per hectare. Rowhouses are a discretionary use, so they still go through a closer review.
- R-G (developing areas): single-detached, semi-detached and rowhouses; height up to 12 metres; at least 150 m² of parcel per unit.
- H-GO: applied where approved Local Area Plans call for it.
Other changes
- A secondary suite and a backyard suite can be on the same property.
- Backyard suites no longer need parking.
- Under a council amendment, R-CG parking is 1.0 stall per unit or suite, or 0.5 in listed older communities and within 600 metres of an LRT platform or BRT stop.
- Apartment buildings cannot be built on lots that now hold single-detached homes, and a development permit is still required.
What it means for owners and buyers
Owners no longer need a months-long rezoning to build a rowhouse or add suites. For buyers, a lot’s future potential, and what might be built next door, is now broader. Check the zoning and permit rules for a specific property before you buy or plan a project.
Maximum building height in the new base zones, metres
Why the City made the change
The City says that most established communities, especially those built before 1980, have fewer residents than at their peak, so there is existing capacity in roads, transit, water and wastewater for more homes. At the same time, new suburbs are already building quickly. Calgary has 40 new communities under development, and in 2023 about 12,500 new homes were approved for construction there, the highest number of housing starts in at least a decade. New communities made up 76% of all new homes citywide. Even so, supply did not keep pace with demand, and prices and rents rose. Rezoning is meant to make it easier to add low- and medium-density homes in established areas as well.
What council added in May
Council’s amendments asked City staff to improve community outreach for rowhouse applications, write a rowhouse how-to guide on design, look at faster approvals for applicants who work closely with the community, and speed up development permits for rowhouses and townhouses. Council also asked for regular reporting, starting in 2025, on how many new homes rezoning produces and how long permits take, and asked the Mayor to request a shorter development permit appeal period, from 21 to 14 days. A backyard suite cannot be on the same parcel as a rowhouse building or townhouse.
What it means for the market
The change arrives as Calgary’s resale market starts to loosen. CREB reported 4,158 homes for sale in July 2024, the first time above 4,000 in nearly two years, and 1.8 months of supply. New infill homes take time to plan and build, so rezoning will not change prices quickly. Over time, more rowhouses and suites in established areas could add choice for buyers and renters who want to live closer to the core. The City says its Assessment & Tax sales data does not show a loss in value for properties next to new rowhouses, and it will keep monitoring values in redeveloping areas.
Before buying in an established community, look at the lots around the home, check the City’s development map for applications and ask what the R-CG rules would allow next door. If you own an older home on a larger lot, get advice on its redevelopment value before you sell.
