At a special meeting on September 16, 2023, Calgary City Council approved Home is Here: The City of Calgary’s Housing Strategy 2023–2030, with amendments.
Background
More than 160 residents and groups spoke during three days of public participation at the Community Development Committee. “One in five Calgary households are currently unable to afford their housing,” said Tim Ward, the City’s Manager of Housing Solutions.
Amendments added by council
- Using City-owned sites for emergency housing for families.
- Incentives for downtown office conversions to house post-secondary students.
- Investigating business licensing for residential landlords.
- Considering infrastructure investment for higher densities.
- Reporting on planning application processes.
Next steps
Actions without budget needs start now; budget items go to the November 2023 budget adjustments; land-use and bylaw changes will return to council at public hearings. Administration will report on progress every year.
What it means: the strategy sets up the zoning debate that will shape what can be built on Calgary lots in the coming years. Owners and buyers should follow the public hearings.
Why the city needed a strategy
Tim Ward, the City’s Manager of Housing Solutions, said one in five Calgary households cannot currently afford their housing and called the approval “an important turning point.” He said the strategy will address the housing crisis and support efforts to build more market and non-market housing. Market housing is what is bought and rented on the open market; non-market housing includes subsidized and affordable homes run by non-profit and public providers.
The resale numbers show the pressure. According to CREB’s August report, released two weeks before the vote, the total benchmark price reached $570,700, the eighth monthly gain in a row. Only 3,254 homes were for sale, compared with the roughly 6,000 typically available. CREB also said tight rental markets are pushing many renters to buy apartments.
What a home cost in Calgary in August 2023 (benchmark prices)
What the strategy aims to do
The City says the approved strategy is a significant step towards increasing the supply of market and non-market housing to meet demand and improve affordability. The goal is a diverse range of options in all communities, so all Calgarians can find a home that meets their needs. City Manager David Duckworth said it reflects the commitment of Administration and Council to a more inclusive, equitable and prosperous city.
As actions are implemented, the City also expects to provide support for affordable housing providers and housing subsidiaries, and to make sure housing choices meet the needs of equity-deserving populations and Indigenous people living in Calgary.
How decisions will be made from here
The strategy is a plan, not a set of new rules. Actions that do not need further budget or council approval start now. Budget items go to the November 2023 budget adjustments, and items with undetermined budgets will come in future budget requests. Anything that changes land use or bylaws must follow the regulated process and return to council at a public hearing. Administration will report on progress to the Community Development Committee every year.
The federal link
Two days earlier, on September 14, Ottawa said cities must end exclusionary zoning and encourage apartments near transit to have their Housing Accelerator Fund applications approved. That gives the land-use part of Calgary’s strategy extra weight.
What it means for owners, buyers and sellers
- Homeowners: zoning changes could affect what can be built next door; watch for public hearing notices and take part.
- Buyers: new supply takes years, so the strategy will not change prices this fall.
- Landlords: council asked the City to investigate business licensing for residential landlords.
The amendments in plain words
Council added five changes. City-owned sites may be used for emergency housing for families. Downtown office conversions could get incentives to house post-secondary students. The City will investigate business licensing for residential landlords and consider infrastructure investment where density increases. Finally, council asked for more reporting on how planning applications are processed.
