In a move aimed at addressing Calgary’s growing housing challenges, city council approved a wide-reaching residential zoning bylaw on August 6, 2024. This decision has sparked significant debate and legal challenges, especially among residents concerned about the potential negative impacts of the change. In this article, we will explore the details of the rezoning bylaw, the ongoing legal battle, and its potential consequences for the city’s housing landscape.
What is Calgary’s Blanket Rezoning Bylaw?
Calgary’s controversial zoning bylaw, often referred to as the “blanket rezoning” bylaw, is a citywide change that modifies the city’s land-use framework. The core of this reform is the introduction of Residential Grade-Oriented Infill (R-CG) zoning as the default residential district across Calgary. This shift allows for a more diverse range of housing options, including single-detached homes, semi-detached homes, duplexes, and rowhouses.
The decision to implement R-CG zoning was part of Calgary’s broader housing strategy, which aimed to tackle the city’s housing supply and affordability issues. By permitting a wider array of housing types in more neighborhoods, the city sought to create greater opportunities for affordable housing while accommodating its growing population.
Key Features of the R-CG Zoning
- Increased Housing Density: The introduction of R-CG zoning facilitates the construction of multiple housing types in traditionally single-family residential areas. This is seen as a way to increase the density of housing across the city without expanding its physical footprint.
- Affordability Goals: By allowing the development of rowhouses and duplexes, Calgary aims to boost the availability of more affordable housing options, which could help ease the pressure on rental markets and homeownership.
- Broad Impact: The rezoning applies citywide, meaning it is not restricted to certain neighborhoods or districts but instead affects all areas within Calgary’s municipal boundaries.
The Legal Challenge: Concerns and Opposition
Despite its ambitious goals, the new zoning bylaw has faced strong opposition from a variety of groups within Calgary. A significant portion of the opposition stems from residents who are concerned about the potential negative effects of the rezoning on their communities. Led by retired Calgary lawyer Robert Lehodey, this group argues that the blanket rezoning bylaw will cause irreparable harm to those living near developments that may be permitted under the new zoning regulations.
Arguments Against the Bylaw
- Property Devaluation: Critics claim that the introduction of higher-density housing in predominantly single-family neighborhoods could reduce property values. The fear is that the aesthetic and social character of established neighborhoods will change, leading to a potential decline in the desirability of these areas.
- Increased Traffic and Infrastructure Strain: With more housing comes the need for more infrastructure. Opponents worry that the new developments will put additional pressure on existing roads, schools, and public services, which may not be equipped to handle the increased demand.
- Loss of Community Character: Many residents fear that the influx of duplexes and rowhouses will erode the sense of community in their neighborhoods. The concern is that such developments could lead to a loss of the unique character that makes certain areas of Calgary desirable to live in.
Legal Proceedings
In December 2024, the legal battle over the new bylaw intensified as the matter went to court. A judicial review of the rezoning decision began in the Court of Kings Bench, where lawyers representing both the City of Calgary and the group of opposing residents presented their arguments.
The plaintiffs, led by Lehodey, argue that the changes introduced by the bylaw will cause long-term harm to residents living next to potential developments. They contend that such developments, allowed by the new zoning rules, could negatively impact their quality of life and property values, without adequate safeguards in place.
On the other hand, the City of Calgary’s legal team defends the bylaw, emphasizing its role in addressing the city’s housing crisis. They argue that the rezoning is a necessary step in increasing the availability of affordable housing and meeting the growing demand for diverse housing options. According to the city’s projections, the rezoning could result in the creation of 750 additional homes annually, easing housing shortages in the process.
The Housing Strategy: A Step Towards Solutions?
Calgary’s housing strategy, which underpinned the rezoning decision, was developed in response to several years of rising housing demand and affordability concerns. The strategy called for a series of measures designed to increase the supply of housing, particularly in the middle-income and affordable segments, which have been particularly scarce in recent years.
In addition to the blanket rezoning bylaw, the housing strategy includes more than 80 recommendations aimed at diversifying housing options and facilitating new construction. Among these recommendations are incentives for developers to build affordable housing, streamlining of the permitting process, and a focus on the redevelopment of underutilized properties.
The R-CG zoning is a critical element of this broader strategy, as it allows for the introduction of diverse housing types in previously exclusively single-family zones. This shift is seen as a way to increase density without encroaching on undeveloped lands, which could help Calgary’s urban sprawl problems.
Potential Benefits of the Rezoning
- Increased Housing Stock: The move to R-CG zoning is expected to generate additional housing, providing more opportunities for renters and buyers, which could help alleviate Calgary’s affordability crisis.
- Diversified Neighborhoods: By allowing a mix of housing types, the new zoning could foster more diverse, integrated neighborhoods, where people of different backgrounds and income levels can live together.
- Environmental Sustainability: Encouraging infill development in established neighborhoods rather than on undeveloped lands could help reduce the city’s carbon footprint by limiting urban sprawl and promoting the use of existing infrastructure.
What’s Next for Calgary’s Rezoning Effort?
The legal challenge will continue to play a significant role in shaping the future of Calgary’s blanket rezoning bylaw. While the court decides the fate of the new zoning laws, the debate around the rezoning will likely persist. Proponents will continue to highlight the need for more housing to address Calgary’s affordability and population growth challenges, while opponents will remain vocal about the potential risks to neighborhoods and property values.
Regardless of the court’s ruling, the discussion around zoning reforms is far from over. If the court upholds the rezoning decision, Calgary will continue on its path toward increasing housing density and affordability. However, the city will also need to work with communities to address concerns about the impact of such developments on local infrastructure and the character of existing neighborhoods.
Conclusion:
Calgary’s blanket rezoning bylaw represents a bold attempt to address the city’s housing challenges. While the new bylaw could help alleviate housing shortages and improve affordability, it has sparked significant opposition from residents concerned about the changes it will bring to their neighborhoods. As the legal battle unfolds, the future of Calgary’s residential zoning policies remains uncertain. However, the city’s broader housing strategy, including efforts to streamline development and increase affordable housing, will likely continue to shape Calgary’s evolving housing landscape in the years to come.