Calgary Blanket Rezoning Repealed: A Reset Toward More Thoughtful Growth

From my perspective, watching this unfold, the city chose to throw a massive blanket over the entire city. Instead, it may have been more effective to create smaller “lap afghans” in select areas, allowing for growth that is more thoughtful, strategic, and aligned with the needs of each community.

Calgary City Council has officially voted to repeal the blanket rezoning policy, with a 12–3 decision to return many properties to their previous land-use designations. The changes will take effect on August 4, 2026. This marks a significant shift in how development will move forward across the city.

What Was Blanket Rezoning?

The original policy introduced residential grade-oriented infill zoning (R-CG) as the default across many established neighbourhoods. This allowed for up to four units per parcel without requiring a land-use redesignation or public hearing.

Since its introduction in August 2024, more than 4,500 housing units were enabled, with approximately 780 currently under construction. While this increased supply on paper, it also created tension within communities that were not accustomed to this level of density.

What the Repeal Means

With the repeal, properties will revert back to their previous zoning. Moving forward, developments such as row housing and higher-density infill will once again require individual rezoning applications and public input.

For projects already in motion, there is some protection:

• Properties with approved development permits, building permits, or subdivision applications before August 4 will retain their zoning.
• Applications submitted before that date will be processed under the current rules, though timing may impact final approval.

This creates a transitional period where some developments will proceed under the old framework, while new projects will face a more traditional approval process.

The Reality for Buyers Entering the Market

One of the biggest challenges we are seeing is that the type of housing being built is not always aligned with what buyers actually need.

Many of the well-sized infill homes are priced far beyond what young families can afford. At the same time, these developments have often replaced older 1950s bungalows, which historically served as accessible entry points into the market. These homes may have required some updates, but they offered space, yards, and a manageable price point for buyers willing to put in some work.

The result is a growing gap:

• Entry-level buyers are losing access to attainable detached homes
• New infill product is often too expensive
• Smaller multifamily units do not always meet the needs of families

The “Missing Middle” Isn’t Quite Working

A key goal of blanket rezoning was to introduce more “missing middle” housing. However, the reality on the ground has been mixed.

Many of the new multifamily units:

• Lack sufficient square footage for families
• Do not offer functional outdoor space
• Are priced closer to luxury than affordability

At the same time, homes with rear or under-drive garages often introduce multiple levels of stairs. This creates another challenge for downsizers or seniors who are looking for simpler, more accessible living options.

In trying to serve everyone, we have not fully served any one group particularly well.

Rental Supply and Vacancy

Calgary has seen a notable increase in rental supply over the past two years, with a large number of purpose-built rental units coming online. While this has helped ease some pressure, vacancy rates remain relatively tight compared to historical norms.

As development slows or becomes more uncertain due to policy changes, there is concern that:

• New supply could be delayed
• Rental availability could tighten again
• Prices may continue to rise if demand outpaces delivery

Developers have already indicated that the repeal may add approximately six months to project timelines, increasing costs that are ultimately passed on to buyers and renters.

Community Concerns: Parking and Density

One of the most consistent concerns from homeowners has been the impact of increased density on established neighbourhoods.

Residents have raised valid points around:

• Limited street parking
• Increased congestion
• Changes to neighbourhood character
• Pressure on infrastructure and green space

These are not concerns about growth itself, but about how that growth is implemented.

The Positive Side of Change

It is important to recognize that some areas of Calgary truly benefit from renewal.

There are communities where:

• Housing stock is aging
• Density near transit and amenities makes sense
• A mix of housing types could strengthen the area

Thoughtful redevelopment can bring new life into neighbourhoods, improve housing diversity, and create more vibrant communities. The key is ensuring that this growth is targeted and aligned with infrastructure, schools, transit, and lifestyle needs.

A City in Transition

Calgary is now in a period of reset. While the blanket approach has been removed, there is still a clear need for increased housing supply and more diverse options.

The challenge ahead is finding the right balance:

• Supporting affordability and entry-level buyers
• Providing appropriate housing for families and downsizers
• Encouraging investment and development
• Respecting community input and neighbourhood character

There is no one-size-fits-all solution, and this is where a more tailored, area-specific approach may prove to be the most effective path forward.

Final Thoughts

This decision is not the end of the conversation. It is the beginning of a more nuanced one. Calgary still needs growth. It still needs housing. But how that housing is delivered will shape the city for years to come. A more thoughtful, strategic approach, one that considers the unique needs of each community, may ultimately create better outcomes for homeowners, buyers, developers, and the city as a whole.