December 15, 2025
RED FM News Desk
Calgary city council is weighing whether to begin the formal process of undoing the city’s blanket rezoning policy, a move that could significantly influence future housing development.
Councillors are debating a notice of motion that would initiate the legal steps to repeal Bylaw 21P2024, which permits multi-unit homes, including duplexes, townhomes, and fourplexes.
A vote in favor would not immediately change zoning rules. Instead, it would trigger a repeal process that includes a public hearing, currently expected in 2026.
The motion follows a record-length public hearing last year and a municipal election in October that reshaped the council, with several councillors elected after campaigning to revisit the rezoning policy.
Scott Rusty Miller of Calgarians for Thoughtful Growth says the push reflects public opposition voiced both at City Hall and at the polls.
“By the city’s own numbers, most speakers and most written submissions opposed it,” Miller said. “Then voters elected a council majority that explicitly promised to repeal the bylaw and restart planning with communities. That’s democratic legitimacy.”
Supporters of repeal argue the policy overrides local area plans and advances development without sufficient neighborhood-level analysis of infrastructure, traffic, and parking impacts.
Miller also cited legal challenges and a rise in appeals to the Subdivision and Development Appeal Board following the bylaw’s approval.
“When people feel ignored, policy fails,” he said.
Critics of repeal warn that reversing the bylaw could slow housing construction amid rapid population growth and ongoing affordability concerns. Some housing analysts, including the Fraser Institute, argue broad rezoning provides certainty for builders and helps boost housing supply, potentially easing prices.
Miller said his group supports new housing but favors a more tailored approach.
“Calgary is made up of distinct communities,” he said. “Residents should help decide where density makes sense, rather than applying the same rules everywhere.”
If the council approves the motion, the issue would move to a public hearing, allowing residents another opportunity to provide input before a final decision.
Meanwhile, affordable housing providers say demand remains intense. Bryan Romanesky, board chair of Onward Homes, said the need for deeply subsidized housing continues to grow.
“Nothing is broken,” Romanesky said. “We just need to keep improving what’s already in place.”
Onward Homes offers rent subsidies of about 50 percent of market rates identified by the Canada Mortgage and Housing Corporation, targeting Calgarians unable to access the private market.
Romanesky said blanket rezoning has led to more townhomes but has had limited impact on his organization, which primarily builds apartments.
He added that denser inner-city development can provide long-term financial benefits for the city, while noting that navigating regulations across different levels of government remains a major challenge.
“Governments are trying to streamline, but financing, permitting, and compliance requirements are still complex,” Romanesky said. “We’ve made progress, but there’s more work to do.”
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