City-Wide Rezoning Repeal Bylaw Updates: July 2026

4 days ago
8 min read

From July 21 - 24, 2026, Calgary City Council held a public hearing to address several outstanding land use bylaw amendments following Council's decision in April to repeal Calgary’s city-wide rezoning policy.

The repeal means that as of August 4, 2026, most properties automatically rezoned in 2024 will return to their previous zoning. The July public hearing was an important step in determining how that transition will work for projects already underway, correcting the list of properties that qualify for an exemption, looking at the maximum allowable density on lots that remain within the R-CG land use district, and deciding how secondary and backyard suites should be regulated moving forward.

For Ward 3 and other developing communities on the outskirts of our city, these decisions carry particular weight. Our communities are among the fastest-growing in Calgary, but that growth hasn't been matched with the infrastructure, amenities, and services needed to support it - we're still waiting for key investments in recreation, transportation, parks, schools, and emergency services.

While repealing city-wide rezoning addresses some residents' concerns about one-size-fits-all zoning, it also creates a new challenge. Without enough incentives and opportunities for growth in established, well-serviced communities, development pressure shifts to Calgary's outer edges, including Ward 3 communities already growing faster than infrastructure can keep up. This stretches our services further, leaving residents waiting longer for the roads, transit, and amenities that should automatically come with new growth. This is the balance Council needs to get right - giving communities a real say in how growth happens in their neighbourhoods, while ensuring the city as a whole delivers enough housing in the right places. We can't keep sprawling and expect the costs not to catch up with us.

Thank you to everyone who took the time out of their day to attend and speak. Your voices once again helped inform Councillor Yule's decision on these bylaw amendments.

Here is what was decided at the July 2026 public hearing and what it means for Ward 3.

7.3.1 Repeal of Blanket Rezoning Exemptions, LOC2026-0010, C2026-0416

Bylaw 27P2026: Protecting Projects Already Underway

What was being decided?

When Council voted to repeal city-wide rezoning in April, it left some gaps in what would happen to projects already underway. Approximately 247 properties had active applications, approved permits, or other qualifying circumstances that could have been affected by the repeal. Forcing these projects to immediately revert to their previous zoning would have created uncertainty for property owners and developers and could have exposed the City to legal challenges.

This bylaw formally exempted these properties from the rezoning repeal, allowing qualifying projects to continue under their existing zoning rather than automatically reverting to their previous zoning designation.

What amendments were made?

Council passed an amendment to ensure these exemptions could not remain in place indefinitely. Under the updated rules, developers now have up to two years to begin construction on an exempted project. If a project is cancelled or withdrawn, or construction does not begin within two years, the property will automatically lose its exemption and revert to the applicable previous zoning.

There were also amendments proposed to pick and choose individual applications or to remove entire wards from this list. Councillor Yule voted no to these amendments, as he did not feel Council should be picking winners and losers when all applicants followed the same process laid out for them originally. These amendments did not pass.

Outcome

The amended motion passed 10–5. Approximately 247 qualifying properties will remain exempt from the city-wide rezoning repeal, subject to the new two-year construction deadline.

Councillor Yule's perspective

Councillor Yule voted yes to this bylaw, as it preserves the process industry was told to follow when city-wide rezoning was repealed, recognizing that consistent processes and guidelines are what allow property owners and developers to plan and invest with confidence.

The City also has a responsibility to honour decisions made by people who invested based on the rules in place at the time. Council had already voted to repeal city-wide rezoning, but that decision shouldn't come at the expense of projects already underway. Changing the rules retroactively could also expose the City to legal risk.

In Ward 3, this bylaw affected one project: a neighbourhood design at 13717R Centre St NW, an undeveloped site at the city's northern edge.

Bylaw 28P2026: Correcting the Exemption List

What was being decided?

This bylaw was brought forward to correct the list of properties exempted from the city-wide rezoning repeal. As Administration reviewed the exemption list, it identified a few properties that had been included even though they did not meet the criteria Council established for an exemption.

This bylaw removed those properties from the exemption list so they can revert to the appropriate zoning when the repeal takes effect.

Outcome

This motion passed 15–0. Properties that did not qualify under Council's established criteria will not receive an exemption from the city-wide rezoning repeal.

Councillor Yule's perspective

Councillor Yule voted yes to accept Administration's recommendations, supporting a bylaw grounded in the principle that rules need to be applied consistently and fairly. If a property doesn't meet the criteria established for an exemption, it shouldn't receive one simply because it was mistakenly included on the list.

In Ward 3, this affected one property: 108 Harvest Hills Dr NE, reverting its zoning from R-CG back to R-C1.

For residents who have been following this application, a Development Permit (DP) was approved for a childcare facility on this site, however it is currently under appeal at the Subdivision and Development Appeal Board (SDAB). Because childcare is a permitted use in all residential districts, this zoning change alone does not impact the DP approval. The application can proceed under its existing approval, unless SDAB overturns it on appeal.

7.3.2 Land Use Bylaw Amendments to Reduce the Maximum Density in the R-CG District, C2026-0581

Bylaw 24P2026: Reducing Maximum Allowable Density in R-CG District

What was being decided?

This was a proposed bylaw to lower the maximum density in R-CG zones from 75 to 60 units per hectare. It was originally meant to modify R-CG under the previous city-wide rezoning regulations, however, since rezoning has since been repealed, the change was no longer necessary. Administration recommended Council "refuse and abandon" the motion, noting it would now only affect a much smaller number of current and future R-CG properties. In practice, the change would have essentially capped R-CG at 3-plexes instead of the current 4-plexes, and with so few parcels now zoned R-CG post-repeal, it could have negatively affected redevelopment, housing choice, and affordability.

Outcome

This motion was defeated 6–7, matching Administration's original recommendation to refuse and abandon the bylaw.

Councillor Yule's perspective

Councillor Yule voted to refuse the density reduction. R-CG remains a land use developers can apply for, but any new application must now go through Council for final approval. In practice, developers will continue to seek 4-plex development applications regardless of zoning. If R-CG were capped at 3-plexes, developers would instead pursue higher-density land uses such as H-GO, MC-G, or DC to achieve a 4-plex - designations that permit even greater density and could potentially result in something larger than a 4-plex being approved. Keeping R-CG capped at 4-plexes gives Council more certainty that nothing larger will be built on these sites.

Bylaw 25P2026: Updates to Main Residential Structures on Midblock R-CG Lots

What was being decided?

This bylaw proposed prohibiting main residential buildings from being located in the rear yard on midblock R-CG lots. The goal was to limit infill forms that felt out of character with established communities, keeping new development more consistent with the traditional look and placement of existing homes.

Outcome

The bylaw passed. Going forward, main residential buildings on midblock R-CG lots will no longer be permitted in the rear yard, helping ensure new infill development better reflects the placement and character of homes already in these communities.

Councillor Yule's perspective

Councillor Yule supported this bylaw, as midblock R-CG development was a recurring concern raised during all city-wide rezoning public hearings. This bylaw works to directly address some of those concerns.

7.3.3 Land Use Bylaw Amendments to Make Secondary Suites and Backyard Suites Permitted Uses, C2026-0584

Bylaw 26P2026: Secondary and Backyard Suites Update

What was being decided?

The repeal of city-wide rezoning meant secondary and backyard suites would once again become discretionary uses in many low-density residential areas. Administration brought forward this bylaw to establish a consistent approval process for suites across Calgary's low-density residential districts.

The proposed bylaw looked to make both secondary suites (e.g., basement suites) and backyard suites permitted uses when they meet all existing City rules - meaning a compliant suite could be approved without a discretionary review. Administration estimated that returning suites to discretionary approval could result in upwards of 2,300 additional development permit applications coming to Council each year.

The proposal also reinstated several restrictions that had been relaxed under the 2024 city-wide rezoning rules:

A property could have a secondary suite or a backyard suite, but not both.
Backyard suites would not be permitted on properties with semi-detached homes.
Minimum parking requirements would return, requiring a one-to-one parking ratio per dwelling unit - generally meaning one stall for the main dwelling and one for the suite.

What amendments were made?

Council voted to amend the proposal so that secondary suites remain a permitted use, while backyard suites become a discretionary use. This means a compliant basement suite can continue through a more straightforward approval process, while backyard suites will be reviewed on a case-by-case basis.

Councillor Yule voted against this amendment, preferring the original proposal that treated both secondary and backyard suites as permitted uses. He felt a consistent, predictable process for both suite types better supported housing options across the city.

Outcome

Secondary suites remain a permitted use; backyard suites require discretionary approval.

Councillor Yule's perspective

Councillor Yule supported this bylaw, noting that suites are already common practice in much of Ward 3 - it's time the rest of the city catches up.

Among the presentations at the public hearing, disability advocate Dr. Stephanie Chipeur's presentation stood out. She highlighted that suites are a key tool for people with disabilities to live independently while staying close to support networks. Ward 3 already sees significant use of this build form, reinforcing the case for it to be available more evenly across Calgary. That said, land use decisions are made on the use, not the user - suites are supported as a housing option on their own merits, regardless of who ultimately occupies them.

For Ward 3, this balance is particularly important. North Calgary is growing rapidly, and communities here are still catching up on the infrastructure and amenities needed to support that growth. Councillor Yule intends to press Council colleagues to match that growth with corresponding infrastructure investment in the November budget.

A Few Final Thoughts

The repeal of city-wide rezoning was intended to give communities more certainty about how growth happens, but it also means thinking carefully about where future growth will go. Without enough simple opportunities for growth in established communities, Calgary risks continuing to push development pressure toward the city's outskirts, including parts of Ward 3 already experiencing rapid population growth without the amenities and services needed to support it.

Councillor Yule's focus will continue to be on ensuring growth and infrastructure go hand in hand - advocating for the roads, transit, recreation facilities, parks, emergency services, and other amenities Ward 3 residents need, while making sure new development is planned to create complete, livable communities.

Continuing to sprawl outward is unsustainable and fiscally irresponsible. Supporting renewal in our established communities, in whatever ways possible, is Calgary's best path forward.