Calgary city hall watchers may feel like they’re seeing a rerun on Wednesday, as councillors sat down for another day in the second marathon public hearing this year about zoning.
Council is faced with a decision this week about whether to exempt hundreds of properties from blanket rezoning’s repeal. More than 100 public speakers have signed up to address council about the decision this week, and the city has received 500 written submissions on the subject.
Council voted 12-3 in April to repeal blanket rezoning, after it was introduced in 2024. The policy allowed more multi-unit developments, like rowhouses or fourplexes, on lots previously only zoned for single-family homes.
Ahead of the vote to repeal, councillors heard from more than 400 speakers earlier this year, and received nearly 3,300 written submissions during a marathon public hearing.
The repeal goes into effect on Aug. 4. Council already approved an exemption for properties where development permit applications were approved or submitted between blanket rezoning’s introduction in 2024 and the end of last year.
Calgary city council introduced blanket rezoning to accommodate more density as the city’s population grows. (Chelsey Mutter/CBC)
Now, council is tasked with deciding whether 247 additional properties will retain their zoning for higher density housing, because they met the same exemption criteria before April 8, when council voted to repeal.
Council heard from 37 people on Tuesday, before returning Wednesday morning to continue the public hearing. They will vote to make a decision after hearing from all of the registered public speakers.
City could face legal risk
Mayor Jeromy Farkas said provincial legislation requires the city to honour developments under the zoning that was in place when their application was submitted. He said the city needs to weigh residents’ concerns against a potential legal risk.
“If there’s a project under construction and council came in and changed the zoning back, you’d be open to a massive amount of damages,” said Farkas.
“Just in the spirit of fairness, but also transparency and reducing legal risk to city taxpayers, we had to allow for some grandfathering-in provisions.”
More than 300 members of the public registered to speak before city council earlier this year in the last marathon session on blanket rezoning. (Nick Brizuela/CBC)
Farkas said he expects another set of zoning exemptions will be discussed by council this fall.
While council could revisit its criteria to exempt some properties from its repeal decision, Ward 4 Coun. DJ Kelly said he doesn’t think there is a will among councillors to explore that change.
“We’ve been very clear since December about exactly what the process was going to be,” said Kelly.
“Any homeowner who would have engaged in that process in good faith, I think that we owe it to them to engage likewise in good faith.”
WATCH | Council hears public feedback this week on blanket rezoning exemptions:
Guy Buchanan, one of the registered public speakers, arrived at city hall on Tuesday to argue council does not need to provide zoning exemptions to developers. He said that in cases where the permit process was not complete, the developers should still be vulnerable to zoning changes.
He said developers can apply to redesignate the land, so the surrounding community can be consulted about the development.
“Council should have made the decision way back when to not allow these exemptions,” said Buchanan.
“I’m thinking about those homeowners, and there’s many, many of them that are impacted. Anyone can sue anyone, but that doesn’t mean they’re going to win. Council has the power to change land use, so I think that’s what they should do.”
Calgary’s strategy to replace blanket rezoning
During his 2025 mayoral election campaign, Farkas ran to repeal blanket rezoning and replace it with a strategy to better manage growth and density.
Earlier this year, he suggested a more aggressive approach to local area plans, but the motion was voted down 10-5 by council.
On Tuesday, Farkas said the city’s strategy now involves transportation and capital investments for transit-oriented communities, upfronting capital for affordable housing, partnering with other levels of government to support not-for-profits, and streamlining permitting and approvals for private sector developments.
“We are not replacing blanket rezoning with a new blanket rezoning,” said Farkas.
“Many of the housing advocates have been asking for that, but that idea was completely rejected in the 2025 municipal election.”
Lori Williams, associate professor of policy studies at Mount Royal University, said it’s possible for council to find a more nuanced approach to zoning policy. But she said it will be difficult for council to find a solution that satisfies everyone.
She said the city has reverted to an approach to housing that many found too cumbersome, especially as the city’s population grows, but residents still want a say in how their neighbourhoods develop.
“It’s visceral. People are talking about their homes and the impact that this will have on their homes or their ability to get housing,” said Williams.