After running on repealing and replacing blanket rezoning during last fall’s municipal election campaign, Mayor Jeromy Farkas has followed through on half of his platform’s promise.<\/p>\n
How the city will increase density without the controversial housing policy in place remains unclear, after city council voted down a motion last week intended to do just that.<\/p>\n
Since council voted to repeal blanket rezoning<\/a> two months ago, Farkas has suggested a more aggressive approach to local area plans (LAP) could work as a replacement to improve the city’s housing supply. The planning documents guide the city on where it can add more density, through community consultation.<\/p>\n But despite Farkas\u2019s support, the motion was voted down 10-5. Councillors who opposed the motion argued several LAP-compliant applications have failed anyways, and the nearly $15-million cost attached to double LAP capacity would be too costly.<\/p>\n Farkas said he still views LAPs as a replacement for blanket rezoning, but noted council’s decision last week showed prudence.<\/p>\n \u201cI would have liked to see us move faster on the local area plan process, but I do think that those council members who have some concerns about the quality of the local area plans were right in perhaps wanting to tap the brakes,\u201d said Farkas.<\/p>\n In Farkas’s campaign platform, he promised to replace blanket rezoning with a community-informed strategy to support gentle density while building affordable housing.<\/p>\n But housing advocate Kathryn Davies does not see LAPs as an effective replacement, calling them toothless. She said council’s lack of new ideas to improve the city’s affordable housing supply is “immensely frustrating.”<\/p>\n “This council seems to have very little appetite for actually addressing anything housing-related,\u201d said Davies, the co-founder of More Neighbours Calgary, a group pushing for sustainable housing growth.<\/p>\n Davies argued most Calgarians would be comfortable with more duplexes in their neighbourhood and a more moderate approach to citywide rezoning.<\/p>\n But without a replacement policy, she suggested Calgary could lose out on investment as homebuilders look to develop in other cities where it’s easier to build.<\/p>\n “If we take years to come up with a replacement plan, that’s thousands of homes that go un-built. And there’s enormous demand for housing in Calgary,\u201d said Davies.<\/p>\n Councillors call for replacement<\/p>\n Ward 7 Coun. Myke Atkinson, who voted not to repeal blanket rezoning, also doesn’t see more local area plans as a proper alternative, as the documents cannot automatically rezone land.<\/p>\n Atkinson noted that none of the council members who opposed blanket rezoning have presented a viable replacement policy, including Farkas.<\/p>\n \u201cI\u2019m frustrated with the way that there has been this promise of a repeal and replace, and we haven\u2019t had the replace come in,\u201d said Atkinson.<\/p>\n He added that a replacement housing policy needs to come from a council member who voted to repeal, to ensure it can receive enough votes to pass.<\/p>\n In the meantime, councillors will discuss The Calgary Plan<\/a>, which includes guidance for how the city can build more housing.<\/p>\n Later this fall, Ward 5 Coun. Raj Dhaliwal said council can build on Calgary’s momentum to improve its housing policy when working on its four-year budget. Nearly 28,000 new homes<\/a> were added to Calgary’s housing supply last year, setting a new city record and more than doubling the city’s average over the past decade.<\/p>\n \u201cThis is an opportunity to stay committed to housing, and let’s keep building on last year\u2019s success,\u201d said Dhaliwal.<\/p>\n Calgary still waiting on final federal housing payment<\/p>\n During council’s blanket rezoning debate this spring, the Canada Mortgage and Housing Corporation informed the city<\/a> it may not send a fourth and final payment from the Housing Accelerator Fund, worth around $65 million, if the majority of lots in Calgary are not zoned for up to four units.<\/p>\n While Farkas said he\u2019s confident Calgary can meet Ottawa\u2019s zoning goals, he said he\u2019s focused on what\u2019s best for the city even if it means foregoing the final payment.<\/p>\n \u201cI\u2019m not going to bend over backwards to be able to comply with either Ottawa\u2019s direction or even the provincial government\u2019s direction. We have to do what makes the most sense here locally,\u201d said Farkas.<\/p>\n But other councillors argue the city should ensure it can comply with any funding available that Calgary can use to improve its housing supply.<\/p>\n \u201cAny dollars from any level of government should be welcomed, and we should keep the momentum going about building more units,” said Dhaliwal.<\/p>\n “More housing is possible as long as we\u2019re committed to it.\u201d<\/p>\n Earlier this year, the CMHC cancelled its agreement<\/a> to provide housing funding to Red Deer, citing the city’s failure to meet mandatory conditions.<\/p>\n Political leadership on housing file needed, says prof<\/p>\n