HILL, THOMPSON: Calgary Mayor Farkas should retain blanket rezoning

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Calgary's new mayor, Jeromy Farkas, has vowed to scrap “blanket rezoning,” a policy adopted by the city in 2024 that allows developers to build duplexes, townhouses and four-unit buildings in most areas without prior approval from City Hall. In other words, amid an affordability crisis, Mayor Farkas plans to reverse policies that made housing easier and cheaper to build, risking fewer housing choices and higher housing costs for Calgarian families.

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Active debate

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Overall rezoning has always been controversial. Debate over the policy in the spring of 2024 sparked the longest public hearing in Calgary's history, with many Calgarians raising concerns about the potential impact on local infrastructure, parking availability and park space—all important issues. Farkas argues that a complete rezoning amounts to “ignoring the community” and that Calgarians should not be forced to choose between “a city hall that either stops building or stops listening.” But in reality, it is almost impossible to promise more community input into housing decisions and build more homes faster. If Farkas is serious about giving residents a “real say” in shaping the future of their neighborhood, that means giving them the power to change—or even block—housing proposals that would otherwise be allowed under a full rezoning. Wider public consultation tends to give a greater voice to development opponents, including individuals and groups who oppose higher density and social housing projects.

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Alternatively, if the mayor and council reform the process to involve more public but end up approving most higher-density projects (as they did before the blanket rezoning), the consultation process will be largely symbolic.

Either way, developers will face longer and more expensive approval processes—and pass those costs on to Calgarian renters and homebuyers.

It is not only the number of houses that is important, but also where they are allowed to be built. With a complete rezoning, builders can respond directly to the preferences of Calgarians. When buyers want duplexes in prominent areas and renters want townhomes closer to work, developers can respond without asking city hall for permission. Mayor Farkas said higher-density housing should instead be concentrated near public transport, schools and employment centers to “reduce pressure on existing areas”. At first glance this may seem like a reasonable compromise. But it is based on the flawed assumption that politicians and planners should decide where Calgarians are allowed to live, rather than allowing Calgarians to make that choice for themselves. As a result of the wholesale rezoning, new homes are being built in neighborhoods in response to buyer and renter demand rather than the dictates of City Hall. The mayor also appears to be suggesting City Hall will prevent some redevelopment of existing neighborhoods by limiting housing options in places where many Calgarians want to live.

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Important decision

The stakes are high. Calgary is not immune to Canada's housing crisis, although it has weathered it better than most other major cities so far. This success partly reflects municipal policies, including complete zoning changes, that make home construction relatively quick and inexpensive.

The motion to overturn the blanket rezoning is expected to go before Calgary's municipal executive committee on Monday. If it passes, which is likely, the policy will come up for a vote at the Dec. 15 council meeting.

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As the new mayor and council weigh changes to zoning rules, they should recognize the trade-offs. Empowering “communities” may seem attractive, but it can limit the housing choices available to families in those communities. Any reforms must preserve the best elements of overall rezoning – its consistency, predictability and responsiveness to the housing preferences of Calgarians – and avoid erecting zoning barriers that are exacerbating the housing crisis in other cities.

Tegan Hill and Austin Thompson are analysts at the Fraser Institute.

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