Make it easier to build housing across the city

Calgary does not have an adequate or diverse enough supply of housing. At minimum, 15,000 new affordable homes are needed, and that number is expected to increase. In addition, affordable housing does not exist within all communities in Calgary.

Reducing barriers for market and non-market housing supports vulnerable Calgarians who may be in need. There are about 81,000 households who need affordable housing. Calgary has 3.5 per cent non-market housing compared to the national average of 6 per cent. With an anticipated population growth of 100,000 new residents over the next four years, investing in housing supply and affordability through increased flexibility, streamlined regulations and processes is critical to support these needs.

This recommendation makes it easier to build market and non-market housing across Calgary and ensures safe and equitable homes for Calgarians of all income levels.

Have your say

Public submissions and presentations will be accepted at the Committee meeting on Sept. 14, 2023. To learn more about how you can share your thoughts on these recommendations please visit: https://www.calgary.ca/council/meetings/public-hearing.html

Action items

Action A - Enable more non-market housing

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
Include policy in the Municipal Development Plan (MDP) immediately that every Local Area Plan (LAP) should enable a minimum of 15% of the total housing units to be non-market Affordable Housing (as defined by The City) to provide equal distribution across the city.	This recommendation means a change in policy through the MDP to help guide Calgary’s affordable housing targets and guide Local Area Plans (LAPs), to consider the locations for market and non-market housing throughout all Calgary communities. When opportunities for more non-market housing units come along, there will be policy guidance in place to provide clarity to Calgarians as their communities experience growth and change.	This will create: More housing: Approximately 81,000 households are in need of affordable housing, according to the most recent Housing Needs assessment. Calgary has 3.5% non-market housing compared to the national average of six per cent. Economic benefit: Increasing affordability reduces overall housing costs. Investing in an affordable housing supply is critical to support new job creation and attract and retain a stable workforce. Demographic diversity: Delivery of various home options that meet building safety standards and are accessible for Calgarians of various income levels.

What is the action?

What would this mean if it was approved? Why was this recommendation made?

How would this affect Calgary?

Include policy in the Municipal Development Plan (MDP) immediately that every Local Area Plan (LAP) should enable a minimum of 15% of the total housing units to be non-market Affordable Housing (as defined by The City) to provide equal distribution across the city.

This recommendation means a change in policy through the MDP to help guide Calgary’s affordable housing targets and guide Local Area Plans (LAPs), to consider the locations for market and non-market housing throughout all Calgary communities.

When opportunities for more non-market housing units come along, there will be policy guidance in place to provide clarity to Calgarians as their communities experience growth and change.

This will create:

More housing: Approximately 81,000 households are in need of affordable housing, according to the most recent Housing Needs assessment. Calgary has 3.5% non-market housing compared to the national average of six per cent.
Economic benefit: Increasing affordability reduces overall housing costs. Investing in an affordable housing supply is critical to support new job creation and attract and retain a stable workforce.
Demographic diversity: Delivery of various home options that meet building safety standards and are accessible for Calgarians of various income levels.

Next steps

As per the approved recommendations from Council on June 7, 2023, this recommendation will be incorporated into the City of Calgary’s Housing Strategy and brought before the Community Development Committee on September 14.

Action B - Rescind the Single-Detached Special Policy

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
Rescind the Single Detached Special Policy Area in the Guide* to Local Area Planning, immediately. *The Guide is a reference document that Administration uses to help develop local area plans.	This action would remove the Single-Detached Special Policy Area (page 37) that: was intended for limited use in exceptional and unique circumstances, has not been formally applied within any local area plan to date. With smaller family sizes and fewer people living in each home, there is a need for more homes in our established communities to ensure population stability. Balancing growth and allowing additional homes to be built within new and established communities are key goals of the Municipal Development Plan (MDP). Supporting other forms of low-density housing, such as semi-detached homes and rowhouses allows for: Gradual population recovery, particularly among youth, Stabilization of housing affordability, and Less demand for new land, services and infrastructure. A mix of housing supports: Housing diversity Ongoing viability of local businesses, schools and services in established communities, and Preference changes and needs of current and future Calgarians.	The impacts of this decision are limited as the Single-Detached Special Policy Area has not been formally applied within any local area plan to date. A Single-detached Special Study Area is noted within the North Hill Communities Local Area Plan. With no single-detached policy area remaining, references to the Single-detached Special Study Area with the North Hill Communities Local Area Plan are outdated and will be removed through a policy amendment.

What is the action?

What would this mean if it was approved? Why was this recommendation made?

How would this affect Calgary?

Rescind the Single Detached Special Policy Area in the Guide* to Local Area Planning, immediately.

*The Guide is a reference document that Administration uses to help develop local area plans.

This action would remove the Single-Detached Special Policy Area (page 37) that:

was intended for limited use in exceptional and unique circumstances,
has not been formally applied within any local area plan to date.

With smaller family sizes and fewer people living in each home, there is a need for more homes in our established communities to ensure population stability. Balancing growth and allowing additional homes to be built within new and established communities are key goals of the Municipal Development Plan (MDP).

Supporting other forms of low-density housing, such as semi-detached homes and rowhouses allows for:

Gradual population recovery, particularly among youth,
Stabilization of housing affordability, and
Less demand for new land, services and infrastructure.

A mix of housing supports:

Housing diversity
Ongoing viability of local businesses, schools and services in established communities, and
Preference changes and needs of current and future Calgarians.

The impacts of this decision are limited as the Single-Detached Special Policy Area has not been formally applied within any local area plan to date.

A Single-detached Special Study Area is noted within the North Hill Communities Local Area Plan. With no single-detached policy area remaining, references to the Single-detached Special Study Area with the North Hill Communities Local Area Plan are outdated and will be removed through a policy amendment.

Next steps

The Guide will be updated to remove the Single Detached Special Policy Area online and will continue to be used as a reference document that Administration uses to support the development of LAPs.

Action C - Enable diverse housing options

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
Enable diverse housing types by incorporating the full spectrum of Neighbourhood Urban Form Categories in each Local Area Plan (LAP).	All LAPs created to date have used all four of the Neighbourhood Urban Form Categories so changes to existing LAPs would not be required. This direction reaffirms the good practices already being undertaken as we work together to create LAPs. This means that all Neighbourhood Urban Form Categories (NUFC) (shown below) must be used in every LAP created. NUFC help consistently describe distinct types of uses for land (such as residential, commercial, mixed-use, and industrial). The NUFC include uses that are commonly found in all neighbourhoods or communities. This recommendation was made to enable diverse housing types across our city, which has many benefits: Incorporating a mix of Neighbourhood Urban Form Categories within all LAPs supports equity in considering how growth and change could happen in communities across Calgary. Needing more homes in our established communities to ensure population stability and growth (established areas have seen a decrease from an average household size of 4.4 people in 1968 to 2.7 today). Supporting a mix of housing also supports increased housing choice, the ongoing viability of local businesses, schools and services in established communities and supports gradual growth and change in communities across Calgary to better meet the changing preferences and needs of current and future Calgarians. Allowing more opportunities for commercial amenities in communities provide more opportunities for Calgarians to start and expand a business, increasing jobs and economic growth in the city.	All LAPs created to date, including the North Hill Communities, Westbrook Communities & Heritage Communities, have used all four of the Neighbourhood Urban Form Categories so no changes would be required. This direction reaffirms the good practices already being undertaken as we work together and look forward to working with community members to consider and refine where each of the Neighbourhood Urban Form Categories could fit best within each local area.

What is the action?

What would this mean if it was approved? Why was this recommendation made?

How would this affect Calgary?

Enable diverse housing types by incorporating the full spectrum of Neighbourhood Urban Form Categories in each Local Area Plan (LAP).

All LAPs created to date have used all four of the Neighbourhood Urban Form Categories so changes to existing LAPs would not be required. This direction reaffirms the good practices already being undertaken as we work together to create LAPs.

This means that all Neighbourhood Urban Form Categories (NUFC) (shown below) must be used in every LAP created.

NUFC help consistently describe distinct types of uses for land (such as residential, commercial, mixed-use, and industrial). The NUFC include uses that are commonly found in all neighbourhoods or communities.

This recommendation was made to enable diverse housing types across our city, which has many benefits:

Incorporating a mix of Neighbourhood Urban Form Categories within all LAPs supports equity in considering how growth and change could happen in communities across Calgary.
Needing more homes in our established communities to ensure population stability and growth (established areas have seen a decrease from an average household size of 4.4 people in 1968 to 2.7 today).
Supporting a mix of housing also supports increased housing choice, the ongoing viability of local businesses, schools and services in established communities and supports gradual growth and change in communities across Calgary to better meet the changing preferences and needs of current and future Calgarians.
Allowing more opportunities for commercial amenities in communities provide more opportunities for Calgarians to start and expand a business, increasing jobs and economic growth in the city.

All LAPs created to date, including the North Hill Communities, Westbrook Communities & Heritage Communities, have used all four of the Neighbourhood Urban Form Categories so no changes would be required.

This direction reaffirms the good practices already being undertaken as we work together and look forward to working with community members to consider and refine where each of the Neighbourhood Urban Form Categories could fit best within each local area.

Neighbourhood Urban Form Categories

Specifically, there are four different Neighbourhood Urban Form Categories:

Next steps

The recommended time for this action is within two years. Since all LAPs that have been approved and/or that are underway incorporate all NUFC, no action is required.

Action D, E, G-ii - Change the Land Use Bylaw

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
1D Prepare the necessary bylaws to immediately: Make the base residential district Residential-Grade-Oriented Infill District (R-CG) with guidance for single, semi-detached, row and townhouses into a single land use district. Enable secondary suites and backyard suites on one parcel of land. 1E In the new Land Use Bylaw: Remove minimum parking requirements in all residential districts. Make dwelling units in all multi-residential land use districts Permitted Use to enable simplified approvals processes. 1G 2. Amend city-wide, local area and land use regulation to exempt non-market affordable housing from multi-residential and mixed-use density calculations, in particular non-market units with three or more bedrooms to accommodate large or multi-generational family units.	Improving residential zoning rules for market and non-market housing allows Calgarians to create more new homes of all shapes and sizes, which reduces housing costs for all. For more detailed information on the proposal to make R-CG the default residential zoning, please visit here. Removing parking minimums The proposed change would shift who makes the decision about the right amount of parking from the City of Calgary to individual home and business owners. This allows Calgarians to build parking according to their unique transportation needs, reduces the costs of new homes, reduces traffic and makes it easier to start a small business. For more detailed information on the proposal to remove parking mandates please visit here. Dwelling units to become Permitted Use for all multi-residential and mixed-used districts Permitting multi-residential development in all land use districts would facilitate and reduce risk to build this new form of housing. Approval timelines and the project appeals can add significant costs and risks to a development. Rules can be designed to encourage positive outcomes such as single-detached, semi-detached and rowhouse homes. Exempting non-market affordable housing from multi-residential and mixed-use density calculations This exemption provides non-market developments more flexibility to build units that meet the needs of the people they serve, while staying within the size and form that is permissible in the land use bylaw. Allowing for exemptions will incentivize the development of affordable housing to help achieve no less than 15 per cent non-market housing throughout the city.	Affordability: Adding more homes and more housing variety means fewer people competing to find a home to fit their budget and needs. Minimizing parking requirements reduces the costs associated with redevelopment. Climate: Allowing more housing in established areas allows for more households to live in energy-efficient buildings in areas where it is easier to meet daily needs by walking, biking or using transit. Economy: Reducing housing costs for Calgarians means more money can go towards local businesses through investment or customer spending.

What is the action?

What would this mean if it was approved? Why was this recommendation made?

How would this affect Calgary?

1D Prepare the necessary bylaws to immediately:

Make the base residential district Residential-Grade-Oriented Infill District (R-CG) with guidance for single, semi-detached, row and townhouses into a single land use district.
Enable secondary suites and backyard suites on one parcel of land.

1E In the new Land Use Bylaw:

Remove minimum parking requirements in all residential districts.
Make dwelling units in all multi-residential land use districts Permitted Use to enable simplified approvals processes.

2. Amend city-wide, local area and land use regulation to exempt non-market affordable housing from multi-residential and mixed-use density calculations, in particular non-market units with three or more bedrooms to accommodate large or multi-generational family units.

Improving residential zoning rules for market and non-market housing allows Calgarians to create more new homes of all shapes and sizes, which reduces housing costs for all.

For more detailed information on the proposal to make R-CG the default residential zoning, please visit here.

Removing parking minimums

The proposed change would shift who makes the decision about the right amount of parking from the City of Calgary to individual home and business owners. This allows Calgarians to build parking according to their unique transportation needs, reduces the costs of new homes, reduces traffic and makes it easier to start a small business.

For more detailed information on the proposal to remove parking mandates please visit here.

Dwelling units to become Permitted Use for all multi-residential and mixed-used districts

Permitting multi-residential development in all land use districts would facilitate and reduce risk to build this new form of housing. Approval timelines and the project appeals can add significant costs and risks to a development. Rules can be designed to encourage positive outcomes such as single-detached, semi-detached and rowhouse homes.

Exempting non-market affordable housing from multi-residential and mixed-use density calculations

This exemption provides non-market developments more flexibility to build units that meet the needs of the people they serve, while staying within the size and form that is permissible in the land use bylaw. Allowing for exemptions will incentivize the development of affordable housing to help achieve no less than 15 per cent non-market housing throughout the city.

Affordability: Adding more homes and more housing variety means fewer people competing to find a home to fit their budget and needs. Minimizing parking requirements reduces the costs associated with redevelopment.

Climate: Allowing more housing in established areas allows for more households to live in energy-efficient buildings in areas where it is easier to meet daily needs by walking, biking or using transit.

Economy: Reducing housing costs for Calgarians means more money can go towards local businesses through investment or customer spending.

Next steps

The City will first explore the potential MDP changes, and then implement via the Land Use Bylaw renewal project. This process will include internal research, public and partner engagement to implement. Future council decisions will need to occur.

Action F - Implement rezoning to R-CG or H-GO districts

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
Complete City-initiated land use redesignations by Q2 2024 to: Implement Residential-Ground Oriented (R-CG) as the base residential district across Calgary. Implement Housing-Ground Oriented (H-GO) in residential areas within proximity to transit, main streets and other corridors.	Changing residential zoning rules in Calgary to R-CG would simplify the process that landowners must go through if they want to build single detached homes, duplexes, triplexes, backyard suites and rowhouses. Learn more about changes to R-CG and H-GO zoning here.	This would allow Calgarians to build homes that respond to changing life and family circumstances. Having enough homes for everyone will also lead to more affordable communities.

Next steps

The recommendation will be incorporated into the Corporate Housing Strategy and brought before Community Development Committee on September 14. If given direction to implement, there will be a public hearing on rezoning where you can submit comments or address Council.

Action G-i - Create incentives for more affordable non-market and market units

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
Create incentives for more affordable non-market and market units: Establish an incentive program of at least $10,000 per unit for secondary suites, to produce at least 400 net new secondary suites each year.	The City would develop a program to help with the cost of creating new secondary suites. Secondary suites are an opportunity to create more housing and create more housing choice in communities across the entire city.	More choices: As the city grows and changes, there would be more options for new development.

Next steps

The City would explore funding mechanisms to enable this program to be developed and implemented. Future budget and council approvals would need to occur.

Action H - Advocate to the government of Alberta for change to the Municipal Government Act

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
Advocate to the Government of Alberta for legislative change to the Municipal Government Act to allow affordable housing to be defined in a manner that exempts it from certain planning process requirements such as public hearing, which increases certainty and reduces timelines for developers and providers.	The City would advocate for the Government of Alberta to make changes to the Municipal Government Act that would make it easier to build affordable housing. Creating certainty for housing providers and developers that develop affordable housing is important in the development of new affordable homes because it reduces time, complexity and therefore cost.	More choices: As the city grows and changes, there will be more options for new development that would have less barriers to be developed in the planning process.

Next steps

The City would explore ways to incorporate this action into our advocacy to other orders of government.

Action I - Facilitate a private/public partnership

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
Develop and implement a new program by Q4 2024 to facilitate a private/public partnership where The City would provide City-owned land to the private sector and others to build affordable housing. Housing would be managed by qualified partners to operate and maintain for no less than 40 years.	The City would develop a program that facilitates land being provided to the private sector to create affordable housing. The private sector has a strong track record of efficiently delivering market housing. This program would take advantage of that and lead to the creation of more affordable housing.	More housing: As the housing need increases, there will be more opportunities for housing partners to develop new housing.

Next steps

The City would explore ways to implement this program.

Action J - Support co-op housing, co-housing and other alternative forms of cooperative housing

What is the action?	What would this mean if it was approved? Why was this recommendation made?	How would this affect Calgary?
Support co-op housing, co-housing and other alternative housing forms that create cooperative living options to be included in the City of Calgary’s existing programs to support non-market housing.	Currently, these types of housing are often not eligible for The City’s programs for non-market housing. This recommendation would mean they are and would likely lead to the creation of more of these types of housing. Supporting more housing forms will allow for more housing options for individuals to access. In addition, co-op and co-housing tends to be more affordable over time and would help with creating more affordable housing.	More choices: As the city grows and changes, there will be more options for new development. Demographic diversity: Diverse home types to meet different needs and preferences for a Calgarian’s unique stage in life, encouraging inclusivity to many people who call Calgary home.

What is the action?

What would this mean if it was approved? Why was this recommendation made?

How would this affect Calgary?

Support co-op housing, co-housing and other alternative housing forms that create cooperative living options to be included in the City of Calgary’s existing programs to support non-market housing.

Currently, these types of housing are often not eligible for The City’s programs for non-market housing. This recommendation would mean they are and would likely lead to the creation of more of these types of housing.

Supporting more housing forms will allow for more housing options for individuals to access. In addition, co-op and co-housing tends to be more affordable over time and would help with creating more affordable housing.

More choices: As the city grows and changes, there will be more options for new development.

Demographic diversity: Diverse home types to meet different needs and preferences for a Calgarian’s unique stage in life, encouraging inclusivity to many people who call Calgary home.

Next steps

The City would need to make amendments to existing program criteria to facilitate this change.

Recommendations and actions

Recommendation 1

Make it easier to build housing across the city
Recommendation 2

Make more land available to build more housing across the city
Recommendation 3

Ensure that the supply of affordable housing meets the needs of Indigenous people living in Calgary
Recommendation 4

Convene the housing sector to facilitate greater collaboration
Recommendation 5

Increase the investment to support housing providers
Recommendation 6

Ensure more individuals have a safe place to call home