Changing the Quilt Area for Calgary: Tool or Hammer?

A public hearing on a proposed bill that could change Calgary's city landscape begins Monday when citizens go to council chambers to voice their opinions on citywide zoning changes.

The rezoning proposal is a key part of the city's housing strategy, which the city believes is an important measure to address housing supply and affordability.

If passed, the law would allow a variety of housing types, such as six-plexes and townhouses, to be built in areas that currently only allow single-family homes.

It's been a hotly debated topic, including a plebiscite effort, separate community meetings with city councillors, a highly criticized citizen engagement plan and a letter opposing the proposal signed by more than 40 Calgary community presidents.

In an interview with CBC Calgary's This is Calgary podcast, host Anis Heydari spoke with one of the letter's signatories about why she doesn't think rezoning is the right way to go.

LISTEN | Chris Wellner, president of the Glendale Community Association, says a “more surgical approach” would be a better way to solve Calgary's housing crisis:

“I think zoning is really a slippery slope,” Welner said.

“We're 100 percent in favor of density development, but it has to be done right. It's simply not possible to “open the doors to a developer who wants to build anywhere, anytime, anywhere.”

According to the City of Calgary, a rezoning occurs when a property owner wants to develop something other than what is allowed under the current zoning.

“Council will make a final decision to approve or deny a rezoning application following a public hearing,” according to the city's website.

If the rezoning is approved by the council, the applicant can apply for a development permit. Depending on the location of the property, building and construction permits may still be required, and building permits are always required for new homes.

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A new multi-family residential development in Inglewood offers several lower level suites. (Brian Labby/CBC)

Speaking for Calgary, Josh White, director of city and regional planning for the City of Calgary, said the city-wide rezoning proposal is a necessary step to address the city's ongoing housing problems.

Two-thirds of the city's land base is zoned for single-family homes only, White said, and there will be no change. If you want to replace a detached house, you can only build another house of the same type.

“We've seen rapid increases in rents and prices across the city,” White said.

“This (rezoning) will provide more diversity in housing, so a variety of housing types will increase our housing supply and provide more Calgarians with affordable housing.”

The proposed citywide rezoning is one of a number of strategies the city is pursuing.

While the proposal may be a solution to one problem, Welner worries that others will come up in the solution.

“Calgary is a great city to live in, it's a really great place to live. Whether there are problems, problems or not,” he said.

“But zoning opens up an amazing transfer of wealth to developers who can afford to come in, buy that slightly run-down house next to you and put whatever.”

A citywide public hearing on Monday will begin with a decision on the ordinance, which will be held next week.