If you’re developing multi-family homes in Calgary, you might have run into some setbacks. Things aren’t as straightforward as they used to be.
Between zoning updates, evolving planning policies, and increasingly detailed permitting requirements, designing a successful project now takes strategy.
There is, however, some good news for multi-family developers: With the right guidance early on, it’s possible to avoid the most common roadblocks and move forward with confidence.
What’s Changed? A Look at Calgary’s Latest Zoning & Regulatory Shifts
Citywide Rezoning: A New Baseline for Residential Development
In May 2024, Calgary City Council made a big move to tackle the housing crisis by launching a new citywide rezoning initiative. They rolled out the Residential Grade-Oriented Infill (R-CG) district as the go-to zoning for low-density residential areas throughout the city.
So what does this mean? The R-CG district allows for a wider variety of housing types, like single-detached homes, semi-detached homes, duplexes, and row houses. This change aimed to make housing more diverse and affordable in established neighbourhoods, while also simplifying the development process by reducing the need for individual rezoning applications.
Amendments to Land Use Bylaw 1P2007
Alongside the rezoning, the City proposed several amendments to the Land Use Bylaw 1P2007 to improve clarity and consistency in development regulations. These proposed changes included:
- Parking Requirements: Adjustments to parking stall dimensions and locations to better accommodate secondary suites and reduce the need for development permit relaxations.
- Setback Regulations: Refinements to rear and side setback rules to align with practical development considerations, particularly for corner parcels and accessory buildings.
- Landscaping Standards: Updates to landscaping requirements for developments with two units or fewer in the Housing Grade-Oriented (H-GO) district to make them more achievable and cost-effective.
Challenging Long-Standing Assumptions
These changes challenge the old belief that zoning alone determines what can be built on a property. Even if a parcel is labeled as R-CG zoning, developers need to think about how their projects fit in with larger municipal policies and community plans. If there’s a disconnect between zoning permissions and policy goals, it can cause delays, possible appeals from neighbours or even refusals in the permitting process.
Zoning vs. Policy: Don’t Assume They’re Aligned
Several developers have fallen into the trap of thinking that the zoning of a certain area determines what’s allowed. While zoning sets the groundwork for what is possible on a lot, such as allowable uses, height, and density, it doesn’t paint the whole picture. For example:
- Developers may assume: “My property is zoned for R-CG, so I can build a fourplex.”
- But the policies might say: “This block should remain low-density to preserve its character.”
The truth is that zoning and planning policy are two separate, yet interconnected, layers of regulation, and misunderstanding the difference can derail a project before it even begins.
- Zoning: The legal framework that defines how land can be used. It outlines the rules around building types, size, location on the lot, and other technical requirements.
- Policy: Found in documents like the Municipal Development Plan or Local Area Plans, policy communicates the City’s long-term vision for growth, land use, and community character.
Here’s where things get tricky: Just because a property is zoned for a particular use doesn’t mean a proposed development will be supported. A parcel might be zoned to allow multi-family housing, but if the policy for that area prioritizes preserving low-density character or maintaining green space, your project may face significant pushback or even rejection during the development permit stage.
Where city planners come in: Their role is to check if a proposed development fits with zoning rules and broader policy goals. If things don’t line up, it’s their job to make sure those policy priorities are maintained, even if the zoning looks like it backs the project on the surface.
Key takeaways: Zoning tells you what’s technically possible, but policy tells you what’s actually feasible. Understanding both and engaging professionals who can interpret how they interact on a specific lot can save time, money, and frustration.
Technical Elements Developers Need to Understand
When you’re planning a multi-family development in Calgary, it’s important to know the specific technical rules in Land Use Bylaw 1P2007. Ignoring these can cause delays or might mean you have to spend extra money redesigning. Three key areas to be aware of include:
Allowable Roof Heights
The Land Use Bylaw specifies maximum building heights for different land use districts. For instance, in low-density residential districts, the maximum building height is typically 10 metres. However, this can vary based on the specific district and context.
Setbacks (Distance to Property Lines)
Setbacks are the minimum required distances between a building and the property lines. They make space for light, privacy, and emergency access. For example, in low-density residential districts:
- Front Setback: Typically 3.0 metres, but can vary.
- Side Setback: Generally 1.2 metres, but may be reduced under certain conditions.
- Rear Setback: Typically 7.5 metres, although this can vary depending on the parcel and district.
Projections like eaves, decks, and balconies have specific rules regarding how far they can extend into these setback areas. For instance, eaves may project a maximum of 0.6 metres into a side setback area.
Landscaping Requirements
Landscaping is a big part of Calgary’s development regulations. The bylaw mandates that all setback areas not used for access or other approved purposes must be landscaped. Key requirements for properties in commercial districts include:
- Plant Material: Must be a species capable of healthy growth in Calgary’s climate.
- Tree Requirements: At least 25% of the required trees must be coniferous.
- Shrub Size: Shrubs must have a minimum height and spread of 0.6 metres at the time of planting.
- Landscape Plan: A comprehensive plan detailing existing and proposed vegetation, irrigation systems, and other landscape features must be submitted with the development permit application.
The Pre-Application Meeting: Why It’s a Game Changer
In the early stages of planning multi-family homes, one of your most valuable tools is the Pre-Application Meeting, and yet, many developers skip it. At Ellergodt Design, we see it as a smart, strategic step that saves time, reduces uncertainty, and increases your chances of success.
What Is a Pre-Application Meeting?
A Pre-Application Meeting allows you to meet directly with a city planner and present the goals for your specific lot. It’s a chance to ask key questions, test your design intentions against city policy, and get a sense of whether your proposal aligns with the City’s priorities. Rather than guessing or assuming based on zoning alone, you walk away with more clarity and confidence—a huge advantage when you’re deciding whether to move forward.
What makes this meeting a true game changer is the ability to shape your project before you’re deep into the design or Development Permit process. Early feedback allows us to adapt your vision so that it’s both creative and compliant, avoiding costly surprises down the road.
Avoiding Common Pitfalls in Multi-Family Design
In our experience, there are a few common missteps that developers, especially those new to multi-family projects, often make.
One of the biggest pitfalls? Assuming zoning tells the whole story. Just because a lot is zoned for multi-family use doesn’t mean you’ll get the green light. Without understanding how city policy interacts with zoning, projects can run into unexpected resistance.
Other frequent issues include:
- Designing without considering required setbacks or height limits
- Including too many relaxations, which can trigger an appeal process
- Pushing the envelope without understanding what planners will support
These missteps can lead to serious headaches, such as delays in permitting, required design revisions, or even a complete halt to your project.
That’s why we always recommend upfront alignment. When your design matches both the zoning and the policy, you’re on solid ground. And when questions or gray areas do come up, it helps to have someone in your corner who knows how to navigate them.
How Ellergodt Design Streamlines the Process
At Ellergodt Design, we specialize in making multi-family projects smoother, smarter, and more successful through realistic, approvable plans that reflect what the City actually supports.
What to Expect When Working with Us
- We start by doing our homework: Reviewing the site’s zoning, understanding the relevant policy context, and identifying potential limitations right away. We’re here to avoid the kind of relaxations that trigger appeals or slow your project to a crawl.
- We use our best judgment: We know when it’s okay to push for design flexibility and when it’s better to stay within the lines. That judgment comes from over 21 years of working with city planners, attending appeal board meetings, and seeing firsthand what gets approved and what doesn’t.
- We anticipate planner feedback: Before you ever submit your application. By designing with creativity and compliance in mind, we help you get through the permitting process with fewer revisions and more confidence.
If you’re thinking about a multi-family project, let’s talk early. We’ll help you see the big picture before you invest in the details and guide your project from vision to approval, the smart way.
Partner Early, Build Smarter
Don’t risk investing time and resources into a development plan that could be rejected or significantly delayed because it doesn’t align with city policies. Zoning knowledge alone isn’t enough to ensure your multi-family project goes smoothly.
If you’re ready to move forward with clarity and confidence, get in touch with Ellergodt Design. We’ll help detect red flags before they turn into setbacks and connect you with a city planner to understand your property’s potential.