Zoning and Infill in Edmonton: Frequently Asked Questions

Written By Salimah Valiani
 
 

Between 2022-2023, Edmonton welcomed more than 100,000 people to our City. For context, that is approximately the entire population of Red Deer, Alberta. In 2024, we welcomed another 73,000 people. We are growing fast towards our first key milestone of 1.25 million people, and as outlined in the City Plan, in the next few decades, we can expect to become a City of 2 million people. People are coming to Edmonton for many different reasons - our affordable housing, job opportunities, our beautiful urban parks, our festival culture and much more - we have become recognized as a great place to call home. 

To support this growth and ensure a home for everyone, the City has been planning how we can welcome new neighbours into our communities for over a decade. Policy from past Councils like allowing lot subdivision or ‘splitting’ (2015), legalizing garden suites and backyard dwellings (2017), and removing parking minimums (2019) have all played a role in helping to support a gradual increase in density and more housing choice across the City.

More recently, the Zoning Bylaw Renewal project (2023), which was a major multi-year overhaul of our zoning rules, was completed to modernize zoning and land development in Edmonton. This was important so that our zoning rules better address the changing issues we are seeing in the City, not just rapid population growth, but also housing choice, fiscal and environmental sustainability and affordability. Given this a major policy change with tremendous impact across Edmonton, City staff undertook multiple years of public engagement; And our office worked to get the information out through newsletters delivered to every door in Ward Karhiio, Facebook Live discussions about what changes people can expect, and Community League meetings and events to answer questions. The multi-day Public Hearing held in Fall of 2023 saw the most turnout for rezoning that the City has ever seen. The bylaw decision passed 11-2. 

While in the past, a lot of our growth as a City has been outwards and along the edges, we are shifting to balance growth in both new and existing neighbourhoods. In fact, in the City Plan, our Guiding Vision to create a City that works for everyone approved in 2018, our target is that 50% of the new units added are through infill redevelopment across the City. The result is more people at different stages of life and income levels can have access to the parks, playgrounds, schools and other amenities these neighbourhoods have to offer.

I know for many in Ward Karhiio, infill housing is something new and unfamiliar, and for some, these potential changes in their neighbourhoods can come with a lot of emotions and unanswered questions. I understand being hesitant of this change and what is means for communities. However, our cities are constantly evolving. My goal through all of this is to make sure that your voice is heard in the decisions that are being made, and that up-to-date information is accessible on what growth means for our communities. This is why I wanted to put together this blog to answer some of the most frequent questions and concerns I have heard when talking to residents about infill and zoning.

If you have more questions to add to the conversation, or just want to talk more about infill in your community, reach out to me and my team at keren.tang@edmonton.ca. As part of the Zoning Bylaw Renewal, the City is also collecting feedback on how it’s working. This form provides an opportunity for Edmontonians to identify minor errors, potential unintended consequences and potential opportunities for improvement when using Zoning Bylaw 20001.

Your Frequently Asked Questions on Infill

  • There are numerous benefits to infill housing. Many are aligned with the “Community - Economy - Climate” platform I ran on. A few highlights include:

    • Housing for everyone: While infill housing can be a new Single Family Home, it also includes diverse housing options like row housing, duplexes, secondary suites, backyard houses, and more. Diverse housing options means that in any neighbourhood, different type of people can find housing that works for their circumstances. For example, seniors might want to remain in their neighbourhood but also downsize due to mobility limitations. Or young professionals who might traditionally be priced out of a mature neighbourhood can have an opportunity to live in a desirable area close to amenities or work. Infill helps to provide options to meet everyone’s needs.

    • Environmental sustainability: Building in established neighbourhoods reduces the environmental impact associated with suburban sprawl like the deforestation of natural spaces for homes. Adding homes in areas close to existing amenities like parks, schools, jobs and transit centres means it is easier for people to choose different transportation options (e.g. walking, biking, taking transit) but also reduces carbon emissions from longer commutes for those choosing to drive. In addition, infill homes are usually more energy efficient due to more recent changes in our building code, helping to lower energy consumption.

    • Fiscal responsibility: New neighbourhoods means new roads, signage, sewers, parks, and the list goes on. While new neighbourhoods are still needed, they are extremely expensive to service and maintain and will lead to ever-growing property taxes. It is more fiscally responsible for us to grow up and not out and maximize the infrastructure we already have invested in. And prioritizing growth around existing investments like the LRT, libraries, or recreation centres can lead to increased use of local amenities - meaning City services can reach more people at a lower cost.

  • Residential infill means new housing in an established or mature neighbourhoods. It includes new secondary suites, garage suites, duplexes, semi-detached and detached houses, row houses, apartments, and other residential and mixed-use buildings (Edmonton’s Infill Roadmap).

  • The City Plan (created when we were a City of 1 million) sets targets of adding 50% of new housing through infill city-wide and welcoming 600,000 people to the redeveloping area (roughly inside the Anthony Henday) by the time Edmonton’s population reaches 2 million.

  • Infill includes many different options for building types. What can be built depends on the zoning of the land, along with the lot size to determine what is appropriate.

    In a standard Residential Zone (RS for mature neighbourhoods) the most permitted is 8 units per lot, EXCEPT on corner lots that could see up to 10 units. These developments must still meet all required guidelines for setbacks, height, and site coverage to allow for more units.

    Any proposal greater than this would go to a public hearing.

    Definition of RS Zone: allows for a range of small scale Residential development up to 3 Storeys in Height, including detached, attached, and multi-unit Residential housing. Limited opportunities for community and commercial development are permitted to provide services to local residents.

  • Much like housing needs, parking needs are diverse. Some families have two cars. Some have none. Many folks who are renters, students, or low-income may not have a personal vehicle and utilize transit. Even if an infill has a garage, no one is required to park in their garage, and they may choose to park on the street. Much like our own homes, some people park in the garage, some people park on the street. Some people park on a driveway.

    Back in 2020 (prior to the current Council), the City enabled Open Option Parking, which removed minimum parking requirements from the Zoning Bylaw and allows homeowners and businesses to decide how much on-site parking to provide on their properties based on their particular operations, activities or lifestyle. In Edmonton much of our neighbourhood street parking is also not “regulated”, or owned by anyone. It operates on a first come first serve basis to anyone utilizing the space.

    Most projects will still choose to include some form of parking. Remember, builders are competing for sales or renters, and there is a recognition that if you want to attract tenants or buyers who have a car, you need to accommodate for a car. Ultimately, a builder wants to make their project appealing to renters or to buyers. If a builder is choosing not to include parking, it could be due to numerous reasons such as proximity to transit (like our new Valley Line Southeast LRT).

  • This is one of the most asked questions we receive in our office when talking about infill development.

    Before any development proceeds, City Administration examines and takes into account all of the needs and pressures in an area, including utility needs with consultation from EPCOR. If utilities do require maintenance or upgrading this is part of the assessment process BEFORE a development permit is issued.

    EPCOR was involved with the Zoning Bylaw Renewal and associated updates to the drainage design standards. Through that exercise, there were minimal concerns with the number of dwellings being allowed in an RSF or RS lot. For smaller infill developments like this, the increased sanitary flow is minimal and can be handled by the existing sewer system. Nowadays many people use low flow fixtures and appliances in their homes. Stormwater flows are also generally not impacted by small infill developments.

    In the case of large infill developments such as high-rises and condos, the developer is required to evaluate the capacity in the sewers and submit their findings to the City. If there is insufficient capacity in the existing sewer system, the developer is responsible for working with EPCOR to upgrade the system to support their new buildings.

    Infill development projects often need a new sewer line connection from the building to the sewer main. The homeowner or developer is responsible for paying for the new connection up to the sewer main. EPCOR constructs the portion of the connection from the property line to the sewer main, and the construction costs are charged to the homeowner or developer.

    One of the bigger problems emerging is that low density development doesn't have the population or the tax base to generate enough taxes to pay for the replacement of the aging infrastructure. Denser housing options like apartments cost far less per capita and per unit to support infrastructurally, and can help with addressing infrastructure upgrades and additions.

    If you are experiencing sewer trouble to call EPCOR’s 24/7 emergency line at 780-412-4500.

  • The Design and Construction Standards apply to City contracts and / or private development projects. This ensures all infrastructure work in the City is constructed to a consistent standard.

    During the permit application process, the City also audits the design of a project. It confirms that the construction intentions comply with minimum safety standards enacted under the Alberta Safety Codes Act.

    I also want to clarify what Zoning regulates. Zoning is about:

    • What can be built where

    • Permitted types of buildings and activities

    • Implementing municipal land use plans

    Zoning is not about:

    • Regulating groups of people or behaviours

    • How buildings are built

    • Exactly what a building looks like

  • According to assessment and taxation data in Edmonton, it does not. Over the last ten years lots of infills have gone into many neighbourhoods, and even multi-unit, low, or mid-rise apartments have not lowered property values.

  • Since infill does not require new infrastructure (e.g. roads, sewers, parks, water systems, electrical distribution), it is a much more efficient way to use land and resources. This means more people with less new space to service. For example, a street with 10 units compared to a street with 15 units will still require the same amount of snow clearing - the difference is that there are more people who can help to support the cost of the service to keep it affordable.

    In fact, infill helps to generate new revenue for the City (or tax uplift), helping to keep property taxes more stable.

  • There are a lot of resources to help you learn more about infill in your community:

  • The City is developing a number of tools and resources to ensure builders meet their responsibilities, and follow best practices and guidelines associated with construction. This includes:


    Centralized Office for Residential Development Complaints
    Two new positions will be hired in 2025 to create a centralized office for residential development complaints. The team will receive, prioritize and coordinate complaints, inspection and responses. The centralized office is expected to create a consistent approach to residential development complaints. This Office will also modernize and update the dashboard.

    Project Implementation Plan (PIP)
    The PIP is a document that builders are required to submit when applying for construction permits in Edmonton to proactively plan for a safe construction site. It helps lay out an applicant's roles and responsibilities, requires an excavation strategy, encourages communication with neighbours and allows for enforcement mechanisms.

    Construction Accountability Program (CAP)
    The CAP is currently in development and is expected to be rolled out later in 2025. It will provide a data-driven mechanism for the City to track applicant outcomes and respond accordingly, up to and including the right to refuse to issue a permit to builders with too many infractions. It will also allow for conditions to be placed on any subsequent permits they receive to compel better building practices.

    Development Compliance Reporting
    The development compliance team investigates all general land use and residential living Zoning Bylaw complaints on private property. This includes activities that are not allowed in the property’s zone or breaching conditions of a development permit. The team generally follows a 4E model of escalation (engage, educate, encourage and enforce) when investigating and addressing complaints. This recognizes evolving tactics as customers move through the spectrum so that engagement and education through verbal warnings will occur before enforcement efforts. It also means frequent violators will be escalated quickly through the model.

    The majority of projects do tend to be well executed with a minority presenting some issues. The first step for reporting is always to document and connect with 311 or emailing developmentcompliance@edmonton.ca.

  • If a proposed use is permitted in an RS Zone and complies with all of the relevant zone requirements (e.g. lot coverage, setbacks, etc.), there is no rezoning required or coming to City Council for a decision.

    With respect to appealing, the right to appeal a Permitted Development that complies with all Zoning Bylaw requirements is only possible in cases of misinterpretation of the Zoning Bylaw. However, if an application is approved by a Development Planner and requires a variance (i.e. a modification to a zoning regulation), neighbours within a 60m radius would be notified by mail and have the right to appeal the permit. More information about the Zoning Bylaw and development process can be found at Edmonton.ca/ZoningBylaw.

  • The overhaul of Edmonton’s Zoning Bylaw streamlined development requirements and processes while also enabling opportunities for diverse housing types and more dwelling units per lot. These changes reduce the cost, timelines and regulatory risk associated with the planning and development processes in a number of ways:

    • Simplifying and reducing regulations, creating more certainty for both applicants and the community around what can be built in neighbourhoods. 

    • Providing more flexibility for what is permitted as part of a new development, enabling housing designs that are flexible and compatible with their surroundings.

    • Under Edmonton’s new Zoning Bylaw, a greater variety of housing types are permitted as of right - including apartments, row houses, mixed-use houses, secondary suites and backyard houses. These housing forms account for 68 per cent of the City’s total permitted residential units in 2024. This is up approximately 21 per cent compared to a decade ago.

    To support engagement in Ward Karhiio around the Zoning Bylaw Renewal my office organized a Facebook Live on the ZBR prior to the Public Hearing in 2023. We also mailed out engagement information and the Public Hearing date to all doors in Ward Karhiio as part of our bi-annual print newsletter! This is all in addition to the City’s multi-year engagement processes 6-day Public Hearing on the bylaw where we heard from 100’s of Edmontonians.

    You can read my past blog posts on the Zoning Bylaw Renewal here:

Salimah Valiani
Next

Fall 2024 Budget Adjustment