PROPOSED CHANGES TO EDMONTON’S ZONING BYLAW

Stephanie Swensrude

Zoning regulations that city council approved in 2023, which allow for larger, multi-family buildings on many lots in most neighbourhoods, could be partially reversed after a public hearing on June 30. That’s when Edmonton’s council is set to debate several proposed changes to the zoning bylaw. If passed, the changes would limit the size and location of multi-family buildings in redeveloping neighbourhoods. Here’s a guide to make sense of what’s up for discussion:

1. Eight unit max

On June 30, Council will hear from the public about proposed amendments to reduce the maximum number of infill units the bylaw allows in mid-block developments — that is, those not on a corner lot.

The current eight-unit maximum applies to the small-scale residential (RS) zone, which allows buildings of up to eight units on mid-block lots that are 600 square metres or larger. This was one of the headline changes when the zoning bylaw renewal was introduced. In May, after roughly one year of the bylaw being in effect, Taproot reported that of 242 total development permits on lots where eight unit applications were an option, half applied to build eight units; the other half applied to build single-detached homes or duplexes.

On June 17, council’s urban planning committee, along with councillors who not on that committee, debated a potential change to this introduced by Coun. Michael Janz, through a motion that asked administration to prepare the amendments to the zoning bylaw that would reduce the limit from eight to six.

Eric Cameracci, an Edmonton resident, urged councillors to maintain the eight-unit maximum. “I see these changes as killing the zoning bylaw renewal by a thousand cuts,” Cameracci said. “We would eventually have feedback that six is still too much, and we’d go down to four, and then to two, then single family housing all over again.”

Mayor Amarjeet Sohi said he was open to having a conversation about changing the maximum, along with all the other proposed changes set for debate. “I think we need to have this conversation and bring people along on this journey, and let’s see where the conversation takes us,” Sohi said. “I think it’s important to respond to the concerns from people, whether real or perceived.”

Coun. Erin Rutherford said the city did enough consultation over the many years it worked on the zoning bylaw, and that the new bylaw hasn’t been in effect long enough to determine whether resident fears about the changes are justified. “The whole reason we needed an entire zoning bylaw renewal and a comprehensive look is because of all these ... small amendments (over time) that led to discretion in the bylaw, that led to inconsistencies, and I worry that we’re heading down that road again,” Rutherford said.

Janz, plus councillors Jo-Anne Wright and Andrew Knack, and Mayor Sohi, voted in support of the motion. Coun. Jennifer Rice opposed the motion, and said she wants the maximum reduced to four units. (Rutherford did not vote as she is not a member of the council committee.)

In the council report that will be presented on June 30, administration said it supports lowering the unit maximum. This is a change from administration’s position presented in its one-year review of the zoning bylaw renewal, released weeks ago. That report said administration did not recommend revisiting the unit maximum.

2. Cartmell calls for infill ‘moratorium’

Tim Cartmell, the councillor for Ward pihêsiwin who is also running for mayor, released a statement on June 24 that said he intends to introduce a motion at the meeting on June 30 to “place a moratorium on all new infill development.” Later, he posted an amended version of the statement on his website, which said he wants a temporary moratorium on mid-block infill.

Tim Cartmell, who’s running for mayor, said he plans to call for a moratorium on infill housing construction in redeveloping neighbourhoods at the June 30 public hearing. (Stephanie Swensrude)

Sean Sedgwick, the executive director of the Infill Development in Edmonton Association told Global News that “Canada is in a housing crisis and restrictive zoning practices constraining supply are a major cause, (and) to call for a moratorium on infill homes under these circumstances is to advocate for recreating the same problem here.”

In July 2024, Cartmell wrote a blog post that had a different message on the matter. “I absolutely support infill, and the reduction of contradictory policies that prevents infill development,” he wrote. Cartmell voted in favour of the zoning bylaw renewal in 2023.

Nicholas Rheubottom, the former executive director of IDEA who is running with Cartmell’s Better Edmonton party in Ward Ipiihkoohkanipiaohtsi, posted on his blog that he did not entirely agree with Cartmell’s statement. “I remain committed to infill and to making sure it is done well,” Rheubottom wrote. “For me, that has always been a key part of responsible growth and a resilient, welcoming city.”

There is also a petition circulating that calls for council to repeal the entire zoning bylaw, which would be illegal. Under the Municipal Government Act, each municipality must have a land use bylaw.

3. Row housing design

Administration has proposed further amendments to the zoning bylaw that would change the design of mid-block row housing developments, making the buildings smaller and with fewer entrances facing neighbouring homes. The changes would reduce the maximum allowed length of a building from 30 metres to 50% of the site’s depth or 25 metres, whichever is less. On a typical lot, this could reduce the site coverage by about 8%, the report detailing the proposed amendments said. This would make it easier to plant trees, provide backyards, and have parking on-site, administration said. The changes would also limit the number of entrances allowed on the side of a building to two and increase the minimum space between a side entry and the edge of the property.

4. Small-medium transition zone

Council is also scheduled to debate amendments to the district planning policy. Approved in October 2024, the policy is used to determine where extra density is appropriate when council is reviewing a rezoning application.

The policy identifies nodes and corridors as areas that are expected to experience the most development as Edmonton’s population grows. Outside of the nodes and corridors, the policy allows for more density if the site reaches criteria that can include its proximity to a node, corridor, or mass transit station, or if it is next to a large roadway, a park, or a site zoned for a larger building.

However, administration has proposed amendments to the district policy and the zoning bylaw that would limit opportunities for rezoning properties to the small-medium scale transition (RSM) zone outside of nodes and corridors. The RSM zone allows for buildings up to three or four storeys and is generally meant for properties between a larger development and a lot zoned for small-scale residential (RS). The proposed changes would limit support for the RSM zone to corner sites that meet at least one of the above-mentioned criteria.

Janz also introduced the motion that led to these proposed amendments — at a public hearing on April 28. “We’re seeing more and more of these single-lot rezoning (applications) popping up outside of the nodes and corridors, especially in my ward. They’re disruptive, because whether or not admin supports them, they’re still out in the community, neighbours get agitated, and there’s a feeling that the RS zone doesn’t matter, that people can still try and ask for exemptions anyway,” Janz said when introducing the motion. “I really worry that what we’re seeing right now is an undermining of our intention to offer predictability and consistency to all parties involved.”

5. Shelter regulations

Council is also set to debate changes to the zoning bylaw that regulate the allowable size and location of shelters for those experiencing homelessness. If the first part of the proposed amendments is approved, a shelter would not be allowed in the business employment zone when the property is beside a heavy industrial property. The proposed change is to mitigate concerns about locating shelters near sites where vulnerable people could get hurt.

The second part of the amendment would limit the number of people sleeping in a congregate shelter to 125. Administration does not support this limit, as it would restrict the ability of shelter operators to provide accommodation to their clients, administration said in the report.

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