Rezoning and Plan Amendments

Zoning Bylaw Changes Underway

Edmonton’s new Zoning Bylaw (Charter Bylaw 20001) and city-wide rezoning (Charter Bylaw 21001) were approved by City Council at the Statutory Public Hearing on October 23, 2023.

The new Zoning Bylaw and Zoning Map will come into effect on January 1, 2024.

Zoning tells you the type of development allowed on a property.

Rezoning is the process of changing a property’s zoning to allow for new development.

Some rezonings also require a plan amendment if the proposed zone does not align with an existing development plan.

The Zoning Bylaw 12800 (the current Zoning Bylaw) remains in effect until December 31, 2023. You can find the zoning of a property through the City zoning map and find zoning rules in the Edmonton Zoning Bylaw. See What is Zoning? to learn more.

As of January 1, 2024, the new Zoning Bylaw and Zoning Map will be in effect. For information on active and future rezoning applications during the transition time, please see the Files in Transition Guide for Applicants .

What to Expect

Application Process

There are a number of steps in the rezoning and plan amendment process, from application submission to Council’s decision, and the process can vary depending on the complexity and sensitivity of the application, and the choice of zone. Decisions on the public engagement required to help inform the City’s review of the application are guided by the new Planning Coordination Public Engagement Charter (1.7 MB) .

Review and Notification

After the application fees are paid, and all required information has been received, the application review process will begin.

City staff mail a notice to all property owners within a minimum of 60 metres of the lands being rezoned, as well as affected community leagues and business associations, advising them that a rezoning application has been received by the City.

Applications for Direct Control Zones require a 21-day pre-application notice to surrounding property owners, affected community leagues and business associations before the City can accept an application for processing.

Public Engagement

Depending on the complexity of the application, circulation comments, and community response, the City may decide to host an in-person or virtual public engagement opportunity to collect feedback on the application. Scheduling and holding a public engagement opportunity may add some time to the application review process.

The engagement typically has 3 goals:

Allows the applicant to share information about the application
Provides information about the planning process
Obtains input from the community

Feedback collected will be used to:

Inform the City’s planning analysis of the application and ensure all factors are taken into consideration and
Help inform conversations with the applicant about potential revisions to address concerns

Feedback will also be summarized in the report to City Council to ensure they are aware of the public’s perspective prior to making a decision on the application at a Public Hearing.

City Staff’s Recommendation
A City planner manages the application and reviews all feedback including technical report comments, and works with the applicant to resolve any outstanding concerns.

The planner prepares a report with a recommendation for City Council as part of a Council Public Hearing agenda. The City administration recommendation is either for support or non-support of the application.

City Council
City Council makes the final decision on rezoning and plan amendment applications at a City Council Public Hearing.

During the Public Hearing, City Council may hear from the applicant and any other members of the public interested in the rezoning. It is in the applicant’s best interest to attend this meeting.

Rezoning bylaws considered by City Council may be approved, refused, referred back to administration, or postponed to a future council date. If your rezoning application is refused by City Council, you cannot submit the same rezoning application again for 12 months.

Fees and Payment Options

Fees

Applications are not accepted until fees are paid in full.
Application fees are charged based on the type of application, and the current and proposed zones.
For 2023 fee rates see pages 1-2 of the 2023 Land Development Application Fees , effective January 1, 2023
Note: Additional costs apply to activities associated with your application. Activities include neighbour notification, signs posted on-site and advertising.

Payment Options

Online
Payment can be made online during the application process using Visa, MasterCard or American Express.

In Person/By Mail

In person or mail payments are conducted via cheque only.
Cheques should be made payable to “City of Edmonton.”
Cheques can be mailed or delivered to:

Edmonton Service Centre
2nd Floor, Edmonton Tower
10111 104 Avenue NW
Edmonton AB
T5J 0J4

Application Types and Timelines

The application type descriptions are intended as a short summary. See Rezoning Application Complexity for more information.

Non-Complex Applications:

Involve a change from a low density residential zone to another low density zone
Do not change the land use designation in a plan
Do not require a public meeting
Align with City guidelines, like the Transit Oriented Development Guidelines, or
Have minimal servicing, infrastructure, or technical report requirements.

Complex Applications:

Fall between complex or very complex categories and can include but are not limited to:
- Direct Control Zones, and
- Special Area Zones

Very Complex Applications:

Involve unique infrastructure proposals
Are expected to change a number of times during the application process, or
Will significantly change the city landscape due to their size.

Application Timelines

Processing times vary based on the complexity of the application. Application processing times can be found on the development and construction application processing times web page.

Before You Apply

Check Your Zoning

You can check the current zoning regulations and development plans that apply to your property through the Zoning map:

Search your address at maps.edmonton.ca
In the general tab, scroll down to find the sections called Current Zone, Overlay, and Plan in Effect
To check the zoning that will be in effect as of January 1, 2024, under Edmonton’s new Zoning Bylaw, go to the Zoning Map and enter the address in the box at the top left of the page

See What is Zoning? To learn more about the purpose of zoning regulations.

Pre-Application Meeting

A pre-application meeting can improve the application process and shorten timelines.

Pre-application meetings are strongly recommended for complex applications, and may be required for very complex applications like the creation of a new plan or changes to a large area of land.

During a pre-application meeting you will meet with a team of City staff from different departments (including but not limited to transportation, drainage, fire rescue) who will review and provide feedback on your proposed project.

To request a pre-application meeting use the online request form.

Meeting Details:

First-come, first-serve, based on completed requests (site map and statement of intent)All pre-application meetings are held on Wednesdays
Meetings are 50 minutes long
A meeting record will be shared one week after the meeting occurs

Choose the Right Zone

Choosing the right zone is a critical part of the application process.

The Zoning Bylaw has a range of residential, commercial, and industrial zones that are each intended for a specific purpose or type of development. Each zone has a list of available uses or activities and a set of regulations that apply to development in that zone. To ensure that your development can be accommodated in a specific zone, it is important to make sure your planned use for the site is allowed and that what you plan to build will fit within the zone’s regulations.

The new Zoning Bylaw provides the uses and regulations that will be in effect as of January 1, 2024.

The type of zone you choose may be guided by a statutory plan that applies to your property. The zone you choose should align with the type of development that your property is designated for in the plan.

Talk to your Neighbours

When you apply for a rezoning, your neighbours will be notified that a change is proposed in the neighbourhood. Involving your neighbours in your plans early in the process can make the process go more smoothly and reduce the amount of opposition to your rezoning. The City has developed an Infill Action Conversation Toolkit to help you have effective conversation about your application with your neighbours.

Submit Your Application

You can now start making applications using the new Zoning Bylaw 20001 . However, the new zones will not be available in the application form until January 1, 2024.

In the meantime, please apply for the closest equivalent zone in Zoning Bylaw 12800, and state clearly in the cover letter what the intended zones are under Zoning Bylaw 20001. File planners can provide specific guidance for specific situations.

Only complete applications will be accepted by City staff for processing.

Additional documents:

Example Cover Letter - A cover letter explaining why you want to rezone is required for all applications.

Review the Technical Document Requirements to determine what technical studies will be required for your plan amendment or rezoning application. This document includes links to guidebooks for the different types of technical studies.

Environmental Site Assessment Guidebook - Required for most rezoning applications. Review the guidebook to learn if this is required for your project.

Drainage Servicing Report - Required for some large-scale infill projects.

Wind Impact Assessment - Required for Direct Control zoning applications with building(s) over 20 metres

After You Apply

Request to Speak at a Council or Committee Meeting

City planners will notify you when your application has been added to a public hearing meeting agenda. Agendas are available approximately 3 weeks before the meeting date.

Complete the online form to Request to Speak at the public hearing meeting.

Review Interact with Council to understand meeting and security procedures.

Submit a Subdivision Application

You can submit a subdivision application while a related rezoning application is underway.

Construction Site Management

Consult the Working With Neighbourhoods page for a listing of resources and tips for best practices for building.

Temporary use or crossing of the road right-of-way for demolition, deliveries, and construction requires On-Street Construction and Maintenance (OSCAM) Permits. This is to ensure you are not damaging the boulevard, sidewalk or City-owned trees while you access your site. You should apply for your OSCAM Permit once your Demolition or Building Permit applications have been submitted.