You will need to obtain zoning approval if you are:
- Starting a new business
- Moving your business to a new location, or
- Changing business activities in an existing location
Examples of changes to business activities include:
- A cafe that will now serve alcohol and prohibit minors for a portion of the hours of operation (Bar)
- A vehicle repair shop (changing tires, windshields, upholstery) that will now perform auto body repair/paint shops (Vehicle Support Services)
- Retail store to Liquor Store
Zoning approval is required in order to obtain a valid business licence.
What is Zoning?
Zoning is a set of rules that limit the activities and buildings that can occur in a certain location.
Every legal parcel of land in Edmonton is assigned to a zone. Zones list the activities and buildings that may be allowed on the parcel.
Zoning rules are set out in the Zoning Bylaw.
Zoning is used to:
- Protect safety and public health (example: chemical plant not located next to a school)
- Limit nuisance to neighbours (example: new nightclub with outdoor patio not located next to a retirement home)
- Shape communities to be desirable places to live, work and play (example: cluster businesses together to create a destination shopping area)
Zoning limits:
- The types of businesses allowed in a location (example: liquor store not located near a school)
- The intensity of activity allowed at a location (example: a small bar can be located near houses, but a nightclub could not be located near houses)
- Impact on neighbours (example: establishing floor area limits to commercial uses located next to, or in, residential areas)
How Does Zoning Affect My Business?
If you are starting a new business, moving your business or changing activities in an existing business, you will need to obtain zoning approval to ensure that you meet the zoning rules in your location.
Each zone allows certain activities or uses and prohibits others. Businesses often involve activities that are classified under more than one use.
Business owners are strongly encouraged to obtain zoning approval before signing a lease. Alternatively, you can sign a conditional lease where the lease is not binding until zoning approval is obtained.
How Can I Find a Zoning-Approved Location?
Step 1: Find a Suitable Location
Before applying for permits or licences you can talk to City staff to determine if your preferred location is a good candidate for zoning approval.
To speak with City staff, book an in-person or virtual Commercial Inquiry appointment.
City staff are here to help you understand:
- If a business will be allowed in your preferred location
- Possible locations that may be suitable for your business
- Which permits will be required
You can contact Business-Friendly Support for help with regulations, permits and location support.
To make the most of your visit we suggest you bring:
- Your ideas for possible locations for your business
- Your ideas for business activities
- A site plan showing neighbouring businesses and parking
Tip: Ask your landlord for a site plan - A floor plan showing your proposed renovations
Tip: Use a ruler or graph paper to create neat and legible drawings - Find sample site plans and floor plans
Please note:
- We suggest you reserve up to two hours for your visit, as you may need to speak with multiple City staff members. Wait times vary daily, and can be up to 30 minutes during peak season (March-September).
- City staff will provide limited information during your visit based only on the details you provide. Additional information about your project will be communicated during the course of the application review.
- City staff cannot advise on matters related to provincial regulations
Alternatively, you can search Edmonton Maps to:
- Determine whether your preferred location is a good candidate for zoning approval
- Find links to each location’s zoning regulations
- Find zones in Edmonton that may allow your business to operate
Step 2: Obtain Zoning Approval
The first step to obtaining zoning approval is to apply for a business licence.
Note: You do not need to sign a lease or occupy the location in order to apply for a business licence.
Upon reviewing your business licence application, City staff will advise if:
- Your business will need to apply for a development permit to obtain zoning approval. A development permit is the document which provides City confirmation that your business can operate in your location.
- Your business already has zoning approval and therefore you do not need to apply for a development permit.
What If the Zoning Does Not Allow My Business Type?
If your business activities include a use that is not allowed in your location’s zone, you will either need to find a new location or apply to change the zone that applies to the property before you can obtain zoning approval. Changing the zoning of a property is called rezoning.
Rezoning can be a long and complicated process. If you choose to apply for a rezoning we recommend hiring a professional planner.
Learn more about rezoning.
Next Steps
After obtaining zoning approval you are ready to apply for permits.
Most business will require:
- Building Permit - Ensures renovations or equipment installations are designed and built to be safe
- Trades Permits - Required for heating and ventilation, plumbing, gas, and electrical work
- Sign Permit - Installing permanent exterior signs
You can talk to City staff to understand which permits will be required prior to opening your business.
Need Help?
Contact the Business-Friendly Support team for support with finding a location and obtaining permits and licences.
More Information About Zoning
A use is a defined activity in the Zoning Bylaw that is allowed or prohibited in certain locations, and is therefore restricted to occur in specific zones.
The Zoning Bylaw lists over 40 uses such as:
- Food and Drink Service
- Bar
- Indoor Sales and Service
- Health Service
Businesses sometimes encompass activities that are classified under more than one use.
For example, a vehicle repair shop might want to begin to buy and sell cars, this would require permits for the following uses:
- Vehicle Support Service
- Indoor Sales and Services or Outdoor Sales and Service
A comprehensive list of uses is located in the Zoning Bylaw Matrix.
Permitted uses are developments that are likely able to operate in the zone. If your business activity is listed in a zone’s permitted uses, you will still need to apply for a development permit (zoning approval) to obtain City confirmation that your business can operate in this location.
Discretionary uses are developments that may have an impact on adjacent and surrounding properties, and may be able to operate in the zone only at the discretion of the Development Planner.
If a use is listed as discretionary, it is the job of the Development Planner to determine if it should be allowed, even if it meets all the rules of the Zoning Bylaw. The majority of discretionary uses in the Zoning Bylaw are related to the City’s parks and river valley zones.
Refer to the Land Use and Zoning Matrix to verify if the use your business activity falls under is a permitted or discretionary use in each of the zones.
A development permit is required to approve any proposed business activities that will result in a change to the use that was previously approved at the location.
Section 7.120 of the Zoning Bylaw lists exceptions when a development permit is not required to change a use. Talk to City Staff to understand whether a development permit will be required for your location.
Some common examples of when a change of use development is required include:
Existing businesses:
- A cafe would like to start serving alcohol and prohibit minors for at least some portion of the hours of operation
- The current use is would be a Food and Drink Service and the proposed change of use would be a Bar
- A vehicle repair shop (performing minor repairs, such as transmissions, tires, and glass) would like to expand operations into auto body repair
- The current use would be Vehicle Support Service and the proposed change of use would be Minor Industrial
New businesses:
- A former clothing store is being converted into a daycare
- The current use is Indoor Sales and Service and the proposed use is Child Care Service
- An apartment building is being renovated and converted into an office building
- The current use is Residential (in the form of an apartment building) and the proposed use is Office
Zoning is one of many municipal rules that limit activities and buildings in a location.
Other rules include overlays and use classes. To understand all the rules that apply to a location, talk to City staff.