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This project addresses the regulation of “Multi-unit Residential Developments,” with an emphasis on “Ground-oriented Residential Development.” The purpose of the review is to identify and propose amendments to those regulations that have been most often cited by stakeholders as impeding effective and innovative development.  Amendments will also focus on regulations that most often require variances to development approvals.  

To be classified as a “Multi-unit Residential Development,” a site needs to include common property, such as communal parking areas, driveways, private roadways and shared amenity areas.  These developments typically have a condominium association or management structure that is responsible for overseeing common areas, including maintenance.  

Typical housing forms in Ground-oriented Multi-unit Residential Developments include Semi-detached Housing (side-by-side duplex), Row Housing and Stacked Row Housing.   Single Detached Housing may also be part of a “Multi-unit Residential Development,” although this is less common.  Some of the proposed regulations will also affect other forms of “Multi-unit Residential Developments,” including walk-up, medium and hi-rise apartments.  Ownership may be in the form of bare land condominium units (Ground-oriented Dwellings and associated private yard), condominium (just the Dwelling with surrounding Yard areas owned in common).  Multi-unit Residential Developments also include rental projects. 

The review has the following three objectives:

  1. Standardize regulations so that they can be applied in the same manner, regardless of dwelling ownership type, whether to condominium units, subdivided Bare Land Condominium Units, or rental units.   
  2. Encourage creativity and flexibility in site design, while balancing the interests and needs of various demographic groups.
  3. Assess how regulations can and should accommodate a broad range of housing types, in order to respond to changes in neighbourhood life cycle.

Stakeholder and Public Consultation

Administration started consultation with individual stakeholder groups in July 2013.  These include community, building, development, real estate industry, and internal City department representatives.  As well, there have been joint stakeholder meetings covering a broad cross-section of interests.

A survey has also been completed of residents who live in six selected Ground-oriented Multi-unit Residential Developments - see related documents. Draft regulations have been circulated to both internal and external stakeholder groups.  The latest Draft (November 7, 2014) is based on stakeholder comments received from earlier drafts, as well as the results of the Survey and additional research of regulations in other municipalities.This Draft will be the subject of further discussion with the stakeholder groups prior to finalizing the proposed amendments.  

Project Stage

This project is at the stakeholder/public input and revised draft regulations stage. The proposed changes to the Zoning regulations are available for review - see related documents. This includes:

  1. a  two-page summary of the key proposed changes
  2. Table 1, which provides a detailed explanation of the proposed changes, including rationale 
  3. the proposed changes to the text of the Zoning Bylaw is in a marked text format. 
  4. graphics depicting some proposed regulations (related documents).

Next Steps

Comments from stakeholders, including the general public, are welcome.  In order that we have adequate time to consider your comments prior to finalizing the proposed bylaw that will be considered for Public Hearing, please submit them no later than Friday, December 19, 2014.  Comments received after this date will be considered as time allows for the bylaw.

There are a number of other ways input is being sought. They include:

  • Follow-up meetings with stakeholder groups to get feedback on the November 7, 2014  Drafts of the proposed zoning amendments
  • Formal Bylaw circulation February 2015
  • Public Hearing target April 2015

Watch this website for updates, including the announcement of a date for a public hearing to consider changes to the zoning bylaw.

The City of Edmonton is committed to citizen engagement. Administration is accepting general feedback on the proposed amendments. Please submit comments or questions to, by December 19, 2014. 

For More Information

Graham Beck

Title Principal Planner, Zoning Bylaw Implementation


Fax 780-496-6054

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