Edmonton is growing and changing. Infill plays an important role in helping us to respond to population growth and meet the diverse housing needs of both current and future residents. The Zoning Bylaw enables more housing types across the city, giving Edmontonians more choices to live in the neighbourhoods they love.

City Council Approves Infill Development Amendments

City Council approved amendments to the Zoning Bylaw 20001 and the District Policy at the April 27 Public Hearing.

The approved changes:

  • Reduce maximum building height in the Small Scale Residential (RS) Zone to 9.5 metres
  • Support more context-specific rezoning analysis in District Policy when considering larger scale residential development outside of Nodes and Corridors (Attachment 1)

The new 9.5-metre height limit will take effect on August 1, 2026, applying to development permit applications approved on or after that date.

District Policy amendments are now in effect.

Infill Development: What to Expect

The Small Scale Residential (RS) Zone generally applies to neighbourhoods within the Anthony Henday, referred to as Edmonton’s redeveloping areas. While the RS Zone provides flexibility in the types of housing allowed, the Zoning Bylaw also has regulations to limit how big and where buildings can be located on a property. The RS Zone allows:

  • Single- and semi-detached housing, backyard housing, row housing and multi-unit housing (for example: small apartments)
  • A maximum height of 10.5 metres
  • A maximum site coverage of 45 per cent
  • Up to 8 dwelling units mid-block provided the lot is large enough. Each unit requires at least 75 square metres site area. A lot must be a minimum of 600 square metres to accommodate 8 units
  • More units are permitted on corner lots depending on the size of the lot
Mid-block infill row house
Stay Informed About Infill

Download and share this information sheet with quick facts about how to sign up for infill email notifications and report construction concerns.

Reporting Concerns

Construction happening near where you live can be unsettling. Most impacts are temporary and considered typical of construction activity. If you are concerned, you can:

  1. Contact the builder first as they may be able to resolve the concern quickly. Contact details are posted on the development permit notice.
  2. Use the 311 app on your mobile device, submit a 311 ticket online using the Construction Site Concerns Request form or call 311. These are the best ways to make sure your complaint is tracked and acted on as quickly as possible. *Note: 311 telephone operation hours are 7am to 7pm, Monday to Saturday, closed Sundays and statutory holidays.
  3. Report unsafe working conditions to Alberta Occupational Health and Safety online. If you are concerned about immediate danger, call 780-415-8690.
  4. Report any suspicious activity, theft and trespassing to Edmonton Police Services Non-Emergency Line at 780-423-4567 or #377 on a mobile device.
  5. In case of emergency at an infill development worksite, call 911 immediately.

Building Relationships

Creating positive relationships between builders and residents is important when infill construction is happening in neighbourhoods. Here is Misha’s story in Grovenor.

Mid-Block Row Housing

Residents are starting to see diverse housing types that may not have been built in their neighbourhoods before, such as mid-block row houses. In an effort to minimize the impacts of this type of housing on neighbouring properties, the City has made some changes to the RS Zone such as requiring.

Illustration of 8-unit row house

Sample illustration of an 8-unit row house

  1. Front facade design with minimum 15 per cent window area, main entrance door facing the street, and a covered entrance feature.
  2. Minimum of 2 or more design techniques for street-facing facades and side walls, regardless of building wall length.
  3. Maximum of 2 side entrances along an interior side lot line.
  4. Maximum building length equal to 25 metres or 50 per cent of the lot depth, whichever is less.
  5. Minimum 1.9 metres side setback where an entrance faces an interior side lot line.
  6. Thirty per cent of the site must include soft landscaping, such as grass and 1 tree and 4 shrubs per primary dwelling. An 4-unit row house with 4 secondary suites would need at least 4 trees and 16 shrubs.

Parking Requirements

The City has had Open Option Parking city-wide since 2020, which means there is no minimum parking required for any property. This allows homeowners, developers and businesses to decide the right amount of on-site parking to provide on their properties based on their particular operations, activities or lifestyle. Current City data shows that the majority of projects provide some level of parking, with 0.5 stalls per dwelling being provided for row house projects, for example.

Infill Stories – Creating More Housing, Helping Edmonton Grow

Hear these Edmontonians’ stories about their experience with infill housing and change in their neighbourhood, from keeping a family together and connected in Strathearn, to helping a business thrive in Westmount and reviving a school and community in North Glenora.

Redevelopment Roles and Responsibilities

Residents

Residents can access available resources to learn more about how to prepare for neighbouring redevelopment. 

Neighbours of Infill - Resident Checklist

Neighbours of Infill - Online Brochure

This can include:

Tips

  • Connect with the builder early in the development process to learn more about the housing project, discuss concerns, and provide feedback. The builder can share information like the plot plan and elevation (the design plan for the exterior of the house), project timelines, lot grading and how they plan to protect trees.
  • Consider documenting the current state of your property prior to construction as outlined in the “Plan” section of the PIP (such as photos of your yard, house exterior, interior foundation walls and fence).
  • Consider contacting your property insurer for advice.
  • Look into options to assess your foundation and to document its current condition if you have concerns about the effects of excavation or vibration.
  • Report unsafe working conditions to Alberta Occupational Health and Safety online. If you are concerned about immediate danger, call 780-416-8690.
  • Consider obtaining a Real Property Report (RPR) through any Alberta Land Surveyor. An RPR is a legal drawing that clearly indicates the location of physical features such as the house footprint, driveway and fences relative to property lines Alberta Land Surveyors’ Association.
  • Book a free flood-prevention home check-up by EPCOR by visiting epcor.com.

Builders & Owners

The builder’s role is to manage the overall construction process and ensure that all construction activities comply with City bylaws, building codes and safety standards.

Builders and owners must:

  • Prepare and maintain a Project Implementation Plan (PIP) to safeguard the health and safety of the public, adjacent properties and infrastructure
  • Build in compliance with minimum safety standards and issued permits
  • Install Development Permit notification signs for the duration of construction
  • Coordinate with utility providers for services
  • Limit excavation and construction to within the property line
  • Keep streets, alleys and sidewalks clean and clear of debris, garbage and materials
  • Follow hours of construction:
    • Monday-Saturday: 7am-9pm
    • Sunday and Statutory Holidays: 9am-7pm
  • Protect public property, including curbs, trees and boulevards
  • Ensure stormwater is directed towards an alley or street and does not cross onto neighbouring private property during construction

Builder Contact

The builder’s contact information is available on the Development Permit Notification Sign posted on the site. Builders should respond to any concerns or inquiries from residents regarding their responsibilities.

The City

The City’s role is to ensure that developments comply with applicable City requirements and are constructed in accordance with City bylaws, applicable safety standards and the issued permits.

The City will:

  • Review all land development applications and building plans
  • Ensure Development Permit applications comply with Edmonton’s Zoning Bylaw
  • Audit the design of a project by reviewing building and trade permit applications
  • Confirm that the construction intentions comply with the safety standards enacted under the Alberta Safety Codes Act
  • Issue building and trades permits
  • Inspect projects to ensure construction is compliant with permit conditions and applicable safety standards
  • Enforce the rules and regulations surrounding development

Redevelopment Process

Redevelopment Process Info Graphic

Development Permit

The development permitting process ensures that buildings and uses are allowed in accordance with the Zoning Bylaw.

Development Planners review Development Permit applications for compliance with the Zoning Bylaw. The Zoning Bylaw regulates the scale of residential developments — there are rules for site coverage, height, and setbacks. There are also regulations for landscaping, waste collection and more.

Parking rules were updated in 2020 through Open Option Parking, which removed the requirement to provide a minimum number of parking stalls. This change now allows homeowners and businesses to decide how much on-site parking to provide on their properties based on their particular operations, activities or lifestyle. While it is permissible not to provide parking, Development Permit data shows that the majority of developments continue to provide some level of parking.

Permitted Development

When a development fully aligns with the regulations, it is considered a permitted development and legally must be approved. There may be other requirements, like restrictive covenants or caveats on title that the applicant must consider when developing their land, but these do not inform development permit decisions.

Discretionary Development

If a proposed development does not fully align with the Zoning Bylaw regulations, the Development Planner will require the applicant to modify the proposed plan or may consider a variance. Variance requests may be approved or refused. 

  • If a Development Permit is approved with variances, landowners and residents within 60 metres will be notified, and they can file an appeal to the Subdivision and Development Appeal Board (SDAB)
  • If a Development Permit application is refused, the applicant can appeal the refusal decision to the SDAB, and landowners and residents within 60 metres will be notified and provided an opportunity to submit their concerns to the SDAB

Development Permit Notification Signs

Development Permits for new principal buildings, substantial redevelopment, and demolition in redeveloping neighbourhoods require that signage be posted on the site within 14 days of the permit becoming valid. 

Utility Services

Development Planners circulate applications to utility providers, such as EPCOR Water and EPCOR Power, during the technical review. The application may be revised and/or conditions may be applied to ensure appropriate service levels are met and utility connections can be accommodated.

For more information on the development application process, visit New Home Construction.

Building and Trades Permits

The permitting process for building and trades is in place to ensure that all construction in Alberta is safe and adheres to the Alberta Safety Codes Act.

The City issues building and trades permits after processing an application. Some developments have trade permits included in the Building Permit. During the permit application process, the City audits the design of a project. It confirms that the construction intentions comply with minimum safety standards enacted under the Alberta Safety Codes Act.

Demolition

A Development Permit and a Building Permit are required to demolish a building.

Notification signs are mandatory for the demolition of residential structures in the Small Scale Residential Zone (RS) Zone. Signs must be posted within 14 days of development permit approval and maintained until final occupancy is issued. No activity should occur on a construction site without an installed Development Permit Notification Sign.

Builders and homeowners must demonstrate compliance with the Occupational Health and Safety Code and National Building Code (Alberta Edition). A demolition plan must be included in the PIP, which will contain appropriate strategies for the demolition, deconstruction or removal.

Construction

Construction can only begin once all required permits and approvals have been issued. Workers should operate and maintain the site in a manner that is mindful of and respectful to the surrounding properties.

The City enforces City bylaw requirements, including the hours of construction and keeping streets, alleys and sidewalks clean and clear of debris, garbage and materials. 

Tree Protection

Tree protection is needed when work happens within 5 metres of a City-owned boulevard tree. A Public Tree Permit will be required in order to preserve and protect trees near worksites. All suspected damage to City trees can be reported to 311 for follow-up by an Urban Forester.

Roadways, Sidewalks or Boulevards

On-Street Construction and Maintenance (OSCAM) permits are required for all work on City road rights-of-way, including when motorized equipment will be crossing a boulevard or a sidewalk to temporarily access private property for demolition, deliveries and construction, or to place a waste bin, POD or SeaCan on City right-of-way. This is to ensure that boulevards, sidewalks or City-owned trees are not damaged while accessing the site.

For a list of resources and tips for best practices for building, visit Working With Neighbourhoods.

City Inspections

City Inspectors do a point-in-time audit (meaning the point where an Inspector actually visits the site) to ensure the work complies with approved permits and meets the minimum safety standards.

Safety Codes Inspections

Projects must undergo residential and commercial inspections to audit construction. These are point-in-time audits to ensure the work meets the minimum safety standards. The work being built needs to match the reviewed permit documents. Safety Codes Officers conduct inspections at various stages of construction – from the foundation to the final build. An Occupancy Permit, which represents permission to occupy, will be emailed to the permit holder following successful completion of all mandatory inspections.

Development Permit Inspections

Development Permit Inspections are conducted in redeveloping neighbourhoods for residential infill. A Development Permit Inspection confirms that new construction is completed in accordance with the approved Development Permit and applicable zoning bylaw regulations.

Lot Grading Inspections

During the construction phase, sites must be configured to provide interim control of surface drainage to ensure that adjacent private properties are not impacted by stormwater run-off from the site. Lot Grading Inspections confirm that the rough graded lot and final graded lot conform to the approved Lot Grading Plan.

Landscape Inspections

Landscape Inspections are required for some residential developments (5 or more units) and confirm that landscaping has been installed based on the approved landscape plan.

Finished Development

Finished development is the completion of the development process. All required Safety Codes inspections must be completed before any new development can be occupied. Occupying a building before getting an Occupancy Permit is against the Safety Codes Act and Safety Codes Permit Bylaw 15894. An Order to Vacate and penalties may be administered.

Landscaping

The Zoning Bylaw requires landscaping to be installed for new developments. For new small-scale residential developments, this must be done within 18 months of occupancy. 

Drainage/Lot Grading

There are set standards for surface drainage and lot grading under Drainage Bylaw 18093. All property owners have an equal interest in effective drainage of surface water, and it is the property owner's responsibility to maintain the surface grades in perpetuity. 

Roadways, Sidewalks or Boulevards

It is expected that Permit Holders will return work areas to the same condition that they were before work commenced. All materials must be removed from the road rights-of-way.
 

Planning Policies and Permitting Processes

Urban Planning and Design

Urban Planning and Design works to shape the appearance and function of the City by promoting best practice land use and environmental planning and urban design.

Development Process

The development process is dynamic and guides how our city evolves and grows as an attractive place to live and do business.

Development and Building Permits

Application processing, payment, approval and records management.

Zoning Bylaw

The Zoning Bylaw is the primary regulatory tool required to implement The City Plan and determines what can be built where.

Public Notices

Public Notices on a variety of different matters such as Bylaw Ads, Financial Bylaws, Notice of Development Permits and many more.

Daily List of Development Permit Applications

Search and view a recent list of development permit applications made to the City.

Contacts

Connect with Communities

Check out Edmonton Federation of Community Leagues and find out more about your local community league.

Reach out to the builder or developer to establish an open dialogue from the start of a project.

Contact 311

Use the 311 App

Contact 311 Online (Construction Site Concerns Request form)

Phone 311 | Outside of Edmonton: 780-442-5311 | TTY: 711

*Note: 311 telephone operation hours are 7am to 7pm, Monday to Saturday, closed Sunday and statutory holidays.