Approved Changes to the Zoning Bylaw - One Year Review

This is an update to this Blog Post, made in advance of the June 30th - July 8th Public Hearing.

It has been one year since Edmonton modernized its Zoning Bylaw. After a full year of real-world use, the City has been listening closely to feedback from neighbours, builders, and staff, and analyzing data and trends associated with development in our City.

I have been listening to feedback from constituents about the new Zoning Bylaw, and have looked forward to this update as an opportunity to make refinements to improve the fit and function of new builds in Edmonton.

It’s clear that Edmonton's modernized zoning bylaw has been helping our city respond to rapid population growth, and we are finally seeing infill make up a greater proportion of new builds. Thanks to this policy shift, we are becoming a more financially and environmentally sustainable city, in line with Edmonton's City Plan. 

At the same time, it has also become clear that the rules for row housing need to be improved, especially for homes being built in the middle of a block. With this feedback in mind, the City is making some updates to improve how the bylaw is working and how new buildings are designed and fitting into communities.

These changes are primarily focused on the Small Scale Residential (RS) Zone because this is the most common zone in mature communities where the City has been hearing the most feedback.

They are aimed at helping new buildings fit better, function better, feel more welcoming, and work better for everyone, while continuing to accommodate diverse housing options that support the health and sustainability of our communities.

Adjusting the Length of Row Houses

One of the most common concerns was about the size and scale of row houses, especially mid-block. Some of these buildings stretched deep into the yard, creating long walls that felt oversized.

To address this, the City is reducing the maximum building length for mid-block homes. Instead of allowing a full 30 metres, buildings will now be capped at 25 metres or half the lot’s depth, whichever is shorter.

This change means:

• Buildings will feel less bulky

• Less shadowing on adjacent properties

• Row houses will fit more comfortably alongside neighbouring homes

• More room for parking, amenity areas, or landscaping

Improving How Homes Look from the Street

One of the biggest design concerns was that many new row houses didn’t face the street in a meaningful way. Some looked like their side wall was facing forward, with few windows and no real front door presence.

The City is now requiring all mid-block row housing to have a street-facing front door and windows, along with better design features like different roof shapes, materials, or façade sections.

These design improvements will:

• Make street-facing facades appear more like the front of a building, rather than the side

• Further reduce the perceived mass of row house building walls

• Result in more varied building facades that interact better with the front street

• Improve the design of mid-block row housing by establishing minimum design expectations for street facing facades

Limiting the Number of Side Doors

Another concern was the number of doors being placed on the sides of new homes, especially in narrow yards directly next to neighbouring properties. Side entrances to suites were leading to more activity, direct overlook, and noise right next to property lines. The updated rules now limit each home to just two side-facing entrances.

The intended outcome of this change is to:

• Encourage builders to put more emphasis on front and back entries

• Create a more traditional and neighbour-friendly layout that respects the homes next door

• Reduce the concentration of side entrances facing the neighbours lot line

• Reduce perception of side yard activity

Giving More Space at the Sides of Buildings

In some cases, new homes were being built too close to the property line, which limited space for everyday needs like stairs, garbage bins, or proper walking paths.

To fix this, the City is increasing the required setback when there’s a side-facing door. There now needs to be at least 1.9 metres between the house and the property line.

This change will:

• Allow room for walkways, drainage, and emergency exits, while giving everyone a bit more elbow room

Making Side Paths Easier to Access

When stairs are placed too close to the side property line, they can block the narrow passage between houses and make it hard for people to pass, especially with strollers or mobility aids. To keep those pathways clear, stairs that face the side must now be set back at least 1.1 metres.

This change ensures that:

• Pathways remains open, accessible, and safe

Reducing the Maximum Number of Dwellings Mid-block

An additional amendment was added to reduce the allowed number of dwellings mid-block from 8 back down to 6. I voted to reduce the number of units back down to 6 in order to respond to community concerns and to reduce the impact on adjacent properties.

The approved changes outlined above should help address the massing, scale, design, and fit of these buildings within the neighbourhood.

To go a step further, Council also passed an additional motion to do further analysis on dwelling counts to look at the implications of reducing the maximum number of dwellings mid-block.

I voted for further work on building massing and community impact, maximum dwelling limits relative to site size and in consideration of location (i.e. In nodes and corridors, in proximity to mass transit stations and in other contexts as appropriate), possible height reductions, and design considerations. Taken as a whole, I think the changes Council has made will help improve the issues we have seen with infill and I am committed to continuing to made adjustments so that infill works well for new residents and existing neighbours.

Builder Accountability and Compliance

As our communities experience more development, it is critically important that it is done in a responsible manner, and that builders and developers are held accountable.

Most builders complete projects responsibly, however, I have seen and heard about hazardous sites, instances of damage to adjacent properties, and disruptive, non-compliant sites. That’s why I am pleased the city is stepping with two new programs: 

Project Implementation Plan (PIP)

The PIP was launched December 1, 2024. It ensures builders take a proactive approach to managing construction safely and responsibly.

• Builders must submit a detailed project plan outlining how they will manage their construction site.

• The PIP is a permit requirement, meaning no project can proceed without a plan in place.

• It applies to all phases of a project, from demolition to completion, especially when work affects adjacent private or public properties.

• Builders must document excavation and protection strategies, such as shoring and other safety measures.

• The PIP also promotes communication with neighbours, helping reduce surprises and disputes.

This tool ensures builders are held accountable for their work and that residents have clear expectations for construction in their community.

Construction Accountability Program (CAP)

The CAP is a major step forward in ensuring that problem builders face consequences for repeated violations. CAP will be implemented in 2025.

• The program allows the City to refuse permits for developers with a history of non-compliance.

• It prevents bad builders from re-incorporating under new names to bypass enforcement.

• This initiative will be included in the Safety Codes Bylaw update in Q2 2025.

By tightening enforcement and requiring better planning from builders, we aim to reduce complaints, improve enforcement, and increase inspections.

Learn more here.

Looking Ahead: What’s Next for Zoning Improvements?

These updates are just one part of a bigger picture. The City has also identified a number of other areas where future improvements may be needed, based on what was heard through the one-year review.

Here are a few of the topics the City will be looking into next:

• Waste collection access, particularly for small-scale or non-residential sites, where bins and loading areas can be hard to fit. Work is already underway to support bin sharing to reduce the number of bins on site.

• Alley access rules for new multi-unit housing in developing areas, which sometimes create costly infrastructure challenges.

• Mixed use zones, where better rules for storefronts, entrances, and large sites could improve how buildings interact with the street and each other.

• Re-Evaluating Maximum Dwellings Allowed Mid-block in the RS Zone to support a more fulsome analysis and engagement on this potential change.

• Climate-resilient landscaping, with more focus on low-impact development and ways to support green infrastructure in parking lots and private spaces. This builds on the work happening through the Climate Resilience Planning and Development Framework.

Thank you to everyone who has contacted my office to share your perspectives on this important conversation, and to the passionate Edmontonians who joined us across multiple days of Public Hearing. We have been listening and the changes we are making reflect a number of the major concerns that I have been hearing and seeing in Ward Métis. 

We will continue to monitor how the zoning bylaw is working and bring forward more updates in the months and years ahead to keep improving how Edmonton grows.