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It has been over a year since the City of Edmonton’s came into effect. The bylaw was created to address preexisting issues like the ongoing housing crisis, urban sprawl and rapid population growth.

So far, the changes have allowed the city to keep up with growing housing demand, despite ß÷ßäÉçÇø having in the past year.

This was achieved thanks to the bylaw’s more permissive zoning that allows duplexes and multiplexes to be built on lots all over the city without the time consuming rezoning process.

Additionally, the sped-up permitting process has enabled developers to gain approval faster. Resultantly, the city has approved more than half the housing needed to meet the .

The result is that Edmonton has maintained relatively .

Despite being , the bylaw renewal continues to face some criticism from the public.

Criticism and Changes

It may seem soon to be making changes to such a new bylaw but in a 2023 interview for the Land Use Podcast, Trevor Illingworth, who worked as a senior planner for the bylaw, said that continuing to make adjustments to the bylaw was always the plan.

“What I think that sometimes people might have missed through this process is the fact that a zoning bylaw is a living document,” said Illingworth. “It can be updated over time.”

And sure enough, city council made this week after a long and arduous hearing process.

The following changes were approved:

• Stricter regulations on the size, function, and design of infill housing

• Tightening rules around rezoning applications for the RSM (Small-Medium Scale Transition Zone)

However the most popular and continuous issue discussed at the hearing was a proposal to reduce the unit maximums on a lot from eight to six.

This change was proposed in response to outspoken residents of mature neighborhoods who have to the changes made by the bylaw.

Mature Neighbourhood Controversy

Prior to the rezoning, 111 of Edmonton’s central neighbourhoods fell under the .

The overlay placed regulations on new developments to ensure cohesion with the surrounding neighbourhood such as rules about building height, set backs, and the facade of dwellings. 

These regulations also maintained the characteristic low density, primarily single detached home layout of these neighbourhoods.

The removal of the overlay has sparked a number of concerns including:

• Preserving the character of mature neighbourhoods 

• Parking availability

• Large multi-unit buildings blocking light

• Unattractive new developments affecting property values

Residents of Glenora and Crestwood are taking preserving neighbourhood character into their own hands by seeking to . These covenants would prevent the development of multiplexes on the properties they apply to, even after the property has been sold.

The threat of restrictive covenants catalyzed the discussion about reducing unit maximums.

However some the reduction would not be the end of lobbying from groups who might continue to push for further reductions.

Ultimately the change was rejected for now, but Edmonton city council will conduct an investigation and return to the issue at a later date.

Density in the core is key

Unfortunately for detractors, increasing density in the core mature neighbourhoods is the key to combating multiple issues the city is facing.

One of these issues is increasing equity. Equity was a specific area of focus while developing the new bylaw. The equitable approach was developed using conducted by the ß÷ßäÉçÇø Land Institute’s Director, Sandeep Agrawal.

Equity is the acknowledgement that every individual requires different supports to reach equality. Agrawal examined the previous bylaw to determine how it was supporting inequity and made suggestions for how the new bylaw could alleviate these issues.

The in depth 25 page study has a number of interesting findings. One key point of discussion is distributional equity– fair distribution of goods and services to the public.

Edmonton's existing amenities are most easily accessible by . Since prior to rezoning, the development of high density housing was restricted in these neighbourhoods, core neighbourhoods were characterized by low density and primarily single detached houses.

As a result, only residents who could afford the higher cost of a single detached house (currently benchmarked at $105,000) could live in the core neighbourhoods.

By rezoning to allow for the development of more housing options in these neighbourhoods, a larger portion of the population can afford to live in proximity to key amenities.

Access to amenities are particularly important for vulnerable populations who are more likely to be lower income households.

For example, the found that low income individuals, persons with disabilities, and immigrants or non-permanent residents are more likely to rely on transit.

On the other hand, higher income individuals who are more likely to be able to afford a single detached home in the core, that is more readily available to them.

What’s more, populations in mature neighbourhoods are . Currently, many of these neighbourhoods have smaller populations than they were built to accommodate.

This may be because can afford the and, as average household size shrinks, so too has the .

Meanwhile, demand for multi-unit dwellings and rentals continues to increase with a variety of groups from new immigrants to .

While the city has plans to increase the availability of amenities across the city, Mayor Sohi emphasized that the city has a responsibility to build sustainable communities, which means increasing density around existing amenities.

“Bus service is available, fire service, police service, recreational facilities,” Sohi said. “[W]hy would we not utilize the existing services and programs that we have in place and be more fiscally and sustainably and also environmentally responsible?”

Increasing density in the core also helps combat urban sprawl which has been responsible for the fragmentation of agricultural land around Edmonton and other ß÷ßäÉçÇøn cities.

Additionally, related to personal transit within the city. Smaller, multi unit dwellings also have lower emissions on average than large single detached homes.

The city’s goal is for more than half of new housing units to be .

Now what?

The mayor's sentiment echoed that of Illingworth: that the responsibility of the city to operate in the public interest.

And indeed the bylaw has benefitted a large amount of the public and has seen a lot of .
It can be easy to overlook public support for the rezoning with so much focus on the detractors but many citizens and developers have spoken out in support of the bylaw.

has found that some detractors have changed their minds after multi-unit dwellings have been constructed in their neighbourhood.

“Once these units are built and families have moved in, the neighbours are then connecting with our tenants and they’re developing relationships” said Niraj Nath, President of NDURA developments. “People are coming around to what can be created.”

Supporters like Nath voiced their support for councils pro-density decisions, recognizing housing as .

However, the upcoming municipal election may change things.

One of the city councilors running for mayor, Tim Cartmell, on infill which was later rejected by council. 

Cartmell’s outlines several changes he would deliver as Mayor that would put some restrictions on infill. He has also commented that he would like council to and to re-engage with citizens.

Agrawal comments that he doesn’t see any reason for council to do so, especially since the City before the bylaw was passed.

“The residents had the chance to voice their concerns then,” said Agrawal. “The consultation for the bylaw was long and extensive, and it did take into account a diversity of voices across the city.”

Another Mayoral candidate, Andrew Knack,  about the possibility of a moratorium on infill.

“We are a rapidly-growing city — 200,000 people in the last four years have moved into Edmonton,” Knack said. “If we aren’t building in our older neighbourhoods, … where is everyone going to live?”

Whatever the outcome, the new mayor and council will continue to face the difficult task of prioritizing the needs of as many current and future residents as possible.
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For more information on Edmonton's Zoning Bylaw renewal, check out these resources:

• Land Use Podcast: Equity in zoning with Sandeep Agrawal
• Land Use Podcast Edmonton Zoning Bylaw with Trevor Illingworth
• Zoning for the future: Edmonton’s innovative approach for a growing city