Developments & Subdivisions

A development permit approves the use of a site, as well as the size and location of any buildings or structures. Development permit approvals must be obtained for new construction, renovations, businesses, and changes of use to existing buildings.

A development permit is written approval from the City that your plans are in accordance to the Edmonton Zoning Bylaw regulations.

You are required to have a valid development permit before you can apply for a building permit to construct the building or structure, or to apply for a business licence.

Applications

Development permit applications are encouraged to be submitted in person, where staff will screen and ensure that your submission is complete. Some application types are now available to be submitted online, through the City of Edmonton Self Service.

Applications can be made by an agent or consultant on behalf of a landowner.

For major and/or complex development proposals, an applicant may request a pre-application meeting (fees applicable) prior to formally submitting a development permit application.

The Commercial/Industrial Development Application form, as well as the required Drawings and Information Checklist, can be found at www.edmonton.ca/developmentservicesforms

Visit Permanent Sign to find out if you need a permit for your sign.

Zones and Regulations

All development permit applications must meet the zoning regulations of the property, such as land use, lot dimensions, lot area, etc. The Zoning Bylaw outlines the uses and development regulations of a particular zone.

To verify the zoning of a property, visit our office or maps.edmonton.ca.

  • Proceed to ‘Zoning’ located on the right side of the photo
  • Review the disclaimer and accept it by pressing ‘Ok
  • Proceed to ‘Locate Title by Address’ and enter the property’s address

Go to ‘Search’ to view its zoning and any overlay information.

Development Permit Approval Process

The development permit process chart outlines the various steps involved in obtaining a development permit.

  • An applicant submits a development permit application.
  • A Development Officer reviews the application to ensure it is complete.
  • A Development Officer reviews the proposed development to ensure compliance with the Zoning Bylaw and other relevant legislation.

Note: The application may also be reviewed by other City departments. As part of this review process, you may be contacted to resolve any concerns and revise your proposal prior to the development officer approving and issuing the development permit.

  • The Development Officer reviews input and identifies any issues.
  • The Development Officer renders a decision.

The Development Officer:

  • Shall approve applications, with or without conditions, for permitted uses that conform in all respects to the Zoning Bylaw.
  • May approve, with or without conditions, applications for discretionary uses, or variances to the Zoning Bylaw;
  • May refuse the application if it does not conform to the Zoning Bylaw.

Development Permit Review

Once a development permit application, along with applicable fees, is submitted, the time for reviewing and rendering a decision will depend upon the complexity of the application and work volumes.

Major development applications can take up to several weeks before a decision is made. They are typically circulated to other civic departments for review and comment.

An applicant may be required to submit, as part of the application, one or more special studies, to support a major or complex development. Special studies include but are not limited to:

  • Assessment of Risk prepared by an environmental professional
  • Traffic Impact Assessments (TIA)
  • Parking Impact Assessment (PIA)
  • Environmental Site Assessment (ESA)

A development permit may also be subject to conditions, such as a requirement to pay for off-site levies such, as a sewer or roadway assessment, used to finance larger shared infrastructure that will benefit the property.

For more information, read Financing New Sanitary Trunk Construction, Servicing Agreement Fee Assessments, and Arterial Roadway Assessments.

Development Appeals

  • An applicant has the right to appeal any decision of the Development Officer, including a refusal, or approval with conditions. The public can also appeal any decision by a Development Officer, typically where a decision involves the use of discretion or variance of a regulation.
  • Appeals are formally made to the Subdivision and Development Appeal Board (SDAB).
  • If you are the applicant, you must file your appeal with the SDAB within 21 days after the date the development permit decision was made.
  • If you are a person affected by a development permit decision, you must file your appeal with the SDAB within 21 days after the date on which the notice of the issuance of the permit was given.
  • There is a fee for filing an appeal.
  • The decision of the SDAB can be appealed to the Court of Appeal, but only on a point of law or jurisdiction.

Click here for Subdivision Authority Agendas & Minutes. The Subdivision Authority reviews technical matters including subdivision proposals.

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Zoning Bylaw Renewal Newsletter #1 - May 2019

Welcome to Zoning Bylaw Renewal

Thank you for signing up for updates on the Zoning Bylaw Renewal Project. This is our first project update, and we have a number of engagement events to let you know about. You can find details about the engagement events at the bottom of this message.

What is Zoning Bylaw Renewal About?

For the first time in almost two decades, the Zoning Bylaw Renewal will review all the rules that regulate development in Edmonton. This work is intended to be a comprehensive overhaul that involves rethinking how, what, and why the City regulates, and to ensure alignment with the City Plan and other City policies and initiatives.

What’s New?

April 9, 2019 City Council’s Urban Planning Committee received a report and a project plan. Committee members and stakeholders endorsed the overall approach and project timelines and specific areas of focus. Read the report here.

Story Walk

Every year on the first weekend in May, hundreds of cities across the world celebrate Jane Jacobs by hosting walks to encourage story sharing about their neighbourhoods.

On May 4, 2019, in partnership with City Plan, the Zoning Bylaw Renewal team hosted over 30 participants, and two dogs, on a Jane’s Walk viewing sites in Oliver and on 124 Street. These areas, shaped by recent development, illustrate how the zoning bylaw can produce the rebuildable city. Participants saw how existing buildings, like the old Edmonton Telephone exchange building and Edmonton Brewing and Malting (Molson Brewery), can be repurposed into vibrant multi-purpose retail and office spaces and how current city requirements can shape a large scale commercial infill site like the Brewery District.




Participants on the walk spoke to:

  • supporting mixed use development and the reuse of historic buildings
  • supporting the preservation and reuse of historic buildings
  • ensuring that new development is human scaled and fits into the surrounding context
  • preserving the pedestrian focus building and development on walking streets such as 124 street is important
  • reducing on-site parking requirements to achieve well developed and vibrant main streets

Get Involved - June Events


CITY PLAN + ZONING BYLAW PUBLIC ENGAGEMENT OPPORTUNITY

What choices do we need to make to be a healthy, urban, and climate resilient city of two million people that supports a prosperous region?

The City Plan and Zoning Bylaw Renewal are hosting a series of public engagement events in June 2019, inviting Edmontonians to explore the choices our city faces as we grow to a city of two million people.

Each event features opportunities to learn about the City Plan and upcoming Zoning Bylaw Renewal, and to help develop the direction of the new City Plan.

Please register if you would like to attend one of our scheduled workshops. Registration is not required for drop-in participants. Refreshments will be provided.

June 5, 2019, Drop-in 6pm-9pm, Workshop 7pm-8:30pm (Millwoods Senior & Multicultural Centre)

June 10, 2019, Drop-in 5pm-8pm, Workshop 6pm-7:30pm (Abbotsfield Recreation Centre)

June 12, 2019, Drop-in 6pm-9pm, Workshop 7pm-8:30pm (The Pride Centre of Edmonton)

June 14, 2019, Drop-in 1pm-4pm, Workshop 2pm-3:30pm (Jasper Place Library)

June 18, 2019, Drop-in 6pm-9pm, Workshop 7pm-8:30pm (Chappelle Gardens Residents Association)

ZONING BYLAW ENGAGEMENT EVENTS

Deep Dive Workshop

Open to all

The Zoning Bylaw Team invites individuals and organizations with a detailed interest in Edmonton’s regulatory framework to help build a structure for a new Zoning Bylaw.

Join us at the Chateau Louis, Executive Room, on Saturday, June 15, 2019 from 10:00 a.m. to 2:00 p.m.

At this event, we will take a deep dive into how the new Zoning Bylaw could categorize its Uses, the structure of existing zones, and the content of all that is regulated by the Bylaw. At the end of this half-day workshop, participants will provide input on what a new Zoning Bylaw should be regulating (or not regulating), and how to combine existing Uses and Zones into more streamlined groupings, and write regulations in plain language.

If interested, please register for our half day workshop using the following link. A light lunch will be provided.

Register for Deep Dive Workshop

Small Business Workshop

Open to small business owners, operators and advocates

The Zoning Bylaw Team invites you and members of your business to learn more about how the bylaw influences business opportunities, and help build the structure for a new Zoning Bylaw.

Join us at the Chateau Louis on Wednesday June 26, 2019 starting at 2:00 p.m. to 4:30 p.m.

At this event, you can help us find ways to better organize how the new Zoning Bylaw could categorize its Uses, structures zones, and find ways to streamline the rest of the content of the Bylaw. Input will be used to minimize existing Uses and Zones and write regulations in plain language.

Similar to the Accessibility Workshop, participants can move through a series of stations to tell the project team what regulations are important, how the rules support your businesses and what can be done differently.

Register for Small Business Workshop

Accessibility Advocates & Seniors Drop-in

Open to anyone with an interest in accessibility and seniors


The Zoning Bylaw Team invites you to learn more about how the Zoning Bylaw can influence accessibility in our City, and to help build the structure for a new Zoning Bylaw.


Join us at the Lions Seniors Centre, Activity Room 4, on Thursday June 20, 2019 from 5:00 to 7:30 pm.


At this event, you can help us learn about your experiences with the Zoning Bylaw, and challenges being faced.


Participants can move through a series of stations to tell the project team what regulations are the most or least important, how rules work against your needs, and what could be done differently to address your needs. Help us answer questions like:

  • What do we need to regulate? What don’t we need to regulate?
  • What regulations work against you? What regulations benefit you?
  • What is the preferred format for presenting regulations? What are effective user interfaces? How do you interact with/use the ZBL?
  • What types of information-sharing are important during the development permit process?
  • How can we make the Zoning Bylaw easier to read and understand?
  • What does plain English look like in the Zoning Bylaw?


No registration is required for this event, and light refreshments will be provided.

Where to Learn More

edmonton.ca/zoningbylawrenewal

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Att: Zoning Bylaw Team

Edmonton Service Centre

2nd Floor, 10111 104 Avenue NW

Edmonton, Alberta, T5J 0J4