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Zoning tells you the type of development allowed on a property. 

Rezoning is the process of changing a property’s zoning to allow for new development. 

Some rezonings also require a plan amendment if the proposed zone does not align with an existing development plan

You can find the zoning of a property through the zoning map and find zoning rules in the Edmonton Zoning Bylaw.  See What is Zoning? to learn more. 

What to Expect

Application Process

There are a number of steps in the rezoning and plan amendment process, from application submission to Council’s decision, and the process can vary depending on the complexity and sensitivity of the application, and the choice of zone.

Review and Notification
After the application fees are paid, and all required information has been received, the application review process will begin.

City staff mail a notice to all property owners within a minimum of 60 metres of the lands being rezoned, as well as affected community leagues and business associations, advising them that a rezoning application has been received by the City.

Applications for Direct Control Zones require a 21-day pre-application notice to surrounding property owners, affected community leagues and business associations before the City can accept an application for processing.

Public Meetings
Depending on the complexity of the application, circulation comments, and community response, the City may decide to host a public meeting which typically has 3 goals:

  1. Allows the applicant to share information about the application
  2. Provides information about the planning process
  3. Obtains input from attendees

Scheduling and holding a public meeting may add some time to the application review process.

City Staff’s Recommendation
A City planner manages the application and reviews all feedback including technical report comments, and works with the applicant to resolve any outstanding concerns.

The planner prepares a report with a recommendation for City Council as part of a Council Public Hearing agenda. The City administration recommendation is either for support or non-support of the application.

City Council
City Council makes the final decision on rezoning and plan amendment applications at a City Council Public Hearing.

During the Public Hearing, City Council may hear from the applicant and any other members of the public interested in the rezoning. It is in the applicant’s best interest to attend this meeting.

Rezoning bylaws considered by City Council may be approved, refused, referred back to administration, or postponed to a future council date. If your rezoning application is refused by City Council, you cannot submit the same rezoning application again for 12 months.

Fees and Payment Options

Fees

  • Applications are not accepted until fees are paid in full.
  • Application fees are charged based on the type of application, and the current and proposed zones.
  • For fee rates see pages 1 - 2 of 2020 Land Development Application Fees.
  • Note: Additional costs apply to activities associated with your application. Activities include neighbour notification, signs posted on site and advertising.

Payment Options

Online
Payment can be made online during the application process using Visa, MasterCard or American Express.

In Person/By Mail

  • In person or mail payments are conducted via cheque only. 
  • Cheques should be made payable to “City of Edmonton.” 
  • Cheques can be mailed or delivered to: 

Edmonton Service Centre
2nd Floor, Edmonton Tower
10111 104 Avenue NW
Edmonton AB
T5J 0J4

Application Types and Timelines

The application type descriptions are intended as a short summary. See Rezoning Application Complexity for more information. 

Non-Complex Applications:

  • Involve a change from a low density residential zone to another low density zone
  • Do not change the land use designation in a plan
  • Do not require a public meeting
  • Align with City guidelines, like the Transit Oriented Development Guidelines, or
  • Have minimal servicing, infrastructure, or technical report requirements.

Complex Applications:

  • Fall between non-complex or very complex categories and can include but are not limited to:
    • Direct Control zones, and
    • Special Area zones.

Very Complex Applications:

  • Involve unique infrastructure proposals
  • Are expected to change a number of times during the application process, or
  • Will significantly change the city landscape due to their size.

Application Timelines

Application timelines vary based on the complexity of the application. The following table shows average calendar days for each application type.

Application Timelines

Application Type Average Calendar Days 
Non-Complex Application 90
Complex Application 160
Very Complex Determined on a case-by-case basis at a pre-application meeting


For more information see Rezoning Application Timeline Breakdown.

Before You Apply

Check Your Zoning

You can check the current zoning regulations and development plans that apply to your property through the Zoning map: 

  • Search your address at maps.edmonton.ca
  • In the general tab, scroll down to find the sections called Current Zone, Overlay, and Plan in Effect.

See What is Zoning? To learn more about the purpose of zoning regulations. 

Pre-Application Meeting

A pre-application meeting can improve the application process and shorten timelines. 

Pre-application meetings are strongly recommended for complex applications, and may be required for very complex applications like the creation of a new plan or changes to a large area of land.

During a pre-application meeting you will meet with a team of City staff from different departments (including but not limited to transportation, drainage, fire rescue) who will review and provide feedback on your proposed project.

To request a pre-application meeting use the online request form. 

Meeting Details:

  • First-come, first-serve, based on completed requests (site map and statement of intent)All pre-application meetings are held on Wednesdays 
  • Meetings are 50 minutes long
  • A meeting record will be shared one week after the meeting occurs
Choose the Right Zone

Choosing the right zone is a critical part of the application process. 

The Zoning Bylaw has a range of residential, commercial, and industrial zones that are each intended for a specific purpose or type of development.  Each zone has a list of available uses or activities and a set of regulations that apply to development in that zone. To ensure that your development can be accomodated in a specific zone, it is important to make sure your planned use for the site is allowed and that what you plan to build will fit within the zone’s regulations. 

The City’s Zoning Matrix is a comprehensive list of uses that shows what zones they are allowed in.

The type of zone you choose may be guided by a statutory plan that applies to your property. The zone you choose should align with the type of development that your property is designated for in the plan. 

Talk to your Neighbours

When you apply for a rezoning, your neighbours will be notified that a change is proposed in the neighbourhood. Involving your neighbours in your plans early in the process can make the process go more smoothly and reduce the amount of opposition to your rezoning. The City has developed an Infill Action Conversation Toolkit to help you have effective conversation about your application with your neighbours.

Submit Your Application

Only complete applications will be accepted by City staff for processing. 

Review the Rezoning Application Checklist to determine which documents are required for your application type

Additional documents: 

Direct Control Zones

Direct Control zones are specific to a particular piece of land or area, and are written to support types of development or unique site conditions that cannot be accommodated with existing zones. Applications for Direct Control Zones are more complex and require the applicant to write their own zone.  You may also be required to notify neighbouring property owners before you apply.

Guide to Writing DC2 Site Specific Development Control Provisions

Plan Amendments

Preparing Area Structure Plans - Terms of reference for applications to amend or create new Area Structure Plans

Neighbourhood Structure Plans in Growth Areas - Terms of reference for applications to amend or create new Neighbourhood Structure Plans

Guide to Plan Amendments - Provides an overview of the types of plans and application process

Apply Online

Paper applications are not accepted. For assistance with starting an online application visit the Edmonton Service Centre or contact a City planner.

After You Apply

Request to Speak at a Council or Committee Meeting

City planners will notify you when your application has been added to a public hearing meeting agenda. Agendas are available approximately 3 weeks before the meeting date.

Complete the online form to Request to Speak at the public hearing meeting. 

Review Interact with Council to understand meeting and security procedures. 

Submit a Subdivision Application

You can submit a subdivision application while a related rezoning application is underway. 

For More Information

Edmonton Service Centre
2nd Floor, 10111 104 Avenue NW
Edmonton, AB  T5J 0J4

Telephone

Rezoning Telephone List

In Edmonton: 311
Outside Edmonton: 780-442-5311

Email planningcoordination@edmonton.ca

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