The Alberta government says it will direct the City of Edmonton to change its rules on high-density infill development and review its zoning policies, while setting expectations for how municipalities should proceed.
The province says the changes are needed to address growing concerns that the construction of more housing in established neighbourhoods is putting pressure on parking, roads, and other infrastructure, while allowing buildings that may be out of scale with surrounding homes.
Edmonton’s zoning bylaw, which took effect on Jan. 1 2024, reduced the number of residential zones from 16 to six, and allowed a wider range of housing types citywide. The city said these changes would make it easier to build housing, including multiplexes on residential lots.
Premier Danielle Smith announced at a news conference on Oct. 8 that the province is directing the city to repeal its zoning bylaw and revert to the limits for housing types, density, and building heights that were in place before 2024.
The province is also directing Edmonton to restore minimum on-site parking requirements that were in place before 2020, and is giving the city three months from Oct. 8 to amend its infill bylaw.
The Alberta government is taking a different approach to Calgary, where a land-use bylaw that took effect in August 2024 rezoned most low-density residential lots to allow residential grade-oriented infill. In April 2026, city council voted to repeal the rezoning and restore the previous zoning for affected properties, effective August 2026.
The province said Calgary may maintain its current approach but must create an overlay identifying properties restored to previous low-density residential zones. The province said this would keep requirements for housing types, building heights, and parking in place, while the city’s broader land-use review continues.
The province is instructing both cities to review their land-use bylaws, consult the public, and work with industry to “pursue a more balanced approach” to high-density infill.
Edmonton has 18 months to review its land-use bylaw, while Calgary says it expects to complete its current bylaw review in 2027.
The province said this new approach also sets province-wide expectations for other municipalities to follow, including ensuring communities appropriately scale infill development, that developments are supported by adequate utilities and water infrastructure, and that projects respond to local conditions.
City Planning
At the news conference, Smith said that 600,000 people have moved to Alberta over the past five years, which she compared to adding a city half the size of Edmonton. She said most of those people have moved to Calgary and Edmonton, placing “a great deal of pressure” on the housing supply.
“The goal should not simply be more housing, but more housing that is planned and integrated in a way that works for both existing residents as well as future families,” she said. “Because when growth outpaces the infrastructure and services that support a neighbourhood, residents feel it.”
Smith said the changes would force a return to “reasonable density and height rules, common sense minimum parking requirements,” and considerations for utilities and water infrastructure needs. She said these changes would also respect the neighbourhoods in which families live.
Alberta Municipal Affairs Minister Dan Williams said the changes would restore development to ensure neighbours aren’t pitted against each other. He said the measures would also help prevent unintended consequences of high-density infill, including “unmanageable congestion.”
Williams said the changes are needed in areas with “few checks and balances and minimal public consultation,” and called on municipal governments to “pause, rest, and have a conversation” about the issue.
Pushback on Mandate
At a separate news conference on Oct. 8, Edmonton Mayor Andrew Knack criticized the province’s new directive, saying it could make housing less affordable, increase property taxes, and create uncertainty for residents and investors.
Knack said restricting housing development in established neighbourhoods would push growth toward Edmonton’s outskirts, forcing taxpayers to fund additional roads, water pipes, fire halls, and public transit. He argued that encouraging development in existing neighbourhoods would make better use of infrastructure already built and paid for.
The mayor said Edmonton is among Canada’s fastest-growing cities and most affordable major housing markets. He said maintaining affordability helps local employers attract workers and supports economic growth.
Knack also questioned the province’s involvement in municipal planning, arguing that neighbourhoods should make decisions locally and publicly rather than the provincial cabinet. He urged Smith to pause the directive and work with the city.
Alberta Municipalities president Dylan Bressey also argued the province’s latest directive undermines municipal democracy and that local councillors should retain authority over neighbourhood planning.
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