The City has selected five key node (urban centre) and corridor (main street) areas where targeted, City-driven rezonings are being pursued to take advantage of existing transit investment and encourage more housing opportunities and business development.
The areas selected are:
- Wîhkwêntôwin Node and 124 Street Corridor
- 156 Street and Stony Plain Road Corridors
- University-Garneau Node
Creating a strong system of nodes and corridors that encourages transit-oriented development is an important part of creating a healthy, urban, climate-resilient city where Edmontonians have access to a variety of housing and transportation options and can easily meet their daily needs close to home.
Project Status
Current
In accordance with the Public Notification Bylaw, Bylaw 18826, the City of Edmonton is providing formal notice of this large-scale rezoning. A notice of a large-scale rezoning may be given by posting the notice on the City’s public website.
Bylaw 21128 can be viewed online. It proposes to rezone land to allow for medium and large-scale mixed-use development and medium and large-scale housing in the Wîhkwêntôwin Node and 124 Street Corridor, 156 Street and Stony Plain Road Corridors and the University-Garneau Node. For more information please contact pgarezoning@edmonton.ca.
You can share your views with City Council at the public hearing in May.
City Council Public Hearing
Date: May 20, 2025
Time: 9:30am
Location: City Hall or online
Public hearings are an important part of the rezoning process where Edmontonians will have the opportunity to share their thoughts directly with members of Council prior to making a decision on the proposed rezonings. More information on how to participate in the public hearing, including requesting to speak, will be made available once the public hearing agenda is posted on May 1, 2025.
You can also:
- Call the Office of the City Clerk at: 780-496-8178.
- And/or submit written comments to the Office of the City Clerk:
Email: city.clerk@edmonton.ca Fax: 780-496-8175
Mail: 1 Sir Winston Churchill Square, Edmonton, AB T5J 2RJ
- And/or submit written comments to the Office of the City Clerk:
Draft Rezoning Proposals Available
The final draft rezoning proposals for the Wîhkwêntôwin Node and 124 Street Corridor,
156 Street and Stony Plain Road Corridors and University-Garneau Node are now available.
Not all land within the 5 selected areas will be rezoned. The proposed rezonings focus on sites that have the greatest redevelopment potential, such as those located directly along corridors or within close proximity to mass transit. Read the highlights of the proposed rezonings or see below for the full rezoning proposals for each area.
The sites proposed for rezoning, including the associated recommended standard zones and zone modifiers, were informed by a variety of factors, including:
- Local context and feedback received during two rounds of Advise-level public engagement in summer 2024 and fall 2024
- Technical studies (water, drainage, transportation, and other factors), and
- Policy considerations (alignment to The City Plan, applicable district plans, and other policies)
The proposals have been released early to allow Edmontonians time to familiarize themselves with them and ask questions before they advance to City Council Public Hearing for a decision.
Next Steps
The proposed rezonings are scheduled to go to City Council Public Hearing for consideration on May 20, 2025. If approved by Council, the rezonings will come into effect immediately. It would still be up to individual property owners to bring forward development proposals to the City for review.
Rezoning will not guarantee development due to the many considerations that go into development and buildings/homes may remain on properties in perpetuity. Removing the rezoning barriers is intended to help shorten and streamline the process when an application is submitted. Homeowners can remain in their homes for as long as they want. No one will be required to leave and/or sell their homes.
Wîhkwêntôwin Node and 124 Street Corridor
Proposed Rezoning Details
Not all land within the Wîhkwêntôwin Node and 124 Street Corridor will be rezoned. As outlined in the final draft rezoning proposal below, the administration recommends rezoning certain sites based on previous public feedback and local context, technical studies, and policy direction from The City Plan and Central district plan (55.1 MB).
Interactive Rezoning Map
You can also search for a specific property using the interactive rezoning map to find out if it is proposed for rezoning and what new standard zones and zone modifiers are being recommended.
Why These Areas?
Learn more about the Wîhkwêntôwin (Oliver) Node and the 124 Street Primary Corridor and why they were selected.
Comments and Questions
For comments or questions, contact the Project Team at pgarezoning@edmonton.ca.
Please note: comments collected at this stage will not inform any further changes to the proposed rezonings prior to public hearing. Comments will be summarized, along with other feedback collected throughout the duration of the project, as part of the City Council public hearing report to ensure members of Council are aware of the public’s perspectives prior to making a decision.
Past Engagement Opportunities
Thank you to everyone who provided feedback on the sites proposed for rezoning through our Advise-level online or in-person, drop-in engagement opportunities. Feedback received at each stage was used to help inform the set of sites proposed for rezoning and the standard zones and zone modifiers being recommended for each selected site.
Fall 2024 Engagement
Summer 2024 Engagement
156 Street and Stony Plain Road Corridors
Proposed Rezoning Details
Not all land within the Stony Plain Road and 156 Street Corridors will be rezoned. As outlined in the final draft rezoning proposal below, administration recommends rezoning certain sites based on previous public feedback and local context, technical studies, and policy direction from The City Plan and Jasper Place (54.08 MB) and Central district plans.
Interactive Rezoning Map
You can also search for a specific property using the interactive rezoning map to find out if it is proposed for rezoning and what new standard zones and zone modifiers are being recommended.
Why These Corridors?
Learn more about the 156 Street and Stony Plain Road Corridors and why they were selected.
Comments and Questions
For comments or questions, contact the Project Team at pgarezoning@edmonton.ca.
Please note: comments collected at this stage will not inform any further changes to the proposed rezonings prior to public hearing. Comments will be summarized, along with other feedback collected throughout the duration of the project, as part of the City Council public hearing report to ensure members of Council are aware of the public’s perspectives prior to making a decision.
Past Engagement Opportunities
Thank you to everyone who provided feedback on the sites proposed for rezoning through our Advise-level online or in-person, drop-in engagement opportunities. Feedback received at each stage was used to help inform the set of sites proposed for rezoning and the standard zones and zone modifiers being recommended for each selected site.
Fall 2024 Engagement
Summer 2024 Engagement
University-Garneau Node
Not all land within the University-Garneau Node will be rezoned. As outlined in the final draft rezoning proposal below, we recommend rezoning certain sites based on previous public feedback and local context, technical studies, and policy direction and policy direction from The City Plan and Scona district plan (24.12 MB).
Interactive Rezoning Map
You can also search for a specific property using the interactive rezoning map to find out if it is proposed for rezoning and what new standard zones and zone modifiers are being recommended.
Why This Node?
Learn more about the University-Garneau Major Node and why it was selected.
Comments and Questions
For comments or questions, contact the Project Team at pgarezoning@edmonton.ca.
Please note: comments collected at this stage will not inform any further changes to the proposed rezonings prior to public hearing. Comments will be summarized, along with other feedback collected throughout the duration of the project, as part of the City Council Public Hearing report to ensure members of Council are aware of the public’s perspectives prior to making a decision.
Past Engagement Opportunities
Thank you to everyone who provided feedback on the sites proposed for rezoning through our Advise-level online or in-person, drop-in engagement opportunities. Feedback received at each stage was used to help inform the set of sites proposed for rezoning and the standard zones and zone modifiers being recommended for each selected site.
Fall 2024 Engagement
Summer 2024 Engagement
Project Overview
The City Plan identifies 19 Priority Growth Areas, which are collections of nodes (urban centres) and corridors (main streets) in the redeveloping area of the city (roughly inside the Anthony Henday) anticipated to experience the most near-term growth.
On April 12 2022, the Urban Planning Committee directed the City to pursue proactive rezonings in these areas (see item 6.2) and a plan for this work was presented to the Urban Planning Committee on February 27, 2024 (see item 7.4).
Using targeted, City-initiated rezoning to proactively align certain nodes and corridors with The City Plan vision will help encourage more housing and business investment in these important Priority Growth Areas.
The benefits of proactive rezoning include:
- Creating more certainty for applicants and the surrounding community on what types of developments will be encouraged and supported in these areas
- Reducing the costs and risks associated with developer-initiated rezonings, which helps streamline the development process and make it easier to build new homes and businesses
- Unlocking land supply in our existing neighbourhoods to incentivize the development of a wider range of housing options and more diverse economic and employment opportunities
- Proactively identifying infrastructure such as water, drainage and transportation considerations to support the increased density enabled by the proposed rezonings
Priority Growth Area Selection
The City used a 2-phased process to create the shortlist of candidate Priority Growth Areas for targeted rezonings.
This process involved a technical review to evaluate all 19 Priority Growth Areas based on opportunities to implement The City Plan, existing land use conditions and market factors.
Following the technical review, targeted engagement with development industry groups, citizen-appointed advisory committees and the Edmonton Federation of Community Leagues (EFCL) helped further refine the shortlist to the final 5 selected.
Read the What We Heard Report to learn more about the feedback received and how it informed the selection process.
Site and Zone Selection
Once the 5 Priority Growth Areas were selected, the City used public input, technical studies and policy considerations to:
1. Validate which sites within these areas should be rezoned.
Not all land within the selected areas are proposed for rezoning. The intent is to focus on sites that have the greatest redevelopment potential, such as those located directly along corridors or within close proximity to mass transit.
2. Determine which new standard zones to rezone the chosen sites to in order to catalyze demand and investment in alignment with The City Plan direction.
This included determining what zone modifiers should be applied to guide maximum building heights and footprints to ensure they fit into the surrounding community and which buildings should be required to have ground-floor, street-facing businesses.
Rezoning Application and Public Hearing - We Are Here
Now that engagement and the required supporting technical studies and analysis are complete, the City is applying to rezone targeted sites within the 5 selected Priority Growth Areas.
The most appropriate higher-density standard zones that align with the direction in The City Plan and district plans are being recommended.
The proposed rezonings are targeted to go to City Council public hearing for consideration on May 20, 2025.
Edmontonians can share their thoughts on the proposed rezonings directly with Council by requesting to speak once the public hearing agenda is released on May 1, 2025.
If approved by Council, the rezonings will come into effect immediately. However, it would still be up to individual property owners to bring forward development proposals to the City for review.
