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Development Process

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Graphic showing a proposed development with parks and residences

The development process is dynamic and guides how our city evolves and grows as an attractive place to live and do business. It begins with raw or redeveloping land and ends with finished development.

Development Process Infographic

Strategic Plans, Policies and Guidelines

Strategic Plans, Policies and Guidelines shape how the city will grow by guiding how land is used and where new developments are built.

Connect��ϲ��, ��ϲ��’s Strategic Plan, sets the direction for the city’s future and outlines where we need to change today to realize our vision for ��ϲ�� in 2050.

The City Plan, ��ϲ��’s combined Municipal Development Plan and Transportation Master Plan, articulates the choices we will make to become a healthy, urban and climate-resilient city of 2 million people that supports a prosperous region.

Read about the projects and initiatives responsible for implementing The City Plan

Other strategic plans, like Breathe: Green Network Strategy, and the Old Strathcona Public Realm Strategy help to implement The City Plan by providing refined direction and tangible built-form outputs that will benefit ��ϲ��ians.

District Policy and Plans, Area and Neighbourhood Structure Plans

What is the District Policy and District Plans?

The District Policy, 14 District Plans and other associated planning documents help guide growth and change in ��ϲ��, showing where development and infrastructure and amenity investment are encouraged.

The City uses these documents to evaluate development proposals, such as rezonings, subdivisions and development permit applications, to ensure they align with direction in The City Plan. They are also used to inform decisions around where new infrastructure and service improvements, such as roadways, parks and transit, will be needed to support future, increased development.

What are Area and Neighbourhood Structure Plans?

Area and Neighbourhood Structure Plans are specific types of land use plans that provide more detailed policy than The City Plan for how a particular area within the city will develop or redevelop considering an area’s geography and context.

These plans establish the layout and function of neighbourhoods and identify where roads, shops, schools, homes, and parks will be. This is different from the zoning, which is the legal tool that describes how buildings can be situated on an individual property.

How are Area and Neighbourhood Structure Plans created?

Plans for new communities are typically initiated by developers in consultation with city planners. Plans in these areas are referred to as Area and Neighbourhood Structure Plans (ASP, NSP).

In redeveloping neighbourhoods, city planners work with citizens, stakeholders, builders and other groups to create or update plans. City planners use many different types of engagement tools to learn what people think and value. Plans in these areas are referred to as an Area Redevelopment Plan (ARP).

The plans we develop now should serve the needs of present-day and future ��ϲ��ians. Working together means that everyone has a say in how our city grows.

Additional Information:

How plans are created

Who approves Area and Neighbourhood Structure Plans?

City Council must approve all land use plans at a Land Use Statutory City Council Public Hearing before they are adopted and used by the City to guide decision making.

Additional Information:

Plans in effect
Land Use Statutory Public Hearing Playbook
Land Use Statutory Public Hearing Quick Guide

Rezoning and Subdivisions

What is Zoning?

Zoning is the main tool that cities use to regulate land use, and is ��ϲ��’s primary tool to implement The City Plan. Zoning sets out a shared set of rules everyone has to follow and protects citizens from conflicting land uses in their community.

The Zoning Bylaw establishes the rules for where new buildings should go, what types of buildings they can be, and what types of businesses and activities can happen on a property.

Zoning guides growth in an orderly way to minimize conflicts between different activities. It can also contribute to the safety, public health and welfare of its citizens and the environment. The Zoning Bylaw does not provide the rules for how a building is constructed in terms of safety and construction materials— that is the role of the Building Code. It also does not determine the rules for business licensing—that is the role of the Business Licence Bylaw.

The Zoning Bylaw divides the city into zones on the , and establishes the process for making changes to the zoning map (rezoning).

What is a Rezoning?

When the City or a property owner wishes to change the rules for a property from what is allowed under their current zone, they must submit a rezoning amendment application.

How can I find out about Rezoning in my neighbourhood?

Rezoning a property requires engagement with the public. Typically, property owners and residents within 60 meters are notified, but this radius may be extended if the planner determines that there may be a greater impact. If you have received a postcard or have learned about a rezoning application in your neighbourhood, reach out to ask questions, or to share your thoughts and opinions - your feedback is important.

Carefully review the information provided.
You can contact the planner directly before the deadline (by phone, email) to learn more and to share your feedback.
You may fill out an online survey (for larger applications).
You can speak directly with your Councillor.

Current and recent rezoning applications in the city

Who approves Rezoning applications?

City Council must approve all rezoning applications at a Land Use Statutory City Council Public Hearing.

Additional Information:

Land Use Statutory Public Hearing Playbook
Land Use Statutory Public Hearing Quick Guide

What is a Subdivision?

Sometimes land has to be subdivided into smaller lots to support certain kinds of new buildings or development. Subdivision is the process of dividing a property into 2 or more legal lots.

Subdivision is a 2-part process - conditional approval and endorsement. Separate applications and fees are required for each part. Conditional approval is the process of determining what conditions will need to be met to subdivide lots. The endorsement process confirms that these conditions have been met.

Lot splitting is the process of subdividing a single property into 2 legal lots. Lot splitting allows, for example, 2 separate houses or 2 sides of a semi-detached house to be owned separately.

Servicing Agreements

Learn about why a developer may be required to enter into a service agreement with the ��ϲ��.

Development Permits

What is Zoning?

The Zoning Bylaw establishes the rules for where new buildings should go, what types of buildings they can be, and what types of businesses and activities can happen on a property. It also establishes the process for issuing development permits.

What is a Development Permit?

A development permit is a document that authorizes a development in compliance with the regulations in the Zoning Bylaw. A development permit is required for any development in the city, except those listed in of the Zoning Bylaw.

Additional Information:

Permits, Development and Construction

Who issues Development Permits?

Development Planners, the designated development authority, complete detailed technical reviews of development permit applications, and are responsible for issuing development permits.

Some development permits are circulated to stakeholders, such as EPCOR Water, Transportation or Heritage Planning, to ensure that their requirements are also met.

What if a development does not comply with the Zoning Bylaw?

If a proposed development does not comply with one or more regulations, the Development Planner may refuse the application, or grant a variance in accordance with the processes specified in the Zoning Bylaw.

Additional Information:

Variance, notification and appeal process

How can I find out about development permits in my neighbourhood?

Daily list of development applications

Development in your neighbourhood

Building & Trade Permits

Building and trade permits are documents issued by the City to confirm that developments will be constructed in compliance with safety codes. While development permits regulate what can be built on a property, building permits ensure that what is constructed meets the minimum requirements of the building code.

Licences

A business licence is a document issued by the City and is required of business owners providing goods or services in ��ϲ�� (including sub-contractors, trades and delivery agents). This is different from a provincial Business Registration.

Business licences are issued for a one-year or two-year term and need to be renewed before they expire in order for a business to continue operating. The business licence is issued with one or more business categories based on the business activities taking place. There are regulations, requirements and associated fees based on the categories that need to be met prior to issuing the business licence.

Construction and Inspections

Construction can only begin once all required permits and approvals have been issued. Workers should operate and maintain the site in a manner that is mindful of and respectful to the surrounding properties.

Safety Codes Inspections

The City performs inspections to ensure the work meets the minimum safety standards.

Development Permit Inspections

A new development project may require a development permit inspection. These inspections confirm that new construction is completed in accordance with an approved development permit and applicable Zoning Bylaw regulations.

Development permit inspections

Landscaping Inspections

Some developments require landscaping inspections to ensure that plants are maintained in a healthy condition and to disburse any collected landscape securities.

Lot Grading

New buildings require Lot Grading plan approval and inspections. Some development permit applications require lot grading plan approval before they can be issued.

Lot grading process for small scale residential development
Lot grading process for non-residential, multi-unit residential and mixed use developments

Finished Development

Finished development is the completion of the development process. All required Safety Codes inspections must be completed before any new development can be occupied.

Contact Us

311 Contact Centre

Online

If you are calling from outside of ��ϲ��: 780-442-5311

Phone	311
TTY	711

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Development Process

Strategic Plans, Policies and Guidelines

District Policy and Plans, Area and Neighbourhood Structure Plans

Rezoning and Subdivisions

Servicing Agreements

Development Permits

Building & Trade Permits

Licences

Construction and Inspections

Safety Codes Inspections

Development Permit Inspections

Landscaping Inspections

Lot Grading

Finished Development

Related Links

Industry Communication

Public Engagement Calendar

Contact Us

311 Contact Centre

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