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Your turn: Land use updates in the region


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This week's roundup of calls for public engagement includes a public hearing about proposed changes to St. Albert's land use bylaw that would make it easier to build small-scale infill in mature neighbourhoods, as well as transit-oriented development along St. Albert Trail.

St. Albert council is set to hear from residents at a public hearing on Sept. 15 on changes to its land use bylaw that would address two out of seven initiatives it is expected to fulfill under the Housing Accelerator Fund from the Canadian Mortgage and Housing Corporation. St. Albert intends to have 20% of new homes built along St. Albert Trail and within established neighbourhoods.

The first change would make it easier to build small-scale infill in established neighbourhoods. Administration proposes decreasing the minimum width for lots, enabling slightly narrower single-detached and semi-detached homes in neighbourhoods where they're already allowed. Administration was adamant that it is not making changes that would enable the type of infill in mature neighbourhoods that is regularly met with opposition in Edmonton. "What we're NOT doing is introducing six- or eight-plexes, nor changing regulations for parking, building heights, setbacks, and more," the city said.

Staff recommends amending the trail corridor commercial district to allow apartment buildings as-of-right, instead of requiring permission from a development planner. The district's maximum height would also increase by three metres to 25 metres, or about eight storeys.

The changes would also introduce a mixed-use, transit-oriented development district that could only be used along St. Albert Trail with a maximum height of about 15 storeys. The city intends to make it easier to build housing and mixed-use spaces within 800 metres of planned transit nodes on St. Albert Trail.

The proposed changes to the land use bylaw are among the initiatives St. Albert has committed to in return for $11.8 million in federal funding. It is also in the process of finalizing its housing affordability strategic plan based on its housing needs assessment report. Future initiatives include exploring how city-owned land can be used for housing and launching an online permit portal for developers. St. Albert is "making good progress" on its housing action plan, according to the CMHC's progress tracker.

Meanwhile, Fort Saskatchewan postponed voting on its renewed land use bylaw in August so it could have a more in-depth discussion on Sept. 3. That discussion led to a series of motions asking administration to bring back amendments related to various matters including density and height, which passed.

The proposed bylaw reduces the number of districts from 55 to 18, and regulates sites based on "built form" instead of uses — in other words, the shape and appearance of a building instead of what kind of activities are allowed there. However, each built form will still conform to a permitted list of activities. Administration said a land use bylaw based on what a building looks like is almost entirely unique in Alberta. "This approach ensures scale- and place-appropriate development and compatibility between the allowed activities, and streamlines the permitting process," Shree Shinde, the city's manager of current and long range planning, said in August. There will be a public hearing before council makes its final vote.

Leduc has extended the timeline on its land use bylaw renewal to allow for more public feedback. Residents told city staff that they want more housing options that are carefully integrated into establishing neighbourhoods, they want to keep current parking regulations in place, and they support having convenient and walkable places to gather and connect within neighbourhoods. A new draft is set to be presented in early 2027. And Morinville has begun engagement on its land use bylaw, with plans to consult the public in spring 2027.

Two roads of about six lanes each intersect, surrounded by commercial development

St. Albert Trail, at the intersection of Bellerose Drive/McKenney Avenue, could see increased housing and mixed-use development if council approves changes to the land use bylaw at a public hearing on Sept. 15. (City of St. Albert)

Here are some other opportunities to provide input in the Edmonton metro region:

"Your turn" is Taproot's weekly collection of public engagement opportunities in the Edmonton region. Watch this space every week for opportunities to make your views known. If you know of a request for public input, send it to hello@taprootedmonton.ca.