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History ol zoning in Edmonton Edmonton. Planning
Choosing Directions for Planning and Developing Edmonton in the Future
A HISTORY OF ZONING IN EDMONTON DISCUSSION PAPER #4
harming and Dovelopment
LIBRARY The City of Edmonton
elitiOnton 313.1a .E3 E373 19961999d
PLANNING AND DEVELOPMENT
Planning and Policy Services Branch August 17, 1998
Table of Contents I
A Brief Overview of Zoning
1
II
A History of Zoning in Edmonton
2
1912
Bylaw No. 417
2
1933
Zoning Bylaw, Bylaw No 26
2
1950
The Interim Development By-law, Bylaw No. 1339
2
1959
Interim Development Bylaw No. 2, Bylaw No. 1988
3
1961
Zoning Bylaw, Bylaw No. 2135
3
1964/65 Land Use Classification Guide Resolution, including Development Control Resolution No. 1 Land Use Classification Guide Schedule of Permitted Land Uses and Regulations for Areas Not Included Under the Zoning Bylaw
5
1964-76 Development Scheme Bylaws
6
1965
Development Control Bylaw, Bylaw No. 2624
6
1977
Development Control Bylaw, Bylaw No. 4949
6
1980
Land Use Bylaw, Bylaw No. 5996
7
1982
"Annexed" Land Use Bylaws
10
1995
Municipal Government Act
11
Sources
A History of Zoning in Edmonton
12
•
I
A Brief Overview of Zoning
In the beginning of land use regulation in Canada, provincial legislatures gave local councils the power to regulate the location of particular undesirable land uses. The number of uses that could be regulated gradually increased so that by the 1920s most Canadian municipalities had general authority to regulate land use. This led to rapid adoption of American-type zoning which tended to focus on the preservation of property values and residential character through such controls as lot coverage and building size. In later years, the British concept of development control, where development is discretionary and based on its merit, was introduced into planning legislation as a way to promote flexibility. Generally, land use regulations achieve the public good or interest, including the need to: • separate incompatible uses; • protect property values; • promote health and safety standards; • prevent crowding or congestion; • protect the natural environment; • develop aesthetically pleasing buildings; and • safeguard privacy. To achieve these aims, controls have traditionally determined both use (which activities are suitable for which locations) and the way that use should be developed, through development standards/regulations (the size or intensity of a particular use in a particular location). Zoning is a system of dividing all property in the city into a number of zones (or districts) which control the location and development of different land uses or types of buildings. Each zone relates to a predominant land use (commercial, residential, industrial, etc.) and permits the development of one or more building types, according to regulations governing such physical, measurable features as lot sizes, building height, setbacks and site coverage. Zones are often based on varying intensities of residential use (single family, medium density, high density, etc.), different types of commercial activity (neighbourhood convenience, shopping centre, highway corridor, etc.), and varying intensity of industrial uses (light, medium, heavy, etc.). Performance standards have been introduced which set standards for the performance of or impacts from a use, but do not detail precisely how the standards must be met. Performance standards are frequently used in industrial areas to regulate heat, noise, dust or smoke emission. Development control refers to a system of land use regulation where permission to develop is at the discretion of a planning authority and based on the merits of each individual application, though usually in conformance with an official city plan to ensure there is some policy framework for the exercise of discretion.
A History of Zoning in Edmonton
1
Most Zoning Bylaws contain: • a map, identifying the location of zones; and • text, outlining the general rules and procedures for administering the Bylaw, lists of permitted and discretionary uses, general regulations for certain uses such as signs, parking and landscaping, and regulations for each district.
II
A History of Zoning in Edmonton
The following outlines the key stages in Edmonton's History of Land Use Regulation. Many changes were prompted by the introduction of new or amended provincial legislation in place at the time. 1912
Bylaw No. 417,•approved on August 1, 1912, was "A By-Law to Regulate the Construction, Alteration, Repair, Removal and Inspection of Buildings and to Prevent Accidents by Fire within the City of Edmonton." In many ways this Bylaw was a municipal building code, as it contained some of the provisions now found in zoning bylaws such as site coverage and spacing between buildings. The bylaw was enforced by the Department of Inspection of Buildings.
1933
Edmonton's original Zoning Bylaw, Bylaw No. 26, was passed on October 10, 1933 pursuant to the provisions of the Town Planning Act (S.A. 1929, c. 49). The Zoning Bylaw regulated the height and bulk of buildings; the size of yards and other open spaces; the density of population; the location and use of buildings; and the use of land for trade, industry, residence or other purposes. The Bylaw designated 11 zoning districts, each representing a specific use and building type, and provided for the administration of the Bylaw and its enforcement. Schedule A to the Bylaw contained the District Map. Despite some flexibility, the Bylaw was judged to be too rigid. In 1949, consultants recommended the repeal of the Bylaw because it failed to address the physical, social and economic realities of the time. The consultants recommended that a new zoning bylaw be developed that implemented the policies of an official plan. The 1933 Zoning Bylaw was therefore suspended in July 1950 and interim development control was recommended until a new official plan and revised zoning bylaw could be adopted.
1950
In May 1950, Edmonton City Council approved a resolution that led the Provincial Government to issue an Interim Development Order for the City of Edmonton on July 18, 1950. Within the provisions of the Town and Rural Planning Act (R.S.A. 1942, c.169), these steps allowed Council to pass Bylaw No. 1339, The Interim Development By-law on October 17, 1950. Bylaw No. 1339 invoked development control and suspended the 1933 Zoning Bylaw. The result was that Interim Development Control replaced Zoning Control in Edmonton until a General Plan for the City could be prepared and adopted.
A History of Zoning in Edmonton
2
A change in the use-classification (land use) of any land continued to require Council's approval. Interim control procedures required that development decisions be made on the merits of individual applications. However, although suspended in 1950, Sections 2 to 18 of the 1933 Zoning Bylaw were designated as Schedule A and annexed to the Interim Development By-law. The Schedule was to be cited and applied by the Interim Development Officer and Interim Development Appeal Board as a guide when they deemed it to be consistent with the intent of the Interim Development Order, the Interim Development By-law and the evolving General Plan. Therefore, the former Zoning Bylaw continued to exert considerable precedent in development decisions. 1959
By 1959, several provisions of the Interim Development Order for Edmonton and the provisions of Bylaw No. 1339, the Interim Development By-law, were not consistent with the provisions contained in the Town and Rural Planning Act, (R.S.A. 1955, c. 337). This caused the Provincial Government to issue the City of Edmonton Interim Development Order No. 2 in June 1959. It followed, therefore, that Council repealed Bylaw No. 1339 and replaced it with Bylaw No. 1988, Interim Development Bylaw No. 2 on September 1, 1959. The new Bylaw provided a mechanism for the adoption of a new zoning bylaw; however, Interim Development Control continued until the new Zoning Bylaw was adopted in 1961
1961
The first stage of a comprehensively prepared Zoning Bylaw (Bylaw No. 2135) was approved on October 2, 1961. As in the previous Zoning Bylaw, it contained two parts, the map and the text. Initially, the Bylaw zoned about 35% of the City, generally the post-war planned and developed residential and industrial areas. By October 1962 a zoning amendment added new districts and extended coverage to about 80% of the City, bringing in the river valley, industrial and residential expansion areas and the older residential areas. The remaining unzoned areas included the downtown, linear commercial developments along Whyte Avenue, 118 Avenue, 124 Street and 111 Avenue, and the annexation areas of Beverly, Jasper Place and Strathcona. These unzoned areas remained under Development Control. The text of the 1961 Zoning Bylaw provided for an administrative section which outlined the general rules and procedures for the operation of the Bylaw and included legal definitions; permit application review procedures; the designation of the Development Officer to handle applications; the mechanisms for making map and text amendments; boundary interpretation and enforcement; and penalties for violations. General regulations were provided for parking, landscaping, signs and lot sizes and for certain special uses such as churches, motels or car washes. Uses were outlined as either permitted uses, or uses permitted subject to right of appeal. In general, the Development Officer either approved or refused most development applications according to the provisions of the Zoning Bylaw. However, the Development Officer could exercise some flexibility in approving conditional
A History of Zoning in Edmonton
3
uses. Appeals against refusals, conditions of approval and, in some cases by neighbours against approvals, were heard by the Development Appeal Board (DAB). Although the Municipal Planning Commission (MPC) had some limited development permit approval authority, the MPC generally considered amendments to the Zoning map or Bylaw text and forwarded recommendations to Council. The MPC could also recommend alternative amendments to Council for consideration. City Council was the final approving body for the 1961 Zoning Bylaw and any map or text amendments. Council also had final approving authority on rezoning applications to the Comprehensive Development (CD-1) District. This district provided for major developments which did not conform to the provisions of any one district, but because of their specific location, comprehensive outlook and high quality of design, were deemed to be acceptable if they complied with the land use objectives of the General Plan. There were no specific regulations for this district, but because of the flexible nature of the district, there were more specific information requirements for submissions. When first adopted, the 1961 Zoning Bylaw contained detailed regulations for each of 17 districts (or zones). By 1978, there were 39 districts. The Bylaw was a combination of cumulative and exclusive zoning. Cumulative zoning begins with the most protected land use, usually single family, and allows in each lower district all the uses above plus new ones. Thus the heavy industrial, or least protected district, would allow all uses allowed in all other districts. Exclusive zoning refers to zoning districts which tend to allow only one use or a fairly limited range of uses in each district. This assumes that even so-called lower uses, such as industrial, either need to be protected from intrusions by higher uses, such as residential, or that areas such as industrial are not suitable environments for residences. Over time, districts were added and amended in the Bylaw. Many districts contained the following features: i. A general purpose clause, which explained the intent of the districts and its proposed geographic application. ii. Permitted (as-of-right) uses, which the Development Officer was obligated to approve as long as all the requirements of the districts were met. iii. Special uses or conditional uses, which were permitted subject to the right of appeal to the DAB. Not all districts contained these uses. iv. Specific district regulations applied to all districts, which consisted of development standards for measurable criteria such as density, height, yards, site area and site coverage and more subjective criteria such as architectural appearance, which was to the Development Officer's satisfaction.
A History of Zoning in Edmonton
4
1964/65 On January 27, 1964, Council delegated its development approval authority to the Development Control Officer to deal with all applications for development in unzoned areas. Decisions by the Development Control Officer could be appealed to the Development Appeal Board, and further appealed to City Council. In exercising this responsibility, the Development Control Officer had to draw on the results of numerous planning studies, but the property owner and developer had very little material to guide them in understanding the Officer's discretionary decision. Accordingly, Council adopted the Land Use Classification Guide by Resolution on November 23, 1964 and it was passed by the Alberta Planning Board on January 13, 1965. In the Resolution, the requirements governing development were set out clearly for the public, the developers and those charged with its administration. The Resolution was to remain in place until basic policy decisions on land use, population distribution, urban renewal and transportation could be established for the unzoned portions of the City. The Resolution also ensured that all development conformed to the Preliminary Regional Plan (prepared by the Edmonton Regional Planning Commission) and the principles of the General Plan being considered at that time. Pursuant to the Planning Act (S.A. 1963, c. 43), the Resolution adopting the Land Use Classification Guide consisted of Development Control Resolution No. 1, which included a map entitled the Land Use Classification Guide and regulations entitled Schedule of Permitted Land Uses and Regulations for Areas Not Included Under the Zoning Bylaw. Development Control Resolution No. 1 set out its purpose and authority under the Planning Act and required that the Development Control Officer be governed by the schedule and regulations in advising the general public and determining applications for development on all land not included under the Zoning Bylaw. There was provision for determining uses which may not be classified in the Guide; its relationship to the Zoning Bylaw; and procedures where land may be required for public purposes. The Land Use Classification Guide consisted of the following: i.
Text: Schedule of Permitted Uses for Areas Not Included Under the Zoning Bylaw The Schedule of Permitted Uses contained detailed regulations for 17 Development Control Districts. For each district, the Schedule included a general purpose clause, derived in large part from the many General Plan studies on functional land use patterns. Each district also contained a list of permitted uses, regulations (i.e. site area, density, height, yards and site coverage, F.A.R., parking, loading, access), and special permit uses. For districts containing special permit uses, the Development Control Officer could, using discretion, approve the development, approve the development subject to conditions, or refuse the development stating reasons. In making a decision, the Officer had to consider the compatibility and impact of the development on surrounding properties; traffic generation; and the General Plan.
A History of Zoning in Edmonton
5
The Schedule also contained general regulations which covered definitions, accessory buildings and uses, control of appearance, sign control, special provisions for such uses as churches, drive-ins, service stations, motels, terraced dwellings, and semi-detached one-family dwellings, special permit uses and offstreet parking and loading. In many cases, the Schedule referenced and applied requirements contained in the Zoning Bylaw. As well, in addition to the 17 Development Control Districts, the Land Use Classification Guide included zoning districts contained within the Zoning Bylaw. In other words, there were some areas included under the Land Use Classification Guide which were regulated through zoning districts. In these cases, the Development Officer was directed to apply the provisions of the Zoning Bylaw. ii. Map: Land Use Classification Guide The map entitled, The Land Use Classification Guide, No. DCR-1, set out the areas covered by the 17 Development Control Districts as described in the Schedule of Permitted Uses, as well as additional districts which could be found in the Zoning Bylaw. 1964-76 Under the Planning Act, the use of Development Schemes Bylaws was an additional land use control mechanism to ensure that proposals would be carried out in a particular manner within a specific geographic area. For example, plans could designate land for future acquisition and control development that would interfere with the scheme. Development Schemes Bylaws were applied in four areas of Edmonton, including the Industrial Ring Road (1964), Canora (1972), Clarke Field (1975), and Norwood (1976). Subsequently, the 1977 Planning Act (R.S.A. 1980, c. P-9) had no exact equivalent for the Development Scheme. Instead, the planning element was provided through local plans such as Area Structure Plans and Area Redevelopment Plans, and the control aspect was achieved through the Land Use Bylaw. 1965
Edmonton's first Development Control Bylaw (Bylaw No. 2624) was approved March 22, 1965 pursuant to the Planning Act (S.A. 1963, c. 43) and Development Control Order No. 1 (1964). The purpose of the Bylaw was to control development until the general plan was adopted so that development would be orderly and economical and in keeping with the general plan being prepared.
1977
On March 9, 1977, Bylaw No. 2624 was repealed and replaced with Bylaw No. 4949, which revised and reenacted the Development Control Bylaw, a bylaw to exercise development control over parts of the City of Edmonton that were not zoned by the Zoning Bylaw (Bylaw No. 2135). The new Development Control Bylaw was enacted by Council pursuant to the Planning Act (R.S.A. 1970, c. 276) and Development Control Order No. 1 (1964). Theoretically, development control is a system of land use regulation where no uses are permitted as-of-right. Rather, each application is considered on its merits and its conformity with the plans for the area. Development control was applied in Edmonton where traditional zoning was considered inappropriate, such as in
A History of Zoning in Edmonton
6
the downtown, along some major roadways, and in areas of mixed use and high density where complex factors required careful but flexible control. Generally, however, development control had been administered much as if it were zoning, and therefore lost the inherent flexibility of true development control. Edmonton's Development Control Bylaw laid out the operational aspects of development control such as establishing the Development Officer, permit fees, application procedures and enforcement. It did not provide design guidelines except for requiring compliance with the General Plan (Bylaw No. 3279 adopted on May 18, 1971) and Preliminary Regional Plan (adopted by the Edmonton Regional Planning Commission on January 8, 1958). Approval for a specific development was given by the Development Officer with appeal rights to the DAB (appointed by Council pursuant to the Zoning Bylaw, Bylaw No. 2135). 1980
Before the current Land Use Bylaw was adopted, several weaknesses in Edmonton's land use control system had become apparent. Issues included a need to develop a comprehensive land use control mechanism to avoid the confusion between the application of the Development Control Districts and Zoning Districts; controls that had not kept up with changing marketplace demands; inadequate, out of date or confusing definitions; performance standards that were not objectively defmed or enforceable; and districts with unclear purposes. Opportunities for beneficial change came with the adoption of the 1977 Planning Act. The Act provided for the implementation of city-wide land use controls through a Land Use Bylaw. The intent of the new Land Use Bylaw was to establish a single system of land use control that combined features of both standard zoning and development control. Control previously exercised through the Land Use Classification Guide now became effected through Direct Control Districts or standard zoning districts of the Land Use Bylaw. With the approval of Edmonton's current Land Use Bylaw (Bylaw No. 5996) on July 3, 1980, Council repealed: •
the Zoning Bylaw (Bylaw No. 2135);
• the Development Control Bylaw (Bylaw No. 4949); • Development Control Resolution No. 1 and the Land Use Classification Guide and Schedule of Permitted Uses for Areas Not Included Under the Zoning Bylaw; and •
the four existing Development Scheme Bylaws (Bylaw Nos. 2523, 3975, 4640, 4761).
When first adopted, the Land Use Bylaw provided for 35 standard land use districts and 2 overlay districts (1 statutory and 1 non-statutory). By mid-1998, the Land Use Bylaw contained 37 standard districts, 24 overlay districts (11 statutory and 13 non-statutory), and 9 special area districts. Under the Planning Act, the MPC continued to approve subdivisions and advise Council on amendments to the Land Use Bylaw. A History of Zoning in Edmonton
7
Through provisions in the Planning Act, several measures were introduced in the original Land Use Bylaw, or in subsequent amendments to the Bylaw, to allow greater flexibility in Edmonton's land use control. For example: Permitted and Discretionary Uses The Land Use Bylaw provides for both Permitted and Discretionary use districts. Through discretionary uses, the range of uses can be extended beyond those permitted (as-of-right) uses at the discretion of the Development Officer, and based on the merits of each application. The development regulations for discretionary uses, therefore, tend to be less defined and more qualitative. Surrounding residents are notified of their right to appeal the Development Officer's approval of such discretionary uses. Variance The Development Officer has the flexibility to decide upon variances to the Land Use Bylaw for applications which do not fully meet the Bylaw development regulations, provided they do not interfere with the amenities of the neighbourhood or the use, enjoyment or value of neighbouring properties. The Development Officer cannot apply variance provisions to approve a use not listed in the district, nor can the Development Officer vary regulations of floor area ratio, height or density. Although surrounding residents are notified of their right to appeal the Development Officer's discretionary approval, this flexibility reduced the need for many of the minor appeals presented to the Development Appeal Board. Direct Control Districts Direct Control Districts can be applied to particular areas of the City and Council can regulate development within such districts in any way considered necessary. With Direct Control Districts each application is unique and is considered on its merits. The first four direct control districts were introduced in the 1980 Land Use Bylaw, and the DC5 District was added in 1982. Section 710 - DC1, Direct Development Control District for areas of unique character or special environmental concern as identified in an Area Redevelopment Plan or Area Structure Plan, or as designated under the Historical Resources Act Section 720 - DC2, Comprehensively Planned Development District for major, comprehensively planned development Section 730 - DC3, Temporary Holding District for temporary control of land prior to the preparation of an Area Redevelopment Plan Section 740 - DC4, Special Public Service District for development on lands governed by superior legislation
A History of Zoning in Edmonton
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Section 750 - DC5, Site Specific Development Control District was added to the Land Use Bylaw in October 1982. In its true form, it is intended to be applied to development which contains unique or unusual development, or one with potential impacts requiring extraordinary levels of development control that would not appropriately fit within a standard land use district. Each DC5 District includes a custom made list of uses for that particular site and development regulations which consider the specifics of the site and surrounding lands. Notification to individuals affected by development in a DC5 District is a key requirement in view of the uncertainty of development form. Each DC5 District is approved by a bylaw of Council which amends the Land Use District map and the text of the Land Use Bylaw by including the specific requirements for that site. As of July 1998, 475 DC5 Districts were approved by City Council since October 1982. In its day-to-day application, the DC5 District has been applied in three major ways: i. to add use classes to, or subtract use classes from, standard districts or create custom districts; ii. to relax and/or vary certain prescribed regulations of the Land Use Bylaw; and iii. to provide appropriate performance standards to mitigate impact, improve appearance and ensure compatibility with surrounding uses. Overlays (Non-statutory Overlays) The Land Use Bylaw provides for the use of non-statutory overlays to provide additional land use and development control over and above Land Use Bylaw provisions. This additional control was intended for areas with regional, provincial or federal concerns, such as greenbelts around urban areas, airport vicinity lands, or utility or roadway corridors, and play a vital role in ensuring a safe and efficient environment. As well, overlays were applied in the Land Use Bylaw to achieve certain land use or special purpose objectives that cannot be assured through the normal regulations of the underlying land use district. Edmonton examples include: Section 810 - Airport Protection Overlay Section 811 - North Saskatchewan River Valley and Ravine System Protection Overlay Section 812 - Floodplain Protection Overlay Section 813 - Entrance Routes and Special Area Overlay Section 814 - Major Commercial Corridors Overlay Section 815 - Low Density Redevelopment Overlay
A History of Zoning in Edmonton
9
Section 816 - Belgravia Single Detached Residential Development Overlay Section 817 - McKernan/Parkallen Single Detached Residential Development Overlay Section 818 - Major and Minor Secondhand Stores Overlay Statutory Plan Overlays Section 820, Statutory Plan Overlays (SPOs) for several Area Redevelopment Plan areas are necessary to resolve local planning issues unique to each community. SPOs permit development regulations in standard zones to be altered according to the provisions of a statutory plan. These districts apply special conditions or additional regulations to specific areas on the Land Use Map and are superimposed over the land use district in place. No alteration of use can occur in a SPO; only regulation amendment. Edmonton's Land Use Bylaw contains SPOs for Oliver, Belvedere, Old Strathcona, Boyle Street/McCauley, Garneau, Montrose/Santa Rosa, Parkdale, Cloverdale, Rossdale, Scona East and Riverdale. Mixed Use Discretionary Districts In discretionary use districts, all uses are discretionary and development regulations are expressed as performance standards which assures adherence to the intent of the district without rigidly dictating the building form. Applications have appeal rights to affected individuals. Districts offer considerable flexibility and are comparable to districts in the former Land Use Classification Guide. Residential Mixed Use and Commercial Mixed Use Districts are two examples of discretionary use districts where regulations are set out in statutory plans. Special Areas In August 1996, City Council approved Section 900, Special Areas, of the Land Use Bylaw, in order to achieve the planning objectives of an Area Structure Plan or Area Redevelopment Plan. Regulation for these specific geographic areas of the City cannot be satisfactorily addressed through conventional land use districts or statutory plan overlays. Special Areas to date include: Section 910 - Downtown (containing seven districts) Section 920 - Terwillegar Towne (containing two districts) 1982
On January 1, 1982, the City of Edmonton annexed portions of its four neighbouring municipalities (portions of Parkland, Strathcona, Sturgeon and St. Albert). Part V of Edmonton's Land Use Bylaw contains the Land Use Bylaws of these municipalities in effect at the time of annexation. Unless redistricted, the land uses and development regulations of these pre-existing bylaws (dated 1979 to 1980) apply to the annexed lands, as was provided for in the former Planning Act and the current MGA. However, the administration of the regulations are carried out in accordance with Edmonton's Land Use Bylaw.
A History of Zoning in Edmonton
10
1995
On January 1, 1995, the new Municipal Government Act (MGA) (S.A. 1994, c. M-26.1) came into force. On May 17, 1995, the Alberta Planning Act was repealed and replaced by Part 17 of the MGA. The Land Use Bylaw continues to be a mandatory requirement in the new Act and generally carries over the requirements regarding its purpose, contents, designation of direct control districts, and permitted and discretionary uses. Part 17 requires that, before September 1, 1998, municipalities amend their Land Use Bylaw to provide for the matters described in Section 640(2) of the Act. In order to conform, Edmonton must amend its Land Use Bylaw to establish the number of dwelling units permitted on a parcel of land. This amendment is scheduled for the August 24, 1998 Public Hearing meeting of City Council. Pursuant to the requirements of the new MGA, the City of Edmonton passed Bylaw No. 11135 on November 14, 1995, which established the Subdivision Authority and repealed the Municipal Planning Commission Bylaw (Bylaw No. 5372). Bylaw No. 11136, passed on November 28, 1995, established the Subdivision and Development Appeal Board (SDAB) (effective December 1, 1995) and repealed the Development Appeal Board Bylaw (Bylaw No. 6247). The Subdivision Authority processes applications for subdivision and acts as the decision authority. Under the new legislation, the applicant, the municipality and the school board have the right of appeal on subdivision applications to the SDAB. Applications to amend the Land Use Bylaw are approved by City Council, by bylaw, without involvement of a Municipal Planning Commission (repealed in 1995).
A History of Zoning in Edmonton
11
Sources: 1.
Bylaw No. 417, A By-law to Regulate the Construction, Alteration, Repair, Removal and Inspection of Buildings and to Prevent Accidents by Fire within the City of Edmonton, passed August 1, 1912.
2.
Bylaw No. 26, The 1933 Zoning Bylaw, passed October 10, 1933.
3.
Bylaw No. 1339, The Interim Development By-law, passed October 17, 1950.
4.
Bylaw No. 1988, Interim Development Bylaw No. 2, passed September 1, 1959.
5.
Bylaw No. 2135, City of Edmonton Zoning Bylaw, passed October 2, 1961.
6.
Bylaw No. 2624, Development Control Bylaw, passed March 22, 1965.
7.
Bylaw No. 4949, The Development Control Bylaw, passed March 9, 1977.
8.
Bylaw No. 5996, The Edmonton Land Use Bylaw, as amended, passed July 3, 1980, Office Consolidation No. 1 (1980) and No. 10 (with amendments to July 1998).
9.
Bylaw No. 11135, The Subdivision Authority Bylaw, passed November 14, 1995.
10. Bylaw No. 11136, The Subdivision and Development Appeal Board Bylaw, (coming into effect December 1, 1995), Office Consolidation, including amendments to February 4, 1997. 11. The City of Edmonton City Planning Department Land Use Classification Guide, adopted by Resolution of City Council on November 23, 1964 and passed by the Provincial Planning Board on January 13, 1965. 12. The City of Edmonton Planning and Development Department, DC5 District Review, December 1991. 13. The City of Edmonton Planning and Development Department, The Planning and Development Handbook for the City of Edmonton, October, 1995. 14. The City of Edmonton Planning Department, A New Land Use Bylaw for Edmonton A Background Paper, February 1979. 15. The City of Edmonton Planning Department, A New Land Use Bylaw for Edmonton A Preview Draft, May 1979. 16. Province of Alberta, Municipal Government Act, S.A, c. M-26.1. 17. Province of Alberta, Planning Act, R.S.A., c. P-9. 18. List of four annexed Land Use Bylaws, (refer to Section 1.2(5) of the Land Use Bylaw).
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