Four-Units as of Right

The City of Prince Albert is proposing a regulatory change to the Zoning Bylaw that would allow up to four residential units on a single lot in the R1, R2, R3, R4 and RMU residential zones — as a permitted use. 

This means that homeowners or builders could construct properties like townhouses, two, three or four-unit dwellings in the future within these zones, provided the property meets minimum lot size, parking, and development standards — without requiring a rezoning, discretionary use application, or public hearing. 

It’s important to note: 

• This regulatory change means that single-family housing will continue to be built, but other housing options are also a possibility in more neighbourhoods.
• The change removes zoning barriers so that more housing options can be created gradually over time, not overnight.
• Although this housing type will be permitted, it is not always possible given the physical size of the lots.
• Any new development would be led by private property owners or developers — only if they choose to invest and if it makes financial sense. Considerations such as lot size, access to City services, demolition and construction costs, and financing need to be taken into account before redevelopment occurs.
• These changes will allow for faster permit approvals and create more flexibility for the private sector to meet Prince Albert’s future housing needs.

1. Access to Millions in Critical Funding

The City is applying for $36.67 million through the Canada Housing Infrastructure Fund (CHIF) for funding to support the first phase of upgrades at the City’s Waste Water Treatment Plant and a further $4-$6 million application for the planning stream of the funding. The total preliminary, high-level estimates have identified a project cost of $150-$250 million over the next 10 years for the three-phase upgrade. 

To be eligible, municipalities with populations over 30,000 must allow four residential units as-of-right in all low-density zones with municipal servicing. This bylaw amendment is necessary to maintain Prince Albert’s eligibility under the CHIF program — and to avoid losing access to millions of dollars in federal funding for critical infrastructure upgrades. 

Without this funding, the cost of these necessary upgrades would fall to the City’s water utility ratepayers, placing a significant financial burden on residents and businesses. 

Should the City be successful in accessing federal and provincial funding, the City’s Utility will save an estimated $2.8 million in annual debt repayments, allowing the Utility to minimize rate increases to residents. The table below outlines the impact to the Utility of the project with and without funding:

2. Responding to Prince Albert’s Housing Needs

These zoning changes help to eliminate zoning barriers so that more housing options can be created gradually over time.

By permitting more housing types in all areas of the City, and not just single-family homes, developers will be able to respond to market needs and build the types of housing that people want to live in.

Prince Albert’s Housing Needs Assessment identified that “there is a mismatch between housing stock and need. While 61.7% of households are one- or two-person, over 33.4% of homes have four or more bedrooms. This results in underutilized homes and a shortage of smaller, more affordable units.” 

With the hospital expansion set to open in the Spring of 2028, new health care workers will be required to staff the larger facility. A variety of housing options need to be available to respond to this need.

According to the Healthcare Practitioner Community Support Toolkit released by the Saskatchewan Healthcare Recruitment Agency, “Many small urban areas, and rural and remote communities, lack a sufficient supply of rental homes, which is typically what is sought when joining a new community. Moreover, even if housing options are available, they may not be affordable or equipped with the necessary amenities for the practitioner and their family.”

The Zoning Bylaw amendment will apply to all properties within the R1, R2, R3, R4 and RMU zones. The City’s Country Residential zones are not impacted due to the lack of municipal services in those locations.

Please refer to the Zoning Map to review in more detail.

In the context of zoning bylaws and land use planning, “as-of-right” means that a proposed new land use or development may be approved without requiring discretionary approval, a public hearing, or a vote, as long as the proposal complies with all applicable zoning regulations and building code requirements. 

These developments must still obtain the appropriate permits and remain subject to development standards and other applicable regulations. 

This type of housing is often considered “missing middle housing” which refers to housing forms developed in a format that is a level of density greater than one-unit dwellings but less than multi-storey apartment towers. Townhouses, two/three/four-unit dwellings, secondary suites, and low-rise multiple unit dwellings are all forms that would be considered “missing middle”.

With this zoning change, nothing greater than four-units would be classified as permitted uses. However, most of the City’s residential zones already allow multi-unit developments to be built, so permitting these uses in all residential neighbourhoods will allow these units to be built throughout the City, increasing options and flexibility.

These housing types offer a gentle way to add new housing options without dramatically changing neighbourhood character. Prince Albert has examples of this type of housing in many neighbourhoods.

The tools for this project—land use and zoning—do not directly dictate the affordability of new developments. However, by opening new zoning rules that allow for the development of more housing units, organizations wanting to build new affordable housing developments will have more opportunities.

Infill development is the redevelopment of existing lots in existing neighbourhoods, as compared to construction in new areas on the edge of town. Infill development efficiently utilizes existing infrastructure and prevents urban sprawl and the associated costs with a city that continues to grow outward.

All new two-, three-, and four-unit developments must meet the City's zoning and development standards.

Development standards will be comparable to the existing standards for one and two-unit dwellings in these zones.

* Buildings must also comply with the City’s Building Bylaw and the National Building Code.

Use the Zoning map to identify your zoning classification. The legend outlines the various zoning districts across the city. Click on a property to view its zoning designation.

For example, City Hall is located at 1084 Central Avenue, in the C1 Downtown Commercial District.

We may see some new development in 2026 as a result of these changes; however, we expect most changes to be more gradual over time, similar to how we have been seeing newer residential uses gradually replacing older housing stock in some of our city’s older neighbourhoods over the last couple of decades.

Any changes will occur gradually, based on individual property owner decisions and market demand.  This is a regulatory change that removes zoning barriers so homeowners and private developers can apply to add additional housing units to their property if they choose. 

• Not unless the property owner chooses to redevelop.
• There is no requirement to demolish existing homes.
• These homes can be maintained, renovated, or rebuilt under current processes.     

Not significantly. A four-unit dwelling increases density only slightly, similar to the occupancy of a larger single-family household.  New developments must still meet parking, sewer, and water requirements.

One off-street parking space is required per unit. All parking must be located on the property.

Infill development can enhance housing diversity and strengthen neighborhood vibrancy.

New construction may also help refresh and improve aging housing stock over time.

Property values are influenced by many factors, including location, access to amenities, nearby services, neighborhood character, building form, and market demand.

Yes, these changes have been happening across cities over the last four years.

Over 90 communities with populations greater than 30,000 (of approximately 140) have adopted four units as-of-right in anticipation of accessing funding.

The proposed amendments require City Council approval. To qualify for the fall intake of the Canadian Housing Infrastructure Fund the following dates are proposed: 

Monday October 27
Zoning Bylaw Amendment 1^ST Reading

Monday November 17
Public Hearing 2^nd and 3^rd Reading
Zoning Bylaw Amendment 2^nd and 3^rd Reading

Residents who want to share their feedback regarding this change can submit correspondence or register to speak at the November 17, 2025, Public Hearing.

• Subscribe to receive an email alert when the public notice is posted (Select Public Notice in the option box), or 
• Contact the City Clerk's Office to learn more about how to register to speak.

Zoning Bylaws are living documents and can be updated or amended as community needs evolve. Future Councils have the authority to review and refine regulations if necessary, based on development trends and local priorities.