RS to RSM: What the Shift Actually Means—and Why It’s Sometimes the Right Move

New housing in established neighbourhoods can raise a lot of questions — especially when a rezoning is involved. One of the most common shifts in Edmonton’s redeveloping neighbourhoods is from RS to RSM zoning. But what does that really mean for a site? For a block? For a community?

Here’s a closer look at the technical and policy differences between these zones, and why a rezoning from RS to RSM might be proposed.

What’s the Difference Between RS and RSM?

At first glance, RS and RSM zones might look similar. Both support housing forms like row houses. But there are important distinctions.

Height

• RS: 10.5 metres (reduced to 9.5 metres effective August 1, 2026)
• RSM: 12 or 14 metres

Since the RSM zone was created under Zoning Bylaw 20001, about 90% of RSM infill rezoning applications have been for RSM h12 rather than h14, which means that most people are looking for 12 metres of height, not 14 metres.

The reduction of maximum height in the RS zone from 10.5 metres to 9.5 metres in August 2026 will likely fuel more interest in rezoning to RSM, wherever it's possible to do so under the district plan policies.

It’s also worth noting that RSF — the suburban small-scale residential zone — allows 12 metres, so RSM h12 height is consistent with zoning used in many parts of the city.

Site Coverage

• RS: 45%
• RSM: 60%

The extra 15% in RSM compared to RS allows for:

• Slightly larger building footprints
• Additional units (e.g. four row houses instead of three)
• Garage parking instead of open stalls
• More flexibility for designing family-friendly row housing

Density

In RS, density is calculated as:

Lot size in m² ÷ 75 = Maximum number of homes

For example, on a 525 m² lot: 525 ÷ 75 = 7 units max

In RSM: There is no fixed density cap; development is guided instead by height, setbacks, and site coverage.

This means designers can more easily explore building forms like:

• Row houses with basement suites
• Stacked housing
• innovative forms of backyard housing

RSF also has no density calculation — so this approach is already used in many of Edmonton’s new neighbourhoods.

Why Rezone from RS to RSM?

There are several planning-based reasons why a landowner or builder might pursue this type of rezoning:

• To increase flexibility in housing design, especially for ground-oriented options like townhouses with suites.
• To retain valuable features like existing garage suites while adding new homes, without running out of site coverage.
• To make efficient use of sites near transit, parks, and commercial corridors.

The result? Slightly more housing — with better use of the lot, more parking and backyard housing options, and forms that fit well in the surrounding context.

When Does an RS to RSM Rezoning Align with City Policy?

Rezoning isn’t arbitrary. Edmonton’s district plan policies lay out clear criteria for where additional scale — like a shift from RS to RSM — may be considered. Nodes and corridors already allow for additional density, which we’ve discussed in a previous article.

Note that the district plan policies changed on April 27, 2026. Under the new policy, rezonings outside of nodes and corridors may be considered if the site is on an arterial road and is either a corner, or located within 400 metres of a mass transit station (e.g. LRT).

In addition, additional scale may be considered in locations with supportive contextual factors. Factors for consideration include: a. Appropriate site size to support the additional scale, b. Location and orientation of the site on the block, c. Location in or proximity to a Node or Corridor Area, d. Proximity to and frequency of transit service, e. Design and function of adjacent roadways, f. Proximity to park or open space, g. Proximity to active transportation networks, h. Scale and uses permitted on adjacent sites.

Common Concerns, Explained

Even small changes can raise big questions. Here are some common concerns that come up with RS to RSM rezonings—and what the zoning actually allows:

• “Isn’t 12 metres too tall?”
  For context, the RSF zone used in new neighbourhoods allow 12 metres everywhere.
• “Doesn’t this add too much density?”
  RSM typically results in one or two additional homes — not major population increases. And without a strict density formula, it allows housing to be designed more flexibly within height and site coverage limits.
• “What about parking?”
  RSM more easily allows for covered parking, such as garages, which many residents prefer. These rezonings also tend to happen near transit and active transportation networks, helping reduce car dependence.‍
• “Will it fit in?”
  Homes built under RSM zoning still require landscaping, setbacks, and individual front entries. They’re designed to integrate with existing neighbourhood character.

This Isn’t About Drastic Change—It’s About Smart Growth

RS to RSM rezonings are one of the most policy-aligned, design-sensitive ways Edmonton can grow. Here’s what they do:

• Maintain familiar building scale
• Add gentle density to well-located lots
• Help meet the City’s target of adding 600,000 residents into redeveloping areas
• Support diverse housing options that reflect how people actually live today

When done well, this type of rezoning is a practical way to add much-needed homes while keeping the things people love about their neighbourhoods.

Need Support Navigating a Rezoning? We’re Here to Help

Whether you’re trying to figure out if your site meets the City’s policy criteria, or you want to know what RSM zoning could allow, Situate can help you make sense of it.

We’re here to help builders, developers, and landowners take smart steps toward thoughtful redevelopment in Edmonton.