Planning and Development Initiatives

Welcome to the Planning and Development Department. Our Department is comprised of two divisions:

Planning and Environment
Lands and Building Services

A range of services are offered including land administration, development permits and building permits.

Our current initiatives are presented below.

Community Plan Comprehensive Update

The City of Yellowknife's Community Plan is a long-term policy document guiding the city's growth and development. It establishes a direction for the future, ensuring land use, infrastructure, housing, and services evolve to meet community needs. As a decision-making roadmap, it shapes a sustainable and prosperous Yellowknife.

From January 2025, the City of Yellowknife is conducting a comprehensive update of this plan. Through series of public engagements, including information and public input sessions, surveys, and discussions, community feedback will be collected to ensure the plan aligns with Yellowknife’s current needs while preparing for long-term growth and development.

For more information on this initiative, and how to get involved, visit the Community Plan Comprehensive Update page.

Zoning By-law Amendment - RI and RI-1 Zone

The Planning and Development Department has developed a Zoning By-law amendment that facilitates residential intensification in an effort to increase housing options that meets the need of our growing community. The amendment includes two new residential zones, RI (Residential Intensification) and RI-1, and some associated changes to Zoning By-law No. 5045.

The new zones will be for properties that are ideal for new or infill residential development. This amendment will not rezone an entire established neighbourhood for re-development. No property will be re-zoned under the scope of this amendment. The Zoning By-law Amendment webpage provides more details about the RI Zone and RI-1 Zone planning initiative.

The City has concluded the public consultation process for this initiative. Thank you all for taking the time to provide us with feedback.

*UPDATE* - The City has adopted this new Zoning By-law amendment (By-law No. 5095) on October 28, 2024.

New Area Development Plan (Kam Lake)

The City of Yellowknife is proposing to create a new Area Development Plan (ADP) for the area West of Enterprise Drive, and is looking for resident feedback. The plan area is bounded by Enterprise Drive to the northeast, Grace Lake Boulevard to the south, and Commissioner’s Land (part of the Interim land Withdrawal) to the west.

Map of proposed new development

What is an Area Development Plan (ADP)?

The Area Development Plan (ADP) will provide a vision for future development of 68.1 hectares (168.3 acres) of land. The ADP is a long-term planning policy document that sets out a vision for a community and puts in place policies and guidelines that work towards achieving that vision.

Area Development Plans provide more detail than the Community Plan on the development of specific areas. They illustrate and provide policies regarding subdivision, land uses, densities, essential services and facilities, road layouts and circulation, pedestrian movements, the phasing of development, as well as other elements as identified by the City.

Area Development Plans are required to follow the objectives and policies set out in the corresponding land use designation(s) in which it exists. The 2020 Community Plan identifies that the Subject Lands could accommodate light industrial and commercial development.

Area Development Plan Timeline

Latest Updates on the New Area Development Plan (Kam Lake)?

To keep residents and stakeholders informed, we’ll regularly post updates regarding the progress of the Plan. See below for the latest announcements and important project developments.

Current Status:

Date: 04/11/2025
Update Title: The Governance and Priorities Committee (GPC) will consider a Memorandum regarding Lot 32 Block 568 on April 14, 2025.
Details: On April 14, 2025, the Governance and Priorities Committee (GPC) will consider whether to amend Community Plan By-law No. 5007 to re-designate a portion of Lot 32 from Engle Industrial Business District to Kam Lake. The Committee will also consider whether to proceed with the creation of a new Area Development Plan for the Subject Lands.The Public Engagement Summary Report and Market Study related to this project are available on the City's Reports and Publications webpage, or can be found in the GPC agenda which will be added here on Friday, April 11, 2025.

Date:09/11/2024
Update Title: RFP Issued for Market Study
Details: A Request for Proposals (RFP) for a market study has been issued to assess the demand and feasibility of potential development projects in the Kam Lake area. Additional information can be found on the City’s Bids and Tenders Website until the closing date (September 20th, 2024). The Study is expected to conclude by the end of 2024.

Date: 09/11/2024
Update Title: Dillon Consulting Retained for the Public Engagement Summary Report

Details: The City of Yellowknife has hired Dillon Consulting Ltd. to compile and analyze the feedback collected during the first phase of public consultation for the ADP under consideration. The summary report will provide insights and recommendations received by the City based on community input and will be shared with the public once completed.

How to Participate in the Process?

We want to hear your views, suggestions and priorities to ensure that future growth in the area West of Enterprise Drive meets our community's needs now and in the future.

We want to reach as many Stakeholders as possible for this important conversation. There will be multiple opportunities to get involved.

The first phase of consultation was stakeholder survey on PlaceSpeak. The survey was open until June 17, 2024, at 4:30 p.m.

Please check back on this page for future opportunities.

Stay Informed: Subscribe to this Page for Updates on the Proposed Area Development Plan

We value your interest in the proposed Area Development Plan currently under review. To ensure you stay informed with the latest updates, announcements, and opportunities for public input, we invite you to subscribe to this page.

By subscribing, you'll receive notifications on changes to the website including:

Updates on the progress of the area development plan and other initiatives
Information on upcoming public meetings and hearings
Opportunities to provide feedback
Important announcements and documents related to the project

Press the yellow link on the right side of this page to subscribe!

Development Incentives

Development Incentive Webpage

Since August 2022, the City of Yellowknife has been undertaking a comprehensive review of all development incentives offered by the City, leading public engagement and stakeholder sessions, as well as determining best municipal practices regarding funding and implementation.

On December 9, 2024, the City of Yellowknife adopted Development Incentives By-law No. 5097, which has established new development incentives.

The City’s new development incentives seek to encourage development of residential, commercial and mixed-use projects that support housing, affordability, accessibility, and downtown revitalization, all of which fall under City Council’s Strategic Directions for ‘Housing for All’, ‘Livable Community’, ‘Growth Readiness’, ‘Resilient Future’, and ‘Robust Economy’.

Under this new By-law, property owners have access to various grants and tax abatements that support their proposed development. These incentives apply to several zones within the City and for various types of developments. In order to ensure that property owners are maximizing the value, incentives are stackable and can be grouped together.

Note that funding is limited, multi-year, and will be available on a first-come first-served basis. Applicants are encouraged to schedule a Pre-Development Consultation meeting with the Planning & Development Department and submit their applications promptly.

The Development Incentives webpage offers detailed information on the various incentive categories, their eligibility criteria, the application process, and a comprehensive FAQ section. For a user-friendly overview, please refer to the Development Incentives Guide.

Intensification First: Building Better Neighbourhoods

The City of Yellowknife’s ‘Intensification First’ strategy is a forward-thinking approach to urban development, aimed at creating more housing opportunities, increasing commercial space, and fostering vibrant, active neighborhoods for generations to come.

This strategy optimizes the use of vacant and underutilized land by leveraging existing infrastructure - such as roads, sidewalks, and utilities - to support more efficient development. With only 1% of land readily available for new development, the Intensification First approach tackles city’s key housing challenges, including affordability, while maximizing the efficiency of the city's infrastructure.

Residential intensification is one of the key solutions to address Yellowknife’s housing challenges while supporting economic growth and revitalizing neighborhoods. The city is introducing multiple initiatives to put this strategy into action.

Click ‘Intensification First’ to learn more about this strategy.

CMHC Housing Catalogue

The City of Yellowknife has partnered with the Canada Mortgage and Housing Corporation (CMHC) to promote the Housing Design Catalogue – one of several initiatives aimed at improving housing affordability for Yellowknifers. The Catalogue provides adaptable design options for homeowners and builders to meet a variety of housing needs, helping to reduce upfront development costs and deliver designs tailored to our northern community.

Designs available

The designs that are available for use in Yellowknife include options for Accessory Dwelling Unit – Municipal, Accessory Dwelling Unit – Tanked, Rowhouse – Municipal (which can be used as a duplex), Fourplex – Municipal, and Sixplex – Municipal. Designs were developed by northern architecture and engineering professionals and are designed to be:

Adaptable for a range of accessibility needs;
Energy efficient and climate resilient;
Cost-effective through standardization;
Reflective of regional climate zones, housing needs, and construction methods; and
Compliant with local codes and regulations.

The City of Yellowknife supports the use of all of the following Northwest Territories specific designs from the Housing Design Catalogue.

Photo Gallery: CMHC Catalogue Designs will appear here on the public site.

Please note that Accessory Dwelling Unit – Tanked will not be permitted in a lot where municipal services are available. All City-supported designs are permitted in all residential zones. Zoning regulations such as setbacks, minimum lot width, maximum lot coverage, building height, parking and other development regulations will apply.

Benefits

The benefits of using the Catalogue include:

Cost effective: Using Housing Design Catalogue plans can save you money and time as you do not need to create plans from scratch. The plans are available to property owners free of charge and may be used by you and your qualified professional to assist you to complete user choices, locate the building on a site and design a foundation, parking areas and walkways, and plan for site services.
Timely review: The City-supported Catalogue designs generally do not required a development permit, and building permits (part 9) can be processed between 10-20 days as per the service standard identified in the City Website. While each project must be reviewed for compliance based on the individual lot conditions, planning and building staff has pre-reviewed the Catalogue designs for zoning by-law and building code compliance.
Efficient inspections: Building inspectors are familiar with the Catalogue designs. Inspections can be requested to inspectionrequest@yellowknife.ca and will be scheduled within 5 business days.

Complete any design refinement

The Catalogue designs are code compliant and ‘near permit-ready’. As such, minimal modifications are required to prepare permit-ready drawings. A ‘qualified professional’ (for example a licensed designer with BCIN number or architect) is needed to finalize a ‘Complete Design’, ensuring the design is adapted to your unique site conditions. This includes but is not limited to:

Designing a foundation/basement suitable for your site grading;
Preparing a site plan to show how the building, parking, walkways, etc. will be laid out to comply with zoning;
Preparing site servicing drawings;
Confirming heat load calculations;
Selecting accessibility features;
Selecting energy efficiency features.

The designs also allow for individuals to make a design their own through material selection and aesthetic design choices. Colours and materials for cladding, roofing, and interior finishes will also need to be selected and incorporated into the design by your ‘qualified professional’. The renderings provided by the CMHC are illustrative examples only.

For more information, please refer to the catalogue.

Process steps

Understand your lot and the zoning rules to determine what plan will work on your lot.
- Check your survey to confirm lot size and easements,
- Look for infrastructure, such as hydrants, streetlights, street trees, etc., that your project should avoid.
- Confirm the zoning rules that apply to your lot as per Zoning By-law 5045. City endorsed designs are generally permitted in most of the residential lots subject to meeting regulations, such as minimum lot width, minimum number of parking spaces, maximum driveway or parking lot size, minimum building setbacks, maximum building height, maximum lot coverage, any landscape, and development regulations.
Review the Housing Design Catalogue and User Guide, pick your plan, and download the technical design package.
Retain a ‘qualified professional’ to help you complete your Derived Design based on the Catalogue plans and help you prepare a site plan, foundation plan and servicing plan.
Request for a zoning compliance check if required.
Visit Building Services to learn more about permit requirements.

City staff are here to help! Contact us by phone, by email or in person at City Hall.

Phone: (867) 669-3417
Email: malam@yellowknife.ca
In Person: City Hall, 4807 52^nd St., Yellowknife
Drop-in: Monday to Friday, 8:30 a.m. - 5:00 p.m.

We Would Like to Hear From You

Thank you for taking the time to visit our website and learn more about our current initiatives. Please get in touch with us to learn more about the Department. We welcome feedback and suggestions.

To contact the Director of Planning and Development, please submit your inquiry to our Feedback form.

The City of Yellowknife has partnered with the Canada Mortgage and Housing Corporation (CMHC) to promote the Housing Design Catalogue - one of several initiatives aimed at improving housing affordability for Yellowknifers. The Catalogue provides adaptable design options for homeowners and builders to meet a variety of housing needs, helping to reduce upfront development costs and deliver designs tailored to our northern community.