PRINCE ALBERT, Sask. — Prince Albert City Council will debate a major zoning amendment this month that could reshape residential development across the city. The proposed change would allow up to four housing units on any residential lot “as of right,” without the need for public hearings or Council approval, provided projects comply with existing zoning and building regulations.
The zoning amendment, to be presented to Council on Tuesday, October 14, 2025, is a key requirement for the city to qualify for significant federal funding through the Canadian Housing Infrastructure Fund (CHIF). The City of Prince Albert is preparing to apply for up to $36.7 million to help finance the first phase of its Waste Water Treatment Plant upgrades, with an additional $4–6 million targeted for planning initiatives under the same program.
Preliminary estimates place the total cost of the three-phase infrastructure project at between $150 million and $250 million over the next decade.
Housing Reform Tied to Federal Funding
The “four-units-as-of-right” proposal—covering all residential zones except Country Residential areas—is part of a nationwide effort to increase housing density and affordability. The federal government requires municipalities with populations exceeding 30,000 to adopt this policy to access new rounds of housing and infrastructure funding.
For Prince Albert, this policy shift could unlock millions of dollars in critical infrastructure investment, helping to offset costs that would otherwise be passed on to residents and businesses.
“This change is essential if we want to access current and future federal funding initiatives,” said Mayor Powalinsky. “If we do not proceed, we will give up access to millions in funding that will eventually fall to our water utility rate payers. It is a decision that Council must weigh carefully.”
City officials warn that without federal and provincial support, the necessary wastewater upgrades could place a significant financial strain on local taxpayers.
Financial Relief for Residents
If Prince Albert secures the CHIF funding, city officials estimate the Water Utility could save approximately $2.8 million per year in debt repayments. Those savings would help minimize rate increases for residents while ensuring that critical upgrades to water and wastewater infrastructure move ahead on schedule.
Permitting four-unit developments “as of right” would allow property owners to build duplexes, triplexes, or fourplexes on standard residential lots without additional approval processes. Officials say the change would not eliminate planning oversight but would streamline development by removing unnecessary administrative barriers for small-scale housing projects.
Addressing Housing Needs
A Housing Needs Assessment completed earlier this year found that Prince Albert lacks a sufficient mix of housing types to meet community demand. Allowing more flexible development is expected to encourage a gradual diversification of the city’s housing stock—expanding options for families, seniors, and renters alike.
“Permitting 4-Units as of Right means that up to four units (such as townhouses, duplexes, three or fourplexes) will be allowed on any residential city lot without requiring a public hearing or Council vote as long as the development complies with all applicable zoning regulations and building code requirements,” the city explained in its statement.
Officials note that similar changes have already been implemented in roughly 90 of 140 Canadian municipalities with populations above 30,000, as communities move to address housing affordability and density challenges.
Gradual Neighbourhood Evolution
If approved, city planners anticipate that the transformation will occur slowly, with redevelopment following natural housing market trends. Over time, newer multi-unit dwellings are expected to replace older housing stock, mirroring the gradual evolution seen in several of Prince Albert’s established neighbourhoods over recent decades.
“This change will not create overnight density,” city staff said in the report to Council. “It will, however, provide a framework for responsible growth and align Prince Albert with federal housing policy requirements.”
Next Steps and Public Engagement
To qualify for the fall intake of the Canadian Housing Infrastructure Fund, the city has outlined the following timeline:
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Monday, October 27 – Zoning Bylaw Amendment First Reading
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Monday, November 17 – Public Hearing, followed by Second and Third Readings
Residents who wish to share their feedback on the proposal are encouraged to submit written comments or register to speak at the November 17, 2025, Public Hearing.
The city says community engagement will play an important role in shaping how the policy is implemented and monitored in the coming years.
Residents can learn more about the proposed zoning changes and upcoming hearings by visiting www.citypa.ca/four-units.
If adopted, Prince Albert would join dozens of other Canadian municipalities embracing federal housing reform aimed at increasing density, promoting affordability, and unlocking access to vital infrastructure funding.
