Concerns Regarding Proposed Changes to Agenda Release Timelines

August 20, 2024

City of Edmonton
1 Sir Winston Churchill Square Edmonton AB, T5J 2R7

Subject: Concerns Regarding Proposed Changes to Agenda Release Timelines To Mayor and City Council:

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association dedicated to building community and making infill easier through advocacy, connection and education. Our purpose is to drive change toward people-centered communities within Edmonton’s mature neighborhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals.

IDEA is writing to express concerns regarding the proposed changes to the agenda release timelines as outlined in the recent communication. While we understand that the intent of moving the release date closer to the meeting time is to ensure more complete agendas, we believe this adjustment may have unintended consequences that could negatively impact the transparency and effectiveness of the process. Our policy committee meets monthly to work with City Administration and to review Council agendas in order to provide feedback, and the current 10-day release date is already challenging to manage.

The original amendment in 2021, which extended the release date to 10 days prior to meetings, was designed to provide both Council members and the public with ample time to review and prepare for discussions. This longer timeline is crucial, particularly for complex reports that require thoughtful consideration and, in some cases, public input. While we acknowledge that incomplete agendas can be an issue, the proposed solution of shortening the release timeline to the Thursday before the meeting may exacerbate other issues.

By reducing the time available for review, we risk limiting the ability of Council’s advisory committees, the Mayor, Councillors, and the public to thoroughly examine the reports and provide meaningful feedback. This is especially concerning for items of significant public interest or those requiring in-depth analysis. The proposal to release reports with significant public interest in advance "where possible" is well-intentioned, but it introduces uncertainty and may not adequately address the need for consistent and equitable access to information.

Furthermore, this change could inadvertently reduce the transparency that the current 10-day timeline was meant to enhance. An incomplete agenda, even with addenda added later, still provides a framework for what is to come, allowing stakeholders to prepare accordingly. The compressed timeline may not allow for sufficient public engagement, particularly for those who may need more time to digest complex information.

In conclusion, while we appreciate the efforts to improve the agenda release process, we believe that the proposed changes could undermine the goals of transparency and our ability to provide helpful feedback to City Council. We urge Council to reconsider this approach and explore alternative solutions that maintain the 10-day release period while addressing the issue of incomplete agendas in a way that does not compromise the ability of all stakeholders to participate effectively.

Thank you for considering our concerns. If you have any questions, please contact IDEA via Mariah Samji at mariah@infilledmonton.com or 780-951-6926.

Sincerely,

Civil Service Union 52 Notice of Strike

RE: Civil Service Union 52 Notice of Strike [11:00 am, March 11, 2024] 

Dear Mr Corbould 

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents approximately 200 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals. 

I am writing to you on behalf of our membership regarding the recent developments in negotiations between the City of Edmonton and Civil Service Union 52 (CSU 52), particularly concerning the union’s vote to reject the City of Edmonton’s best and final offer last week and the consequent Notice of Strike provided by CSU 52 this morning at 11:00 a.m. 

At IDEA, we understand the urgency of swiftly and smoothly resolving these negotiations, acknowledging the detrimental effects a prolonged strike could bring to our industry. Although we appreciate the City of Edmonton's efforts to cushion short-term impacts, it's clear to all involved that these temporary measures aren't viable in the long run. We foresee significant service disruptions ahead, with our primary concern being extended delays in permit approvals and inspections. 

It's essential for both parties to continue negotiations in good faith and with a commitment to reaching a mutually satisfactory agreement swiftly. We urge the City of Edmonton to prioritize the interests of all stakeholders involved, considering the broader implications on the local economy and community well-being. 

As an association representing various stakeholders within the development industry, we stand ready to support any efforts aimed at facilitating constructive dialogue and resolution. We believe that a collaborative approach is essential in addressing the challenges presented by this situation.

In conclusion, we respectfully urge you, Mr. Corbould, to resume negotiations with CSU 52, aiming for a resolution that is fair and equitable to all parties involved. In the event that negotiations cannot resume, we urge Administration to take all actions possible to mitigate the expected impacts to inspections and permit approvals. 

Developer Sponsored Affordable Housing Update

Dec 7, 2023

In July of 2021 Administration was directed by the previous City Council to develop a replacement approach for City Policy C582 - Developer Sponsored Affordable Housing Policy. From that direction, Administration developed a four-part work program that commenced in April of 2022 and was completed in September of 2023. IDEA has participated in the engagement associated with this work program over all four phases. This week Urban Planning Committee received Administration’s report on this work which presented four policy options. At Committee and in a letter to Council IDEA shared their position on each option:

Option 1 - Affordable Housing Partnership Program: IDEA believes there is merit in this option. As noted in the report there are a variety of different ways the partnership could be structured but, ultimately, it allows each stakeholder to play to their strengths. The report does not reflect the extent to which the RESOLVE Campaign and the success it achieved was discussed during engagement and therefore makes it difficult to make a decision on the viability of the option on the merit of the report alone; however, IDEA does believe that under certain models this option could be supported.

Option 2 - Affordable Housing Investment Fund: IDEA would like to explore this option further. Industry’s suggestion of the option was very much inspired by similar tools used by the Canada Housing and Mortgage Corporation. It is not entirely clear how the fund would be seeded. We see the leveraging of city-owned land to generate funds as one potential option.


Option 3 - Inclusionary Housing Program: IDEA vehemently opposes this option. The cost of creating affordable housing through an inclusionary housing program is the erosion of housing affordability. In transferring the cost of building affordable housing to the developer, the owner must raise the price on at-market units to subsidize affordable units, unduly burdening at-market renters and new homebuyers. Administration comments on these negative impacts as part of their risk assessment. Furthermore, as noted in Administration’s report, it is quite possible that the Government of Alberta will remove the City Charter’s authority to implement an inclusionary housing program.

Option 4 - Off-Site Levy: IDEA vehemently opposes this option for the same reasons that it opposes an inclusionary housing program. Anything that imposes additional fees on the developer is simply passed on to the homeowner therefore eroding affordability in the process. Administration notes these negative impacts on the market as part of their risk assessment of an off-site levy option.

Following discussion, a motion was approved by Committee directing Administration to continue exploring all four options but to give priority to options 1 and 2.

IDEA believes this to be a positive outcome for industry and will result in more focused engagement to the ways in which industry may offer its expertise in the creation of affordable housing in Edmonton.

District Plans Update

Dec 7, 2023

This week, Urban Planning Committee received Administration's report on the District Planning initiative—a crucial milestone that determined whether the project would remain on track for a Spring 2024 public hearing date. 

30 members of the public registered to speak. In its presentation, IDEA emphasized the need for additional work on map readability, policy direction for mid-rise development outside nodes and corridors, and removing hard line boundaries on nodes and corridors. 

IDEA believed that the initiative would benefit from further engagement with stakeholder groups but left it to Council’s discretion as to whether this would delay the project or whether further input could be provided through advise-level engagement.

Following deliberation, a motion was approved by Committee directing the Administration to take the following actions:

  • Adjust the organization of the District Plan to maximize accessibility

  • Remove Local Node identifiers on Maps 6 and 7 of the plans

  • Remove hard line boundaries from the nodes and corridors

It was confirmed that these deliverables could be met without delaying the project, therefore District Plans will not go back to Urban Planning Committee and instead move ahead to a public hearing in the spring.

IDEA supports the clarity that this motion will deliver, Administration has also indicated that map readability is a priority and will be improved. 

IDEA will continue to advocate for clearer policy direction for mid-rise development at next years public hearing. District Plans will have a significant impact on how our City grows, therefore it is important that they reflect an adequate breadth of policy direction at all levels of development. If the Urban Mix policy is not amended to allow for mid-rise in context-appropriate locations, this could create a lack of recourse when these kinds of projects come up for public hearing with a rezoning application. 

The changes IDEA proposes provides citizens with clarity on how our mature neighbourhoods will grow and change. IDEA is not looking for absolute perfection in the plans but there needs to be enough certainty that the District Plans reflect what we are already doing in our city. 

IDEA’s Position on the Draft District Plans

Dec 01, 2023

To Mayor and City Council:

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents approximately 200 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals.

Previous Engagement and Current Request

Back in January, at Urban Planning Committee, IDEA emphasized the importance of ensuring a seamless alignment of District Plans between the City Plan's overarching framework and the detailed framework of the Zoning Bylaw. We appreciate Administration's effort to improve the plans. The proposed repeal of additional ARPs and the removal of intensification zones along nodes and corridors have clarified development policy and not gone unnoticed. However, there are still practical barriers that need addressing. 

We request that Council give Administration more time to make the necessary changes to fully unlock the value and effectiveness of the plans and have included three  suggested motions to accomplish this.

IDEA has identified the following key areas of concern:

1. Map Readability

Map readability presents a concern for IDEA. Specifically with regard to the boundaries around nodes and corridors and thus the application of specific policy areas. Currently maps are not scalable and key roadways are not labeled, so it’s nearly impossible to tell where nodes and corridors begin and end. This makes using the district plans confusing and unnecessarily difficult. During engagement Administration informed us that there is funding to be allocated during the implementation phase to create more robust interactive maps, however due to a systems issue, this work cannot yet commence. 

Suggested Motion: That Administration return to Council with revised District Plan maps that label key roadways and have been converted to scalable vector graphics (svg files).

2. Urban Mix Policy 

Currently, urban mix outlines support for small scale housing, low-rise development, and provides expectations for nodes and corridors, but it doesn't address mid rise development. This is a problem because even if a landowner applies for a District Plan amendment in tandem with a rezoning application, there is no appropriate policy area to change (other policy areas are employment and node/corridor policy areas). In essence, the "missing middle” is still missing. 

IDEA requests that the wording in the urban mix policy area be modified to allow for mid rise development in context-appropriate areas. 

Suggested Motion: That Administration modify the wording of the Urban Mix Policy Area to allow for mid rise development in context-appropriate areas, as follows:

2.4.2.5 Support Small Scale and Low and Mid Rise development (residential, commercial or mixed use) in the following locations outside of Nodes and Corridors:

  • On corner sites at the edge of the Neighbourhood where the block face fronts onto a Principal Roadway, Arterial Roadway or Collector Roadway,

  • On and a Adjacent or in proximity to sites zoned for Low Rise, commercial or Mixed Use development and along a Principal Roadway, Arterial Roadway or Collector Roadway, or

  • Within 400 600 m of Mass Transit Stations and along a Principal Roadway, Arterial Roadway or Collector Roadway. 

3. Boundaries Around Nodes and Corridors

As an extension of what has been noted in the wording of Urban Mix Policy, there is no visual representation of transitional areas on the maps. The hard lines are misleading and a gradient would better reflect how increased density is supported approaching nodes and corridors.

Suggested Motion: That Administration return to Council with revised District Plan maps that visually indicate that node and corridors transition rather than adhere to hard boundaries.

In summary, District Plans will have a significant impact on how our City grows, therefore it is important that they reflect an adequate breadth of policy direction at all levels of development. If the Urban Mix policy is not amended to allow for mid-rise in context-appropriate locations, there will suddenly be a lack of recourse when these kinds of projects come up to public hearing with a rezoning application. District Plan amendments will be difficult as there is no appropriate policy area to change. The current draft gives a false sense that intensification beyond what is allowed in the RS zone is only considered for nodes and corridors, which is not consistent with City Plan. The changes IDEA proposes provides citizens with clarity on how our mature neighbourhoods will grow and change. IDEA is not looking for absolute perfection in the plans but there needs to be enough certainty that the District Plans reflect what we are already doing in our city.

IDEA would like to thank City Council for their continuous work in implementing City Plan.

Fall 2023 Supplemental Capital Budget Adjustment and Operating Budget Adjustments

Nov 17, 2023

To Mayor and City Council:

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 230 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton's mature neighbourhoods. Many of our members are small and local businesses, passionate about executing Council's City Plan goals.

On behalf of our membership, IDEA would like to express our concerns and recommendations regarding the recent budget adjustments put forth by City Administration for the upcoming November budget review.

We acknowledge the complexities the City faces in responding to increased costs and reduced revenues to meet the commitments outlined in the 2023-2026 budget. However, we believe that the current budget recommendations may benefit from a more focused approach grounded in the direction provided by Council through the OP12 budget amendment to introduce operational measures aimed at reducing costs.

Our primary concern is with the  recommended 7.09% tax increase for 2024, exceeding the initially approved tax rate by 2.13%. This additional tax burden, combined with the current economic climate and rising property values, poses a significant challenge to housing affordability. Many Edmontonians raised concerns about  housing affordability during October’s public hearing on the new zoning bylaw. We believe City Council demonstrated strong leadership in passing the bylaw, anticipating more diverse affordable housing options in Edmonton’s mature neighbourhoods. As an association focused on infill development, we understand the importance of maintaining affordability in housing, and we believe that an excessive tax increase could undermine these efforts.

We urge City Council to reevaluate budget allocations to ensure a more focused approach aligned  with the strategic priorities set by OP12. It is important to recall that the direction of this amendment was to reduce operational spending by $15,000,000 on a multi-year basis over four years and return it to the tax levy. We recommend a thorough examination of each budgetary item to further identify potential areas for optimization and cost-saving measures without compromising essential services.

In summary, we appreciate the City's commitment to delivering essential services and critical capital projects. However, we believe that a more focused and strategic budget approach is necessary to address current financial challenges while preserving the affordability gains achieved through recent policy changes.

Thank you for considering our perspective on these matters. We look forward to continued collaboration with City Council to ensure a balanced and sustainable approach to budgeting that aligns with the needs and aspirations of the Edmonton community.

Zoning Bylaw Summary of Subsequent Motions

Nov 3, 2023

Following the approval of the new zoning bylaw, several subsequent motions were put forward by council. Many of these motions call for reports from administration to include recommendations for certain amendments to the bylaw around topics including but not limited to landscaping requirements, safety compliance, climate resiliency and affordable housing.

IDEA has provided a summary of the subsequent motions along with their outcomes, and scheduled due dates. See belo

Re: Eroding Edmonton’s Competitive Advantage: Cumulative Impacts of Policies, Regulations and Processes

July 14, 2023

With the collaboration of UDI and CHBA, industry has performed a review relevant committee reports to be presented over the coming months. Individually, each of the anticipated reports may be considered to have merit and present a worthy topic of public policy discussion. However, taken together, the cumulative impact of pursuing all the ideas listed below – individually and without prioritization and/or an associated financial impact analysis – could rapidly add costs to Edmonton homebuyers and renters who are already struggling under high inflation, perennially high interest rates, and stagnating household incomes.

We are concerned with the magnitude of potential costs that Council, through one decision at a time, may inadvertently burden Edmontonians with increased housing costs should they proceed without a broader strategy and clear intent. Over the course of upcoming decision- making, a $400,000 home could easily escalate into a $600,0000 home without clear benefits or analysis of trade-offs. Edmonton’s affordability advantage is at risk, and it is ultimately Edmontonians who will be negatively impacted.

IDEA invites you to read the joint letter addressed to Mayor Sohi and members of Edmonton City Council. In the coming weeks our IDEA, UDI, and CHBA endeavours to work with the City of Edmonton to encourage creative solutions that secure housing affordability and position Edmonton as a city that works for Canadians and provides homes for everyone.

City Council Green Lights New Zoning Bylaw

Oct 23, 2023

After several years of public engagement sessions, position letters, and presentations to Council, IDEA is thrilled to announce that City Council has approved Zoning Bylaw 20001.

This new regulation marks a significant step toward achieving the vision outlined in the 2020 City Plan. By giving the green light to this zoning bylaw and scheduling its implementation for January 1, 2024, the City Council has shown its commitment to addressing the housing affordability crisis faced by Edmonton and many other Canadian cities.

The updated zoning bylaw will promote a variety of housing options, increased density, and commercial amenities that contribute to the vitality of Edmonton's established neighborhoods.

However, there is still work to be done. IDEA will continue to advocate for further incremental changes to the new Zoning Bylaw to reach the regulatory parity with greenfield needed to achieve the City Plan's ambitious goal of 50% infill in development.

The Zoning Bylaw is not perfect, as we've learned from the feedback of hundreds of Edmonton residents who spoke at the Public Hearing. Continued conversation is an integral part of the process moving forward. Throughout 2024, close monitoring of the bylaw will be crucial to ensure that it aligns with the goals of Edmonton's growth towards a population of 2 million.

IDEA extends its gratitude to the hardworking members of the Administration for crafting the Zoning Bylaw and to our dedicated members who invested countless hours in providing feedback to shape the document into its current form

Community Revitalization Levy and Office Tower Conversions

Nov 3, 2023

Ahead of the October 31 Urban Planning Committee Meeting, IDEA sent a letter to City Council expressing our organization's support of Council's efforts to promote downtown vibrancy, particularly along the line of office tower conversions. The letter is as follows:

To Urban Planning Committee, Mayor and City Council:

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 200 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals.

IDEA would like to express its support of City Council's efforts to promote downtown vibrancy. We appreciate Council's commitment to improving our city centre and believe continued investigation of office tower conversions is merited.

Downtown Edmonton is a critical part of our city, attracting residents and visitors to its businesses, culture, and recreational opportunities. We believe that enhancing downtown vibrancy will create a more connected and thriving urban environment for all.

Our association is dedicated to promoting responsible and innovative infill development within the city, which aligns with the goals of a vibrant downtown. We support Council in its efforts to improve public spaces, transportation, and the overall atmosphere for businesses and residents.

We encourage open communication and cooperation with City Council, working together on initiatives that will enhance downtown vibrancy. Please feel free to reach out if there are specific ways we can assist.

Thank you for your dedication to our city's well-being and your vision for a vibrant downtown Edmonton. We look forward to working together to achieve these shared goals.

Formation of a Municipal Development Corporation (MDC): Better Governance, Better Results

April 13, 2023

Please click the link below to learn more about this major advocacy initiative currently being led by IDEA. Our organization has drafted a Call to Action in response to the second part of a motion pertaining to Capital Budget Amendment 21 in the November 30, 2022 City Council - Budget Meeting requesting that Administration provide a report on the previous work related to the advantages and disadvantages of forming a Municipal Development Corporation.

IDEA intends to speak to the matter when Administration provides its report at Executive Committee on April 14, 2023. We are of the position that the formation of a Municipal Development Corporation would ensure timely, efficient and excellent development of municipally-owned lands, including but not limited to Blatchford, Exhibition Lands, Rossdale, Enterprise Lands and the Quarters.

District Planning - Project and Engagement Update & Review of Area Redevelopment Plans

January 9, 2023

City Council

City of Edmonton

1 Sir Winston Churchill Square

Edmonton AB, T5J 2R7

RE: Draft District Plans
To Mayor and City Council:

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 180 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals.

IDEA believes that getting District Plans right will be critical to creating 15-minute communities, and at this point, we suggest that Council gives Administration support and more time to make the necessary changes to align with City Plan. District Planning and Zoning Bylaw Renewal do not need to be approved at the same time.

IDEA’s Review Summary - District Planning
Upon our review of the Draft District General Policy and Draft District Plans, IDEA is concerned that the documents do not i) demonstrate a commitment to intensification and equity or ii) adequately implement City Plan’s goal of achieving a growth target of 50% infill. We have identified key areas of concern. 

1) Draft District General Policy Specific Feedback

In general, we have significant concerns with the form and content of the draft District General Policy. From a user experience perspective, the need to consult and cross-reference two documents—the General Policy as well as the applicable District Plan—is unwieldy and confusing. We suggest integrating the general policies more clearly into individual plans. 

In addition, we are concerned that many of the policy statements prioritize existing urban development instead of welcoming opportunities to realize a driving goal of City Plan: to diversify our housing and commercial opportunities to achieve 15-minute communities. 

We have identified key areas of concern in the General Policy:

1) Intensification in Nodes and Corridors

We propose removing geographic restrictions on low- and mid-rise development within the corridors, and widening the corridors to allow more multi-unit housing developments that are not directly on major roads. There is no reason, for example, that mid-rise and low rise development cannot work just as effectively in all secondary nodes and corridors. 

The reality of the real estate market is that opportunities for (re)development may not be available within the 1.25 million intensification areas, so development needs to be an option within all nodes and corridors to ensure we achieve City Plan’s vision of creating 15-minute communities.

2) Urban Mix Policies

In much the same way as the Residential Infill Guidelines felt outdated from its onset, IDEA believes the policy statements tied to urban mix are both subjective and prohibitive to redevelopment.

Additionally, the location criteria for low-rise development in the urban mix area are far too restrictive. The majority of Edmonton’s mature and established neighbourhoods have low density development that will be changing in order to achieve the environmental, financial and social goals outlined in City Plan. We need to acknowledge and facilitate that change.

3) ARPs

We believe that all ARPs in redeveloping areas need to be repealed as they do not align with the goals of City Plan and will create barriers as our City works focus on redevelopment, energy transition and equitable neighbourhoods. 

2) Draft District Plans Specific Feedback

  1. Boundaries of Nodes and Corridors - expand geographic restrictions on intensification in Nodes and Corridors by widening the corridors and encouraging a full range of mid-rise development. 

  2. Maps - at times, the maps have so much information that it impedes their usefulness. Digitizing the maps with toggled overlays would make them less overwhelming to the viewer. 

  3. More clarity -  is needed for readers to understand how the District Plans work in conjunction with the District General Policy. 

  4. Existing ARPs - continue to impede development and will be doubly problematic in the ways they conflict with core elements in the district plans and City Plan. 

3) Suggested Solutions

In summary, we would ask the City of Edmonton to consider the following proposed actions as they continue the drafting process:

  1. Review the alignment of City Plan and Draft District General Policy. 

  2. Remove geographic restrictions on intensification in Nodes and Corridors identified in City Plan. 

    1. Widen the corridors and encourage intensification aligned with City Plan. 

    2. Allow mid-rise development (up to eight storeys), without exception, directly on secondary corridors and low-rise development, without exception, within the corridors off the key roadways.

  3. Integrate the general policies more clearly into individual plans to improve the user experience for these documents in general.

  4. Repeal all ARPs in the redeveloping area that do not apply to City-led projects.

  5. Digitize the maps to help them be user-friendly and helpful in the redevelopment process for all users within a reasonable time frame. 


As District Plans will have a significant impact on how our City grows. IDEA believes that District Planning and Zoning Bylaw Renewal do not need to be approved at the same time. The City can work with the new Zoning Bylaw and City Plan while we work together to achieve the shared goals and clarity of District Plans. IDEA would like to thank City Council for their continuous work in implementing City Plan. 

Thank you for your time. If you have any questions, please contact IDEA via Mariah Samji at mariah@infilledmonton.com or 780-951-6926.

Sincerely,

Letter sent to Edmonton City Council, Office of the City Clerks, Deputy City Manager of Urban Planning and Economy

Edmonton Proposed Capital Budget & Proposed Operating Budget and Carbon Budget - 2022

November 15, 2022

City Council
City of Edmonton
1 Sir Winston Churchill Square
Edmonton AB, T5J 2R7

RE: Nov 15, 2022, Proposed Capital Budget & Proposed Operating Budget and Carbon Budget

To Mayor and City Council: 

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 180 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals.

IDEA believes that the first stage of City Plan implementation is critical: growing from 1 million to 1.25 million residents. Getting started and building momentum on this ambitious growth curve means overcoming significant inertia and comfort with the status quo. It requires heavy lifting from our City Plan implementation tools—including the Growth Management Framework, Zoning Bylaw Renewal and the district planning process—to prioritize infill and support a compact, livable and climate-resilient city.

To enable these changes, IDEA has highlighted key unfunded service packages in the proposed budget that are critical to successfully implementing City Plan. These items are listed in order of importance.

  1. Operating Budget
    Title: Growth Management Redevelopment Incentives (Pg 255) - Unfunded
    It is well known that medium-density infill projects face significant cost barriers that small-scale projects do not face and that large-scale projects can more easily absorb. Key barriers include high costs to relocate electricity infrastructure, lengthy approval timelines (and consequent significant carrying costs), unpredictable water main and hydrant upgrade requirements, inefficient use of land due to transportation and waste management policies, a higher cost for land, and lack of upfront infrastructure information to understand the magnitude of infrastructure costs. 

    The Infill Cost Share Program and the 2021 Edmonton Economic Incentive Construction Grant program have been demonstrated to spur redevelopment, and similar initiatives will do the same.

    As a result, IDEA asks that Council fund the Growth Management Redevelopment Incentives, as it is a key implementation tool to realizing City Plan.

2. Operating Budget
Title: Urban Planning and Economy City Plan Implementation (pg 202) - Unfunded and Ongoing
IDEA supports the creation and sharing of up-to-date data, which is key to making multi-year investment decisions. As noted in the previous point, critical information is currently lacking with regard to infrastructure capacity and upgrade requirements. More transparency and information sharing is needed in order to drive reinvestment in nodes and corridors. 

In addition, there are current processes that delay or limit access to information (like infrastructure capacity and upgrade requirements) needed for making investment decisions for people attempting infill and urban redevelopment. This service package will update processes to better facilitate infill by creating and maintaining GIS data and mapping to provide current infrastructure information and by increasing certainty, reducing cost and process barriers to support growth in priority redevelopment areas.

IDEA asks that Council fund the Urban Planning and Economy City Plan Implementation package as an important means to encourage infill and urban redevelopment.

3. Operating Budget
Title - Historic Resource Management Strategy (pg 195) - Unfunded

IDEA supports the creation of a new heritage resource management strategy, which is geographically comprehensive and prioritizes equity, inclusion, and the value of our myriad histories. City Plan calls for us to both preserve our heritage as well as achieve 50% of new growth in mature neighbourhoods. City stakeholders– including community and industry–require clarity as to how to balance these two seemingly competing priorities. The heritage resource management strategy will help to achieve that clarity and allow us to achieve both objectives, with far less friction successfully. All Edmontonians deserve the opportunity to be engaged in determining heritage priorities, as the city belongs to all of us. 

4. Capital Budget
Title: Missing or Enhanced Active Modes Support (Page 673) - Unfunded 

IDEA believes that well-connected and reliable multi-modal transportation infrastructure is key to helping Edmontonians rethink the way they move around the City. Without creating a safe environment, it is difficult for people of all ages and abilities to consider making alternative choices. As we redevelop our City we need to ensure that sustainable choices in both housing and mobility are provided to Edmontonians.

IDEA asks that Council fund the above packages to help ensure that the goals and benefits outlined in City Plan are realized. 

IDEA would like to thank City Administration and Council for their continuous work in implementing City Plan. As stated previously, IDEA believes the first stage of City Plan implementation is critical, and the more information we have to ensure our decision-making is sustainable, the better. 

Thank you for your time. If you have any questions, please contact IDEA via Mariah Samji at mariah@infilledmonton.com or 780-951-6926.

Sincerely,


Letter sent to Edmonton City Council, Office of the City Clerks, Deputy City Manager of Urban Planning and Economy

Zoning Bylaw Renewal Report #5

November 15, 2022

City Council
City of Edmonton
1 Sir Winston Churchill Square
Edmonton AB, T5J 2R7

RE: Nov 22, 2022, 7.1 Zoning Bylaw Renewal Report #5 - Draft Zoning Bylaw

 

To Urban Planning Committee, Mayor and City Council: 

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 180 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals.

IDEA believes that it is critical for the City to be bold during the first phase of City Plan implementation: growing from 1 million to 1.25 million residents. The new Zoning Bylaw is a transformational initiative and one of the most important ways to realize City Plan. City Plan clearly articulates that we need to shift the status quo to allow for choices that will allow Edmonton to become a healthy, urban, climate-resilient city that supports a prosperous region.  

People want to live in mature neighbourhoods, but doing so remains far more costly than suburban neighbourhoods because i) land and servicing costs more, ii) the process is more complicated and takes more time, and iii) there is no economy of scale. Some of these factors can and should be understood and influenced by the City through the Zoning Bylaw Renewal process. IDEA generally supports the direction of the draft zones, while continuing to advocate for a level playing field for developing and redeveloping neighbourhoods, as outlined below.

SUGGESTIONS 

The purpose statement of the Small-Medium Scale Transition Residential Zone (RSM) should be clear that the zone can be used in both developing AND redeveloping neighbourhoods, as the RF5 and UCRH zones are currently used in mature and core areas. If this is not specifically addressed now, development planners may be hesitant to allow this zone to be used for infill projects. 

We would like to see opportunities for rear-attached garages in the Small Scale Residential Zone (RS). Rear-attached garages can be built with minimal impact on neighbouring properties and will allow opportunities for more accessible, barrier-free housing.


The Small Scale Residential Zone (RS) should have the same maximum building height of 12.0 m as the RSF zone (the lowest intensity zone for developing areas), in order to support three-storey development and to create equal opportunities in both developing and redeveloping areas. This will allow for more floor-to-celing height in both the basement and on the uppermost floor, in alignment with what the market currently demands and what has already been provided for many years in development neighbourhoods, among other benefits. 


SUPPORT

Small Scale Residential Zone

The Small Scale Residential Zone combines multiple existing small-scale residential zones into a single zone, allowing for greater opportunities to provide a variety of homes that meet different needs. We also see it as an opportunity to reduce homeowners' need to hire consultants to rezone land for row housing, which is currently a barrier to densifying all residential areas, in alignment with City Plan. 

We also appreciate the ability to allow new, most likely small micro-businesses in neighbourhoods. 

Medium Scale Residential Zone

We appreciate the use of context modifiers that allow for a wider range of low- to mid-rise buildings in areas where City Plan supports these types of developments. We also support the range of services allowed in the medium-scale zone that will better help to meet Edmontians’ needs. 

Mixed Use Zone 

IDEA appreciates that a wide range of commercial and service-oriented uses will allow flexibility in the types of businesses that can operate within this zone. We also support the opportunities for horizontal mixed-use development, and the use of context modifiers to allow greater height where appropriate.

Mature Neighbourhood Overlay 

The Mature Neighbourhood Overlay has added significant barriers to infill development and has created unequal development opportunities between suburban communities and redeveloping communities, and between different properties within redeveloping neighbourhoods, for years. The contextual regulations of the overlay, particularly the front and rear setback, have created enormous constraints and uncertainty for small-scale development and the constant and unnecessary need for variances. IDEA is supportive of the proposal to retire the overlay.

Backyard Housing

Garden Suites are built for multiple reasons, such as allowing aging parents to live close to their families, creating mortgage helpers (rental suites), and creating offices and work space to allow for a minimal separation between home and work. We have seen an increase in the development of garden suites in recent years, and they have proven to be an effective way to allow gentle increases in density with minimal impacts on neighbours. We see the proposed updates to the regulations as supporting the development of housing that will better meet the needs of Edmontonians. 

Home Based Businesses 

Over the pandemic years, we have clearly seen that small and micro businesses have few negative impacts on neighbourhoods, but many positive impacts, including enabling business owners to work in an environment that meets their needs. The proposed changes align with the flexibility that Edmonton's business owners need to grow and succeed in our City. 

We appreciate that zoning is one of the tools to realize our climate goals and the bold moves outlined in the draft zoning bylaw that will enable 15 minute communities. 

IDEA would like to thank City Administration and Council for their continuous work in implementing City Plan. As stated previously, IDEA believes the first stage of City Plan implementation is critical, and the more information we have to ensure our decision-making is sustainable, the better. 

Thank you for your time. If you have any questions, please contact IDEA via Mariah Samji at mariah@infilledmonton.com or 780-951-6926.

Sincerely,

Letter sent to Edmonton City Council, Office of the City Clerks, Deputy City Manager of Urban Planning and Economy, Branch Manager Planning and Environment Services, and the Project Lead of Zoning Bylaw

District Planning Process

September 26, 2022

City Council
City of Edmonton
1 Sir Winston Churchill Square
Edmonton AB, T5J 2R7

RE: September 27, 2022, Urban Planning Committee Items 10.1 District Planning Process

To Urban Planning Committee, Mayor and City Council: 

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 180 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals.

IDEA believes that the first stage of City Plan implementation is critical: growing from 1 million to 1.25 million residents while shifting our development pattern from developing to redeveloping neighbourhoods. These changes will take significant policy changes and a change in the mindset of “this is how it is and how it has always been; we need to go slow” to “this change will take a lot of effort, and we need to do all that we can to make it happen”. Projects such as Zoning Bylaw Renewal and District Planning need to build on the strong foundation of City Plan to empower infill and urban redevelopment. 

THE ISSUE
The District Planning project is proposing to leave many Area Redevelopment Plans (ARPs) in place, rather than repeal them and/or integrate them into the District Plan in which they are located. These plans were created many years before City Plan and do not align with City Plan. Keeping them in place creates a contradictory, confusing and complicated planning hierarchy that's more expensive and difficult to navigate for industry, staff, and community. It’s also an unnecessary barrier to redevelopment. An overly complicated planning and approvals process does nothing but increase the cost of housing in mature neighbourhoods, where housing is already expensive, and entry-level housing is in short supply.

PROPOSED SOLUTION

Repeal all ARPs in the redeveloping area that do not directly align with City Plan. Integrate relevant policy into the District Plan for the area.  

IDEA would like to thank City Administration and Council for their continuous work in implementing City Plan. This work will allow us to create, together, more socially, financially and environmentally sustainable neighbourhoods. 

Thank you for your time. If you have any questions, please contact IDEA via Mariah Samji at mariah@infilledmonton.com or 780-951-6926.

Sincerely,

Letter sent to Edmonton City Council, Office of the City Clerks, Deputy City Manager of Urban Planning and Economy, Branch Manager Planning and Environment Services, and the Project Lead of District Planning

IDEA Letter - Investment in New Development & Growth Management Framework - Development Cost and Revenue - August 2022

 

August 22, 2022

City Council
City of Edmonton
1 Sir Winston Churchill Square
Edmonton AB, T5J 2R7

RE: August 23, 2022, Urban Planning Committee Items 7.2 Investment in New Development & 7.3 Growth Management Framework - Development Cost and Revenues

To Urban Planning Committee, Mayor and City Council: 

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 180 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals. At IDEA, we believe that the first stage of City Plan implementation is critical: growing from 1 million to 1.25 million residents. Getting started on this growth curve means overcoming significant inertia and comfort with the status quo. It requires heavy lifting to make sure Zoning Bylaw Renewal and the district planning process build on the strong foundation of City Plan to empower infill and urban redevelopment. It requires us to reevaluate our operational standards (waste management, fire rescue, water, drainage and power), to create systems to resource and fund deficiencies, and ultimately, to create a culture that supports change for the benefit of everyone.  

7.2 Investment in New Development

IDEA supports Option 3 as outlined in Administration’s report UPE00894. A Growth Management Program service package would lead to a holistic understanding of options available to capture value from new development, without having the unintended consequence of disincentivizing redevelopment, which would surely occur under Options 1 and 2. In particular, Option 2 poses a real threat to our members, as any additional financial burden could impede the viability of small and medium-scale infill projects—which are already a challenge to get off the ground—and would contravene City Plan policies to facilitate infill.

7.3 Growth Management Framework - Development Cost and Revenues

IDEA appreciates the work to date to create more financial transparency on the implications of development patterns and land use decisions. However, more work is needed. People want to live in mature neighbourhoods, but doing so remains far more costly than suburban neighbourhoods because i) land and servicing costs more, ii) the process is more complicated and takes more time, and iii) there is no economy of scale. Some of these factors can and should be understood and influenced by the City. Generally, we know that higher-density land use, a mixed-use built form and a multimodal transportation system delivers cost savings and infrastructure efficiencies, allowing more people to live in mature neighbourhoods. 

IDEA believes Council should request more technical data from Administration—including current density, density targets, financial sustainability, etc.—relative to land development applications heard at City Council Public Hearings in both the developing and redeveloping areas to assist in making decisions aligned with City Plan. 

IDEA would like to thank City Administration and Council for their continuous work in implementing City Plan. As stated previously, IDEA believes the first stage of City Plan implementation is critical, and the more information we have to ensure our decision-making is sustainable, the better. 

Thank you for your time. If you have any questions, please contact IDEA via Mariah Samji at mariah@infilledmonton.com or 780-951-6926.

Sincerely,

Letter sent to Edmonton City Council, Office of the City Clerks, Deputy City Manager of Urban Planning and Economy and the Director of Urban Growth and Open Space

Growth Management Framework Update & Tree Preservation on Private Property

June 10, 2022

City Council
City of Edmonton
1 Sir Winston Churchill Square
Edmonton AB, T5J 2R7

RE: June 14, 2022, Urban Planning Committee 

6.1 Growth Management Framework Update & 6.2 Tree Preservation on Private Property


To Urban Planning Committee, Mayor and City Council: 

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 180 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The majority of our members are small and local businesses, passionate about executing Council’s City Plan goals.

6.1 GROWTH MANAGEMENT FRAMEWORK 

Past Success
IDEA’s members continue to experience challenges around infrastructure deficiencies and outdated policies and processes that were created for greenfield development. Over the past few years, we have seen significant success through the Infill Fire Protection Program (cost-share program) and associated Infill Fire Protection Assessment (site-specific review for infrastructure upgrade requirements). 

These programs were both designed to tackle the high water main/hydrant upgrade costs for missing middle development, and have resulted in over 90 million dollars in infrastructure savings over three years and over 650 multi-unit homes moving forward in 2022 alone. This multi-pronged solution showcases the success that can be achieved by creating forward-thinking solutions to facilitate redevelopment in our mature and core neighbourhoods. 

Next Steps

The strategies and tools we use are key to the implementation of City Plan and the achievement of our shared goals. We ask Council to use Priority Based Budgeting in our upcoming budget and support capital investment for Priority Growth Areas. We also ask Council to approve the set of infill and urban redevelopment incentives articulated in Administration's report, including tax-based grants, capital grants and funding for incentives to assist with the costs of relocations of power poles and anchors impacting the viability of the small and medium scale infill.

.We would also like to state our full support for the creation of a research plan to understand any GBA+ implications to City Plan implementation and how we can address them. 

6.2 TREE PRESERVATION ON PRIVATE PROPERTY

IDEA believes that the sustainability of our city— which trees are a part of—should be viewed through a holistic, city-wide lens. As stated in Administration’s report, the technical studies that helped to create City Plan found that densification is one of the important tools through which climate change impacts can be mitigated. City Plan’s Greenhouse Gas and Energy Analysis states that the “City Plan Preferred Scenario includes an increase in the proportion of medium and high density housing in the network of nodes and corridors and a greater mixed use land uses. This efficiency in the built environment results in building energy consumption savings, improved viability of district energy, and a reduction in the number of vehicle kilometres traveled (VKT) by car. The result is a 6% per person reduction in greenhouse gas emissions compared to 2019.”

There is a demonstrated desire in the infill community to build sustainable communities and protect our urban tree canopy. IDEA has hosted six education sessions on tree protection and the value of trees. We also supported the recently approved public tree protection bylaw, and created awareness about the new process amongst our members. We believe that sustainability should be approached through multiple initiatives, including support for densification in our redeveloping neighbourhoods. The urban tree canopy can be supported through increased planting on public property, continuing to require planting of new trees on private property through Zoning Bylaw requirements for all new developments (see Table 1), and communicating the benefits of retaining mature trees to the public and development industry.

IDEA would like to thank City Administration for their continuous work in implementing City Plan. Facilitating sustainable development is key to the success of achieving our shared City Plan goals. 

Thank you for your time. If you have any questions please contact IDEA via Mariah Samji at mariah@infilledmonton.com or 780-951-6926.

Sincerely,

Letter sent to Edmonton City Council, Deputy City Manager of Urban Planning and Economy and the Administration Team

EPCOR Water Services Inc. - Edmonton's Changing Water Use

May 19, 2022

City Council

City of Edmonton1 Sir Winston Churchill SquareEdmonton AB, T5J 2R7

RE: May 20, 2022, Utility Committee 

6.1 EPCOR Water Services Inc. - Edmonton's Changing Water Use


To Utility Committee, Mayor and City Council: 

The Infill Development in Edmonton Association (IDEA) is an educational and advocacy nonprofit, non-partisan association that represents over 180 city builders and city shapers. Our purpose is to drive change toward people-centred communities within Edmonton’s mature neighbourhoods. The vast majority of our members are small and local businesses, passionate about executing Council’s City Plan goals. Current Situation

IDEA has spoken previously about the need to update the design and construction standards that have been requiring Edmonton's development community to significantly overbuild our water infrastructure. However, in 2019 the Infill Fire Protection Assessment (IFPA) was created, which is a site-specific analysis to review if the infill project you are building actually requires the upgrades outlined in Volume 4 (Water) of the City of Edmonton Design & Construction Standards (the “Water Standard”). Over the past three years, as a result of the program, there has been a minimum of 90 million dollars diverted away from unnecessary water main upgrades; roughly 80% of all projects that have undergone a site specific review were told that they did not need to build a hydrant and the associated water main lines. 

  • The IFPA program is a reactive solution, but it saves Edmontonians from bearing the burden of unnecessary infrastructure upgrade costs.

  • The success rate of the IFPA program clearly demonstrates that the Volume 4 Water Standard requires a higher level of water supply than is actually needed for adequate municipal fire protection, leading to significant overbuilding of the Edmonton water system, and posing a significant barrier to infill development within Edmonton.

  • The changes outlined in the Edmonton’s Changing Water Use Water Use Trends and Design Guidelines Discussion Paper prepared by EPCOR Water Services Inc. One Water Planning does not address the much larger and immediate issue of excessive requirements of water supply for municipal fire protection in the Volume 4 Water Standard. While the proposed changes may result in deferral or elimination of system-level investments by EPCOR in the water system, it does nothing to address the continuing barrier that the Water Standard poses to infill development in Edmonton in the current day.

  • It has been shown that new multi-residential buildings are outfitted with best-in-class fixtures and building mechanical systems that will reduce average water use.

  • Compared to single detached residential housing, multi-residential water consumption per dwelling unit is lower and less seasonal in nature.

  • As areas densify by increasing the average number of units per hectare, average dwelling unit water consumption tends to decrease.

Next Steps

We agree that the current residential design standard is no longer appropriate considering the increased focus on infill development in the updated City Plan and the range of consumption patterns that are seen across the city. We suggest that further changes to the Water Standard are required to address the significant barriers that it currently poses to infill development, such as linking fire flow requirements to tools and inputs outside of zoning and would be happy to work with Administration and EPCOR to determine how to move forward in the year.  IDEA wants to thank EPCOR and City Administration for all of their work to date and everything that is to come. These are milestone projects for Edmonton and need support if we are to achieve the goals in City Plan. 

Thank you for your time. If you have any questions please contact IDEA via Mariah Samji at mariah@infilledmonton.com or 780-951-6926.

Sincerely,

Letter sent to Edmonton City Council, EPCOR, Deputy City Manager of Urban Planning and Economy and the Administration Team