The Pulse
Nov. 21, 2024

While multi-family buildings of six, 10, and 40 storeys sprout up in central Edmonton, a developer is building density differently in another part of the region.

Strata Developments is working with home-builder JL Developments to test market reaction to several new, medium-density styles of housing in its Southfort Meadows neighbourhood in Fort Saskatchewan.

"People have huge concerns about density being near them, and I think the biggest concerns are for projects that are highly vertical adjacent to something that's two and a half storeys or lower," Andrew Usenik, a partner at Strata Developments, told Taproot. "We're able to capture all the benefits of those densities, but still have a housing product that I think most people will be more accepting of."

Along Greenfield Link in the new neighbourhood now stands a row of duplexes with double garages. Fort Saskatchewan city council rezoned the lots to a direct control zone to allow them to be 22.5 metres deep (the measurement from front to back for a lot), far shallower than a typical duplex lot, which is about 35 metres deep. The homes also don't have backyards, a rare building type.

"When we put together the idea, the hypothesis that we were trying to test was that not every buyer in the market wants or needs a backyard," Usenik said. "Ninety-five percent of our community is different kinds of houses with backyards, but we thought that the market would be large enough to be able to justify doing this one project."

A few groups of people were interested in living in homes without a backyard, Usenik said, especially because the front yards don't have a typical grass lawn that needs to upkeep. One were retirees who are downsizing and spend part of the year in warmer climates. Another were industrial workers who spend weeks working in the oil patch and don't want to spend time doing yardwork on their days off. Yet another were single parents, whose kids play in the large park across the street instead of in a private backyard.

"We measured out the distance between the front door to the park, versus the front door to where the backyard would be, and it was literally a shorter distance from the front door to the park," Usenik said.

Thanks to the shallower lot size, the duplexes have a density of 55 units per net developable hectare, instead of a typical rowhouse, which would have 35 to 40 units per NDH. The Edmonton Metropolitan Region Board growth plan sets Fort Saskatchewan's minimum density at 35 units per NDH.

Farther down Greenfield Link, there are a row of duplexes with basement suites. Strata also had to get these lots rezoned because Fort Saskatchewan's zoning bylaw does not allow basement suites in duplexes.

• Edmonton Transit Service announced its winter service adjustments will take effect Dec. 1. The adjustments include changes to bus bay locations at transit centres throughout Edmonton, a new On Demand Transit stop in the Alces neighbourhood, and detours for bus routes affected by Capital Line South LRT construction at 111 Street and 23 Avenue.
• Chief Dale McFee said he plans to retire from the Edmonton Police Service and will leave his position on Feb. 21. The Edmonton Police Commission said it will determine the process for hiring a new chief in the coming months. McFee became chief in February 2019, with his current contract set to expire in 2026.
• Over the past two weeks, four people believed to be homeless have died in Edmonton bus shelters, Postmedia reported. Police say none of the deaths were criminal. Jim Gurnett with the Edmonton Coalition on Housing and Homelessness said the deaths illustrate how dangerous life is for unhoused people, adding that accelerated encampment removals by the Edmonton Police Service and the City of Edmonton have increased risk of frostbite and death.
• Edmonton Centre MP Randy Boissonnault has resigned from federal cabinet amidst criticism of his business dealings and claims of Indigenous ancestry. Edmonton Griesbach MP Blake Desjarlais, who is Métis, said the resignation is welcome news for Indigenous people across the country. Boissonnault was the Liberal government's only cabinet minister from Alberta.
• University of Alberta researchers Sandeep Agrawal and Nilusha Welegedara published an op-ed calling on Edmonton city council to consider a bylaw to protect trees on private properties, similar to the public trees bylaw that took effect in May 2022. The researchers pointed out that about 60% of Edmonton's trees are on private property and there is limited public space to accommodate the city's goal of planting two million trees by 2035. They suggested council follow the example of Toronto, which has introduced policies to encourage tree-planting.
• Alberta Worker, a labour news outlet run by Kim Siever, examined settlements reached last December by Edmonton-based workers of Aramark Refreshment Services, who are members of UFCW Local 401. Despite an 11% wage increase over six years, the workers experienced a 1.5% reduction in real wages, as inflation rose 11.61%. While the new contract includes a 13.5% wage increase over five years, it will likely be insufficient to keep up with the cost of living, wrote Siever.
• Canadian Pacific Kansas City (CPKC) and ATCO EnPower said construction is complete on hydrogen production and refuelling facilities for locomotives in Edmonton and Calgary. Through its Hydrogen Locomotive Program, CPKC is retrofitting some diesel locomotives with hydrogen cells, according to a press release.
• Former prime minister Stephen Harper was appointed board chair of the Alberta Investment Management Corporation after the province dismissed the entire board and the CEO on Nov. 7, citing poor performance. Three of the dismissed board members were also reappointed: Montemurro Industries CEO Jason Montemurro, former Healthcare of Ontario Pension Plan CEO James Keohane, and Mainstreet Equity CEO Bob Dhillon.
• Edmonton is one of nine locations chosen to host Professional Women's Hockey League neutral site games as part of a North American Tour. The Toronto Sceptres and the Ottawa Charge will face off at Rogers Place on Feb. 16. Ottawa Charge forward Danielle Serdachny, who is from Edmonton, suggested the city's hockey fans could "definitely" embrace their own PWHL team.

Here are opportunities to inform municipal decisions about the Northeast River Valley Park, short-term rentals, neighbourhood renewal, and more. Please only answer surveys from the municipality where you live.

• Northeast River Valley Park Strategic Plan — The City of Edmonton is developing a strategic plan for Northeast River Valley Park. The public is invited to review the draft strategic plan and share what activities they'd like to do at the park. A drop-in event is happening Nov. 23 at noon, while an online survey can be completed until Dec. 9.
• Agriculture Master Plan — Sturgeon County has created a draft Agriculture Master Plan to guide agriculture-related initiatives for the next 10 years. Residents can review the draft, ask questions, and provide comments before the plan goes to county council by attending in-person information sessions on Nov. 27 or Nov. 28.
• Short-term Rentals Survey — The City of Edmonton wants to hear from residents about their experiences owning, renting, or living near short-term rentals, which refers to residential properties offered through online booking systems like Airbnb and VRBO. Feedback will help shape future short-term rental policies. An online survey will close on Dec. 1.
• Wîhkwêntôwin ᐄᐧᐦᑫᐧᐣᑑᐃᐧᐣ (Oliver) Neighbourhood Renewal — The City of Edmonton has released a second round of design options for the Wîhkwêntôwin renewal based on previous public engagement. Residents are now invited to review the designs, attend a webinar on Nov. 27 to learn about design options for 100 Avenue NW, and meet the project team at drop-in events on Nov. 28 and Dec. 7. An online survey will also be open until Dec. 13.

More input opportunities

• Until Nov. 22: Application to join the 2024 Lite Up the Nite Parade (Town of Morinville)
• Until Nov. 24: Windsor Park Rezoning — 11630 87 Avenue NW (City of Edmonton)
• Until Nov. 24: Priority Growth Area Rezoning (City of Edmonton)
• Until Nov. 24: Construction Season Evaluation 2024 (Strathcona County)
• Until Nov. 25: Vision Zero Street Lab Exploration — Jackson Heights (City of Edmonton)
• Until Nov. 26: Kendal Neighbourhood Structure Plan (City of Edmonton)
• Until Nov. 29: Neighbourhood and Alley Renewal Draft Design — La Perle and Belmead (City of Edmonton)
• Until Nov. 30: Neighbourhood and Alley Renewal Planning — Dunluce (City of Edmonton)
• Until Dec. 1: Strathcona Blok99 Rezoning (City of Edmonton)
• Until Dec. 3: Vision Zero Street Lab Exploration — High Park (City of Edmonton)
• Until Dec. 15: Business Improvement Areas (BIA) Patron Experience Survey (City of Edmonton)
• Until Dec. 31: Business Improvement Areas (BIA) Business Survey (City of Edmonton)
• Until Dec. 31: Building Relationships to Shape Our City: Connecting with under-heard communities (City of Edmonton)

Here are some events happening today in the Edmonton area.

• Jill of All Trades starting at 10am at NAIT
• Supportive Housing Visit at Unity Manor starting at 11am
• Housing the Nation: Development Trends, Issues, and Opportunities starting at 11:30am at Royal Glenora Club
• Supportive Housing for Individuals FASD starting at 12pm online
• Preparing For Financing: Business Learning Series starting at 1pm online
• Life Sciences Finale Pitch Night starting at 5pm at Edmonton Unlimited
• An Evening of Presentations | YEG Reconnect starting at 5:30pm at Road 55 Studio
• Addressing the Housing Crisis - Edmonton's Housing Accelerator Action Plan starting at 5:30pm at the Faculty Club, University of Alberta
• Making The Future Happen: Lessons Learned Applying Generative AI In Finance starting at 5:30pm at Norquest College
• Downsizing and Decluttering Presentation starting at 6:30pm at the Ritchie Community League
• Project Hope: Creating possibilities for kids in crisis starting at 6:30pm at the Canadian Druze Centre
• Margaret Macpherson Book Launch starting at 7pm at Audreys Books

And here are some upcoming events to keep in mind:

• Nov. 27: Taproot presents: A conversation about housing at the CKUA Performance Space
• Nov. 28: Nerd Nite 84 Pop Culture Potpourri at Fringe Theatre Arts Barns
• Dec. 13: Writer in Residence Gala at St. Albert Public Library

Visit the beta version of the Taproot Edmonton Calendar for many more events in the Edmonton region.