After months of engagements, meetings, and community conversations, I proposed a critical change to our infill policy that would have limited mid-block infill builds from 8 to 6 units. It was clear the vote would be close, and in the end it failed because Councillor Cartmell went on vacation, skipping the final meeting of the Public Hearing in which infill policy was being discussed. 

Despite committing publicly to supporting the change I proposed ("This is a modest but important course correction") and knowing it would be on the schedule for that meeting, Councillor Cartmell decided not to attend the meeting and the vote failed by one. 

One councillor wants to refocus infill by pushing for bigger buildings meant for families near LRT stations.

“Right now, too many of the units being built around transit are one- and two-bedroom units, which are not as conducive to the kinds of true complete communities that we want to see,” said Ward papastew councillor Michael Janz.

Janz wants more housing around LRT stations, specifically apartment-style housing. He says having more family-friendly housing units around transit centres could save more families money, while helping achieve environmental and housing targets.

Read More: https://edmonton.citynews.ca/2025/07/29/edmonton-councillor-bigger-buildings-lrt-routes/

Refocusing Infill: Councillor proposes major new financial incentives to build housing at LRT Stations

I’m excited to announce I will be moving a motion (August 12th, Urban Planning Committee) to create a new incentive program to accelerate new housing opportunities along our new LRT lines. Criteria must include mid-rise (six or more stories), family-friendly (three or more bedrooms), transit-oriented construction within 400m of an LRT station.

The incentives could include waiving municipal property taxes for a period of time if certain criteria are met. Potential consideration could be along future Bus Rapid Transit (BRT) routes as well.

By introducing this program, we will ensure that more affordable, family-friendly, transit oriented builds can be prioritized. This will curb sprawl and take pressure off mature neighbourhood infill by providing a market incentive to rapidly prioritize development that is financially and environmentally sustainable, taking tangible action on the dual housing and climate emergency.

By offering substantial development incentives, we can create new jobs and direct growth strategically. This approach will enhance the competitiveness of transit-oriented development relative to other regional opportunities and advance the City’s objective of securing federal funding for both housing and public transit.

A program of this nature is unprecedented in Canada. To date, much of the Infill debate and incentives such as CMHC MLI Select has focused on mature neighbourhoods. While this is important, we need to focus market demand in a big way on 6-8 stories, not 6-8 units.

According to the 2023 City of Edmonton Housing Needs Assessment, Edmonton is short 70,000 purpose-built rental units. If we want to maintain our affordability advantage, we must provide housing and transit opportunities. This will reduce pressure to build in mature neighbourhoods and enable less reliance on owning a vehicle, which can provide enormous cost relief to families ($15,000 per year or more according to insurance company RateHub) 

Edmonton lacks three or more bedroom units that can provide more choices for families. As someone who lives with my spouse and two children in a three bedroom unit, I know how limited the supply is of family-friendly units.

Through the priority growth areas rezoning, we've already accelerated upzoning many properties along the line. As we continue to grow, we need more TOD spaces such as shopping malls, commercial spaces, and others. While the build out of Century Park is impressive, it has taken far too long, and we need family friendly units at every transit station.

For Background and further comment:

Canadian Urban Transit Association Report: Housing is on the Line: This national report examines how integrating public transit and housing policy can address Canada’s housing crisis. It highlights transit’s role in shaping development patterns, improving affordability, and reducing greenhouse gas emissions. The report offers policy recommendations for federal, provincial, and municipal governments, transit agencies, and other partners. Key proposals focus on activating land, evolving the mandate of transit authorities, promoting inclusivity, streamlining processes, and maximizing public investment. The City of Edmonton, along with several public, non-profit and private sector housing partners, contributed to the development of the policy recommendations outlined in this national report. This report was prepared to help inform housing and transit priorities under the Canada Public Transit Fund.

Report Link:

https://cutaactu.ca/wp-content/uploads/2023/10/cuta-housingisontheline-en.pdf

Infill revenue:

While urban sprawl costs the city money, building inwards contributed $263 million in property tax in mature neighbourhoods alone. https://www.michaeljanz.ca/since_2015_building_inwards_contributes_263_million_in_property_taxes_in_mature_neighbourhoods_alone

Examples of Property Tax Impact:

Here is an attached memo from the City of Edmonton. This provides an example of five buildings and the property taxes they contribute to the tax base: https://www.michaeljanz.ca/since_2015_building_inwards_contributes_263_million_in_property_taxes_in_mature_neighbourhoods_alone

Locations under consideration:

To see locations this would apply to, local housing advocate with Grow Together YEG, Jacob Dawang has created a map of all LRT stations including 200m, 400m, 800m radius.

https://www.jacobdawang.com/blog/2024/all-lrt-stops-updated/

I strongly believe we need improvements to the infill underway in Edmonton.

I was pleased that the Urban Planning Committee passed my motion (Feb 11th 2025) to improve the design standards of infill. I was pleased that administration brought forward changes to the June 3rd Urban Planning Committee recommending changes which were passed by committee. You can see the full administration recommendation presentation and video here.

However, No changes will be in effect until they pass third reading at Public Hearing (TBD June 30th).

I will post a summary of these changes when they are available. Changes were made in a number of areas including reducing the size of the buildings, reducing the number of side entrances to two, increased side setbacks, reduced building length, and a number of architectural design requirements. This is most critical for middle block homes.

In plain language, infill should look like a house, and face the street, not the neighbours. Infill should have more windows (from 5% to 15% on the face) and more architectural elements should be required. There is a definition for architectural elements in the ZB: "Architectural Elements mean building details used to accentuate entrances, windows, storefronts or other prominent building features to create visual interest. Architectural Elements include details such as varying rooflines, mouldings, arches, lintels, columns, cornices, and sills."

Changes to the waste program are forthcoming to reduce the number of bins and support communal bins (This fall at Utility Committee).

Landscaping deposits are going to be proposed (which I support) for this fall. Tree protection is important to me, as is mature tree replacement and preservation. According to administration, 93% of permits comply with landscaping regulations, but I would like to see enhancements to green standards and I know more changes will be coming through Action 4 of the Climate Resilience Planning and Development Action Plan.

A memo on parking utilization is forthcoming and I'll share it when available. Almost all row housing have four or more garages or stalls provided.

EPCOR joined us at committee and said that they do not have concerns related to the water supply for fire fighting or sanitary or storm water sewer capacity. If new services are required, they are paid for by the builder, including any required upgrades.

Many of the improvements to built form will help whether the infill is a 4/5/6/7/8 unit. While the changes do not alter the unit maximum, I expect it will be more challenging to build more units on a smaller parcel.

Some of the other ideas constituents have emailed me would require changes to the provincial legislation or potentially the provincial/national building codes. Construction is a process of continuous improvement and adapting to new technology and materials. Noise abatement and fire protection is another example.

I'm committed to continuing to help advance improvements (such as my advocacy around Point Access Blocks or single-stair building).

https://www.youtube.com/watch?v=NsjiFs8LYWE

VIDEO: How can we tackle the affordability crisis and create healthier, more inclusive cities? Join us with Edmonton city councillor Michael Janz as he talks about the challenges of urban wellness. From addressing the glaring affordability crisis to discussing accessible transit, this conversation explores systemic issues and the changes needed to create a vibrant and sustainable city. Click here to watch.

Infill housing refers to the development of vacant or underutilized land within existing urban areas, often in older neighborhoods. As cities grow and space becomes limited, this approach offers an alternative to unsustainable suburban sprawl. While infill housing presents significant opportunities, it also comes with challenges that merit careful consideration. (from the Greenfield Community Newsletter)

For too long Edmonton was either single family homes or multi-story apartments. By legalizing more “missing middle” housing choices, a greater variety of options are under construction.

In Edmonton, the Zoning Bylaw regulates land use and development standards but does not dictate the ownership structure of residential properties. This means that 6-plex or 8-plex units can be either purchased as condominiums or owned by a single entity and offered as rental units.

The decision between selling individual units and renting them out is determined by the property owner or developer, not by the Zoning Bylaw.

According to assessment and taxation data in Edmonton, it does not. Over the last ten years lots of infills have gone into many neighbourhoods, and even multi-unit, low, or mid-rise apartments have not lowered property values.

Maximizes Land Use Efficiency: By repurposing existing spaces, infill housing ensures that urban land is utilized effectively, reducing the need for expansion into undeveloped areas.

Supports Sustainable Development: Building in established neighborhoods reduces the environmental impact associated with suburban sprawl, such as deforestation and increased carbon emissions from longer commutes.

Revitalizes Older Neighborhoods: Infill housing often brings new energy to aging communities. Fresh investments can lead to improved infrastructure, such as roads, parks, and public services.

Promotes Housing Diversity: Infill projects frequently introduce a mix of housing types; apartments, townhomes, and duplexes—that cater to varying demographics, including young families, professionals, and seniors.

Strengthens Local Economies: More residents in an area mean increased demand for local businesses, fostering economic growth and community vibrancy.

A fiscally prudent alternative to sprawl: When more neighbours can live in areas where we have already paid for infrastructure, we are better off financially and can preserve wetlands and farmlands. Learn more at: michaeljanz.ca/stopsprawl

The housing needs are as diverse as the city we live in. Sometimes the infill are new single family homes. Some infills have basement or micro-suites targeted towards students or renters. Some people still prefer apartments or high-rise buildings.

Ask yourself, what is your next home? At some point, all of us will move. It might be from our home to a bigger home, or a smaller home, or a seniors centre. Life comes at us fast: divorce, travel, twins, promotions or job loss, health changes. Not everyone needs or can afford the same thing.

Statistics Canada shows that the average household size in Edmonton is now 2.5. From the 2021 census, 29% of Edmonton’s households are single person households, 31% are two person households. Not all single or 2 person households want to live in a highrise, and sometimes they would prefer a ground-based option.

"Existing residents may oppose infill developments, fearing changes to the character of their community or increased traffic and noise.

Undertaking construction adjacent to existing properties is much harder and more time consuming and expensive to build than on an empty lot like suburban communities."

(Response pulled from the Greenfield Community League Newsletter)

The City of Edmonton is doing a lot more around builder compliance through the PIP and CAP programs (section to this Q&A coming soon)

Older neighborhoods often benefit from infill housing through revitalization and infrastructure upgrades. New developments can attract younger families and professionals, leading to a more dynamic, multi-generational community.

Property values in the area may rise, and public amenities, such as parks and schools, may receive updates due to increased demand. Moreover, thoughtful infill housing can help preserve a neighborhood’s historic charm by integrating modern designs that complement existing structures. Infill housing, when implemented with care and community input, serves as a bridge between preserving the character of older neighborhoods and meeting the needs of a growing urban population. (from the Greenfield Community Newsletter)

Infill could mean a lot of permutations depending on the zoning and the size of the lot. In some cases it could be a single, a duplex, a row house, or basement suites. For most lots, the maximum permitted could be 8 units per lot (except corner lots that could see more units), and any proposal greater than this would go to a public hearing. The limiting factor is the site coverage because of landscaping requirements, setbacks etc. The minimum site area per dwelling is 75m2.

The RS Zone allows for a variety of small scale residential development up to 3 storeys in height.
Housing types include:
- Single Detached Housing
- Semi-detached Housing
- Duplex Housing
- Row Housing
- Multi-unit Housing (small apartments)
- Secondary Suites
- Backyard Housing (formerly gardens suites
and garage suites)

The RS Zone does limit the number of dwelling units that can occur on a site.
- The minimum site area per dwelling is 75.0 m2; however
- The maximum number of dwellings on an interior site is 8.

For example, provided that a development meets all other zoning regulations (height, setbacks, site
coverage, etc.) a corner lot with a site area of 675 m2 could have up to 9 units. However, an interior lot
of the same size would be limited to 8 units.

Much like housing needs, parking needs are very diverse. Some families have two cars. Some have none. Many folks who are renters, students, or low-income may not have a personal vehicle. Even if an infill has a garage, no one is required to park in their garage, and they may choose to park on the street. Much like our own homes, some people park in the garage, some people park on the street. Some people park on a driveway.

Parking is expensive, and garages are expensive. Underground parking can be prohibitively expensive. Sometimes it feels like we spend more time discussing housing and storage for cars, rather than housing for people, which can undermine our work in trying to make housing more affordable. Sometimes parking, not housing, is the problem and it doesn’t make sense to constrain housing because of parking.

While parking has been flexible since 2020 (Read more about open option parking here) almost every single project I've seen has parking. Some have garages, some have parking pads. Remember, builders are competing for sales or renters, and there is a recognition that if you want to attract tenants or buyers who have a car, you need to accommodate for a car. Ultimately, a builder wants to make their project appealing to renters or to buyers. Despite flexible parking requirements for six years, the overwhelming number of projects built in Edmonton have parking.

At any given time, roughly 30% of the population can’t drive and vehicle registration according to the government of Alberta for the last five years has been around 700,000 vehicles for a city of 1.15 million. Even removing minors, there are still over a hundred thousand Edmontonians who do not have a vehicle.

Parking in Edmonton has been dramatically overbuilt compared to other urban centres and open-option parking is a way to help create more bedrooms for people rather than bedrooms for cars. Any home right now could have a family of five and five vehicles. It could be two duplexes and have two homes. I just heard about one single family home in a neighbourhood with 12 cars. These are problems we need to address, regardless of the infill conversation.

As it stands, curb side street parking, not owned by anyone: first come first served to the general public. Should this require permits in future?

The City of Edmonton has parking demand management programs that can be implemented if there is an excess demand for street parking. I've heard of other municipalities who have purchased lots and then turned them into parking if required.

Many neighbourhoods were built for more than double the amount of the population than currently lives in the neighbourhood. For example, a post-war built neighbourhood might have once seen 6 residents per home but now may have only one or two.

Utilities everywhere require regular maintenance and upgrading. Sometimes utilities were overbuilt and infill is important to bring population back before other problems emerge. Before any development proceeds, administration examines and takes into account all of the needs and pressures in an area. Numerous utility and waste studies have been performed by EPCOR and City administration. Learn more at: https://www.edmonton.ca/public-files/assets/document?path=FINAL_Drainage_Resource.pdf

EPCOR drainage was involved with the Zoning Bylaw Renewal and associated updates to the drainage design standards. Through that exercise, there were minimal concerns with allowing up to 8 dwellings in a RSF lot.

Low flush toilets and efficient appliances have reduced the demands for infrastructure. Fire capacity was overbuilt and these are being reviewed and right-sized.

One of the bigger problems emerging is that low density development doesn't have the population or the tax base to generate enough taxes to pay for the replacement of the aging infrastructure.

Recent research from the Canadian Centre for Policy Alternatives suggests opponents of building more homes, and especially denser, lower-cost options like apartments, often wield the argument that their communities lack the infrastructure—from sewers to schools, power lines to hospitals—to service so many new residents. 

And while it’s true that decades of infrastructure underinvestment have left a backlog of needed upgrades and additions to support the region’s growing population, that shouldn’t be a reason to block new homes that can help address the housing shortage and resulting high home prices and rents. 

In fact, denser housing options like apartments cost far less per capita and per unit to support infrastructurally. But cities and towns that ban them can pass the infrastructure buck to the places where new homes are permitted—often in exurban sprawl where municipal coffers are smaller and infrastructure costs higher.

A collective approach across city limits, along with new local, regional, and federal funding programs, would help cities embrace the apartments they should legalize anyway while ensuring a strong infrastructure to support the entire urban fabric. (Read More: https://www.sightline.org/2025/01/15/worried-about-infrastructure-costs-then-end-the-apartment-ban/

Many of the mature neighbourhood schools are not full from the local catchment area and require students to be bused in, or a program of choice to support their viability. Infill can help bring more children into a neighbourhood, especially when there is a critical mass of new families. While some schools are experiencing overcrowding, usually that is due to the "open boundaries" demand or the "programs of choice" offered by the Edmonton Public School Board.

It is important to remember that communities undergo a sorting process, and while some new infills may not be family-friendly, the renters moving into them may be freeing up space in other homes that might be more conducive to a young family.

Learn more about Edmonton Public Schools at epsb.ca

Design for infills are very diverse. This is an area where I would like to see greater improvements. Similar to the way that many duplexes appear to be two units (same for triplexes or quadplexes), I think if they took more of a row-house characteristic, that would be more appealing to the community. Other changes such as facing the street, more privacy considerations, and adding texture or breaking up massing could be considered.

I am pleased to share that City Council passed my motion (January 24th, 2025 public hearing) for debate to require an enhanced design standard. The result will be coming back to the June 3rd Urban Planning Committee.

One of the common designs I’m seeing is two attached duplexes (four units up, four basement suites) which are rapidly adding more affordably housing stock to mature neighbourhoods. Part of the rationale for allowing small-scale multi-family homes is to provide more housing choices as well as improve overall housing affordability by adding more housing supply to the market. These kinds of small 8 unit apartments are quite common in other areas of the city and do serve a need (singles, renters, seniors, students, couples, etc). We know the city is changing, and the housing choices need to keep pace.

Yes. Because infill does not require new infrastructure, it is a much more efficient way to use land and resources, which means more people with less space to service. I wrote about this at https://www.michaeljanz.ca/infill_tax_impact

Infill housing is fiscally responsible. Increasing density in established neighbourhoods means using existing public infrastructure, including water, storm and sanitary systems, mobility infrastructure, and electrical distribution.

Living closer to services or work can help you save money on transportation costs. Utilities also typically cost less in multi-family buildings.

I heard a story about a nanny choosing a basement suite so they could live to their host family. I heard another story about a student renting a suite. Sometimes a smaller unit in a great location can dramatically reduce transportation costs, but also help someone spend much less time commuting.

Transportation consumes a larger share of household budgets than housing for many North Americans, a decade of research shows, even as policymakers largely ignore this reality and its negative impacts on housing costs, public health, and climate change.

In a November report, the Smart Prosperity Institute’s PLACE Centre identified extremely high transportation costs as a significant barrier to housing affordability. On average, 17.2% of Canadian households’ “shelter-related” budget goes towards transportation (largely ownership and use of personal vehicles), exceeding the 16.5% cost for mortgages or rent.

Responding to a longitudinal study of lethal levels of ultrafine particulate air pollution in Toronto and Montreal published last August, experts urged measures to decrease the total number of cars on Ontario’s Highway 401 by building out public transit and bike lanes to better protect public health.

Sarah Buchanan, campaigns director at the Toronto Environmental Alliance, said whether policymakers are trying to ease the misery of commuters or protect public health, the “worst way to solve these problems is by adding more traffic, adding more cars.” (Read More: https://www.theenergymix.com/commuting-costs-families-more-than-housing-as-affordable-homes-drive-buyers-out-of-town/)

I have advocated for controls on short-term rentals and would like to see our neighbourhoods provide homes, not ghost hotels. I wrote about this at michaeljanz.ca/homenothotels

Residents can track the status of developments in their neighbourhood at maps.edmonton.ca. More information about the regulations for residential development, and what to expect during infill construction, is available online at Development in Your Neighbourhood.

In Edmonton, the notification process for development permit applications varies based on the type of development and its location.

For new principal buildings, substantial redevelopments, and demolitions in the RS Zone, the City requires applicants to post a Development Permit Notification Sign on the site within 14 days of the Development Permit's approval. This sign must remain in place until final occupancy is granted. The sign provides details about the project and includes contact information for the contractor, allowing nearby residents to stay informed and reach out with any concerns.

In addition, neighbours within a 60 m radius receive notification if a Development Permit for a Discretionary Use or a variance is approved. If a variance is approved, that means a change to one or more of the zoning regulations was required in order to approve the development.

The Subdivision and Development Appeal Board (SDAB) would not overturn a Development Planner’s decision if the proposed development was a Permitted Use and complies with all the regulations in the Zoning Bylaw.

If a Discretionary Use or a variance was approved (meaning one or more zoning regulations were varied to enable the development), notices would be sent to surrounding properties within 60 m of the site of the proposed development, along with the applicable Community League. Any person affected by the decision could file an appeal to the SDAB within 21 days after notice of the decision about the Development Permit was given.

The RS Zone enables limited Community Uses and Commercial Uses. The Community Service Use is a
“development for institutional, cultural, recreational, religious, spiritual, social, arts and educational activities that provide a service to the public and may involve people gathering at peak times and creating intermittent impacts such as noise and traffic.

Some examples of what could be allowed under this Use include community halls, community recreation
centres or Religious Assemblies.

However, there are limitations to the size and scale of this Use within the RS Zone. The Community
Services Use is limited to a maximum floor area of 1,000m2 and only allowed:
- on corner sites, next to a collector or arterial road;
- in an existing non-residential building; or
- on a site where the interior side lot line is next to a non-residential zone

Some exceptions apply to Child Care Services. For example, a Child Care Service is permitted on any
corner site where proposed in a building previously developed as a Single Detached House. However,
Child Care Services are limited to a maximum floor area 300 m2.

There are five commercial uses allowed in the RS Zone:
- Food and Drink Service
- Health Service
- Indoor Sales and Service
- Office
- Residential Sales Centre

These uses are only allowed if they are developed on a site that is next to a site in a non-residential zone that already allows commercial uses.

Additional regulations apply to these Uses to ensure that they do not create a nuisance to surrounding residential developments. These include:
- limiting the floor area to 300 m2 per
business;
- not permitting any outdoor business
activity, storage and outdoor speakers or
amplification systems; and
- limiting outdoor seating to a maximum area
of 20 m2 and being located only in the front
yard or flanking side yard (next to a side
street).

These uses, and their associated regulations, were included to allow for more businesses to thrive within Edmonton’s existing neighbourhoods. To allow for local nodes to expand and grow to serve the neighbourhood where people can meet their daily needs closer to home.