Refocusing Infill: How can we build more family-friendly, more affordable housing choices at LRT Stations?

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/