BILD Edmonton Metro’s most recent luncheon, On Track or Off Course: Addressing Policy Impact on Housing and Development, took us on a journey of policy change, Edmonton’s impacts for housing, and the growth challenges that we may face moving forward.
As new policies continue to reshape the regulatory landscape, the impact on housing and development remains a critical discussion. While Edmonton has been recognized by CHBA National as a leader in addressing housing affordability and supply, continuous evaluation and adaptation are necessary to sustain this progress.
BILD Edmonton Metro’s panel discussion brought industry leaders together to explore the balance between regulation, innovation, and practical solutions for urban growth and the future of policy impacts.
Innovation Vs. Regulation
The intersection between regulation and innovation is a key concern for developers and builders in the industry these days. Nicholas Carels, Vice President of StreetSide Developments, emphasized the importance of fostering creativity while still advocating for strong public-private collaboration.
“There’s no reason that building a house on paper should take as long as building the house itself,” he said. “When we’re building a house, that’s my measurement, and that’s how we know if we got it right.”
“Communities can learn from each other…and there’s a difference between how we think a site lives and how it actually lives,” he said. “I’d love to see us spend more time on real sites, where real Edmontonians live.”
Similarly, Patrick Shaver, President at Avillia Developments, highlighted that, although Edmonton’s ranking is commendable, there are still many ways to improve efficiency and effectiveness at the local level. “We have to think about what’s critical, and a key issue is time, like the amount of time it takes from dirt to door,” he said. “It’s all about time, circulation, and what the requirements are.”
“When it comes to expediting projects, we don’t always have to follow policies that others are doing,” he added. “That’s what keeps the competitive advantage between one municipality over the other.”
Sydney Bond, Rescom’s Vice President of Residential, noted that the transformative impact of the new Zoning Bylaw, which, in theory, supports industry flexibility, can still allow for issues to arise. Affordability and accessibility are key concerns that must be taken into consideration when looking at policies and zoning reforms, as well as engagement, “early, and often,” she said.
“We are constantly talking to folks and reevaluating how we do our work, so we’re looking into the future as much as we can and thinking about how these issues are going to impact the ways that people are going to live.”
Changes in policies have opened new opportunities but have also introduced unintended challenges. “Anytime we construct anything, we need to remember the three main things: a schedule, a budget, and a great space,” said Carels. “The issue that comes into play is when we have to consider the definition of a ‘great space’ and if it will still be considered that a year from now.”
Moving Forward, and Adapting
The importance of flexible, consultative policymaking was also a hot topic. Engaging with developers and builders before implementing new regulations can ensure practical, effective policies, and being open to collaboration and learning opportunities from other municipalities across Alberta can provide valuable advice and insights.
Moving forward, the panelists emphasized that the number of policies is not always as important as their individual outcomes. “Policies should be designed to enable rather than hinder urban growth,” said Bond. “Prioritization is essential, and distinguishing between must-have policies and wish-list items can be the piece that will streamline these frameworks.”
But not every policy adds value to the community.
Shaver admitted that we all need to take a step back and ask what the intent is. We must consider what we are really trying to achieve or solve, what the unintended consequences may be, what the value and costs are, and, at the base of it all, what people want. “So, it’s more complex than people may think,” said Shaver. “I encourage everyone in the room to think about what a policy means for today, but also in five years from now.”
“We must realize that not every community has to be the same. People want to live in great places, but it’s not always one-size-fits-all.”
“If we hit the major ones (policies), why have a list of 172 thousand more?” said Shaver. “Let’s get the important things out there, in terms of safety and livability, and then let us, as developers and builders, take it from there.”
According to Bond, as long as we have enough policy to ensure that the framework and safety elements are intact, then we can move forward.
But with that being said, “we need flexibility,” she added. The valuing process is a chance to fill in the blanks along the way and be flexible to adapt to new things. “Not everything needs to be answered right now.”
Heading in the Right Direction
The three industry experts also stressed that housing development does not have to be overcomplicated. While expectations have grown, it is crucial to maintain flexibility and focus on the ultimate goal: delivering housing that meets diverse needs, in a timely and affordable manner.
As we advance, housing development must remain a top priority to address ongoing shortages. We need to ensure that policymaking is guided by practical outcomes rather than theoretical expectations and figure out how to stay on the right track. And, “the fact we’re having these conversations means we are moving in the right direction,” said Shaver.
With careful policy adjustments and a commitment to collaboration, Edmonton can continue to lead in creating a thriving and inclusive urban landscape, with homes and people in mind. Just as Bond said, “We need to build houses, and people need to be able to afford them. That’s really what it all comes down to.”
Written by Payton Phillips