Edmonton (Alta.) - 1971-1992 - Status of residential land in the city of edmonton (1985)

N

1

,

.A","-"*" -- • 014

j

@woman

'

PLANNING LIBRARY

ARCHIVES

1

1984 - 11

DO NOT REMOVE FROM LIBRARY

STATUS OF RESIDENTIAL LAND IN THE CITY OF EDMONTON DECEMBER 31, 1984

Table of Contents

Page

Executive Summary CHAPTER I SCOPE OF TI-E REPORT 1-1 Purpose 1-2 Report Organization 1-3 Note on Inventory

3 4

CHAPTER 2 DATA, SOURCES AND DEFINITIONS 2-1 Data and Data Sources 2-2 Definitions

5 6

CHAPTER 3 POPULATION AND HOUSEHOLDS 3-1 Population Changes 3-2 Household Development

7 9

CHAPTER 4 RESIDENTIAL DEVELOPMENT IN THE CITY OF EDMONTON 4-1 Housing Stock 4-2 Mix of New Development 4-3 Housing Starts and Completions

10 II 12

CHAPTER 5 RESIDENTIAL DEVELOPMENT IN AREA STRUCTURE PLAN (ASP) AREAS 5-1 Supply of Unsubdivided (Raw) Land in Area Structure Plan Areas 13 5-2 Residential Subdivision Plan Registrations IS 5-3 Supply of Subdivided Residential Land 17 5-4 Residential Land Servicing 19 5-5 Supply of Serviced Residential Land 21 5-6 Residential Building Permits 23 25 5-7 Housing Stock in the ASP Areas 5-8 Analysis of Unbuilt Single Family Lots 27 5-9 Redistricting Issue 28

CHAPTER 6 CITY OWNED RESIDENTIAL LAND

Page

6-1 The Supply of City Owned Raw Land 30 6-2 City Owned Subdivided Residential Land 30 6-3 Servicing Program for City Owned Lots 31 6-4 City Owned Serviced Residential Land 32 6-5 Sales of City Owned Residential Lots 33

EXECUTIVE SUMMARY The Status of Residential Land report 1984 is an inventory of the vacant residential land in the area structure plan (ASP) areas and a record of the annual absorption of serviced lots as measured by building permit approvals.

YEAR—END SUPPLY OF VACANT SERVICED RESIDENTIAL LAND IN AREA STRUCTURE PLAN AREAS DECEMBER 1981-1984

More detailed information on development in each ASP is available from the Planning and Building Department, Corporate Forecasting Group, at 428-3571 or 428-3108.

POTENTIAL DVIELUND UNITS

Findings I.

Supply of Serviced Lots 20000

There is now vacant, serviced residential land with a capacity of 28,536 potential dwelling units in the ASP areas of the city, down approximately 2% from 1983 (Table 1).

Included in this figure is servicing of 329 potential dwelling units in 1984 (Table 5-4) and actual 1984 absorption of 1,098 potential dwelling units as measured by building permit approvals (Table 5-6).

13000 •..

• • • ••

10000

.•.•.•.• .•.•.•.•.•.

•..: ..• •.. . . . . . .

•.. ..•

. . . . . . .•.•.•.•.•. .•.•.•.•.. .•.•.•.•.•.

SCOO

A

_

1981

1982

1983

1984

*AVERAGE ANNUAL PALLING UNITS APPROVED ft' BUILOIPG PERIM IN ASP AREAS.

Table I Supply of Serviced Lots (Measured in Potential Dwelling Units)

I

Apartment Units Row Housing Units

Single Family Row Housing Apartments TOTAL

1982

1983

1984

8,763 7,777 14 777 31,317

6,939 7,564 1_,_ 4 752 29T233

6,278 7,506 1_2_ 4 752

,

Twenty-five percent of the vacant serviced single family lots are in the north, northeast; 40% are in the south (Mill Woods and Kaskitayo) and 35% are in the southwest. Over 57% of the total apartment capacity for the ASP areas is in Mill Woods. (See Table 5-5).

k7ZZLI

Single Family, Semi— Detached. Duplex Units

2.

Building Permit Activity Building permit approvals for single family units in ASP areas were down 44% in 1984 to a total of 1,098 units (Table 2). There were no multi family building permit approvals in 1984.

RESIDENTIAL DWELLING UNITS APPROVED BY BUILDING PERMITS IN AREA STRUCTURE PLAN AREAS AND BUILT UP AREAS OF EDMONTON 1982-1984

Table 2 Building Permit Activity (Measured in Potential Dwelling Units)

Single Family Row Housing Apartments TOTAL

1982

1983

1984

1,726 1,000

1,995 350 —2743

I ,098

1,017 3,743

DWELUNG UNITS

1,098

West Jasper Place was the most active area in 1984 with 379 building permits issued. This was down 43% from the comparable 1983 figure. (See Table 5-6).

1000

• 1 2 982

I

1983

1 Area Structure Plan Areas

4?Z?Zel

i

Z2Lca_cca 1 2 3 1984

Built—up Areas of the City

1 Single Family. Semi— Detached. Duplex Units

2

Row Housing Units

3

Apartment Units

3.

Subdivision Registrations Subdivision registrations in the ASP areas were down 77% in 1984. During 1984, land with a development potential of 241 units was registered as having received subdivision approval, compared with 1,069 units in 1983 (Table 3).

ANNUAL RESIDENTIAL LAND SERVICING ACTIVITY IN AREA STRUCTURE PLAN AREAS 1981-1984 POTDITIAL DWELLING UNITS

7000

Table 3 Residential Subdivision Plan Registration (Measured in Potential Dwelling Units)

Single Family Row Housing Apartments TOTAL

1982

1983

1984

1,447 1,133 3,160 5,740

527 349

241 -

193

-

1,069

241

4000

2000

7 1000

A 100 lot subdivision was registered in Castle Downs and a 98 lot subdivision was registered in The Meadows during 1984. These two accounted for 82% of the subdivision activity in the ASP areas in 1984.

(See Table 5-2).

A 97 lot development in the Duggan neighbourhood, subdivided and serviced in 1984, has not been included in these totals because Duggan is considered to be a 'mature' suburb. Individual developments in mature suburbs are not recorded in the Status of Residential Land report.

A

1981

A 1982

• 1983

1984

*AVERAGE ANNUAL DWELLING UNITS APPROVED BY BUILDING PERMITS IN ASP AREAS.

I

1

Apartment Units Row Housing Units

177- A

Single Family, Semi— Detached, Duplex Units

I ii

4.

Servicing Activity Servicing in the ASP areas was down 63% from the 1983 levels. In 1984, land with a development potential of 329 single family lots was serviced (Table 4).

Table 4 Residential Land Servicing (Measured in Potential Dwelling Units)

Single Family Row Housing Apartments TOTAL

1982

1983

1984

1,843 971

494 321

329 -

2,915

92

-

5,729

907

329

Two major new developments in Castle Downs and The Meadows were serviced in 1984. Also a 56 lot subdivision in the Lake District subdivided in 1983 was serviced in 1984. (See Table 5-4).

A 97 lot development in the Duggan neighbourhood, subdivided and serviced in 1984, has not been included in these totals because Duggan is considered to be a 'mature' suburb. Individual developments in mature suburbs are not recorded in the Status of Residential Land report.

iv

5. Raw Land Supply There are now about 4,300 hectares of raw land designated for residential uses in the ASP areas (Table 5).

The raw land total increased about 11% in 1984. This reflects the addition of 439 hectares in The Palisades ASP area and the subdivision of a total of about 26 hectares in four of the ASP areas.

Table 5 Raw Land Supply 1982 ASP Areas Total

1983 "

1984

3,567 ha 3,870 ha -.4,293 ha

6. City Owned Land Supply of Vacant Serviced City Owned Land The City owns 1,723 vacant, serviced, single family lots and land with a development potential of 8,160 multi-family units in the ASP areas. Most of this land is located in Mill Woods (Table 6).

Table 6 Supply of City Owned Serviced Land (Measured in Potential Dwelling Units) 1982

vi

1983

1984

Single Family 1,643 1,835 Multi-Family 81089 8,185 TOTAL —9-,732 AM

1,723 8,160 9,883

Servicing Program for City Owned Residential Land

The City did not service any single family lots in 1984 (Table 7).

Table 7 Servicing of City Owned Land (Measured in Potential Dwelling Units)

Single Family Multi-Family TOTAL

1982

1983

57 3,431 3,488

12 -

1984 No Activity

--- 17

The 1984 figures reflect the City's policy not to service additional lands until its inventory is reduced.

Sales of City Owned Residential Land

Serviced land with a potential of 137 dwelling units (including 112 single family lots) was sold by the City in 1984. About 70% of this land was in Mill Woods (Table 8).

Table 8 Sales of City Owned Land (Measured in Potential Dwelling Units)

Single Family Multi-Family TOTAL

1982

1983

1984

273 896 1,169

116 344 460

. 112 25 131

The Supply of City Owned Raw Land

The City owns 448.2 hectares of raw land designated for residential uses, down 6% from 1983. vii

7.

Analysis of Unbuilt Lots The issue was raised in 1983 by the development industry whether all of the vacant serviced lots in the inventory were of marketable quality. Planning and Building Department studies done in connection with this report in 1983 and 1984 found that quality appeared not to be the determining factor in whether a single family lot remained unbuilt (Section 5-8).

viii

8.

Redistrictings The intensity with which residential land is developed is of immediate concern to the Corporation because municipal services are designed to accommodate a specific number of people.

Of particular concern is the possibility that a significant number of redistrictings to less intense residential uses or to other non-residential uses may be increasing as landowners seek to convert multifamily tracts to more easily marketed, less intense residential uses.

Three redistrictings in 1984 resulted in a loss of 78 potential dwelling units from the total lot inventory.

The corresponding 1983 figure was 194 potential dwelling units.

ix

I SCOPE OF THE REPORT 1.1 Purpose Every major corporation in Canada today is beset by increasing pressure on already scarce resources. The Corporation of the City of Edmonton is no exception.

Land is one of our most valuable assets yet potentially one of our greatest liabilities. The paramount question today is how the Corporation should allocate its scarce resources to satisfy both the legitimate demands of a struggling land development industry and the evolving needs of a changing population base.

Land development — subdividing, servicing and holding — is an immensely expensive proposition. And, because of the huge sums and complex guarantees involved, it is today especially risky for both the industry and the municipality.

Our population is not growing at the explosive rates of the past decade and a half, so less serviced land is required for housing. The challenge is to try to forecast when current serviced land inventories will be depleted and then how many and what kind of lots will be needed for tomorrow.

The Status of Residential Land report, prepared annually since 1971 by the Planning and Building Department, is an inventory of the vacant residential land in the newer suburban areas of the city (the area structure plan or ASP areas, see Map I) and a record of the annual demand for serviced lots as measured by the building permit approval totals.

NOTE: More detailed information on development in each ASP area is available from the Planning and Building Department, Corporate Forecasting Group 428-3571 or 428-3108.

MAP 1 CITY OF EDMONTON RESIDENTIAL AREA STRUCTURE PLAN AREAS JANUARY 1, 1984

.spolimpeempasesqmompaes

Iporor

Castle Downs,.....„ Extension,

A es

"no

The Palisades

!so

s44.

.

• Steele Heights

IL

F ".-

l_ iimn i;tiat a pram pi PPM Iwo P.7._ nill.P.. 4111A1 1 ,s.

pm-

---Q

Clareview 1..._

Airain Imitawi id II Ikagdamm - 1 ialmummr,"_.

•

ermitage.

gin. MIIINIMMITAVAMMI ■ MN

West Jasper Place i •

`Niiii reE4-7,-- am'

- IFJIN

L.bwoll 111 &-li sin

kwafbe r

wl istailimliplOmi • N14 — 111•P

1.0011

_ Riverbendir e;Wiltaia jam Imi z.a.milmaa -......

mall2013 i&,,,i!.iciYI° WWII

The M eadows

afra •

Mill Woo.s

•• •

1111•11111M111•1••

Nosissia

2

1.2 Report Organization Occasionally, reference to the "built up areas" of the city will appear. This refers to the older parts of the city and the mature suburbs developed before about 1970. Bergman and Petrolia, for example, fall into this category.

Lot totals are aggregated on a neighbourhood and on an ASP area basis. For example, totals, for both Burnewood (the neighbourhood) and Mill Woods (the ASP area) are given.

Subdivided land means that the land in question has not only received all City approvals but has been registered with the Alberta Land Titles Office. If the subdivision is not registered, for the purposes of this report it does not exist. The definition of serviced land in the report is also the strict legal definition used in the courts in Alberta. It is, essentially, that a single family lot is considered serviced when the servicing extensions are in place and a multi-family lot when the trunk passes in a street abutting the site.

The supply of multi-family units is calculated by multiplying the size of the parcel in hectares by the permitted density for the districting (zoning) on the parcel.

Row housing can be developed at 42 units per hectare and apartment housing at an average of about 125 units per hectare (although certain districts permit up to 325 units per hectare).

More definitions and data sources are provided in Chapter 2. A map showing the boundaries of the ASP areas is provided at the end of this chapter.

3

1-3 Note on Inventory The present lot inventory can be calculated by subtracting either housing starts or building permits from the serviced lot inventory. Each method has its advantages and its drawbacks. Since a lot is effectively removed from the inventory once the building permit is issued, the Planning and Building Department uses building permits as the measure.

In growth times, the advantage to this method is that the inventory is not only up-to-date but it also anticipates development; in slow growth or no growth times, there is the possibility that some building permits might be issued to builders who are unable to exercise them. This has happened in the past and minor revisions to the tables of inventory have been necessary from time-to-time. Several hundred building permits which fall into this category were issued over the past two to three years. This year (and last), the files were revised using a combination of air photo reconnaissance, site inspection and reviewing the City's assessment rolls to ascertain a lot was actually vacant and had no current building permit outstanding.

This double checking has not been done every year because until comparatively recently, once a building permit was issued, construction could, with a high degree of certainty, have been assumed to follow immediately.

2. DATA, SOURCES AND DEFINITIONS 2-I Data and Data Sources

Data for this report were obtained from City departments and Canada Mortgage and Housing Corporation (CMHC).

City data are the products of administrative data collection procedures of municipal departments. CMHC data are produced as part of an ongoing housing research program.

Data from different sources may not be entirely comparable. Report users should be aware of this fact when using and interpreting the data. Data and data sources are listed below.

CMHC is the source of statistics on housing starts and completions.

The Office of the City Assessor is the source of statistics used to produce estimates of the number of dwelling units by type of structure in the city.

The civic census through the City Clerk's Office, is the source of statistics on population.

The Bylaw Enforcement Section of the Planning and Building Department is the source of all statistics on building permits issued.

The Real Estate and Supply Services Department is the source of statistics on all City-owned residential land.

The Planning and Building Department is the source of data on municipal servicing and raw land. Calculations, using data from other sources, have been made by the Planning and Building Department.

5

2-2 Definitions "Area structure plan areas" (ASP areas) include both designated outline plan areas and legally designated area structure plan areas in Edmonton. Some older outline plan areas that are fully or nearly fully developed (e.g., Duggan) have not been included. All outline plan and area structure plan areas included in this report are listed on Table 3- I. "Built-up area" refers to the combined areas of Edmonton within the boundaries of the city prior to annexation on 1982 01 01, that do not fall within an area structure plan area as defined above.

"Dwelling units as measured by building permit approvals" refers to the number of dwelling units for which building permits have been issued by the Bylaw Enforcement Branch. It is stressed that issuance of a building permit does not guarantee that the permit will be acted on. A small proportion of permits issued is allowed to lapse while others are superseded by new permits.

"Potential dwelling units (P.D.U.)" refers to the maximum possible number of dwelling units that may be developed on residential land under the terms of the Land Use Bylaw.

For single family dwellings, duplex and semi-detached dwellings in RF I, RF2, RF3, RF4 and RPL land use districts, this number is the same as the number of registered lots in a plan of subdivision. For row and apartment dwellings, an estimate is taken by multiplying the gross area of a parcel of land by the maximum number of dwelling units per hectare of land permitted in the appropriate land use district. For example, land districted under the Land Use Bylaw as RF5 has a maximum development potential of 42 dwelling units per hectare.

Hence, a maximum of 84 dwelling units (2x42) may be built on a 2 hectare parcel. Normally, row housing is built on land with a land use districting of RF5 or RF6 and apartment housing is built on land with a land use districting of RA7, RA8 or RA9. It should be noted too, that many new developments contain fewer dwelling units than the maximum permitted under the Land Use Bylaw.

"Raw land" refers to land within an area structure plan area that is designated for residential development but for which there is not yet a registered plan of subdivision.

"Vacant serviced land" refers to vacant registered parcels of residential land which have or could have been released by the Land Development Section for the issuance of building permits. This means complete underground servicing to all lots and, as a minimum, gravelled access roads. Note that this definition has slightly different implications for single family and multi family sites. In the case of multi-family sites, services need only be provided in the road passing by the site.

"Vacant subdivided land" refers to vacant registered parcels of residential land. Registered land refers to land legally established within a plan of subdivision as recorded in the Alberta Land Titles Office. The figures reported include vacant serviced land, as described above, as well as vacant unserviced land.

6

3 POPULATION AND HOUSEHOLDS 3-1 Population Changes Because no civic census was done in 1984, the population figures for 1984 are estimates.

It is estimated that the population in the ASP areas increased by about 4%, while the population in the built up areas decreased very slightly in 1984 (Table 3-1).

The population of West Jasper Place is estimated to have increased by about 1700 (4.9%) in 1984 and Riverbend by about 900 or 11% (Table 3-1).

There was less than 2% growth in each of the other ASP's except the Lake District. The population of the Lake District is estimated to have grown by 58% in 1984. This compares with a growth rate of over 200% in 1983 (Table 3-1) on a smaller base.

Mill Woods, the growth leader for many years, is estimated to have grown by less than 2% in 1984.

7

TABLE 3 - I Population of the City of Edmonton by Area Structure Plan Areas and the Built-Up Area of the City 1978-84 1978

1979

1980

1981

1982

1983

1984

Castle Downs/The Palisades Clareview/Hermito9e Kaskitayo*(s. part)/Twin Brooks Lake District/Pilot Sound Mill Woods/The Meadows Riverbend Steele Heights (n. part) West Jasper Place

11,707 9,083 5,012 214 21,209 5,793 4,894 16,921

15,725 13,135 8,416 187 28,872 5,857 5,051 21,492

18,644 16,316 11,387 273 37,618 6,068 5,115 24,801

22,030 19,669 14,642 262 43,999 6,608 5,207 27,027

25,152 22,972 16,953 553 53,013 7,373 9,911 31,600

27,390 25,280 17,167 1,430 58,670 8,040 9,701 34,630

28,480 25,893 17,619 2,273 59,740 8,946 9,750 36,303

Area Structure Plan Population

74,833

98,735

119,954

139,453

167,538

182,308

189,004

Area Structure Plars Areas

Built-Up Area of City Population

403,233 392,624 385,819 381,752 383,776 377,777 375,455

City of Edmonton Total Population

478,066

6491,359 505,773 521,205 551,314 560,085 564,459

SOURCE: 1978-83 City of Edmonton Civic Census 1984 City of Edmonton Planning and Building Department NOTE:

Kaskitayo totals given here do not include mature suburbs of Greenfield, Duggan.

8

3-2 Household Development Although the stimulus may come from a number of different sources, demand in the medium (3 years) to longer term (5 years) for new housing is sustained by the formation of new households.

Net migration of people in those age groups that form most new households -- age 20 to 44 -- dropped below zero in 1984 for the second consecutive year. (Source: Corporate Forecasting Group, Planning and Building Department, 1984). By contrast, in the period 1976 to 1981, the average net migration of men and women in the 20-44 age group was almost 8,000 (Source: Corporate Forecasting Group, Planning and Building Department, 1982). This drop was reflected in the decline in residential construction activity in Edmonton in 1984 (Section 4).

9

4 RESIDENTIAL DEVELOPMENT IN TI-E CITY OF EDMONTON

TABLE 4-I Residential Units in the City of Edmonton to December, 1984

4-1 Housing Stock There are today about 226,000 dwelling units in the City.

This figure includes not only those dwelling units for which property taxes are being paid, but also units owned by the government for use, for example, by armed forces personnel and also those units owned by the City and designated for future redevelopment (Table 4-1).

There are about 2Y2 times as many single family units and five times as many apartment units in the built up areas of the city as in the ASP areas. However, ground-related multiple units are strongly concentrated in the ASP areas, outnumbering those units in the built up area by almost three times (Figure 4-1).

Single, Semi & Duplex Units

Row Housing, Tri-Plex & Four-Plex Units

Apartment Units

Total Units

Areas Structure Number Plan Areas

34,880 51%

20,413 31%

12,473 18%

67,766 100%

Built-Up Area

86,764 55%

7,270 5%

64,136 40%

158,170 100%

City of Edmonton Number 121,644 TOTAL 54%

27.683 12%

6,609 34%

225,936 IGO%

Number %

*Figures are for residential dwelling unit types indicated in column headings, other types of residences are not included. All numbers are estimates. *SOURCE: City of Edmonton property assessment files.

FIGURE 4-1

THE HOUSING MIX IN AREA STRUCTURE PLAN AREAS AND IN THE BUILT—UP AREAS OF THE CITY, DECEMBER, 31 1984

BUILT—UP AREAS

AREA STRUCTURE PLAN AREAS

C=

5111

Apartment Units

15%

177371 Row Housing Units

5%

MUD Single Family, Semi—Detached Duplex Units 31%

10

4-2 Mix of New Development

FIGURE 4-2

In 1984, there were 1,505 dwelling units approved in Edmonton, down over 60% from 1983 as measured by building permit approvals, (Figure 4-2). Over 85% of the approvals this year were for single family dwellings compared with 62% in 1983.

MIX OF RESIDENTIAL DWELLING UNITS APPROVED BY BUILDING PERMITS IN AREA STRUCTURE PLAN AREAS, BUILT UP AREAS AND THE CITY AS A WHOLE 1982-1984

Single family approvals were down in 1984, city-wide, by 43% over 1983 as measured by building permit approvals, (Figure 4-2). Multi-family approvals were down 86% from 1983 as measured by building permit approvals, (Figure 4-2).

DVIEUJNG UNITS

10000 9000 8000 7000 8000

See also Section 5-6 and Table 5-6 for a discussion of the comparative rates of development in the ASP areas and the built up areas of the city.

5000 4000 3000

v som

2000 1000

1

I

I

W. • 2 3 1982

2 3 1983

Apartment Units

1 2 3 1984 1 Area Structure Plan Areas

Row Housing Units

?2?2Z

II

Single Family, Semi— Detached, Duplex Units

2

Built—up Areas

3

Total City

4-3 Housing Starts and Completions

FIGURE 4-3

There is a time lag between when a lot is removed from the serviced lot inventory and when the dwelling unit is ready for occupancy. That time lag may be a year or more. With extensions, a builder has about one year between the time he is issued a building permit and the time when construction is substantially underway. Even at that point, there may be further delays. Many multi family units sat partially completed for a year or more during 1983 and 1984 while the builder re-assessed the economic viability of the project. This means that units which are recorded as completed in 1984 may have been issued with a building permit as long ago as 1981. The time factor partially accounts for the differences (Section 4-2) between the number of building permits issued and the actual number of housing starts.

RESIDENTIAL DWELLING UNIT CONSTRUCTION STARTS IN THE CITY OF EDMONTON 1979-1984

Canada Mortgage and Housing Corporation (CMHC) January 1985 figures show that there were 1,877 single family starts in 1984 and about 2,600 completions. As well there were only 125 multi-family starts but 1,105 multifamily completions (292 row, 813 apartments). (See Figure 4-3).

12000

17813J.INO LAIR STARTS

1 0000

V.

2000

V

I

1979

1900

1981

1982

1903

1984

SOURCE PSC - HMS= STATISTICS.

I

I

In total, 3,742 dwelling units were completed in 1984.

Apartment Units Row Housing Units

?Z&Z

Single Family, Semi— Detached, Duplex Units

12

5 RESIDENTIAL DEVELOPMENT IN THE AREA STRUCTURE PLAN AREAS 5-1 Supply of Unsubdivided (Raw) Land In Area Structure Plan Areas For the purposes of this report, "raw land" is defined as unsubdivided land designated residential in an approved area structure plan (ASP) area. Districting (zoning) need not be in place nor need there be an approved neighbourhood structure plan. Once, however, an approved plan of subdivision is registered in that plan area, the amount of land covered by that plan of subdivision is subtracted from the raw land total for that area structure plan area. The definition also implies that these tracts be large and contiguous. Small parcels of unsubdivided land in relatively built up areas are not included in the raw land totals.

The raw land totals also include land that would be required for circulation, parks and recreation, fire and police facilities or environmental reserves. Net develop-able land is typically about 60% of the raw land or gross developable area (GDA) in a residential subdivision.

Raw land is located in every part of the city. In the north, north east there are more than 2,100 hectares; in the south, more than 1,300 hectares and in the south west, about 700 hectares. Moreover, there are many undeveloped parcels of less than one or two hectares scattered in the outlying areas of the city which are not counted in this inventory.

At the present time, with almost 4,300 hectares in the inventory, (Table 5-1) there would appear to be sufficient land to satisfy almost any foreseeable demand for raw land in Edmonton for at least the remainder of this decade. The raw land total increased in 1984 reflecting the approval of The Palisades ASP.

13

TABLE 5 - I Supply of Raw Land In Area Structure Plan Areas In December 1982 to 1984 Area Structure Plan Areas

1982

Castle Downs

1983 1984 Hectares

10

10

-

10

Castle Downs Extension

-

345

345

Clareview, Hermitage Steele Heights

115

145

145

23

11

11

Lake District

798

765

765

The Meadows

1,099

1,095

1,085

62

62

62

Kaskitayo

Mill Woods

Subdivided In 1984

10

The Palisades

-

-

439

Pilot Sound

550

550

550

Riverbend

458

458

454

4

Twin Brooks

194

194

194

-

West Jasper Place

268

245

243

2

3,880 4,293

26

ASP AREAS TOTAL

3,577

SOURCE: City of Edmonton Planning and Building Department

14

FIGURE 5-2 5-2 Residential Subdivision Plan Registrations

Subdivision activity was down significantly in 1984 compared with the last few years (Table 5-2). During 1984, land with a development potential of 241 dwelling units was registered compared with 1,069 units in 1983. This represents a decrease of 77.5%.

ANNUAL RESIDENTIAL SUBDIVISION PLAN REGISTRATION ACTIVITY IN AREA STRUCTURE PLAN AREAS 1 9 81-1 984 POMMY. DWELUNG UNITS

r

1000

1981

A 1982

1983

EZZLFZI-1984

*AVERAGE ANNUAL DWELLING UNITS APPROVED BY ENALDING PERMITS IN ASP AREAS.

I

I

Apartment Units Row Housing Units

?Z?2Z

15

•

Single Family, Semi— Detached, Duplex Units

TABLE 5-2 Amual Residential Subdivision Plan Registration Activity In Area Structure Plan Areas 1982-1984 (measured by potential dwelling units)

I982

I983

I984

Single, Semi Duplex Row Apart. Total Units Units Units Units

Single, Semi Duplex Row Apart. Total Units Units Units Units

Single, Semi Duplex Row Apart. Total Units Units Units Units

Castle Downs

-

-

Castle Downs Extension

-

-

-

-

-

-

Clareview, Hermitage Steele Heights

252

169

212

633

-

-

150

150

24

96

92

212

-

-

-

-

-

100

-

-

-

-

-

-

-

-

-

-

-

100

Kaskitayo

138

-

-

138

73

97

Lake District

376

-

-

376

221

115

-

336

2

-

-

2

The Meadows

-

-

-

-

34

6

-

40

98

-

-

98

802

-

-

-

Mill Woods

-

The Palisades

-

-

-

-

Pilot Sound

-

-

-

-

Riverbend

-

-

-

-

Twin Brooks

-

-

-

-

West Jasper Place

681

162

ASP AREAS TOTAL

1,447

2,703 3,505

95

-

101

271

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

214

13

-

-

193 1,069

241

-

938

173

41

1,133 3,160 5,740

527

349

28 -

-

28 13

241

SOURCE: City of Edmonton Engineering Department

16

5-3 Supply of Subdivided Residential Land Since virtually all of the vacant subdivided lots in the ASP areas are also serviced, the discussion in section 5-5, below, applies here, as well.

FIGURE 5-3 YEAR END SUPPLY OF VACANT RESIDENTIAL LAND (SERVICED AND UNSERVICED) IN AREA STRUCTURE PLAN AREAS 1981-1984 POTENTIAL DWELLING LITATS 35000

15000

.

.

.

.

.• .:.:•:•:••• ....... .•.....•.•. ...•.•.•...

10000

.

.

.

. . .

.•.

. . . .

.

.

.

.•

de; 1981

1982

1983

1984

*AVERAGE ANNUAL DWELUNG UNITS APPROVED Ft BUILDING PERMITS IN ASP AREAS.

I

I

Apartment Units Row Housing Units

f?ZZ

17

Single Family, Semi— Detached, Duplex Units

TABLE 5-3 Year End Supply of Vacant Subdivided Residential Land in Area Structure Plan Areas in 1982 - 1984 (measured in potential dwelling units)

I983

I982 Single, Semi Duplex Row Apart. Total Units Units Units Units

1984

Single, Semi Duplex Row Apart.

Units Units Units

Total Units

Single, Semi Duplex Row Apart. Total Units Units Units Units

801

712

559

2.072

388

793

651

1,832

498

793

651

1,942

Clareview, Hermitage Steele Heights

648

2,080

1,041

3,769

393

2,026

1,041

3,460

492

2,026

1,041

3,559

Kaskitayo

979

724 2,486

4,189

646

794

2,474

3,914

604

794

2,474

3,872

Lake District

825

71

-

896

718

186

904

606

186

34

6

2,601

2,840

8,411 13,852

2,333

2,771

938

307

-

1,245

737

306

West Jasper Place

2,199

873

2,485

5,557

ASP AREAS TOTAL

8,991

7,607 14,982 31,580

Castle Downs Castle Downs Extension

The Meadows Mill Woods

792 117

40

117

13,511

2,218

2,713

1,043

610

306

1,666

785 2,485 4,936

1,236

785 2,485 4,506

6,915

7,667 15,058 29,640

6,381

7,603 15,058 29,042

8,407

8,407

13,338

The Palisades Pilot Sound Riverbend

-

-

916

Twin Brooks

SOURCE: City of Edmonton Planning and Building Department

18

5-4 Residential Land Servicing

FIGURE 5-4

Single family lot servicing dropped 63% in 1984 (329 potential dwelling units) compared with 1983 (907 units).

The first single family lots were serviced in The Meadows ASP in 1984.

ANNUAL RESIDENTIAL LAND SERVICING ACTIVITY IN AREA STRUCTURE PLAN AREAS 1981-1984

The numbers (Table 5-4) show the impact of the current recession in Alberta on residential development activity in Edmonton and the response of the building industry in terms of slowing servicing activity.

POTDO1AL DWELLING UNITS

4000

3000

1000

z 1981

1982

1983

1984

*AVERAGE ANNIAL DWELLING UNITS APPROVED Eff WRUNG PERMITS IN ASP AREAS.

19

L

Apartment Units

11

Row Housing Units

?22Z1

Single Family. Semi— Detached. Duplex Units

TABLE 5-4 Annual Residential Servicing Activity In Area Structure Plan Areas 1982-1984 (measured by potential dwelling units) I984

I983

I982 Single, Semi Duplex Row Apart. Total Units Units Units Units

Single, Semi Duplex Row Apart. Total Units Units Units Units 212

100

-

-

-

-

-

-

-

-

-

-

-

-

-

-

96

92

Castle Downs

-

-

-

-

Castle Downs Extension

-

-

-

-

-

-

Clareview, Hermitage Steele Heights

252

169

212

633

-

-

Kaskitayo

175

-

-

175

-

-

-

-

376

221

115

-

-

-

Lcdce District

376

-

The Meadows

-

-

Mill Woods

-

802

The Palisades

-

-

-

Pilot Sound

-

-

-

24

-

-

56

-

-

336

100

56 132

-

-

-

132

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

2,703 3,505

Riverbend

-

-

-

-

Twin Brooks

-

-

-

-

-

-

-

110

-

321

West Jasper Place

1,040

-

1,040

ASP AREAS TOTAL

1,843

971 2,915 5,729

494

28

-

249

-

Single, Semi Duplex Row Apart. Total Units IJnits Units Units

-

-

359

13

-

-

907

329

-

-

92

28 13

329

SOURCE: City of Edmonton Engineering Department

20

5-5 Supply of Serviced Residential Land

FIGURE 5-5

There is now a total of about 6,300 vacant subdivided, serviced, single family lots in the approved ASP areas in Edmonton. About 1,500 of these are in the north and north east, about 2,900 in the south and about 1,700 in the south west of the city (Table 5-5).

YEAR—END SUPPLY OF VACANT SERVICED RESIDENTIAL LAND IN AREA STRUCTURE PLAN AREAS DECEMBER 1981-1984

POTENTIAL DWELUNG UNITS

There is a total of about 180 hectares of subdivided, serviced land in the ASP areas of the city districted for row housing use. These can be developed with about 7,500 row housing units. About 75 hectares (3,100 potential row housing units) are in the north, north east and about 80 hectares (3,300 potential row housing units) in the south.

About 25 hectares (1,000 potential row housing units) are in the south west.

There are about 85 hectares in the south of the city (Mill Woods and Kaskitayo). These can be developed with about 10,600 apartment units. The north, north east has about 14 hectares which can be developed with about 1,700 apartment units. There are about 20 hectares (2,500 potential apartment units) in West Jasper Place.

25000

20000

15000

•..

1 0000

M

5000

V A V A V 1982

1981

1983

1984

*AVERAGE ANNUAL ENSELLJNG UNITS APPROVED VI BUILDING PERMITS IN 'SP AREAS.

The single family portion of the serviced land supply dropped in 1984 to 21.5% of all potential lots (Figure 5-5).

In December 1984 51.6% of potential units were apartment units (up slightly from 1983). The proportion of row units in the total supply decreased in 1984.

21

I

I

Apartment Units Row Housing Units

?271

Single Family, Semi— Detached, Duplex Units

TABLE 5-5 Year End Supply of Vacant Serviced Residential Land In Area Structure Plan Areas In 1984 (measured in potential dwelling units)

1983

I982 Single, Semi Duplex Row Apart. Total Units Units Units Units

559 2,037

1984

Single, Semi Duplex Row Apart. Total Units Units Units Units

465

793

651

1,909

Single, Duplex Row Apart. Total Units Units Units Units

463

793

-

-

766

712

Castle Downs Extension

-

-

-

-

Clareview, Hermitage Steele Heights

648 2,080

1,041

3,669

465

2,026

1,041

3,532

492 2,026

Kaskitayo

979

724

2,486

4,189

711

697

2,373

3,781

548

697

-

896

718

186

-

904

606

186

-

-

-

-

Castle Downs

Lake District The Meadows Mill Woods

825

Riverbend

71

-

-

2,601

2,840

The Palisades Pilot Sound

-

938

-

8,206 13,647

-

-

-

2,226

2,771

-

8,202 13,199

2,717

1,041

1,907 3,559

2,373 3,618 -

792

-

117

8,202 13,132

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

-

306

-

610

306

-

916

-

-

-

-

307

-

1,245

723

1,029 -

-

-

-

-

-

West Jasper Place

2,006

1,043

2,485

5,534

1,631

785 2,485 4,901

ASP AREAS TOTAL

8,763

7,777 14,777 31,317

6,939

7,564 14,752 29,255

Twin Brooks

117 2,215

651

1,227

785

2,485 4,497

6,278 7,506 14,752 28,536

SOURCE: City of Edmonton Planning and Building Department

22

5-6 Residential Building Permits

FIGURE 5-6

Residential building permit approvals in the City of Edmonton in 1984 were down 59% overall from 1983 totals.

Single family was down 43% and multi family down 86% from 1983 as measured by building permit approvals (Table 5-6).

RESIDENTIAL DWELLING UNITS APPROVED BY BUILDING PERMITS IN AREA STRUCTURE PLAN AREAS AND BUILT UP AREAS OF EDMONTON 1982-1984

Residential building permit approvals in the ASP areas overall were down 47% in 1984 over 1983 totals. Single family approvals in the ASP areas were down 38% in 1984 over the comparable 1983 figure. There were no multi family building permit approvals in the ASP areas in 1984.

In 1983, by contrast, three hundred and fifty (350) row units were approved in the ASP areas (Table 5-6).

Building permit approvals were not only down overall but were also down from 1983 totals in each one of the ASP areas. Although West Jasper Place was the most active ASP area with 379 single family approvals, this figure, too, is down from 670 in 1983. Mill Woods and the northeast.

(Clareview, Hermitage and Steele Heights) suffered the greatest decline in single family development activity.

Single family approvals fell 73% in both those areas.

Overall residential development activity in the built up areas of the city was down 76% in 1984 from comparable 1983 totals as measured by building permit approvals (Table 5-6). Single family approvals were down 64% and multi family down 82%.

One hundred and forty (140) re-issues of single family building permits previously issued were captured in 1984.

This comprises over 13% of the total building permits issued in 1984. This statistic will be monitored in future to determine if it might provide a useful parameter in forecasting development activity.

23

OWEUJNO UNITS 6000

1000

7 1

• II,

1

I

I

?Z&Z

7;1 1 2 3 1984

2 3 1983

Area Structure Plan Areas

1 Single Family, Semi— Detached, Duplex Units

Built—up Areas of the City

2

Row Housing Units

3

Apartment Units

TABLE 5-6 Residential Dwelling Units Approved by Building Permits In the City of Edmonton, 1982 to 1984 (measured by potential dwelling units) 1982

1983

1984

Single, Semi Duplex Row Apart. Total Units Units Units Units

Single, Semi Duplex Row Apart. Total Units Units Units Units

Single, Semi Duplex Row Apart. Total Units Units Units Units

452 156 130 166 No. Row % (34%) (29%) (34%) (100%) Castle Downs Extension No. Row % 557 No. 96 100 361 Clareview, Hermitage (17%) (18%) (65%) (100%) Steele Heights Row % 99 252 No. 153 Kaskitayo (100%) Row % (61%) (39%) 239 No. 239 Lake District Row % (100%) (100%) No. The Meadows Row % 451 1,375 No. 545 379 Mill Woods (40%) (28%) (32%) (100%) Row % No. The Palisades Row % No. Pilot Sound Row % No. 65 105 Riverbend 1 39 (62%) (1%) (37%) (100%) Row % Twin Brooks No. Row % West Jasper Place No. 472 763 291 (100%) Row % (63%) (39%) Castle Downs

33 140 (19%) (81%) 55 I 14 (67%) (33%) 229 (100%) 327 (100%) 65 300 (18%) (82%) 215 1 (99.5%) (.5%) 196 670 (77%) (23%) 350 (15%)

-

_ -

101 (9.2%) 30 (2.7%) 188 (17%) 162 (14.8%) 15 (1.4%) 82 (7.5%) 141 (12.8%) 379 (34.5%)

-

-

1,098 (100%)

-

173 (100%) 169 (100%) 229 (100%) 327 (100%)

101 (9.2%) 30 (2.7%) 188 (17%) 162 (14.8%) 15 (1.4%) 365 82 (7.5%) (100%) 141 216 (12.8%) (100%) 866 379 (100%) (34.5%)

-

-

2,345 (100%)

1,098 (100%)

Area Structure Pico Area Total

No. Row %

3,743 1,726 1,000 1,017 (46%) (27%) (27%) (100%)

1,995 (85%)

Built-Up Area of City Total

No. Row %

474 (11%)

3,878 4,418 66 (2%) (87%) (100%)

541 (32%)

1,681 153 987 (9%) (59%) (100%)

407 117 93 197 (48.4%) (22.9%) (28.7%) (100%)

City of Edmonton TOTAL

No. Row %

2,200 (27%)

8,161 1,066 4,895 (13%) (60%) (100%)

2,536 (63%)

987 4,026 503 (12%) (25%) (100%)

1,505 117 1,295 93 (86%) (6.2%) (7.8%) (100%)

SOURCE: City of Edmonton Planning and Blinding Department

24

5-7 Housing Stock in the Area Structure Plan Areas The housing mix is not constant throughout the plan areas (Table 5-7). The ratio of single family to multi-family ranges from 38% in Kaskitayo to 90% in Lake District.

The proportion overall in the ASP areas is 52%.

Row housing comprises 26% of the dwelling units in all ASP areas. This percentage is not constant throughout, however; in most, it is well below 26% (Table 5-7).

Apartment units comprise an average of 21% of all dwelling units in the ASP areas, but in Mill Woods the percentage is 11% (lowest of all ASP areas with these units) and in Castle Downs 15%. Table 5-7 demonstrates the tendency in ASP areas for single family lots to be developed before multi family sites.

25

TABLE 5-7 Estimated Numbers of Residential Dwelling Units Approved by Building Permits in Area Structure Plan Areas to December 1984

Area Structure Plan Areas

Single Family and SemiRow Detached Housing Apartment Total Units Units Units Units

Castle Downs

No. 5,611 Row % (63%) Castle DOWIIS Extension No. Row % Clareview, Hermitage No. 4,006 Steele Heights Row % (41%) Kaskitayo No. 2,936 Row % (39%) Lake District No. 915 Row % (90%) The Meodows No. 15 Row % (100%) Mill Woods No. 12,419 Row % (65%) The Palisades No. Row % Pilot Sound No. Row % Riverbend No. 1,711 Row % (55%) Twin Brooks No. Row % West Jasper Place No. 5,644 Row % (41%)

2,013 122%) 3,122 (32%) 1,870 (25%) 101 (10%) 4,616 (24%)

ASP AREAS TOTAL

16,680 (26I)

No. 33,257 Row % (52%)

482 (15%) 4,476 (33%)

1,323 (15%) -

3,566 (26%)

8,947 (100%) 9,796 (100%) 7,579 (100%) 1,016 (100%) 15 (100%) 19,195 (100%) 3,114 (100%) 13,686 (100%)

13,411 (2191)

63,348 (10090

2,668 (27%) 2,773 (36%)

2,160 (11%)

921 (30%)

Source: City of Edmonton Planning and Building Department

26

5-8 Analysis of Unbuilt Single Family Lots Background In response to an industry query, an analysis of unbuilt single family lots was undertaken for the 1983 Status of Residential Land report. Industry representatives to the Development Industry Liaison Committee (D.I.L.C.) had indicated in 1983 that some lots in established subdivisions had remained unbuilt or unused because of inherent faults •like poor location or undesirable adjacent uses.

FIGURE 5.8.5 ABSORPTION OF SINGLE FAMILY LOTS IN SUBDIVISIONS STARTED FROM 1976-1980

•

The 1983 study examined a sample of unbuilt serviced lots from each ASP area. The total number of lots reviewed was 648 out of a sample of 5,075 lots in 56 subdivisions.

Criteria ensuring equitability were used.

_ _1977 _

1979

1978 _

1980

% OF LOTS WHERE BUILDING PERMITS ISSUED 100 90

....

..... ....... J.+

•

so

.••

70

••

•

•

/

• • ./

Findings 20

The 1983 study found that the quality of lots in the inventory of unbuilt lots appears not to have been a factor in whether they remained unbuilt for 3 years or more from the date of subdivision.

The same sample was monitored during 1984. It was observed that 196 of the 621 unbuilt lots in the sample were absorbed in 1984 (as measured by building permits issued) which is more than double the 1984 rate of absorption for all serviced lots in the ASP areas. This would seem further to support the 1983 study finding that lot quality was not a factor in whether a lot remained unbuilt 3 years or more after the date when it was first subdivided.

27

10

3 4 2 YEARS SINCE SUBDMSION STARTED

5

6

5-9 Redistrictings The intensity with which residential land is developed is of immediate concern to the Corporation. Municipal services are designed to accommodate a specific number of people.

Too many people and the quality of the service suffers; too few and providing the service becomes uneconomical.

Redistrictings in ASP areas have been carefully monitored for this report in both 1983 and 1984. Only those redistrictings for which a subdivision was registered (for example, RF5 redistricted to RF I) or for which no resubdivision was necessary but which still resulted in a change to the lot count (for example, an RF5 site redistricted to RA7) are of concern to the report.

Redistrictings from AGU to residential were not counted for this exercise.

Six redistrictings satisfied these criteria in 1983. Three resulted in more lots being created (total 76 potential dwelling units) and 3 in fewer lots being created (total 270 fewer potential dwelling units). The net effect was a loss of 194 potential dwelling units (Table 5-9).

In 1984, 3 redistrictings satisfied these criteria.

A resubdivision in West Jasper Place ASP resulted in the loss of 14 lots and 2 redistrictings in the southeast (Mill Woods and The Meadows) resulted in a loss of 64 potential dwelling units.

Planning and Building Department records do not indicate any trend developing towards large scale redistricting to less intense residential uses. This issue will be monitored again during 1985.

28

TABLE. 5-9 YEAR ASP

Neighbourhood Block

Yellowbird 1983 Kaskitayo West Jasper Place Summerlea Beaumaris Castle Downs

West Jasper Place Summerlea Kaskitayo Ermineskin Yellowbird Kaskitayo

Lot

2 51 35, 36, 37 1 53

28 20 12

1 23 181

Change

Effect

RA7 to CSC RF I to AGU RF5 to RF1

-191 -53 -26

SUB TOTAL

-270 -270 Units

RF4 to RF5 RF5 to RA7(p) RF I to RF4

+ 111 +32 +3

SUB TOTAL

+76

-194

TOTAL

1984 West Jasper Place The Meadows Mill Woods

29

Oleskiw Larkspur Sakaw

5 9 23

19 1 9

+76

RF4 to RE I RF5 to CNC RF5 to CNC

-14 -6 -58

TOTAL

-78

Units

6 CITY OWNED RESIDENTIAL LAND

TABLE 6-1 City-Owned Raw Land In Area Strucutre Plan Areas, December, 1984

6-1 Supply of City Owned Raw Land The City owns 448.2 hectares of raw land designated for residential uses (Table 6-1) down 5.8% from 1983.

1-fectares Steele Heights Lake District The Meadows Mill Woods (Burnewood) Pilot Sound Riverbend West Jasper Place

24.0 87.3 104.4 64.3 89.5 57.4 21.3

TOTAL City-Owned Raw Land in ASP Areas

448.2

SOURCE: City of Edmonton Real Estate and Supply Services Department

6-2 City Owned Subdivided Residential Land Since all of the City owned subdivided residential lots are serviced, the discussion in Section 6-4 applies here as well.

TABLE 6-2 Supply of City-Owned Vacant Subdivided Residential Land (Serviced and Unserviced) In Area Structure Plan Areas 1982-1984 (measured by potential dwelling units)

Total Combined Plan Areas

I982

I983

I984

Single MultiFamily Family Total Units Units Units

Single MultiFamily Family Total Units Units Units

Single MultiFamily Family Total Units Units Units

1,643

8,089 9,732

1,835

8,185 10,020

1,723

8,160 9,883

SOURCE: City of Edmonton Real Estate and Supply Services Department

30

6-3 Servicing Program for City Owned Lots No city owned lots were serviced in 1984.

TABLE 6-3 Annual Residential Servicing Activity for City-Owned Land, 1982-1984 (measured by potential dwelling units)

1982

I983

1984

Single, Semi Duplex Row Apart. Total Units Units Units Units

Single, Semi Duplex Row Apart. Total (kilts Units (kilts Units

Single, Semi Duplex Row Apart. Total Units Units Units Units

Mill Woods

728 2,703 3,431

Other Plan Areas

57

-

57

12

-

12

Total Oxnbined Plan Areas

57

728 2,703 3,488

12

-

12

SOURCE: City of Edmonton Real Estate and Supply Services Department

31

NO ACTIVITY

6-4 City Owned Serviced Residential Land Through its Real Estate and Supply Services Department, the City of Edmonton owns 1,723 vacant, serviced single family lots. It also owns vacant, serviced land with a development potential of 8,160 multi family (row and apartment) units (Table 6-4). Most of these lots are in Mill Woods.

TABLE 6-4 Supply of City-Owned Vacant Subdivided Residential Land In Area Structure Plai Areas 1982-1984 (measured by potential dwelling units)

1982 Single MultiFamily Family Total Units Units Units Total Combined Plan Areas

1,643

8,089 9,732

1983

I984

Single MultiFamily Family Total Units Units Units 1,835 8,185

10,020

Single MultiFamily Family Total Units Units (kilts 1,723

8,160 9,883

SOURCE: City of Edmonton Real Estate and Supply Services Department

32

6-5 Sales of City Owned Residential Lots The City sold 112 single family lots and multi family land with a development potential of 25 dwelling units in 1984 down 70% from 1983 (Table 6-5).

TABLE 6-5 City-Owned Land Sold For Residential Development* 1982-1984 (measured by potential dwelling units)

Mill Woods Other Plan Areas Total Combined Plan Areas

1982

1983

1984

MultiSingle Family Family Total Units Units Units

MultiSingle Family Family Total Units Units Units

MultiSingle Family Family Total Units Units Units

264

896

9 273

896

88

309

397

58

9

28

35

63

54

25

79

1,169

116

344

460

112

25

137

SOURCE: City of Edmonton Real Estate and Supply Services Department

33

58

-

1,160