2014 Mature Neighbourhood Reinvestment GROWTH ANALYSIS TECHNICAL SERIES
INTRODUCTION The mature neighbourhood reinvestment analysis is undertaken annually based on residential building permits granted within Edmonton’s mature neighbourhoods (see Table 1). Residential building permits are broadly divided into two categories: single-family permits and multi-family permits. Multi-family permits include semi-detached dwellings and duplexes, as well as low and high-rise apartments/condominiums; and single-family permits include secondary suites. The permits are analyzed by neighbourhood based on the: • • • •
total number of residential permits granted; number of permits for additions and interior/exterior alterations; number of secondary suites; number of net single family unit gain per neighbourhood (new units minus demolitions); • number of multi-family unit gain per neighbourhood (new units minus demolitions); and • estimated construction value for all residential projects in each neighbourhood and the overall value for all mature neighbourhoods. Mature Neighbourhoods, defined Mature neighbourhoods in Edmonton are generally those completed before 1970, the majority of which experienced their greatest growth in the postWWII era. These neighbourhoods form a rough concentric oval around the city centre and are formally defined by the “Mature Neighbourhood Overlay” (MNO) (see Map 1). The Griesbach and Downtown neighbourhoods do not fall within the MNO but are considered mature neighbourhoods for the purpose of this analysis based on their central location and specific characteristics as are older industrial neighbourhoods where recent plan amendments have added a residential compound. There are 286 residential neighbourhoods in Edmonton, and 111 of these are classified as mature neighbourhoods for the purpose of this analysis.
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2 0 1 4 Mat u r e n e i g h b o u r h o o d r e i n v e s t m e n t R e p o rt
West Jasper Place
West Meadowlark Pk
Westmount
Westbrook Estates
Westwood
Windsor Park
Woodcroft
York
* Core Neighbourhoods and Griesbach are included based on their characteristics and central location. ** Gainer Industrial and CPR Irvine are industrial areas that have experienced residential development and are included based on their central location.
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2 0 1 4 Mat u r e n e i g h b o u r h o o d r e i n v e s t m e n t R e p o rt
NE Dr Ma nn ing Dr Manni ng
Vict oria Tr Anthony H en
Ellerslie Rd SW
City Boundary
d Rd
ar
Ellerslie Rd SW
day
ru m
Dr
City Boundary Map compiled by: Geospatial Services Unit Urban Planning and Environment Branch
30
Av
SW
41 Av SW
41 Av SW
No reproduction of this map, in whole or in part, is permitted without express written consent of The City of Edmonton, Sustainable Development Department
Ellerslie Rd SW
City Boundary
2
The City of Edmonton disclaims any liability for the use of this map.
map 1: Mature Neighbourhoods
41 Av SW
City Boundary
Wellington
Anthony Henday Dr
d
17 St SW
Virginia Park
17 St
Terrace Heights
23 Av
34 St SW
Strathearn
34 St
Strathcona*
28 Av 23 Av
50 St SW
Spruce Avenue
14
34 Av
5 0 St
Sherwood
B lv
216
r
66 St SW
Sherbrooke
23 Av
ud D
s Rd
Rundle Heights
34 Av
P arson
Royal Gardens
me re
141 St SW
Rosslyn
Winder
Rabbit Hill Rd
Rossdale*
Av
Whi tem
38 Av
34 Av
r
Riverdale*
156 St
Ritchie
170 St SW
Rio Terrace
yD enda yH hon
Rideau Park
Ant
Quesnell Heights
184 St SW
Queen Mary Park*
23
23 Av
Winterburn Rd SW
Queen Alexandra
35 Av
Dr
50 St
Prince Rupert
White m ud
111 St
Prince Charles
Rd Roper 51 Av
119 St
Pleasantview
Parkview
s
199 St
Patricia Heights
Parkdale
s Le
Rd
63 Av
99 St Gateway Blvd
Parkallen
Winterburn Rd
Ottewell
61 Av
Callingwood Rd
Av
City Boundary
62
yll
17 St
Oliver*
Arg
69 Av
34 St
Northmount
2
92 Av
90 A v
50 St
North Glenora
Rd
75 St
Newton
1
3
Kilometres
91 St
Montrose
16
Whyte Av
104 St
Meadowlark Park
Tr
0
101 Av
Co n no rs
109 St
McQueen
hea d
98 Av
l l e y Rd
122 St
McKernan
Whitemud Dr
e r Va
87 Av
87 Av
Whitemud Dr
McCauley*
95 Av
170 St
Mayfield
n s Dr
199 St
Malmo Plains
106 Av
Av
75 St
ee
R iv
149 St
Webbe
J asp e r
100 Av
1 00 Av
r
Lynnwood
17 St NE
16A
178 St
Lendrum Place
111 Av
wa y
104 Av
Anthony Henday Dr
Laurier Heights
Ye l low
118 Av Kin gs
107 Av
Stony Plain Rd
Stony Plain Rd
rG
Lauderdale
111 Av
231 St
Lansdowne
Meridian St
Killarney
18 St
King Edward Park
34 St
Kilkenny
Au
50 St
Kildare
50 St
Kensington
66 St
Kenilworth
82 St
Jasper Park
16
118 Av
95 St
Inglewood
Yellowhead Tr
Yellowhead Tr
101 St
Idylwylde
137 Av NE
137 Av
137 Av
97 St
Holyrood
97 St
Highlands
153 Av NE
127 Av
109 St
High Park
Castle Downs Rd
Hazeldean
124 St
Grovenor
137 Av 127 St
Griesbach*
137 Av
Groat R d
Greenfield
City Boundary
r
Gold Bar
167 Av
153 Av
153 Av
142 St
Grandview Heights
Ma rk Me ss ier Tr
rt T
Glenwood
2
lbe
Glenora
enda y Dr
167 Av
St A
Glengarry
hony H
R
142 St
Garneau*
ell
156 St
Gainer Industrial **
167 Av
167 Av
pb
149 St
Fulton Place
Ant
Dr
156 St
Forest Heights
170 St
Evansdale
170 St
Empire Park
day Hen
184 St
Elmwood Park
An
ny tho
Rd
Elmwood
Fo rt
Eastwood
66 St
Duggan
28
Calgary Tr
Downtown*
195 Av NE
195 Av
City Boundary
SW
Dovercourt
91 S t
Delwood
114 St
Delton
Tr SW
Cromdale
Mature Reinvestment Neighbourhoods
127 St SW
Crestwood
att
CPR Irvine**
es Mo w
Cloverdale*
Ja m
Central McDougall*
d
Capilano
Cam
Canora
Dr
Britannia Youngstown Calder
227 Av NE
227 Av
He nd ay
Boyle Street*
An tho ny
Bonnie Doon
City Boundary
Beverly Heights
15
City Boundary
Bergman
Mature Reinvestment Neighbourhoods
17 St NE
Belvedere
Meridian St
Bellevue
37
Meridian St
Belgravia
City Boundary
37
18 St
Beacon Heights
City of Edmonton
34 St
Balwin
50 St
Avonmore
50 St
Athlone
66 St
Aspen Gardens
82 St
Argyll
97 St
Allendale
112 St
Alberta Avenue
127 St
Abbottsfield
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2014 Highlights Construction Value The value of residential construction in the mature neighbourhoods (including downtown) increased in 2014, up 19.5% to $487 million (Figure 1). This increase in construction values is in part due to large scale, multi-unit development in Boyle Street, Downtown and Oliver. Citywide residential construction values also saw an increase of 17% in 2014.
Figure 2: Number of Residential Construction Permits Granted in Mature Neighbourhoods 2005-2014
$600
$500
$400 3,500
$300
$200
$100
$0 1
2
3
4
5
6
7
8
9
10
In 2014, in mature neighbourhoods, there were 3,209 permits issued for single-family construction valued at $224 million (including Secondary Suites), and 402 permits issued for multi-family construction valued at $262 million. Of the total permits, 4 were valued at over $35 million. These high-value permits account for 1084 new dwelling units in the mature neighbourhoods. The value of construction in the core neighbourhoods was $180 million in 2014. The core neighbourhoods had 352 permits issued accounting for 904 (52%) of the new dwelling units in the mature area.
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2 0 1 4 Mat u r e n e i g h b o u r h o o d r e i n v e s t m e n t R e p o rt
Number of Permits Granted
Residential Construction Value (millions)
Figure 1: Value of Residential Construction in Mature Neighbourhoods 2005-2014 (in millions)
Number of Permits The total number of residential building permits issued in mature neighbourhoods rose from 3,294 in 2013 to 3,902 in 2014 (Figure 2). This is the highest number of permits issued in mature neighbourhoods in the last ten years. The average number of yearly residential building permits in mature neighbourhoods over the last ten years is 2,801. Permits for alterations, additions and demolitions of existing structures accounted for 52% of the residential permits. New dwelling units (including single, multi and secondary suites) accounted for 48% of residential building permits issued.
3,000 2,500 2,000 1,500 1,000 500 0 2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
Unit Growth Net unit growth in the mature neighbourhoods (including secondary suites) was up in 2014 to 1,731 (permits were granted to build 2,248 new units and 517 units were demolished) from 1,393 in 2013 (see Figure 3). The highest net unit growth in the last ten years was achieved this year. Figure 3: Net Unit Gain in Mature Neighbourhoods 2004-2014
Net Unit Gain
NBHDs with Highest Net Unit Gains in 2014 Boyle Street
418
Oliver
223
2,000
Downtown
181
1,800
Griesbach
146
1,400
Queen Alexandra
128
1,200
Parkdale
48
1,000
Strathcona
46
Windsor Park
36
400
Ritchie
33
200
Inglewood
30
1,600
800 600
0 2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
The central core neighbourhoods saw 52% of all net unit gains in the mature area, with the Boyle Street, Oliver and Downtown neighbourhoods experiencing the highest gains at 418, 223 and 181 respectively.
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Table 1: Net Unit Gain in 2014 (includes Secondary Suites)
Table 2: Net Unit Loss in 2014 (includes Secondary Suites)
NBHDs with Lowest Net Unit Gains in 2014 McQueen
-2
Within the mature neighbourhoods, new dwelling construction continued to follow the trend of more multi-family units than single-family units. In 2014, although permits were issued to construct 390 new single-family units, 484 single units were demolished, resulting in a net loss of 94 single-family units. Permits were also issued for 1,533 multi-family units, and only 18 units were demolished, representing a net gain of 1,515 multi-family units.
Sherwood
-2
Aspen Gardens
-1
Elmwood
-1
Rundle Heights
-1
Westbrook Estates
-1
Cloverdale
-1
While many mature neighbourhoods have not experienced a notable change in the number of dwelling units, other mature neighbourhoods have had significant net unit gains and losses as shown in Table 1 & 2.
Rossdale
-1
2 0 1 4 Mat u r e n e i g h b o u r h o o d r e i n v e s t m e n t R e p o rt
Figure 4: Secondary Suites 2009-2014 600
Number of Secondary Suites
Secondary Suites In 2007 the Zoning Bylaw was amended to allow for Secondary Suites in single-family dwellings. In 2009 the Zoning Bylaw was further amended to allow for Garden and Garage Suites in restricted areas on lots that have a single-family dwelling. As a result, the number of permits issued for Secondary Suites within the City has grown significantly (Figure 4). In 2014, permits were granted to construct 325 Secondary Suites and demolish 15 Secondary Suites in the mature neighbourhoods, for a total of 310 new Secondary Suite units. This is an increase from the 240 permits issued in 2013. These permits included the addition of Secondary Suites to both new construction (single-family dwellings) and existing single-family dwellings. Secondary Suites made up 14% of all new dwelling units in the mature areas.
500
400
300
Mature Neighbourhoods Citywide
200
100
0 2009
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2 0 1 4 Mat u r e n e i g h b o u r h o o d r e i n v e s t m e n t R e p o rt
2010
2011
2012
2013
2014
Table 3: Summary of Mature Neighbourhood Reinvestment 2014 Mature neighbourhood reinvestment 2014 Total Residential Permits (Mature Neighbourhood Overlay plus Core Neighbourhoods, Griesbach, Gainer and, CPR Irvine industrial neighbourhoods)
Construction Value
% Change in Value (2013 to 2014)
Single
$224,248,554
Multi
Dwelling Type
Number of New Units
% Change in New Units (2013 to 2014)
34%
390
$262,821,608
10%
$487,070,162
Secondary Suites TOTAL
Units Demolished
Net Unit Gain (New Units - Units Demolished)
Number of Permits
% Change in Permits (2013 to 2014)
22%
484
-94
3,209
10%
1,533
19%
18
1,515
402
4%
-
325
35%
15
310
-
-
20%
2,248
40%
517
1,731
3,902
18%
Construction Value Summary(s)
Construction Value
Percentage Share
Residential permits in mature neighbourhoods as a % of city-wide residential permits, excluding core neighbourhoods
$306,973,488
10%
Core neighbourhoods residential permits as a % of city-wide residential permits
$180,096,674
6%
Residential permits in developing and established neighbourhoods (suburban) as a % of city-wide residential permits
$2,495,463,546
84%
City-wide residential permit value
$2,982,533,708
100%
Dwelling Units
Percentage Share
Dwelling units in mature neighbourhoods as a % of city-wide dwelling units, excluding core neighbourhoods
827
6%
Core Neighbourhoods as a % of city-wide dwelling units
904
8%
Dwelling units in developing and established neighbourhoods (suburban) as a % of city-wide dwelling units
10,287
86%
City-wide dwelling units
12,018
100%
Dwelling Unit Summary
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2 0 1 4 Mat u r e n e i g h b o u r h o o d r e i n v e s t m e n t R e p o rt
Detailed Neighbourhood Permit Data is available online at: http://www.edmonton.ca/growthanalysis Individual Permit data is available through the City’s Open Data Catalogue: https://data.edmonton.ca/
Prepared by the Growth Analysis Unit, Sustainable Development Department, April 2015 For more information contact growthanalysis@edmonton.ca
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2 0 1 4 Mat u r e n e i g h b o u r h o o d r e i n v e s t m e n t R e p o rt