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Height & Density

Here's the letter (via C2E):
DECL OCL Joint Letter on DC2 Density Concerns-page-001.jpg DECL OCL Joint Letter on DC2 Density Concerns-page-002.jpg

Was posted along with this good quote:
When we say demand is 'finite', it's really a pretty simple concept. You can look at the sales data and have a good sense of how many multifamily units are being sold per year. There is of course some demand shifting to the core, especially around 104 Street and Ice District, and there is a pent up demand for rental towers, however, the amount of density being proposed these days is far in excess of what is currently planned. The letter is meant as a discussion point for City Council, as approving one DC2 bonus over another is effectively picking winners and loosers. Even developers know this, there is a race right now to pre-sales because the number of units that the market can absorb is limited. And approvals of significant density bonusing of 50% or more is unprecedented in recent times. For the record, DECL has never opposed any tower Downtown. Calling us NIMBY couldn't be farther from the truth. We've always tried to be very thoughtful in our approach, this included. It is not aimed at any on developer, even though it does come on the heals of tomorrow's Falcon Towers DC2 hearing.
 

Attachments

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You missed my hyperbole, @Daveography. All that I was trying to point out is that there is a migration from the suburbs to city cores in practically every city on earth -- and, because of that fact, density is bound to increase in city centres. How much density is too much density? Check out the historic projections for Edmonton in terms of growth memes by planners over the decades (it would take too much "ink" to start quoting here). In general, the bucolic outlook for downtown(s) has always been a pedestrian-scale, walkable, tree-lined matrix of streets and alleys where we all get to feel numb from head to toe (check out the planners' plan for West Rossdale). Thank heavens the reality is much more exciting than that. DC (as in Washington) has imposed a height restriction on buildings (110-feet for commercial buildings, 90-feet for residential). There are several reasons for the statistic that I am about to quote but one of them is this misguided attempt at density control. Washington DC has a violent crime rate that is 193% higher than the national (U.S.) average and property crime that is 90% higher than the average for large U.S. cities. In Canada, Ottawa used to have a height ceiling that disallowed buildings taller than the Parliament buildings. But Hull, Quebec, as it was known before adopting the name Gatineau (expanded City boundaries in cause) opted out of the National Capitol Region for the very reason to allow increased density (again, one reason among many). Now, Ottawa, too has forgone those density restrictions.
104th Street in Edmonton has been deemed one of the most walkable downtown areas in all of Canada and yet it has more towers than most other streets in Edmonton and is game for several more. The mix is very pleasing, apparently.
There is a current experiment in Edmonton -- Blatchford -- I am waiting to see whether it attracts or not; there is another experiment in Edmonton -- Bonnie Doon. It will be interesting to compare the two.
 
Edmonton councillor calls for review of 'upzoning' in city core
McKeen said impressive plans for a beautiful tower can dazzle council and distract them from the potential fallout it could have on the market, as well on green space and amenities.

“We get these coming at us one at a time, and I’m not sure we understand the full context or the consequences of approving really tall towers,” he said.

 
Seems to be a lot of anecdotal and maybe some qualitative analysis on this subject without much quantitative data to support what is being said. While driving up land prices in the core is a double edged sword, it isn't really unprecedented relative to every urban environment in North America. While condominiums have a correlation with costs/land value, rental prices are much more market driven relative to the rest of the market. Edmonton's mid to luxury rental offering is terrible and has only recently (~5 years) improved within the inner ring road. Putting the brakes and controlling density is a slippery slope. Market demand is terrible across the board for condos. Likely why you are seeing developers go the rental route. There is a lot of pent up demand. Finding a rental with laundry and a dishwasher in central Edmonton was a pita even 5-10 years ago.
 

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