MOOSE JAW — City administration has put together a list of reasons why the building of four-unit infill developments is good and bad and has offered a conclusion about their construction.
The reasons were included with a report presented during the recent executive committee meeting about changing the zoning bylaw to allow for these legal “as-of-right” developments for the City of Moose Jaw to be eligible for federal funding for major infrastructure projects.
The pros of such developments
Increased housing supply
- Enables the creation of more housing units within existing neighbourhoods, helping to alleviate housing shortages and improve affordability
- Provides more diverse housing options (e.g., duplexes, triplexes, fourplexes) to meet the needs of families, seniors, and young professionals
Efficient use of municipal infrastructure
- Maximizes the use of existing municipal services (e.g., water, sewer, transit) by increasing population density in already-serviced areas
- Reduces the need for costly infrastructure expansion compared to new greenfield developments
Environmental benefits
- Promotes denser urban development, which can reduce urban sprawl, preserve natural areas, and lower greenhouse gas emissions by encouraging active transportation and public transit use.
Streamlined development process
- By removing the need for rezoning or discretionary approvals, developers and homeowners can add units faster and with less red tape
- Reduces administrative burdens on municipal staff and decision-makers
Alignment with housing policy goals
- Supports mandates and policies from other levels of government, aimed at increasing housing density
- Aligns with federal and provincial funding programs that prioritize housing choice and densification
- Aligns with Moose Jaw’s Official Community Plan objectives for residential development (section 4)
Economic development
- Encourages small-scale, incremental development that can benefit builders and tradesmen
- May enhance neighbourhood vitality by attracting more residents and supporting local businesses
The cons of such developments
Community pushback
- May face opposition from existing residents concerned about changes to neighbourhood character, property values, or increased density
- NIMBYism (Not In My Backyard) can delay implementation and create social tensions
Parking and traffic concerns
- Increased density can lead to parking shortages and traffic congestion, particularly in areas not designed for higher density
- Managing on-street parking and transportation demand may require additional policies or investments
Infrastructure strain
- Older or undersized municipal infrastructure may not be equipped to handle increased density without upgrades, leading to costly retrofits
- Additional pressure on schools, parks, and other community amenities may necessitate capacity planning
Design and compatibility issues
- Poorly designed multi-unit developments can clash with existing architectural styles, leading to aesthetic concerns and reduced neighbourhood cohesion
- Ensuring high-quality design standards may require additional planning resources
Affordability risks
- While increasing supply generally helps affordability, some units may still target higher-income buyers or renters, especially in desirable neighbourhoods
- Speculative development could drive up land values, making the overall affordability impact uneven
- Additional staff training and public education may be necessary to manage implementation effectively
Conclusion
“Adopting four units as-of-right in low-density areas offers significant benefits, particularly for addressing housing shortages and making efficient use of infrastructure,” the report said.
“However, success depends on careful planning and mitigation strategies for parking, design, and infrastructure challenges,” the document added. “The City of Moose Jaw has proposed new development standards for fourplexes, which are included in the amendment report.”
