October 2026: Infill Update
October 8, 2026
INFILL
Following the newly posted provincial messaging on infill, I wanted to address the complex challenges of rapid population growth and density in our ward. Sustainable zoning and smart infill protect the city’s long-term financial health and housing affordability. Recent provincial legislation overrides municipal planning authority, and government overreach threatens local infrastructure funding and taxpayers alike.
Statement from Councillor Jon Morgan: Growth, Density, and Municipal Autonomy in Edmonton
As the Councillor representing the most populous ward in Edmonton, with the highest ratio of residents per Councillor across the entire city, I experience the direct impacts of rapid growth every day. Right now, Ward Ipiihkoohkanipiaohtsi is home to over 116,300 Edmontonians, which is 150 more residents than the next largest ward and 3,500 more than the third largest. By 2029, that gap will expand dramatically, with our ward exceeding others by as many as 13,000 residents.
That rapid expansion comes with obvious operational challenges: traffic congestion, road capacity that struggles to keep pace, delayed transit infrastructure, and an urgent need for localized services, schools, and firehalls to keep emergency response times safe.
Our ward also reflects a unique geographic cross section of Edmonton. We encompass undeveloped greenfield areas, suburban communities, and established neighbourhoods. In the first quarter of 2027, City Council decides whether to initiate formal planning for the greenfield lands south of 41st Avenue SW. Meanwhile, our suburban communities between Anthony Henday Drive and 41st Avenue SW in Heritage Valley represent some of the densest residential neighbourhoods in the province outside of downtown cores. At the same time, our established neighbourhoods within the Henday are experiencing natural turnover, welcoming new families who seek proximity to existing parks, roads, and municipal amenities.
The financial reality facing Edmonton is straightforward. Low density single family homes on large lots were the standard across older suburbs. Unfortunately, they no longer generate sufficient property tax revenue to cover the long-term costs of the services they consume. While municipal taxes are already a significant budget item for households, continuing to expand outwards with brand new roads, new underground utilities, firehalls, schools, recreation centers, police coverage, and transit routes without increasing density creates an unsustainable financial burden for the city.
City Council has addressed this challenge through modern planning strategies. Building new greenfield neighbourhoods with diverse, denser housing options helps protect long term residential tax stability. Applying that same approach to established neighbourhoods through our modern zoning framework allows property owners flexibility, attracting private investment and new families to areas where municipal infrastructure already exists.
Smart infill maximizes existing public assets, expands the tax base to fund neighbourhood renewal, improves transit efficiency, puts more frontline emergency services on the ground, and encourages walkable commercial hubs like medical clinics, grocers, and local cafes. Most importantly, it controls outward suburban sprawl and keeps property taxes sustainable for every taxpayer.
Beyond municipal finance, my support for accessible zoning is deeply personal. Growing up, my parents did not own a home. I remember moving from rental to rental whenever lease rates rose beyond what my family could afford, or when a landlord decided to sell. I have never forgotten where I came from, the sacrifices my parents made to keep a roof over our heads, or the intense financial pressures families face today. Restricting housing variety restricts rental supply, which drives up costs and hurts working families.
When residents asked about my position on density during the municipal election, I expressed support while acknowledging valid community concerns regarding waste collection, utility capacity, property values, street parking, tree protection, lodging houses, design standards, and transit coverage.
Do I wish all of those operational details were fully resolved before the zoning bylaw was passed last term? Yes. However, throwing out the entire policy framework is not the answer. During my time on Council, my colleagues and City Administration have actively worked to resolve these exact issues.
For example, dialogue with our utility partners confirms that underground piping in established neighbourhoods often has remaining capacity due to smaller household sizes and high efficiency appliances. Where upgrades are necessary, developers are required to pay for those improvements directly. City Council is also refining neighbourhood design standards to ensure new builds fit community character, increasing site enforcement to hold irresponsible builders accountable, and exploring residential parking permit rules to manage street parking. Furthermore, Council directed City Administration on August 18, 2026, to produce a detailed report analyzing the direct financial impacts of infill on neighbouring property values.
Provincial Intervention and Municipal Jurisdiction
What was announced today, Thursday, October 8, 2026, by our provincial partners directly undermines the diligent work Edmonton City Council is doing to address local growth responsibly. Without meaningful consultation with the city, and without accounting for the extensive planning and public feedback that shaped our current frameworks, the provincial government announced intentions to impose regressive restrictions that roll back municipal planning tools.
This intervention threatens both the financial sustainability of our city and the personal finances of local taxpayers. When local zoning autonomy is stripped away, cities are forced into inefficient growth patterns that push property taxes higher to fund sprawling infrastructure.
It is deeply concerning to see provincial authorities overreach into clear municipal jurisdiction, particularly from a government that frequently speaks out against federal overreach into provincial matters. Intruding into local land use decisions is contradictory, disruptive, and counterproductive.
Looking Forward
Managing city growth is complex, and major structural changes are rarely easy. City Council must constantly balance competing priorities to protect the overall financial health of Edmonton and its residents.
Since taking office nearly a year ago, I have worked alongside colleagues who genuinely care about the long-term strength of our communities and the financial well-being of everyday families. We remain committed to listening to residents, refining local bylaws, and defending Edmonton's right to manage its own growth efficiently and sustainably.
Links and further reading
OUR CAMPAIGNS
We currently have two advocacy campaigns going on: 1) a letter writing campaign to the province for the hospital lands, and 2) twinning 41st Ave SW.
Heritage Valley Hospital Lands
The provincial hospital site south of Ellerslie Road has sat in limbo for years. This inaction has stalled protection for the future Capital Line LRT extension and secondary road access for Paisley and Graydon Hill.
This letter campaign puts your voice on record with the Province and the City.
Twin 41st Ave
As Heritage Valley continues to grow, 41 Avenue hasn't kept pace, leaving residents with a single-lane bottleneck at peak times.
This petition calls on the City to commit to twinning 41 Avenue to handle current and future traffic volumes safely.
Comments