"T5M Connect is owned by residents in North Glenora who want to do a new and innovative residential development at the corner of 139 Street and 109 Avenue. As fellow North Glenora residents, we want to see developments that generate positive social, environmental and financial value for our community. We know that infill projects never please everyone but we genuinely do want to undertake community engagement that listens and tries to address concerns of our neighbours. This site is one way to keep everyone up-to-date on what we are doing."
David and Melissa Campbell
"Melissa and David Campbell have lived in Edmonton for most of their lives. After a brief stint living in Los Angeles, they returned to Edmonton and rented a home in North Glenora. They fell in love with the community and bought a home shortly after. They have since become actively involved in both the North Glenora Community League and Coronation School. They have 3 daughters who have attended Coronation School.
David is an experienced Multi-Family Builder/Developer and Melissa is a Speech-Language Pathologist and active community volunteer. They are passionate about building community and are excited to combine their passions and gifts to promote community development."
Ryan and Michelle Young
"Ryan and Michelle Young moved to North Glenora as renters in 2010 while Ryan attended university. They both quickly became involved in the community league and in Coronation school council where all three of their children attended. Two years later, they purchased a home and continue to be active in many activities within the neighbourhood. Michelle is a registered nurse and Ryan is an associate dean at one of Edmonton’s business schools."
Our Goals and Priorities
We hold three key priorities:
Our engagement process started in late May 2020 when we posted the sign at 10908 – 139 street asking for suggestions on what to do with the property. A number of people suggested that we purchase the adjacent house and do something more creative. We decided to do this and purchased the property. Additional North Glenora neighbours were included in the project and we decided to do this development under the name “T5M Connect” because it symbolizes our connection to the community.
Since then, we have been actively sharing our ideas with neighbours and asking for their comments. Many have provided excellent feedback which we are trying to incorporate into our ideas.
We also explored a number of zoning options including RF1, RF3 and RF5. While our proposal very much aligns with these zoning categories, the layout of our design means that it does not. As a result, we have decided to pursue a DC2 zoning. This means that the community will have additional opportunities to provide feedback on our proposal.
In early September, we met with the City of Edmonton planners for a pre-application meeting. We received a lot of excellent comments that further shaped our designs. A rezoning application has been made and City of Edmonton administration are currently reviewing it. The City Planner has indicated that this application will likely go to City Council for a decision in the second quarter of 2021.
Why do you want to have so many suites on the site?
We are trying to address the City of Edmonton’s goal of Missing Middle Housing. This initiative seeks to encourage middle density infill in communities to provide more affordable, stable, sustainable, and flexible housing options. The City of Edmonton held a “Missing Middle” Infill Design Competition in 2019 to encourage new ways to think about housing options. We recognize that some may not be as comfortable with increased density but it is something that we believe is critical for the long-term sustainability and vibrancy of North Glenora.
Can you explain the zoning?
Our current plan sits on three city lots (two are currently zoned for skinnies) zoned as RF1. Our original intent was to pursue RF3 zoning as it allows for small-scale infill developments such as row housing. We would have been able to meet the RF3 standards if our layout was in a straight-line row instead of courtyard style. Since we prefer the idea of a courtyard, we have decided to pursue DC2 zoning. DC2 zoning is much more restrictive than RF3 zoning because the only thing that can be built on the property is the design that we propose. RF3 zoning is more flexible in that the land could be used for other purposes in the future. This is typically not possible for DC2 land unless the community consultation process is re-done. More information zoning can be found on the City of Edmonton’s website.
Why don’t you have more parking?
In June 2020, City Council unanimously voted to remove any minimum parking requirements for new developments because there is an oversupply of parking space in communities like ours. However, we do plan to have angled parking stalls at the back. There may be increased street parking but the roads adjacent to our property should adequately meet that needs. We have heard from a number of residents that parking remains a concern so we are in the process of getting a traffic study completed. The study is available here.
Who will live there?
We want to attract a diverse group of individuals. We hope that our one-storey (and wheel-chair accessible) suites attract current North Glenora residents who want to downsize. We hope that our 2 storey suites attract small families or working professionals looking to live close to schools and the downtown core. We hope that our secondary suites attract post-secondary students or young professionals who want to live close to public transit.
Do you plan to rent or sell the townhomes?
We plan to rent.
What is Passive House standards?
We are strong believers in helping to create a more environmentally sustainable world. Passive House standards are one such tool to help meet this goal. Passive House standards will mean that our building is 90% more efficient than a traditional home.
How will the property impact the neighbours?
Our neighbour to our north has a beautiful garden and we recognize that our development may impact sunlight on their property. For this reason, we have intentionally designed our building so that part of it is 1 storey. Further, we have conducted a shadow study to better understand the impact of our design versus the impact of skinny homes (without garages). You can see the shadow study report here.