TAMRMS#: B06
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Bylaw 46/2021 Riverside Area Structure Plan Amendment - 1st Reading
Presented by: Sajid Sifat, Planner, Planning and Development
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RECOMMENDED MOTIONS
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1. That Bylaw 46/2021, being amendment 4 to the Riverside Area Structure Plan, be read a first time.
2. That the Public Hearing on Bylaw 46/2021 be scheduled for fourth quarter of 2021.
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PURPOSE OF REPORT
This report presents proposed amendments to the Riverside Area Structure Plan as per Schedule A of Bylaw 46/2021, including a proposed reduction in size of Stormwater Management Facility (SWMF) #4, a corresponding increase of nine residential lots, the addition of laneways within the amendment area, and a slight increase in the size of a park. The amendments require a public hearing and Council’s approval as per the requirements of the Municipal Government Act (MGA).
ALIGNMENT TO PRIORITIES IN COUNCIL’S STRATEGIC PLAN
Strategic Priority #2: Economic Development: Enhance business/commercial growth.
• Develop and recommend Green Tape 2.0 initiatives to enable increased growth, investment, and commerce in St. Albert focusing on a strong collaborative model.
ALIGNMENT TO LEVELS OF SERVICE DELIVERY
Current Planning Application Processing: Processing and coordination of the approval of statutory plans and amendments, subdivision and condominiums applications.
ALIGNMENT TO COUNCIL DIRECTION OR MANDATORY STATUTORY PROVISION
The Municipal Government Act Section 692(1) requires the subject matter of this report to go to Council and that a public hearing be held.
This application was submitted when CityPlan 2007 was the City’s Municipal Development Plan (MDP); therefore, the application was initially reviewed under CityPlan. The area is designated as Residential in CityPlan.
The application was also reviewed under the City’s new MDP, Flourish, which was adopted on April 19, 2021. The designation of this area on Flourish Map 3, Urban Structure and General Land Use, is Neighborhoods.
The definition of Neighbourhoods: “predominantly residential areas, as identified on Map 3, made up of low-rise housing, along with schools, parks, shops, and services. Many existing Neighbourhoods will evolve by adding new housing that respects the established character, while new Neighbourhoods will include a greater variety of housing types.”
This proposal conforms to the Flourish MDP land use designations. No changes to the MDP land uses are being proposed through this ASP amendment.
BACKGROUND AND DISCUSSION
The Riverside Area Structure Plan (ASP) was last approved by Council through Bylaw 2/2020 on March 16, 2020.
Select Engineering, on behalf of Genstar Titleco Ltd., submitted an application on January 27, 2021, to amend the Riverside Area Structure Plan, Schedule A.
Bylaw 46/2021 - Riverside Area Structure Plan Amendment
The purpose of this amendment is to update figures and text of the ASP. The proposed changes are located on the north side of McKenney Avenue. Please refer to attachments Location Map, and Existing & Proposed ASP Future Land Use Map.
The applicant proposes the following Riverside ASP amendments:
a) Reduction in area of SWMF#4
The stormwater management facility (SWMF)#4 located north of McKenney Avenue and west of Redspur Drive is proposed to be reduced in size and changed in shape to decrease the area of this SWMF from 6.05 hectares± (14.9 acres±) to 5.08 hectares± (12.5 acres±).
The proposed reduction in the area of the SWMF#4 is based on detailed design as development progresses through the neighbourhood. The revised shape and size of the proposed SWMF will create nine (9) additional low-density residential lots. This ASP amendment enables the change in land use to update the shape and size of SWMF#4.
This proposed reduction in the area of the SWMF meets the City’s current Engineering Standards.
Select Engineering has provided a letter stating that the reduction in storm pond area will not limit the development of approved densities for Riverside, which are a minimum of 30 du/nrha under the previous metropolitan growth plan.
b) Addition of residential lots
The re-sizing of the stormwater facility enables the creation of nine (9) additional low-density residential lots, and associated roads and laneways. An approximate area of 0.39 hectares is allocated to the creation of the nine lots, and the balance of the area is allocated to roads and laneways. Please refer to the inset map on Existing & Proposed ASP Future Land Use Map.
The addition of the nine (9) lots does not change or alter the overall density within the ASP, as it corresponds to the increase in developable land enabled by reducing the size of the stormwater management facility.
c) Reconfiguration in street network
The street network within the subject amendment area has been revised to include laneways for housing products with rear-lane access. Through the reconfiguration of the blocks, as shown on the inset map in Figure 2, an additional 0.58 hectares± (1.4 acres±) of road and laneways were added.
d) Re-sizing of park to the north-west
The neighbourhood park located in the north-west portion of the ASP has been proposed to be increased in area from 0.64 hectares± (1.6 acres±) to 0.67 hectares± (1.7 acres±). This is a re-allocation of municipal reserve (MR), based on other recent redistricting and subdivision approvals, and no new net MR has been added to the Riverside ASP. The MR dedication within Riverside conforms to the requirements as identified within the Municipal Development Plan.
Edmonton Metropolitan Region Growth Plan
Development within the City of St. Albert must conform to the Growth Plan of the Edmonton Metropolitan Region Growth Plan (EMRB). St. Albert’s statutory plans, such as Area Structure Plans, must conform to a minimum of 40 dwelling units per net residential hectare for greenfield developments, as of 2017.
The Riverside ASP proposes an unchanged net residential density of 32 dwelling units per hectare. Since the Riverside ASP predates 2017, the density requirement of 40 dwelling units per net hectare does not apply. The Riverside ASP does meet the minimum density of 30 dwelling units per net hectare, which was the required density by the Capital Region Board at the time the existing ASP was approved. This application was not required to be referred to the EMRB since it met the requirements of the EMRB Growth Plan.
STAKEHOLDER COMMUNICATIONS OR ENGAGEMENT
The proposed ASP amendment was circulated on March 10, 2021, to internal departments, external referral agencies, businesses, and property owners within a 100-metre radius. No public comments were received.
First reading at Council is scheduled to be held on September 13, 2021. The public hearing date has not been scheduled at this time. The public hearing will be scheduled for fourth quarter of 2021, with the new Council elected in October 2021. Once the public hearing date is determined, the public hearing date will be posted on the City website. The public hearing will be advertised in CityLights on the 2nd and 3rd Wednesday preceding the hearing, and a notification letter about the public hearing will be mailed to property owners within a 100-metre radius of the site.
IMPLICATIONS OF RECOMMENDATION(S)
Financial:
None at this time.
Legal / Risk:
None at this time.
Program or Service:
None at this time.
Organizational:
None at this time.
ALTERNATIVES AND IMPLICATIONS CONSIDERED
If Council does not wish to support the recommendations of this report, the following alternatives could be considered: N/A
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Report Date: September 13, 2021
Author: Sajid Sifat
Department: Planning & Development Department
Deputy Chief Administrative Officer: Kerry Hilts
Chief Administrative Officer: Kevin Scoble