TAMRMS#: B06
6.1
REQUEST FOR DECISION
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Youth Transitional Housing Feasibility Study Land Matter - 16 Sir Winston Churchill Avenue
Presented by: Connie Smigielski, Senior Manager, Vlad Ruban, Social Housing Coordinator
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RECOMMENDED MOTION(S)
recommendation
That Administration bring forward a bylaw for Council’s consideration to remove the municipal reserve designation for 16 Sir Winston Churchill Avenue, in order to enable the land to be donated or sold for a nominal fee to facilitate the developing and operation of Youth Transitional Housing in St. Albert.
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SUMMARY
This report provides an update to Council related to Youth Transitional Housing in St. Albert, and outlines the rationale for the recommended next steps.
ALIGNMENT TO COUNCIL DIRECTION OR MANDATORY STATUTORY PROVISION
On September 10, 2024, Standing Committee of the Whole passed the following motion:
AR-24-376
That Administration investigate interest from operators or partners for the provision of Youth Transitional Housing and provide an update to Standing Committee of the Whole no later that Q2 2025.
BACKGROUND AND DISCUSSION
In June 2023 the City of St. Albert secured CitySpaces Consulting and Covenant House Vancouver (CitySpaces team) to undertake a Youth Transitional Housing Feasibility Study. This study built on the 2018 Mayor’s Task Force to End Homelessness report, which identified a gap in services for youth in St. Albert.
The feasibility study confirmed need, analyzed development and operational model options, and outlined specific actions for advancing a youth transitional housing project.
Administration issued a Request for Interest (RFI) from operators or partners to advance Youth Transitional Housing in St. Albert. Nine operators confirmed interest in submitting an RFI. Two organizations submitted completed submissions and indicated the need for land acquisition and/or ongoing operational support from the city.
Given the existing interest and the likelihood that more of the nine interested organizations would submit formal proposals if a Request for Proposals (RFP) were issued, with land identified, Administration has outlined potential next steps to advance Youth Transitional Housing.
Administration recommends supporting this initiative by donating or selling the land for a nominal fee. This step supports advancing youth transitional housing through addressing a significant barrier for potential operators, demonstrating leadership in addressing youth homelessness, and helping partners secure additional funding.
The Youth Transitional Housing Feasibility Study identified three suitable locations for Transitional Housing:
1. 16 Sir Winston Churchill Avenue
2. 13 Mission Avenue
3. 70 Boudreau Road
Administration has evaluated the three identified properties and excluded two due to cost, future usability, and complexity of infrastructure variables.
The 13 Mission Avenue site is a serviced parcel of land which previously contained an administrative building. The assessed value and disposition of this land present an attractive opportunity for potential investors, offering favorable conditions for acquisition and development.
The 70 Boudreau Road parcel of land is not connected to the public sewage system, water, or electricity, and will require investment in infrastructure and redistricting prior to new development.
Administration is recommending 16 Sir Winston Churchill Avenue as the preferred site option for Youth Transitional Housing, due to its suitable size to accommodate housing and social supports, access to transit, potential for redistricting, and noting this is a parcel of land Council was already looking at disposing of. The size of the subdivided parcel limits the scope of any sizable development.
Based on findings from youth housing providers, the operational efficiencies and capacity to serve more youth were strong rationales for the development of a new 10-bed or 16-bed youth housing facility.
Additionally, this parcel of land could support an organization interested in applying for funding to develop a youth hub. The feasibility study recommended co-locating youth housing and services, as this best practice has been shown to improve access to and use of supports by youth. Many housing/community initiative grants prioritize applications with proximity to transit, amenities, and social supports.
Recommended Site: 16 Sir Winston Churchill Avenue.
Located in the southwest area of St. Albert Gardens, the site previously housed a Fire Hall (now demolished). It is within walkable distance of downtown and is accessible by transit. The site is serviced but will require re-connection to utilities infrastructure.
The property is zoned as PSI - Public, Private and Institutional Service and the land has been subdivided.
Additional Information: Land or Interested Vendors
Should Standing Committee of the Whole wish to have further discussion pertaining to land or interested vendors for the potential construction and operation of Youth Transitional Housing, it is recommended that Standing Committee of the Whole move in-camera. The following motion could be adopted for consideration:
“That Standing Committee of the Whole move in camera in accordance with sections 24(1)(a),(c),(g) and 25(1)(c) of the Freedom of Information and Protection of Privacy Act.”
The legal basis for moving in camera are sections 24(1)(a), 24(1)(c), 24(1)(g), and 25(1)(c) of the Freedom of Information and Protection of Privacy Act, which allow the City to keep confidential advice, recommendations, and policy options, as well as positions and criteria for the purpose of negotiations that, if disclosed, could reasonably be expected to reveal information, including the proposed plans, policies or projects of a public body, the disclosure of which could reasonably be expected to result in disclosure of a pending policy or budgetary decision. Additionally, if revealed, the information could prejudice the competitive position of the City or interfere with contractual negotiations.
STAKEHOLDER COMMUNICATIONS OR ENGAGEMENT
The Youth Transitional Housing Feasibility assessment explored both internal and external considerations, including land-related factors that were reviewed through internal departmental discussions. Internal discussions have taken place to determine the next steps.
IMPACTS OF RECOMMENDATION(S)
Financial:
The donation or land sale at a nominal price will be recorded as a loss on the City’s year end consolidated statement. The current assessment is $541,000 as a vacant, institutional zoned parcel (PSI). The current value may be included as the City’s equivalent to a monetary contribution to the project.
Compliance & Legal:
This process of land donation is not without precedent in our municipality. In 2011, the City transferred ownership of 10 and 12 Nevada Place to the St. Albert Housing Society, and on December 6, 2021, Council directed Administration to finalize an agreement with Homeland Housing for the sale of City-owned land at 22 St. Thomas Street.
Municipal reserve land is only able to be used for a public park, a public recreation area, school board purposes, or to separate areas of land that are used for different purposes. Accordingly, in order to enable the land to be sold or donated for a different use, such as for the construction and operation of youth transitional housing, the municipal reserve designation would have to be removed. This process is outlined in section 674 and 675 of the MGA.
Program or Service:
If the recommendation is approved, Administration will begin the process to make the land available for disposition. This includes holding a public hearing to remove the Municipal Reserve designation, followed by issuing a Request for Proposal (RFP). The successful proponent would be given the option to acquire the land, subject to meeting specific conditions, including the integration of on-site social supports.
Using an undeveloped City-owned property to encourage downtown development supports the city’s evolving demographics and helps build a more inclusive community while promoting a range of housing options, including market-attainable and transitional housing.
Organizational:
Land disposition at less than market rates align with criteria identified in Affordable Housing Policy C-P&E-06 under Housing Incentives, Programs, and Services.
While the sale or donation of this property at a nominal rate would result in a one-time revenue loss, it represents a strategic investment in the community. By enabling youth transitional housing, this approach supports long-term stability, fosters resilience, and prioritizes preventive social services.
Risks
The City will include a Sale and Construction Agreement with a Buy-Back Clause. This agreement would require construction on the land within a specified timeframe. If the purchaser fails to meet this requirement, the city will retain the option to buy back the land at a reduced rate. Similarly, the City would include a Buy-Back Clause should the operator cease operating the transitional housing.
Investing in youth transitional housing has been shown to reduce long-term costs by decreasing reliance on emergency services, lowering crime rates, and improving economic stability. Stable housing helps young people pursue education and employment, leading to higher earnings and less dependence on social supports. This proactive approach strengthens the community while saving public resources over time.
ALIGNMENT TO PRIORITIES IN COUNCIL’S STRATEGIC PLAN
Strategic Priority Three: Community Well-Being
Respond to changing demographics, accommodate the diverse needs of residents and continue to foster an inclusive community where everyone has an opportunity to fully participate and feel welcomed. This includes communicating and engaging in meaningful and transparent ways with the community.
Strategies:
• Support development of mixed housing choices including market, attainable, and transitional housing types. This strategy includes advancing development on 22 St. Thomas Street and youth transitional housing.
Initiative aligned with Strategic Plan:
Feasibility Study for Youth Transitional Housing
ALIGNMENT TO LEVELS OF SERVICE DELIVERY
G.10 Strategic and Business Planning
G.10.1 Corporate Alignment and Planning.
The City plans according to the City of St. Albert Strategic Framework policy (CCG-06) to align the City’s short, medium, and long-term operational efforts to the Community Vision and Pillars of Sustainability and the City of St. Albert Council’s Strategic Plan.
Community Vision and Pillars of Sustainability showcases the way the community envisions the city in the long term. It guides the long-term sustainability of the community in Council Policy (C-CG-11)
IMPACTS OF ALTERNATIVES CONSIDERED
ALTERNATIVE 1: Standing Committee of the Whole refers the matter back to Administration with further direction.
Financial:
None at this time.
Compliance & Legal:
None at this time.
Program or Service:
None at this time.
Organizational:
None at this time.
Risks
None at this time.
ALTERNATIVE 2: Do nothing.
Financial:
None at this time.
Compliance & Legal:
None at this time.
Program or Service:
None at this time.
Organizational:
None at this time.
Risks
Not doing anything for Youth Transitional Housing will stop the project and will result in an increase in youth hidden homelessness in St. Albert, with cascading impacts on public health, safety, and long-term social service costs. The absence of this type of supports reduces the likelihood of young adults achieving education or employment stability.
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Report Date: June 10, 2025
Author(s): Connie Smigielski and Vlad Ruban
Department: Community Services
Department Director: Elizabeth Wilkie
Managing Director: Dinu Alex
Chief Administrative Officer: William Fletcher