TAMRMS#: B06
7.1
REQUEST FOR DECISION
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Bylaw 24/2024 - Riverside Area Structure Plan Amendment - (1st, 2nd & 3rd Readings)
Bylaw 23/2024 - Riverside Redistricting - (1st, 2nd & 3rd Readings)
Presented by: Sajid Sifat, Planner, Planning & Development Department
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RECOMMENDED MOTION(S)
recommendation
The following motion will close the public hearing on both bylaws:
1. That the Public Hearing on Bylaw 23/2024 and Bylaw 24/2024 be closed.
The following motions give 1st, 2nd, and 3rd reading to the Riverside ASP Bylaw:
2. That Bylaw 24/2024, being amendment 5 to the Riverside ASP, be read a first time.
3. That Bylaw 24/2024 be read a second time.
4. That unanimous consent be given for consideration of third reading of Bylaw 24/2024.
5. That Bylaw 24/2024 be read a third time.
The following motions give 1st, 2nd, and 3rd reading to the LUB Bylaw:
6. That Bylaw 23/2024, being amendment 2 to the Land Use Bylaw, be read a first time.
7. That 23/2024 be read a second time.
8. That unanimous consent be given for consideration of third reading of Bylaw 23/2024.
9. That Bylaw 23/2024 be read a third time.
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SUMMARY
There are two amendments this report discusses:
• Riverside Area Structure Plan Amendment and Land Use Bylaw amendment for 27 Genstar Annex, applicant led.
• Riverside Area Structure Plan Amendment for 10 and 20 Meadowview Lane, Administration led.
ALIGNMENT TO COUNCIL DIRECTION OR MANDATORY STATUTORY PROVISION
The Municipal Government Act, Planning Bylaws, Section 692(1) states:
Before giving second reading to
(c) a proposed bylaw to adopt an area structure plan,
(e) a proposed land use bylaw, or
a council must hold a public hearing with respect to the proposed bylaw in accordance with section 216.4 after giving notice of it in accordance with section 606.
BACKGROUND AND DISCUSSION
Select Engineering Consultants Ltd. on behalf of landowner L.A Ventures Inc. applied to amend the Riverside Area Structure Plan (ASP) and Land Use Bylaw (LUB) Schedule A for municipal address 27 Genstar Annex for a portion of River Lot 22. For the purposes of this report, the applicant led amendment is referred to as the ‘subject site’.
The Administration-led Riverside ASP amendments are for 10 and 20 Meadowview Lane, referred to as ‘adjacent site’. The Administration-led ASP amendment is to align future land uses and roadway connection between the subject site and the adjacent parcels. Administration is leading the amendment for the adjacent site because the landowners are non-participating, and the existing layout is not conducive for future development. The landowners are aware of amendments to their land as described in the public consultation section.
The boundary of the ASP amendment area includes both the subject site and the adjacent site. See Attachment 1, ASP Amendment Boundary.
Administration is also proposing some general ASP-wide housekeeping text and map amendments to update the Riverside ASP as the buildout of this ASP continues.
Municipal Development Plan (MDP)
The subject site is designated as ‘neighbourhood’ in the MDP which enables the proposed land uses such as residential uses, park, stormwater management facility, etc. The ASP and LUB amendments conform to the MDP.
The following is a brief review of applicable MDP policies:
7.1.1. Address housing needs by monitoring changes in the local housing market and encouraging and enabling housing forms that respond to emerging housing needs.
14.6.1. Encourage a range of low- and medium density housing forms in all Neighbourhoods throughout the city.
8.2.2. Require street networks to be designed with high interconnectivity and small block sizes for new development and major redevelopment plans so that they support connectivity, walkability, and transit use.
11.2.2. Ensure municipal parks or other public open space are located within 400 metres of residences.
11.2.14. Encourage parks to be located adjacent to higher-density residential development.
The proposed medium density site will facilitate the development of housing forms such as townhouse or apartment building to provide diversity of housing forms and socio-economic needs of the community. The proposed medium density site is located on the corner of a neighbourhood and a local roadway, and across the street from a school/park site which meets the intent of MDP policies pertaining to appropriate location of sites for medium density developments. The proposed park located between the medium and low-density site will provide access to outdoor open spaces for future residents. Proposed walkways provide pedestrian connections to the east and south of the subject site. An east-west through-roadway connection will provide secondary access into the subject site onto Meadowview Lane to the west.
Bylaw 24/2024 Area Structure Plan (ASP) Amendment
The Riverside ASP identifies that 27 Genstar Annex, 10 and 20 Meadowview Lane requires a servicing design brief, dedication of municipal reserve, and an ASP amendment to create developable parcels of land for medium density residential (Attachment 2). The ASP amendment proposes to update text and maps such as Figure 2, Future Land Use; Figure 3, Transportation; Figures 4, 5, and 6 for Servicing; and Figure 8, Municipal Reserve.
The following amendments are proposed by the applicant for the 4.07 ha subject site:
• Updated shape and size of the existing medium density residential site along Rankin Drive.
• Updated shape and size of the low-density residential site.
• Added a park site between the medium and low-density residential (Municipal Reserve).
• Added a stormwater management facility to the south of the site.
• Updated ASP maps to align with the updated Designated Flood Line Map Schedule G of the LUB, approved through Bylaw 1/2023.
• Revised environmental reserve dedication (unregistered) based on the new flood line map.
• Updated internal road network for the site.
• Added walkways to enable pedestrian connection to the residential development to the east and access to the stormwater management facility to the south.
• Updated the statistics table.
The following proposed housekeeping amendments are for the 4.2 ha adjacent site:
• Updated shape and size of the existing medium density residential site along Rankin Drive.
• Updated shape and size of the low-density residential site.
• Future ASP amendments for the adjacent site will need to provide 10% Municipal Reserve. Future parkland dedication requirements would be determined through future amendments.
• Added stormwater management facility to extend the one proposed on the subject site.
• Updated ASP maps to align with the updated Designated Flood Line Map Schedule G of the LUB, approved through Bylaw 1/2023.
• Revised environmental reserve dedication (unregistered) based on the new flood line map.
• Added an east-west roadway connecting the subject site to Meadowview Lane to enable secondary access.
• Updated the statistics table.
The above housekeeping amendments are conceptual to enable the adjacent site to develop. Future ASP amendments led by landowners of this site will need to demonstrate feasibility of development through updated servicing design brief, MR (parkland) dedication, etc. as outlined in the ASP.
Administration is also proposing some minor housekeeping text and map amendments to the ASP as follows:
• Changed Rankin Drive east of Riverside Drive from a Local roadway to a Neighbourhood Residential roadway.
• Changed Meadowview Lane from ‘future potential roadway’ to Neighbourhood Residential roadway north of Rankin Drive.
Density
The proposed amendments would result in an overall planned density of 33.32 dwellings per net residential hectare (du/nrha), which is in keeping with the existing planned density of 32.25. Hence, a referral to the Edmonton Metropolitan Regional Board (EMRB) was not required. There are no changes proposed to density on the adjacent site.
Land Use
Applicant Led
The updated land uses as outlined through proposed changes on the subject site meet minimum density requirements as per the Riverside ASP, and are serviceable with water, sanitary, stormwater management facility, and updated road network to enable development.
The approved shape and size of the medium density parcel did not allow sufficient lot depth for the site to be developed. The shape of the existing medium density parcel was updated to enable a site that could be developed with built forms such as townhouse or apartment building. The proposed district in the Land Use Bylaw discussed below will enable such developments. The size of the medium density site was enlarged from 0.24 ha to 1.24 ha. The medium density residential site is adjacent to park and a future school site, and is within walking distance of planned future transit routes.
The low-density site decreased from 3.08 ha in the approved ASP to 0.91 ha in the proposed ASP concept to enable a developable medium density site, park, and SWMF.
The unregistered environmental reserve dedication has been revised based on the updated 1:100-year flood mapping as per the Schedule G update to the LUB in 2023. An additional 0.33 ha of environmental reserve is identified, which will be dedicated through the subdivision process. An east-west trail is proposed through the environmental reserve to connect to the trail system in the Grey Nuns White Spruce Park.
A park site of 0.37 ha has been added to the subject site to meet the associated 10% municipal reserve requirement.
A 0.63 ha stormwater management facility has been added to support development on the subject site.
Housekeeping Amendment
The approved shape and size of the medium density parcel on the adjacent site did not allow sufficient lot depth for the site to be developed. The shape of the existing medium density parcel was updated to enable a site that could be developed with medium-density built form, such as townhouse or apartment building. There will be negligible impact on the overall density of the ASP due to this change.
An east-west roadway is shown to connect the subject site to Meadowview Lane and provide frontage for future developments on the adjacent site.
A conceptual stormwater management facility has been extended into the adjacent site. A design brief is required to inform the details of the stormwater management facility on the adjacent site through future ASP amendments. Sites with outstanding studies are identified in the ASP.
Road Network
The road network was updated to support the proposed land uses on the subject site and provides frontage and access to the adjacent site. The local road network includes a proposed north-south roadway and an east-west roadway. The east-west roadway is needed as secondary access as per the LUB (Section 4.41 - Second Public Access).
The driveway to the medium density site will be accessed through the proposed north-south local roadway. No access will be allowed directly onto Rankin Drive.
Bylaw 23/ 2024 Land Use Bylaw (LUB) Amendment
The applicant is also proposing to update the Land Use Bylaw districts to correspond to the proposed ASP amendment (Attachment 3). The subject site is currently districted Future Urban Development (FUD) in the Land Use Bylaw 18/2024, which is a place-holder district until the site is districted for planned urban development.
The following amendments to Schedule A of LUB include:
• 1.59 ha Future Urban Development (FUD) to Medium Density Residential (MDR).
• 1.2 ha Future Urban Development (FUD) to Small-Lot Residential District (SLR).
• 0.45 ha Future Urban Development (FUD) to Public Park (PRK)
• 0.96 ha Future Urban Development (FUD) to Public Park (PRK) for stormwater management facility and environmental reserve.
The proposed Medium Density Residential District (MDR) enables building forms such as townhouses and apartment buildings. The medium density site will be developed in accordance with the regulations of the LUB with respect to setbacks, height, landscaping requirements, etc. These regulations will be applied to the proposed built form at the time of Development Permit.
No Land Use Bylaw amendments are proposed by Administration for the adjacent site.
STAKEHOLDER COMMUNICATIONS OR ENGAGEMENT
The applicant held a virtual public meeting on October 12, 2022, as part of the public engagement process prior to submitting the ASP and LUB amendment application in November 2022. To inform the public about the public meeting, a notification was mailed to properties within a 100-metre radius of the subject property, which at that time was 8 parcels, and advertised in the St. Albert Gazette on September 28, 2022 and October 5, 2022. Nine members of the public attended the virtual meeting with questions about the designated flood line, that the SWMF is above the designated flood line, trail connections, and concern for the proposed road connection from Riverside neighbourhood onto Mission Avenue. In 2022 the subdivision to the west was under development by Genstar and no residents lived there. Since then, the subdivision has been building-out, and residents have moved in.
The ASP concept was updated from what was presented at the virtual public meeting in 2022, and with residents now living next the subject site, Administration recommended the applicant do further public engagement before the ASP and LUB proposed amendments are presented to Council.
On May 29, 2024, the applicant did a mail-out to properties within a 100-metre radius of the subject property, which included 18 properties to inform about the proposed ASP and LUB amendments with an updated land use concept. Residents were provided with a two-week comment period, in keeping with City referral timelines. Approximately 27 pieces of written correspondence were received by the applicant, some from residents within the 100-metre radius of the subject site, and comments from residents of the Riverside neighbourhood at large. The applicant has provided a summary of the comments categorized thematically and responses to the comments (Attachment 4). Comments were about proposed density, apartment-built form for the medium density site, amending the Riverside ASP, traffic congestion, parking, change to neighbourhood experience because of density, impact on property values, green space/ecological balance, servicing, and neighbourhood amenity, and impact on the historic grain elevators.
The applicant installed a notification sign on the site.
The updated ASP concept was circulated by Planning to internal departments, external agencies, and properties within a 100-metre radius of the subject property, which was 18 properties, on June 19, 2024. This application was posted on Cultivate the Conversation for public information and feedback. Five pieces of written correspondence were received through Council and the Chief Administrative Officer. A summary of these comments has been thematically categorized and responses to these comments has been provided (Attachment 5). The landowners of the adjacent two sites were also consulted through letters in the mail and a combination of phone calls, virtual, and in-person meetings.
The public hearing is scheduled for December 17, 2024. A public hearing notice has been posted on the City website, and full page Citylights advertisements appeared on both November 28, 2024, and December 5, 2024. A press release was also issued for this public hearing.
IMPACTS OF RECOMMENDATION(S)
The recommended approval of this application will update the land uses and road network in the Riverside ASP and the Land Use Bylaw, Schedule A on the subject site enabling it to be developed.
Financial:
None at this time.
Compliance & Legal:
First reading for both Bylaw 24/2024 and Bylaw 23/2024 must be completed in order to get the bylaws “on the table” for Council’s consideration. Providing first reading of a bylaw does not indicate agreement with the bylaw, but rather is the process by which the applicant’s bylaws may be put forward in accordance with procedural fairness principles.
The public hearing and first, second, and third readings of Bylaw 23/2024 and Bylaw 24/2024 are scheduled for the same day. The Municipal Government Act provides that a proposed bylaw must not have more than two readings at a council meeting unless the council members present unanimously agree to consider third reading at the same meeting.
If unanimous consent for third reading of Bylaw 23/2024 or Bylaw 24/2024 is not granted on December 17, 2024, after first and second reading, third reading of Bylaw 24/2024 and/or Bylaw 23/2024 will occur at the next regular Council meeting on January 7, 2025. During that time between December 17, 2024 and January 7, 2025, Council members will be unable to accept further written or verbal submissions germane to this matter, and will not be able to ask for new, substantive information on the subject matter prior to third reading (MGA, s. 187; Procedure Bylaw, Schedule E, s. 19).
Program or Service:
None at this time.
Organizational:
None at this time.
Risks
None at this time.
ALIGNMENT TO PRIORITIES IN COUNCIL’S STRATEGIC PLAN
Strategic Priority One, Economic Prosperity:
Support an investment positive environment that encourages economic growth and the development of new and existing sectors.
ALIGNMENT TO SERVICE DELIVERY
Current Planning Application Processing: Processing and coordination of the approval of Statutory plans and amendments, subdivisions and condominium applications.
IMPACTS OF ALTERNATIVES CONSIDERED
If Council does not wish to support the recommendation, the following alternatives could be considered:
Alternative 1: Defeat second or third reading of Bylaw 23/2024 and Bylaw 24/2024 after closure of the Public Hearing. An implication of defeating Bylaw 23/2024 would be that the applicant cannot re-apply within six months.
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.
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Report Date: December 17, 2024
Author(s): Sajid Sifat
Department: Planning & Development Department
Department Director: Kristina Peter
Managing Director: Adryan Slaght
Chief Administrative Officer: Bill Fletcher