CITY COUNCIL AGENDA REPORT -...

City Council Agenda

June 1, 2015 / Central File No.:9550-4

File No: B.23.1.3

CITY COUNCIL AGENDA REPORT

Subject: ERIN RIDGE NORTH PHASE 2 (1) BYLAW 4/2014 - MDP AMENDMENT, MAP 2 (2) BYLAW 6/2014 - ERIN RIDGE NORTH ASP

AMENDMENT, PHASE 2 (3) BYLAW 7/2014 - LAND USE BYLAW AMENDMENT,

SCHEDULE A Recommendation(s) (1) Bylaw 4/2014 - Municipal Development Plan (MDP), Map 2 1. That Bylaw 4/2014 be read a second time. 2. That Bylaw 4/2014 be read a third and final time. (2) Bylaw 6/2014 - Erin Ridge North Area Structure Plan (ASP) Amendment,

Phase 2

1. That Bylaw 6/2014 be amended by deleting Schedule A and replacing it with Schedule “A” included in Attachment 2 to “Erin Ridge North Phase 2” Agenda Report dated June 1, 2015.

2. That Bylaw 6/2014 be read a second time, as amended.

3. That Bylaw 6/2014 be read a third and final time. (3) Bylaw 7/2014 - Land Use Bylaw Amendment, Schedule A 1. That Bylaw 7/2014 be amended by deleting Section 2 in its entirety and

replacing it with Section 2 as shown in Attachment 3 to “Erin Ridge North Phase 2” Agenda Report dated June 1, 2015.

2. That Bylaw 7/2014 be read a second time, as amended.

3. That Bylaw 7/2014 be read a third and final time.

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File No: B.23.1.3

Purpose of Report Council is being asked to open a new Public Hearing for Bylaws 4, 6 and 7/2014, as the July 7th Public Hearing was closed. The Municipal Development Plan amendment (Bylaw 4/2014) is continuing as originally proposed, following the receipt of Capital Region Board (CRB) approval. The other two bylaws are proceeding with alterations to the original land uses. A portion of the land will now be designated as future development area due to issues that have arisen around the wetland and associated drainage system. Erin Ridge North Phase 2 is located north of Neil Ross Road and east of St. Albert Trail. Council Direction On July 7, 2014, Council closed the public hearing on the three bylaws in question, because the applicant required additional time to consider options regarding a drainage issue and the wetland located in the northern portion of the Southwest ¼, Section 21, Township 54, Range 25, Meridian 4 West (Attachment 4, Location Map). (C358-2014) That the public hearing on Bylaw 4/2014, being Amendment 14 to the Municipal Development Plan Bylaw 15/2007, be closed; and That the public hearing on Bylaw 6/2014, being Amendment 4 to the Erin Ridge North Area Structure Plan Bylaw 33/2009, be closed; and That the public hearing on Bylaw 7/2014, being Amendment 113 to the Land Use Bylaw 9/2005, be closed. Policies 17.2, 17.3, 17.6, and 17.7 in the Municipal Development Plan (MDP) require amendments to the Land Use Bylaw (LUB), an Area Structure Plan (ASP), and the Municipal Development Plan to conform to the MDP. The Erin Ridge North ASP Bylaw 33/2009 as amended was approved by Council. Background and Discussion The first bylaw (Bylaw 4/2014) involves an amendment to the MDP to reduce the amount of commercial land in the MDP. The Capital Region Board (CRB) approval was required, and that letter of approval has now been received.

City Council Agenda


File No: B.23.1.3

The second and third bylaws (Bylaws 6/2014 and 7/2014) involve changes to the ASP and the LUB to add additional land to the ASP and to facilitate future development. There is a change to the original land use proposal for the ASP amendment. Subsequent to first reading and the last public hearing, a number of issues have arisen around the drainage and wetland in the north portion of the subject area, which require further discussions among stakeholders including Alberta Environment and Sustainable Resource Development (AESRD), Sturgeon County, Landrex, and the City. However, a portion of the overall land, specifically in the southwest corner of the original subject area, is not impacted by the wetland/drainage issues. We are continuing with the original bylaws and the original amendment to the ASP boundary, but the amendments now include the proposed land uses only for a portion of the original area of land to the ASP. The land area impacted by the wetland/drainage issues will now be designated as a future development area and subject to future ASP amendments once the issues are resolved and prior to any development taking place in that future development area. The legal descriptions and addresses include: Table 1: Legal Descriptions and Addresses

Legal Description Address Plan 982 3579, Lot 2 1, 54307 Hwy 2 Plan 982 3579, Lot 1 2, 54307 Hwy 2 Part of SW ¼, Section 21, Township 54, Range 25, Meridian 4

3, 54307 Hwy 2

Portion of Road Plan 852 0653, closed by Bylaw 9/2014 (to designate with land use)

Adjacent to 1 and 2, 54307 Hwy 2 and St. Albert Trail and north of Neil Ross Road

(1) Bylaw 4/2014 - Municipal Development Plan, Map 2 At the April 28, 2014, Council meeting, a motion was made to refer the Municipal Development Plan to the Capital Region Board as a Regional Evaluation Framework application. The CRB provided a letter approving the MDP amendment, which is included as part of this agenda report (Attachment 5, Letter Capital Region Board, June 13, 2014). Originally, the MDP amendment showed approximately 25 hectares± (61.8 acres±) of gross un-serviced commercial land adjacent to St. Albert Trail. The proposed amendment results in approximately 13.6 hectares± (33.6 acres±) of commercial land along St. Albert Trail. The remaining land would now be designated as residential (Attachment 1, Bylaw 4/2014).

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File No: B.23.1.3

Final approval of this amendment is required before the proposed amendments to the ASP and LUB, also included in this report, can be approved. (2) Bylaw 6/2014 - Erin Ridge North Area Structure Plan (ASP) Amendment, Phase 2 The proposed amendment to the Erin Ridge North Area Structure Plan will result in the addition of 55.7 hectares± (137.6 acres±) of land to the Plan area north of Neil Ross Road. Originally, this amendment was brought to Council with land uses identified for the entire area. Subsequent to that initial date, issues have arisen around the wetland and associated drainage system in the north east section of this Plan area. Therefore, this current proposal identifies land uses only in the southwest corner, in an area unaffected by these issues. The proposed amendment now identifies the wetland and affected areas as a future development area. There are no changes to the land uses proposed in the southwest portion from those originally presented to Council. The amendment, as now presented to Council, will enable the developer to move forward with development on the southwest portion, while ensuring continuing discussions about the mitigation of issues around the wetland and drainage. For the portion of the amendment area for which land uses are being designated, uses will include commercial, medium/high density residential, low density residential, park, and public utility lots. A collector roadway extending north would provide access to the area. (Attachment 2, Bylaw 6/2014, Figure 2 Future Land Use). Ninety-two (92) low density residential units and 324 medium/high density residential units are proposed with this amendment. When combined with the remainder of Erin Ridge North first phase, the density is 43 dwelling units per net residential hectare. This meets the CRB minimum density target of 30 dwelling units per net residential hectare. The overall statistics for the Erin Ridge North Area Structure Plan include 67% of the total units as multiple-family units, which meets the MDP policy requiring a minimum 30% of dwelling units be multiple-family units. (3) Bylaw 7/2014 - Land Use Bylaw Amendment, Schedule A The amendment to the Land Use Bylaw is for Schedule A. The current land use district is Urban Reserve (UR) and the amendment proposes:

• Corridor Commercial (CC); • Medium / High Density Residential (R4); • Low Density Residential (R1); • Public and Private Service (PS) for pump station (storm water and sanitary);

and • Public Park (P).

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File No: B.23.1.3

The area of land being redistricted is the same area of land that is receiving land use designations under the ASP amendment (Attachment 3, Bylaw 7/2014). Urban Reserve will remain as the land use district on the parcels of land not districted. Stakeholder Communications or Engagement The application was re-circulated to properties within a 100-metre radius, referral agencies, and City administration to advise of the proposed change to the ASP amendment area (Attachment 6, Public Engagement). Staff received comments from seven (7) external agencies (Attachment 7, External Correspondence). City Administration

• Transit asked if a temporary all-weather turnaround could be at the north end of the north-south roadway. This is not possible because the roadway would extend into the wetland/drainage pond that is still being discussed. The all-weather turnaround is required on the roadway extending east.

• Recreation clarified that when the full area of Erin Ridge North Phase 2 is

developed, 10% of the land area will be dedicated as municipal reserve.

• Economic Development acknowledged there is no change from the original application for uses in the southwest portion of the Plan area.

Implications of Recommendation(s) Approval of the MDP amendment is required before approval of the ASP amendment can be given, as the MDP amendment directly impacts the ASP amendments. The ASP and LUB amendments, as now presented to Council, will enable the developer to move forward with development on the southwest portion, while ensuring continuing discussions about the mitigation of issues around the wetland and drainage. a) Financial:

• The fiscal impact analysis that was prepared for the full build out for Erin Ridge North Phase 2 is still applicable, so no new analysis was undertaken.

b) Legal / Risk:

• None identified at this time.

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File No: B.23.1.3

c) Program or Service:

• As identified in the April 28, 2014, agenda report many departments have incremental impacts when an area in the City is developed.

d) Organizational:

• The immediate impact will be to Planning, Engineering, and Legal as subdivision plans, engineering drawings, and agreements are submitted for review and approval.

Alternatives and Implications Considered Delays in the decisions on either the MDP or ASP amendments may in turn delay the upcoming proposed amendment of the Erin Ridge North ASP for the King of Kings church site. Two different amendments to the same ASP must be assessed consecutively, not concurrently, to ensure clear analysis of the land use development statistics and overall compliance with MDP and CRB policies. Refusal of the ASP amendment for Erin Ridge North Phase 2 would result in delays of development in this subject area. Strategic Connections a) Council’s Strategic Outcomes and Priorities

• CULTIVATE ECONOMIC PROSPERITY: A diversified, robust and resilient economic foundation to support growth and community service delivery.

• CULTIVATE EXCELLENCE IN GOVERNMENT: A responsive, accountable government that delivers value to the community.

b) Long Term Plans • Municipal Development Plan (MDP) Bylaw 15/2007.

c) Corporate Objectives

• Ensure our customers are very satisfied. d) Council Policies

• Not applicable.

e) Other Plans or Initiatives • Not applicable.

City Council Agenda


File No: B.23.1.3

Attachments

1. Bylaw 4/2014, Amendment 14 to the Municipal Development Plan Bylaw 15/2007 (Map 2).

2. Bylaw 6/2014, Amendment 4 to the Erin Ridge North Area Structure Plan Bylaw 33/2009 (Phase 2).

3. Bylaw 7/2014, Amendment 113 to the Land Use Bylaw 9/2005, Schedule A. 4. Location Map of Amendment Area. 5. Letter, Capital Region Board to City of St. Albert, June 13, 2014. 6. Deciding to Engage Template, Erin Ridge North (ERN) Phase 2. 7. Public Engagement, External Correspondence. 8. Erin Ridge North (ERN) Phase 2 Agenda Reports dated April 28, 2014,

June 23, 2014, and July 7, 2014, without attachments, previously circulated. Originating Department(s): Planning & Development Author(s): General Manager Approval:

Lenore Mitchell, Senior Planner Patrick Draper, Acting GM, Planning & Engineering

City Manager Signature:

Date:

ATTACHMENT 1

BYLAW4/2014 (Page 1)

CITY OF ST. ALBERT

BYLAW 4/2014

Being Amendment 14 to Municipal Development Plan Bylaw 15/2007

The Council of the City of St. Albert, duly assembled, hereby ENACTS AS FOLLOWS: 1. Bylaw 15/2007, being the Municipal Development Plan Bylaw, is amended by

deleting Map 2 – Future Land Use and substituting it with Map 2 – Future Land Use hereto attached as Schedule “A”.

2. The Chief Administrative Officer is authorized to consolidate Bylaw 15/2007.

READ a first time this 28th day of April, 2014. READ a second time this day of , 2015. READ a third time this day of , 2015. SIGNED AND PASSED this ________ day of ___________, 2015.

MAYOR

CHIEF LEGISLATIVE OFFICER

ATTACHMENT 1

BYLAW4/2014 (Page 2)

Schedule “A”

Future Land Use

Schedule A ATTACHMENT 2

ERIN RIDGE NORTH

Area Structure Plan Bylaw 33/2009

As Amended February 2, 2015 - Bylaw 1/2015

ERIN RIDGE NORTH AREA STRUCTURE PLAN

Part 1 Introduction

SCHEDULE “A” TO BYLAW 33/2009 (Page i)

TABLE OF CONTENTS Page

1.0 INTRODUCTION ............................................................................. 1 1.1 Purpose ........................................................................................ 1 1.2 Authority of the Plan ..................................................................... 1 1.3 Timeframe of the Plan .................................................................. 2 1.4 Interpretation of the Plan .............................................................. 3

1.4.1 Map Interpretation ...................................................... 3 1.4.2 Application of the Plan ............................................... 3

1.5 Objectives ..................................................................................... 4 1.6 Property Ownership Patterns ........................................................ 4 1.7 Planning Context .......................................................................... 4

1.7.1 Intermunicipal Development Plan (IDP) ..................... 5 1.7.2 Municipal Development Plan (MDP) .......................... 5 1.7.3 Existing Area Structure Plan ...................................... 5 1.7.4 Land Use Bylaw (LUB) ............................................... 5 1.7.5 Transportation Master Plan (TMP) ............................. 6 1.7.6 Utility Master Plan (UMP) ........................................... 6

2.0 SITE ANALYSIS .............................................................................. 8 2.1 Natural and Cultural Features ....................................................... 8

2.1.1 Topography and Drainage ......................................... 8 2.1.2 Sturgeon River Designated Flood Line ...................... 8 2.1.3 Geotechnical Conditions ............................................ 8 2.1.4 Vegetation Resources ................................................ 9 2.1.5 Natural Site Assessment .......................................... 10 2.1.6 Environmental Site Assessment .............................. 11 2.1.7 Heritage Resources ................................................. 12

2.2 Current Development Patterns ................................................... 13

3.0 LAND USE CONCEPT .................................................................. 14 3.1 Future Land Use Map ................................................................. 14 3.2 Land Use Concept: Major Development Patterns ...................... 14 3.3 Residential Land Use .................................................................. 15

3.3.1 Low Density Residential ........................................... 15


Part 1 Introduction

SCHEDULE “A” TO BYLAW 33/2009 (Page ii)

3.3.2 Medium Density Residential ..................................... 15 3.3.3 Institutional/Medium Density Residential ................. 16 3.3.4 Medium to High Density Residential ........................ 16 3.3.5 Supportive Housing .................................................. 16

3.4 Commercial................................................................................. 17 3.5 Institutional ................................................................................. 18 3.6 Parks and Open Space ............................................................... 18

3.6.1 Trails ........................................................................ 19 3.6.2 Woodlot .................................................................... 19 3.6.3 School/Park Site ...................................................... 20 Table 3-1: Student Population Projection ..................................... 21 3.6.4 Stormwater Management Facilities (SWMFs) .......... 21

3.7 Development Statistics ............................................................... 22 Table 3-2: Development Statistics ................................................ 24

4.0 TRANSPORTATION ..................................................................... 26 4.1 Arterial Road Network ................................................................. 26 4.2 Collector and Local Road Network ............................................. 27 4.3 Transit ......................................................................................... 28 4.4 Pedestrian/Bicycle Links ............................................................. 28 4.5 Noise Attenuation ....................................................................... 28 4.6 Off-Site Levies ............................................................................ 29

4.6.1 Notes ................................................................................. 29 4.7 Capital Recreation Fees ............................................................. 29 4.8 Crime Prevention Through Environmental Design (CPTED) ...... 30 4.9 Timing of Development – Coal Mine Road ................................. 30

5.0 UTILITY SERVICES ...................................................................... 31 5.1 Water Supply and Distribution .................................................... 31 5.2 Wastewater Collection System (Sanitary) ................................... 31 5.3 Stormwater Management ........................................................... 32 5.4 Shallow Utilities ........................................................................... 34 5.5 Public Utility Lots (PULs) ............................................................ 34 5.6 Timing of Development – Stormwater Management ................... 34

6.0 IMPLEMENTATION ...................................................................... 35 6.1 Development Staging ................................................................. 35 6.2 Redistricting and Subdivision ...................................................... 35


Part 1 Introduction

SCHEDULE “A” TO BYLAW 33/2009 (Page iii)

6.3 Building Inspections .................................................................... 36

LIST OF FIGURES Page Figure 1 Location Map ...................................................................... 37 Figure 2 Future Land Use ................................................................. 38 Figure 3 Transportation .................................................................... 39 Figure 4 Water Servicing .................................................................. 40 Figure 5 Wastewater Collection System ........................................... 41 Figure 6 Stormwater Management ................................................... 42 Figure 7 Legal Descriptions .............................................................. 43 Figure 8 Municipal Reserve .............................................................. 44 Figure 9 Constraints ......................................................................... 45 Figure 10 Phase 2 Staging Plan ......................................................... 46 Figure 11 Aerial Photo ........................................................................ 47


Part 1 Introduction

SCHEDULE “A” TO BYLAW 33/2009 (Page 1)

1.0 INTRODUCTION 1.1 Purpose

(1) This plan establishes the conceptual land use, transportation and servicing patterns for Erin Ridge North to implement the Municipal Development Plan (MDP), which designates this sector of the city for commercial, residential and institutional uses. Erin Ridge North has two phases.

(2) Servicing standards, population analysis and other details supporting this Area Structure Plan (ASP) for Phase 1 are referenced in the Erin Ridge North Area Structure Plan Technical Report (Technical Reports) Volumes I and II dated July 2009 and input from Al-Terra Engineering. Phase 2, is referenced in the Erin Ridge North Area Structure Plan Technical Report (Technical Reports) dated July 2013, as assembled by ISL Engineering and Land Services. The documents were used to prepare this Bylaw.

1.2 Authority of the Plan The Erin Ridge North Area Structure Plan (ASP) has been adopted through a bylaw passed by Council in accordance with the Municipal Government Act (MGA).

This plan is in keeping with the Proposed Future Land Use Concept (2012), Map 4 of the Intermunicipal Development Plan Bylaw 7/2001, as amended by Bylaws 1/2005, 2/2005, 19/2011 and 18/2012 shows the area as commercial corridor, and urban residential.

The MGA identifies an ASP for the purpose of providing a framework for subsequent subdivision and development of the area. The ASP is to describe sequence of development, land use purposes, population density, and general location of transportation, public utilities, and other matters Council considers necessary. The approval of the Erin Ridge North Area Structure Plan does not guarantee development rights. At the time of subdivision, detailed engineering drawings and plans of subdivision will be reviewed and the City will then determine if development can proceed. In order to encourage development


Part 1 Introduction


within the City of St. Albert, Council, by approving this Area Structure Plan, acknowledges the following limitations:

• That final approval of any servicing agreements remains subject to a review of plans of subdivision and detailed engineering drawings as per the City Engineering Standards, Utility Master Plan (UMP), Transportation Master Plan (TMP), Transportation System Bylaw (TSB), Municipal Development Plan (MDP), Land Use Bylaw (LUB), and any other documents, Municipal or otherwise, the City determines relevant to the development. The approval of this ASP does mean approval of any servicing agreement, future districting, subdivision, development agreement, development permit, or building permit.

• That the City reserves the right to apply any additional infrastructure servicing specification to the lands covered by this ASP in order to provide quality services to the citizens.

• That all development expenses and other costs, of every nature and kind, are expended at the developer’s sole risk, and that any additional expenses incurred by the development as a result of any modification resulting from the aforesaid Engineering Standards are at the developer’s expense.

• The City is not responsible financially or otherwise, to provide infrastructure to support development of this ASP.

1.3 Timeframe of the Plan

The Area Structure Plan is future-oriented and depicts how Erin Ridge North Phases 1 and 2 are expected to be developed over a period of time and through a series of public and private sector initiatives. The completion of Phases 1 and 2 is a ten year estimated timeline for full build-out and is dependant on servicing capacities and the market demand. While the plan envisions a desired future, changes to the plan may be required to respond to new circumstances. Thus, to ensure that it remains current and relevant, the plan may be reviewed, updated, and amended either generally or in regard to a specific issue as determined necessary by Council or when the Municipal Development Plan (MDP) is updated.


Part 1 Introduction


1.4 Interpretation of the Plan

1.4.1 Map Interpretation

Due to the small scale of the ASP maps, the boundaries or locations of any symbols or areas shown on a map within the ASP are approximate and not absolute, and are to be verified at the time of subdivision. With the exception of surveyed delineations, boundaries and symbols on the maps are not intended to define exact locations except where they coincide with clearly recognizable physical features or fixed boundaries such as existing road or utility rights-of-way. Minor deviations on the boundaries between land uses may be allowed, at the discretion of Planning and Development Department Administration, as long as the general location of land uses does not change or create potential impacts to surrounding land uses (existing or proposed), and the overall statistics for the neighbourhood are still achieved. While proposed roads and walkways are shown in order to illustrate possible alignments, the local road alignments and walkway locations are subject to verification and possible realignment at the time of subdivision. The dry pond location as shown in the lower southwest corner of the Plan Area will be determined at the time of subdivision or Development Permit.

1.4.2 Application of the Plan

The Erin Ridge North ASP shall apply to the area shown on Figure 1. The area is located in the northeast quadrant of St. Albert and is bounded by:

• Erin Ridge neighbourhood to the south;

• Neil Ross Road (NE Sector Arterial) to the north is the boundary for Phase 1;

• North City limits is the north boundary for Phase 2;

• St. Albert Trail to the west; and

• City limits (Range Road 253) to the east.

Phase 1 of the ASP encompasses an area of 93.7 hectares inclusive of Coal Mine Road and the right-of-way adjacent to St. Albert Trail. Phase


Part 1 Introduction


2 encompasses an area of 55.7 hectares. The two phases combined have an area of 149.4 hectares.

1.5 Objectives

The objectives of this ASP are to:

• develop a neighbourhood that connects to the adjacent Erin Ridge neighbourhood and is connectable to surrounding future development;

• provide an urban commercial area to serve residents and the region;

• create a community where the pedestrian circulation routes link residential areas to schools, parks and open space, commercial/retail areas, and to future and existing adjacent neighbourhoods;

• provide a range of housing options to cater to a range of income, age and social groups, as well as tenure, which includes apartments, townhouses, semi-detached houses, single family houses, and may include mixed use developments; and

• establish good connectivity for transit and to the future transit station proposed on the west side of St. Albert Trail.

1.6 Property Ownership Patterns

The majority of the land within the ASP boundary is owned by Landrex Hunter Ridge Inc. and Landrex (Alberta) Developments Inc. The other three landowners include the King of Kings Lutheran Church; St. Albert Honda (under 1073843 Alberta Ltd., a numbered company); and the City of St. Albert. The City of St. Albert owns the road rights-of-way for St. Albert Trail, Neil Ross Road, and Coal Mine Road. Figure 7 provides the legal descriptions of the parcels of land within the Plan Area.

1.7 Planning Context The ASP has been prepared within the context of the statutory planning system in St. Albert, as well as other non-statutory master planning and servicing initiatives, which provides guidance for the future land use and development options of Erin Ridge North.


Part 1 Introduction


1.7.1 Intermunicipal Development Plan (IDP) The Intermunicipal Development Plan for Sturgeon County and the City of St. Albert applies to these lands. The IDP designates lands with three proposed future land uses: commercial corridor, institutional, and urban residential. With Bylaw 1220/10, Sturgeon County repealed their portion of the IDP, while the City of St. Albert continues to maintain the IDP as of the writing of this ASP.

1.7.2 Municipal Development Plan (MDP)

The City of St. Albert MDP, Bylaw 15/2007, as amended, Future Land Use Policy, Map 2, designates the Plan Area as commercial, institutional and residential.

The Transportation Network, Map 5, MDP, includes the proposed Neil Ross Road (NE Sector Arterial) from St. Albert Trail east to the City’s boundary as adopted by Council in Bylaw 15/2007 through amendment 11/2012. The naming of Neil Ross Road was announced March 15, 2013.

1.7.3 Existing Area Structure Plan

The original version of the Erin Ridge North Area Structure Plan was adopted on January 11, 2010, with amends in March 2011, April 2013, and February 2015.

1.7.4 Land Use Bylaw (LUB) The City’s Land Use Bylaw, Bylaw 9/2005, as amended, controls development of the lands within the neighbourhood. The Urban Reserve District is a holding district for orderly transformation to future urban expansion or intensification development. Changes to the land use district will be required through an amendment to the Land Use Bylaw (redistricting), ahead of development.

The ASP Future Land Use map demonstrates the base land uses and descriptions within this document describe the expected uses and densities. Land uses that are anticipated are: commercial, public and private services, institutional facilities, low density residential, medium


Part 1 Introduction


and medium-high density residential, public park, and stormwater management facilities (as public utility lots).

1.7.5 Transportation Master Plan (TMP) The Transportation Master Plan (2008) prepared by ISL for the City of St. Albert applies to these lands as the TMP was developed with consideration to the annexed lands. The TMP shows road patterns at various population horizons. In both the 75,000 and 105,000 population horizon proposed roadway network (Exhibit 4.18 and 4.25 of the TMP), Coal Mine Road is designated as a collector road. By the 105,000 population horizon, an arterial road is shown connecting from Ray Gibbon Drive east to the City’s boundary and two new parallel collector roads extending north from Coal Mine Road to the City’s north boundary. The Transportation Master Plan is scheduled to be updated in 2015.

1.7.6 Utility Master Plan (UMP) The Utility Master Plan (UMP) (2014) for the City of St. Albert is a general framework for providing utility services to future developments (water, wastewater, and stormwater management). The timeframe for extending services is based on the pace of development and the ability of front ending parties to design and construct necessary infrastructure components.

The Oakmont Water Main Phase 2 would be extended to support development in the Erin Ridge North area and surrounding future development. Water mains are anticipated to be installed in 2014 to the Erin Ridge North ASP area as part of the first stage of development. On the west side of St. Albert Trail, a pump house and reservoir are planned for the future to provide the adequate level of service for water distribution for the north part of St. Albert.

A future northeast lift station for wastewater collection is proposed to be constructed to service the build-out of Erin Ridge North Phase 2. The location for the northeast lift station will be determined at the time of


Part 1 Introduction


design. The future northeast lift station would be connected with a future northeast force main.

The current stormwater management release rate is 2.5 litres, per second, per hectare (L/s/ha) for the Sturgeon River. Should release rates be altered, additional studies showing the impact on downstream stormwater facilities must be completed.

Currently, there is very limited servicing capacity within the existing infrastructure. The existing capacities do not have the ability to support the complete development of Erin Ridge North. Necessary off-site work is outlined within the Utility Master Plan and delineated in the Off-Site Levy Bylaw, as amended. Currently, there is very limited servicing capacity within the existing infrastructure. The existing capacities do not have the ability to support the complete development of Erin Ridge North Phase 2. In order for development to proceed, significant front-ending of infrastructure will be required to provide essential services to the development area, as delineated in the Off-Site Levy Bylaw, as amended.


Part 2 Site Analysis


2.0 SITE ANALYSIS 2.1 Natural and Cultural Features

2.1.1 Topography and Drainage Erin Ridge North Phase 1 and 2 lands are generally flat with ground elevations ranging between 690 metres to 684 metres. Phase 1 has a shallow ridge that runs across the subject lands from southwest to northeast. The land slopes from west to east towards the Sturgeon River on the east side of the shallow ridge. On the west side of the shallow ridge, lands slope from east to west into a localized low lying area located in Phase 2. In Phase 2, the low point is a wetland that has a drainage channel and weir used to hold water draining from lands to the north and as a catchment pond for stormwater from Highway 2 (St. Albert Trail). The management of the stormwater from the north needs to be addressed so that the stormwater from the north is not impacting development of Erin Ridge North Phase 2. Full development of phase 2 may not be able to proceed until the stormwater issue has been addressed.

2.1.2 Sturgeon River Designated Flood Line The lands are above the Designated Flood Line for the Sturgeon River.

2.1.3 Geotechnical Conditions Geotechnical investigations within the Plan Area are documented in the report Geotechnical Investigation-Proposed Bellerose Lands Residential Subdivision North of Coal Mine Road and East of Highway 2 Sturgeon County, Alberta, prepared by J.R. Paine & Associates Ltd. in April 2001 with fieldwork completed in May 2000 for Landrex Developers Inc. The report provides a summary of the general soil and groundwater conditions and an assessment of conditions for site development, site grading, residential construction, the construction of roadways, the installation of sewer and water systems and the construction of stormwater management facilities. Forty-nine testholes for the whole of Landrex’s land were drilled for Erin Ridge Phases 1 and 2. In December 2012, an additional four testholes were drilled for Plan 982 3579, Lots 1




and 2, as these are now owned by Landrex. No test holes were drilled for properties owned by King of Kings Lutheran Church or St. Albert Honda, which are within the Plan Area.

Generally, the soil profile consists of topsoil, glaciolacustrine clay, glaciolacustrine silt and some sand. The two reports presented guidelines and standards for the construction of all components of commercial and residential development. The identified water tables are between 0.12 metres to 8.8 metres below the ground surface. King of Kings Lutheran Church and St. Albert Honda sites, located in the southwest portion of the Plan Area, require borehole testing and geotechnical review at the subdivision or Development Permit stage by a professional engineer to outline any potential mitigation strategies. Areas of high ground water levels in the Plan Area may require further investigation at the time of subdivision or Development Permit and building construction stage to identify mitigation measures addressing hydro-geological concerns. If an acceptable strategy cannot be obtained, then the land may be deemed unsuitable for development.

2.1.4 Vegetation Resources

In June 2008, Stantec prepared a natural areas report for the City of St. Albert, St. Albert Natural Areas Review and Inventory, which served as an addendum to the St. Albert Natural Areas Review and Inventory, 1999 prepared by Spencer Environmental Management Services Ltd. The Addendum covered the lands annexed into St. Albert in 2007.

Within Phase 1 of the Plan Area is a woodlot that is shown in the Addendum as a Locally Significant Natural Area (NE 27). The woodlot is an area with a diverse plant and animal community. The area has aspen, balsam and willow wetland. The woodlot is a remnant of a larger habitat and is on the decline in the region. This is currently a good habitat for ungulates (deer) and birds.

The wetlands within the woodlot were assessed further on May 5, 2009 with a site reconnaissance by Stantec. The woodlot is approximately 4.87 ha and contains three wetland zones that comprise of Class I and III wetlands. The wetlands have been in existence since at least 1950, which is shown on aerial photos from 1950 to the present. The woodlot




as it matures may draw down the wetlands and with recent drought conditions have low volumes of water.

Alberta Sustainable Resources Development (ASRD) must verify if the bed and shore of the wetland will be claimed by the Provincial Government under the Public Lands Act. If the wetlands are disturbed, then Alberta Environment, who administers the Water Act, will likely require compensation under the Water Act for the disturbed wetlands in the woodlot.

The MDP, Policy 10.2 indicates the City of St. Albert shall protect not only provincially and regionally significant areas, but also locally significant, sustainable areas, except where the protection compromises other necessary parks, trails and open space requirements in a neighbourhood. The City acknowledges that 70%± of the woodlot will be retained. The woodlot does not qualify as Environmental Reserve under the Municipal Government Act and the City has elected not to purchase the remaining woodlot as it cannot be confirmed if the tree stand will be sustainable once development and urbanization of the surrounding area occurs.

Stantec prepared a study in June 2013 for Erin Ridge North Phase 2. Within Phase 2 of the Plan Area is a wetland that is shown in the Addendum as a Regionally Significant Natural Area (NE 23). The wetland has an area of 16.5 hectares± and a wetland classification as Seasonal Pond (Class III). This wetland links with two smaller wetlands and a drainage channel to Carrot Creek. There is a woodlot with an area of 1.85 hectares±, located on the east property boundary that is Locally Significant (NE 22). The report prepared for Landrex Hunter Ridge Inc. indicated that Alberta Environment and Sustainable Resource Development (AESRD) will not claim the bed and shore of the wetland area. The woodlot will not be retained and will be developed.

2.1.5 Natural Site Assessment EcoMark Ltd. prepared a Stage 1 Preliminary Natural Area Assessment for Portion of NW-16-054-25-W4M, St. Albert, Alberta on July 4, 2008, with a site inspection on June 10, 2008.

The assessment confirmed a woodlot of 4.87 hectares in size. This woodlot is a Locally Significant Natural Area. There are several




environmental elements rated high in the woodlot that make it a Locally Significant Natural Area, which include flora, fauna, site size, ecological linkages, biological diversity, vegetation, and bird habitat. Should the site be reduced in size this may have a neutral to negative effect on its sustainability for flora, fauna, ecological linkages and vegetation. A neutral to positive effect may occur to bird habitat as naturalized stormwater ponds are created in other parts of the development. The biological diversity may increase with the stormwater ponds if their development includes the planting of wetland vegetation.

The site inspection determined the area had visits from robin, crow, black-billed magpie, black-capped chickadee, and Franklin’s gull. At the time of inspection, there were heavy rains so songbirds were not present, but the vegetation is considered suitable for songbirds. The habitat of the area is not suitable for fish. The area would be common to snakes, frogs, toads, and salamanders.

At the time of inspection, the woodlot showed signs of moose and red squirrel. The forested area would also be habitat to chipmunk, snowshoe hare, shrew, and vole. The woodlot is suitable habitat for white-tailed deer, mule deer, and moose. The habitat of the woodlot is also a high quality nesting and feeding habitat for bird species.

The proposed retention of 70%± of the woodlot will provide home to some forms of wildlife; however, the nature of the area will also change because of the overall development in the area. The remaining woodlot will need to be maintained and managed to sustain many of the features it offers. It is questionable as to whether it will continue to be used by ungulates once development occurs in the area.

2.1.6 Environmental Site Assessment A Phase 1 Environmental Site Assessment (ESA), based on the Canadian Standards Association (CSA) outlined in document Z768-01, Phase 1 Environmental Site Assessment (reaffirmed 2006), was completed in June 13, 2008 for the Landrex Hunter Ridge Inc. owned lands within Erin Ridge North Phase 1. The Phase I ESA indicated a Phase II ESA be conducted in the area surrounding the above ground storage tanks, the areas surrounding the storage barrels, and the areas of stressed vegetation, which were associated with farming activities.




A Phase II Environmental Site Assessment (ESA), based on the Canadian Standards Association document Z769-00 was conducted on May 7, 2009. The analysis determined there is no impact from former farming activities and no remediation is required. However, the granaries contain high levels of lead; thus, when they are removed they must be treated as hazardous material and disposed of in a safe, environmentally sound manner.

Erin Ridge North Phase 1 contains an abandoned oil well site that requires physical access. This wellhead must be located on privately held lands and provide adequate accessibility according to all pertinent standards and legislation.

A Phase I Environmental Site Assessment (ESA) was conducted for Erin Ridge North Phase 2 for the SW ¼-21-54-25-W4M and Plan 982 3579, Lots 1 and 2 with a site visit on January 25, 2013. The findings included potential soil and water contamination in areas that had equipment lay-down operations, historic oil pipeline, oil wells, septic systems, water wells, and hazardous building materials. Soil sampling is advised with potential for remediation. In addition, there are two oil wells located just southwest of Plan 982 3579, Lot 2, and east of St. Albert Trail that do not have reclamation certificates, see Figure 9, Constraints. These two oil wells each require a reclamation certificate and provide a determination if a 5-metre radius setback is sufficient. Setback requirements are determined and regulated by Alberta Energy Regulator (AER). The wellheads should remain as privately held lands with appropriate physical access according to all pertinent standards and legislation. The City will not assume ownership or liability for a wellhead.

2.1.7 Heritage Resources

ISL Engineering and Land Services, on behalf of Landrex Hunter Ridge Inc., was given Historical Resources Act clearance to proceed with development within Section 16, Township 54, Range 25, W4M and Section 21, Township 54, Range 25, W4M. A letter was provided from Alberta Tourism, Parks, Recreation and Culture that indicated the site has been cultivated for many years and has low potential for archaeological or palaeontological resources. Any existing structures are on file or are too new to be of historical value.




2.2 Current Development Patterns

The Plan Area is bordered to the north by cultivated fields that are within Sturgeon County, to the east are farmland and a treed homestead, to the south are residential dwelling units within the Erin Ridge neighbourhood, and to the west is St. Albert Trail.

The Plan Area was predominantly in agricultural use with some tree cover as discussed in Section 2.1.4 and 2.1.5. In the lower southwest corner of the Plan Area is a religious assembly use.

A portion of Gibson oil pipeline in the northwest portion of the site was been removed and remediated (Klohn Crippen Berger, February 2011, File A05035A04). Two Telus fibre optic cables exist in north-south alignments and will be realigned as development occurs, in cooperation with Telus. FortisAlberta has overhead power transmission lines to the southeast of the Plan Area and at time of development FortisAlberta will determine how to integrate the lines into the Plan Area, including burial or relocation.


Part 3 Land Use Concept


3.0 LAND USE CONCEPT 3.1 Future Land Use Map

The Future Land Use Map for Erin Ridge North is shown on Figure 2. This map consists of a series of areas and symbols that define expected future land use and roadway patterns for the subject lands.

3.2 Land Use Concept: Major Development Patterns Three land use types will dominate the future Erin Ridge North – commercial, residential, and institutional.

Erin Ridge North is situated adjacent to St. Albert Trail, which is a commercial corridor. Commercial uses will service both local and regional shopping interests.

Phase 1

The residential components within Phase 1 of the Plan Area include medium density residential, with medium to high density residential primarily adjacent to the commercial uses. A large stormwater management facility separates the medium to high density residential from the low density residential. The medium to high density residential area would consist of densities of 94 to 141 dwelling units per hectare. The medium density residential area could have a density of approximately 35 units per hectare and up to 94 units per hectare and would feature uses such as low rise apartments and townhouses. The low density residential areas would have a density of 12 to 20 units per hectare with development of single family, duplex, and semi-detached dwelling units. The total number of dwelling units proposed is 1,260 units. The proposed developable residential area is 32 hectares±, which is 34% of the gross developable area for the Plan Area.

Within the Plan Area, there is land shown as institutional use. This accommodates an existing church and would allow future development of the church site for a private school and accessory uses. The institutional/medium density residential would allow for a mixed use development that could include religious assembly with multiple dwelling units up to a density of 90 dwelling units per hectare.




Phase 2

The residential components within Phase 2 of the Plan Area include medium/high density residential adjacent to the commercial with a road separating the low density residential area. The low density residential area has some walkways connecting the various cul-de-sacs and a large stormwater management facility to support development of Phase 2. The overall area for Phase 2 is 55.7 hectares; however, only 21.8 hectares is being designed with land uses. The remaining 33.9 hectares will be designated as future development area. The proposed number of dwelling units is 416 units.

The proposed net residential density for Phases 1 and 2 is 43.5 dwelling units per net residential hectare.

3.3 Residential Land Use

3.3.1 Low Density Residential Phase 1, low density residential land use will comprise of 23 hectares± of land. The number of low density residential units anticipated is 460 dwelling units. Low density may include single-family detached, single-family detached with basement suite, semi-detached, and duplex housing forms. Of the number of dwelling units proposed in Phase 1, approximately 37% of the dwelling units will be low density residential.

Phase 2, low density residential will comprise of 4.6 hectares of land with approximately 92 dwelling units. This area could be built under the Land Use Bylaw as Low Density Residential (R1) and (R2) Districts. The combination of Phases 1 and 2 will have a total number of 552 low density residential units, which is approximately 33% of all residential units.

3.3.2 Medium Density Residential In Phase 1, medium density residential development may consist of townhouses and apartment buildings. The land use districts that meet this description are Medium Density Residential (R3) and (R3A). The number of Medium Density Residential (R3) dwelling units proposed is




39 dwelling units. No Medium Density Residential units are proposed in Phase 2.

3.3.3 Institutional/Medium Density Residential

In Phase 1, a mix of land uses are planned to be located on the Institutional/Medium Density site. The concept combines religious assembly with medium density residential land uses. The site will be located on the northeast side of Ebony Way. The site has the potential for development of up to 292 dwelling units, which would comprise up to 23% of the dwelling units within Phase 1. The concept currently proposes low rise apartment buildings and townhouses on the site.

3.3.4 Medium to High Density Residential In Phase 1, medium to high density residential units will be located across a roadway from the commercial areas. The number of dwelling units built is 256 with another 213 units anticipated, which would comprise approximately 37% of the total number of residential units in Phase 1. Phase 2, shows the medium to high density residential units located next to the commercial without a roadway separation. The number of dwelling units proposed is 324 units, which would comprise approximately 78% of dwelling units in Phase 2. The combination of Phases 1 and 2 for medium to high density residential units is expected to have 1,124 units, which is 67% of the overall residential units. This area would most likely be built under the Medium/High Density Residential (R4) Land Use District of Land Use Bylaw 9/2005 as amended, which permits apartment buildings.

3.3.5 Supportive Housing

Supportive housing that includes assisted living is a residential use that can occur within the medium to high density residential. Supportive housing provides support services such as meals and laundry within a group living arrangement. This means the sleep units do not have a full




kitchen. The number of units is 182 with a mix of longer term care and assisted living. The anticipated number of residents will vary because some units can support two people and some units are for singles. The range in population is 182 to 292. An average of 240 residents has been used for anticipated population.

3.4 Commercial

Phase 1

The overall developable area for commercial use is approximately 23% of the gross developable lands, which is approximately 21.9 hectares. The commercial lands are adjacent to St. Albert Trail, and are comprised of three commercial cells. The commercial cell south of Neil Ross Road is developed with Costco with an area of 5.97 hectares±. The commercial cell north of Everitt Drive North has a land area of 13.73 hectares± and may have an internal north-south roadway. These two commercial sites can be accessed from Element Drive North, Neil Ross Road, and Everitt Drive North. The smaller commercial cell south of Everitt Drive North is approximately 2.12 hectares± for a car dealership. The car dealership can be accessed from the future extension of Ebony Way and from Everitt Drive North. There may be potential for a right-in and right-out access from St. Albert Trail between the institutional use and the commercial use. All directional access locations from St. Albert Trail must form a connection to another roadway on the west side of St. Albert Trail; however, right-in and right-out access may be considered for direct access to St. Albert Trail with no crossover to the west side of St. Albert Trail.

Phase 2

The commercial site north of Neil Ross Road has an area of 7.9 hectares±. The commercial area borders a medium and high density residential site. There is no physical separation such as a road from the proposed commercial uses. Mitigation measures may be required to address noise, light, and odour issues created by the commercial uses, to ensure that the adjacent multiple family dwelling units are not impacted.

Two land use districts may be suitable for the development of the commercial cells along St. Albert Trail. The Regional Commercial (RC) District provides the opportunity for quality design and landscaping while providing a safe, pleasant and pedestrian-friendly environment. The other land use district is the Corridor




Commercial (CC) District, which allows for the sale of a wide variety of goods and services to serve the community and surrounding region.

3.5 Institutional The southwest portion of the Plan Area is the site of the King of Kings Lutheran Church. The site is designated as commercial and residential in the Municipal Development Plan. A church is a discretionary use in several land use districts in the Land Use Bylaw.

3.6 Parks and Open Space The parks and open space system in the Plan Area will include trails, the remaining woodlot, a school, parks, and stormwater management facilities. The Municipal Government Act and the Municipal Development Plan specify that 10% of the developable lands be dedicated as Municipal Reserve, which can be used for development of a school, woodlot, parks, and those trails that are not associated with public utility lots.

In Phase 1, there have been previous subdivisions within the Plan Area prior to annexation, some of the Municipal Reserve has already been provided to Sturgeon County as cash in-lieu of dedication. Therefore, instead of 10% Municipal Reserve dedication, the Plan Area for Phase 1 will only see approximately 8% of the land (7.7 hectares) dedicated as Municipal Reserve.

In Phase 2, 10% Municipal Reserve dedication is required, which is 5.6 hectares± of land for the whole amendment area. Municipal Reserve dedication occurs at time of subdivision.

The proposed Municipal Reserve dedication configuration is shown in Figure 8, while the parks and open space system is depicted on the Future Land Use map (Figure 2).

When the addition of road right-of-way is added to the area structure plan boundary for development purposes, 10% Municipal Reserves will be owed on those lands.




3.6.1 Trails Trails will provide connections to the following: the adjoining neighbourhood of Erin Ridge, Erin Ridge North Phases 1 and 2, the commercial areas, the woodlot, the school site, and the stormwater management facilities. Some trails may have Public Utility Lot (PUL) designations where trails are within utility rights-of-way; therefore, no municipal reserve dedication would be granted in these circumstances. The trails must be installed at the time of subdivision so that future residents are aware of trail alignments.

Coal Mine Road is closed between Ebony Way and Eastgate Way, the closed road sections will be developed and enhanced with trails and trees to evolve into a linear park, which will be the responsibility of the developer. The development of Coal Mine Road as a linear park occurred in two phases with the first phase being developed between Everitt Drive and Eastgate Way in 2010 through Bylaw 10/2010. The second phase of the linear park development between Ebony Way and Everitt Drive occurred in July 2013, through Bylaw 14/2013, when Everitt Drive was extended to St. Albert Trail. A road closure bylaw was required for each section of Coal Mine Road to be closed and the timing was agreeable with the City. Coal Mine Road will not receive Municipal Reserve credit as the land is owned by the City.

Some trail connections will join to trails in Erin Ridge that link to Oakmont and further to Red Willow Park.

3.6.2 Woodlot The 4.87 hectare woodlot is considered a Locally Significant Natural Area. This woodlot is a remnant tree stand that has been in place since at least 1950, according to aerial photos. The woodlot provides good habitat for ungulates (such as deer and moose), birds, ground animals, reptiles and amphibians. The major tree species present are aspen, balsam poplar and willow.

To mitigate potential negative effects of development, the following measures would have to be taken as recommended by Stantec and EcoMark.




• Maintain a minimum 5-meter vegetated buffer around the exiting forested area to protect valuable edge habitat.

• Maintain surface drainage to the forested area.

• Plant forest vegetation in upland areas throughout the development and stormwater management facilities to promote habitat connectivity.

• Designate naturalized pathways (such as wood chip) along the forest boundary and through an existing game trail to prevent excess trampling of the forested area.

• Place appropriate signs to discourage residents from walking off designated trails.

• Prior to construction, fence or flag natural features and review mitigation measures with the construction contractor(s).

• Avoid clearing of native vegetation between April 15 and the end of August as this is nesting time for migratory birds and a breeding period for wildlife.

• All disturbed areas should be re-vegetated with native vegetation and all debris from construction removed.

The woodlot will be reduced to about 70%± of its existing size from 4.87 hectares± to 3.4 hectares±. The type of habitat the woodlot supports will change; however, it will still provide a place for birds and small ground animals. Steps will have to be taken to maintain the remaining woodlot and create trails that provide access while preventing further degradation of the area. The site has Municipal Reserve designation.

3.6.3 School/Park Site A school site of 2.5 hectares is within in Phase 1 adjacent to Everitt Drive North. In 2013, the Alberta of Government announced the school site in Erin Ridge North is for the St. Albert Public School Board.

At full build-out, Phase 2 will have two park areas with one site near multiple family sites and the second one on the minor collector roadway near the low density residential sites. Most connecting walkways within




Phase 2 have infrastructure services beneath them; hence, the walkways are Public Utility Lots and do not receive Municipal Reserve Credit.

Table 3-1: Student Population Projection

Age Grades

% of 2014 City of St. Albert Census age composition population

60,037

Student Generation Erin Ridge

North Population

3,984 5-9 K-4 6.4% 255 10-14 5-9 6.6% 263 15-19 10-12 7.1% 283 Total 801

The anticipated number of students in the Erin Ridge North neighbourhood at full build-out is around 800 students between the ages of 5 to 19 years. This is based on the City of St. Albert 2014 Census Age Composition population of 60,037, the anticipated population of 3,984 for Erin Ridge North, and the percentage of each age/grade category. At time of development, the most current Census for St. Albert and consultation with school boards will occur to better anticipate student population.

3.6.4 Stormwater Management Facilities (SWMFs)

Phase 1

Three stormwater management facilities are proposed within Phase 1, with two as wet ponds and one as a dry pond. These facilities may be connected through a combination of overland flows and buried pipes. The stormwater management facilities will be dedicated as Public Utility Lots (PULs); therefore, no Municipal Reserve credit will be given for PUL uses. Municipal Reserve credit may be provided to trail areas, based upon City policies, to be determined at the time of subdivision.

The design of the SWMFs will maximize the opportunity to complement or enhance the fragmented habitat in the Plan Area. This can be accomplished through plantings that are supportive of wildlife and bird




life that access wetlands and marshes. The SWMFs will also be designed to provide visual amenities for passive recreational uses. The exact location and appropriate uses of the dry pond that is shown in the southwest corner of Plan 942 3702, Lot C (Lutheran Church site), will be determined at time of Development Permit or subdivision in consultation with Engineering Services and Recreation. The dry pond is to serve the church’s land.

Phase 2

Two wet stormwater management facilities are proposed within Phase 2. The north pond, not shown on site plan, would service approximately 32.5 hectares± and is connected to the south pond hydraulically with a 1,500 mm pipe. The south pond in the future will control the levels of the north pond. The south pond will serve an area of 30.4 hectares±. The downstream capacity is limited and cannot fully support the stormwater from Phase 2 and lands north of the development that are flowing onto this parcel. The developer proposes Real Time Control until such time an outfall pipe, potentially through Sturgeon County or within City boundary is developed. It is estimated that stormwater would be held in ponds until there is capacity downstream for drawdown and release to Sturgeon River. The timing of this outfall pipe has no time horizon.

3.7 Development Statistics

The development statistics for Phases 1 and 2 of the Plan Area are shown, quantitatively, in Table 3-2.

The titled area is 149.4 hectares and the gross developable area is 149.4 hectares, as there is no Environmental Reserve to be dedicated in the Plan Area. All roads are included within the developable area. The residential area is 38.5 hectares±, which is 26%± of the developable area. The commercial area is 29.8 hectares±, which is 20%± of the developable land. Phase 2 has 33.9 hectares of future development area. When the wetland/drainage issue has been addressed, an amendment to the ASP will be required to designate land uses for this area. The remaining developable lands are shown in the Table 3-2 Development Statistics.

The population per household fluctuates depending on the type of dwelling unit as indicated in the City of St. Albert Census 2014. In the low density units, of which 552 units are projected, 2.96 persons per household are anticipated. In




the medium density residential area, 39 units are projected and the number of persons per household is 2.14. In the medium/high density residential area, 793 units are projected at 1.77 persons per household. In the institutional/medium density residential, 292 units are projected with 2.14 persons per household. The population is estimated at 3,984 residents.

Policy 4.11, Neighbourhood Design Principles, of the MDP requires a minimum of 30 dwelling units per net residential hectare. Phase 1 has 39 dwelling units per net residential hectare and Phase 2 has 60 dwelling units per net residential hectare. Overall, there are 43 dwelling units per net residential hectare. The policy also requires a minimum of 30% medium density and medium/high density residential units.

The total number of residential units on the developable area is 1,676, of which 1,124 are medium density and medium/high density units, which equates to 67% of the proposed units.




Table 3-2: Development Statistics PHASES PHASE 1 PHASE 2 OVERALL Area (ha) % of GDA Units Pop. Area

(ha) % of GDA Units Pop. Area

(ha) % of GDA Units Pop.

Gross Area 93.7 55.7 149.4 Future Development Area 0 33.9 60.9% 33.9 22.7% Developable Area of Phase 2 21.8 39.1% 115.5 77.3% Gross Developable Area (GDA) 93.7 100% 55.7 100% 149.4 100% Trail (Coal Mine Road – PUL) 2.2 2.3% 0.3 0.5% 2.5 1.7% Walkways (PUL) 0.8 0.9% 0.2 0.4% 1.0 0.7% Municipal Reserve (includes trails not over utilities, woodlot, school/park)

7.7 8.2%

1.8 3.2% 9.5 6.3%

Stormwater Management (PUL) 7.2 7.7 % 1.4 2.5% 8.6 5.8% Arterial Road-Neil Ross Road & ROW adjacent to 875 St. Albert Trail (see notes)

4.00 4.2% 0 0 4 2.7%

Internal Circulation (non-arterial) 12.3 13.1% 3.3 5.9% 15.6 10.4% Interim Road Connection 0.03 0.03% 0 0 0.03 0.02% Subtotal Other Uses 34.2 36.4% 40.9 73.4% 75.1 50.3% Commercial 21.9 23.3% 7.9 12.6% 29.8 19.9% Institutional 4.5 4.8% 0 0 4.48 3.0% Subtotal Commercial/Institutional 26.4 28.1% 7.9 12.6% 34.28 22.9% Supportive Housing (see notes) 1.5 1.6% *182 240 0 0 1.5 1.0% *182 240 Subtotal Supportive Housing 1.5 1.6% *182 240 0 0 1.5 1.0% *182 240 Residential Low Density Residential 23.4 25.0% 460 1,362 4.6 8.3% 92 272 28.0 18.7% 552 1,634 Medium Density Residential R3A, Landrex

0.8 0.8% 39 83 0 0 0 0 0.8 0.5% 39 83

Institutional/Medium Density Residential, Lutheran Church

3.2 3.4% 292 624 0 0 0 0 3.2 2.1% 292 624

Medium/High Density Residential 4.2 4.5% 469 830 2.3 4.1% 324 573 6.5 4.4% 793 1,403 Subtotal Residential 31.6 33.7% 1,260 3,139 6.9 12.4% 416 845 38.5 25.7% 1,676 3,984




Table 3-2 Notes: • May not add up to 100% due to rounding. • Overall, there will be 43.5 dwelling units per net residential hectare, MDP Policy 4.11 requires 30 dwelling

units per net residential hectare with a minimum of 30% medium and/or high density residential. • Residential breakdown consists of:

o 20 du/ha for low density residential; o 35 du/ha for medium density residential; o 90 du/ha for institution/medium density residential; and o 141 du/ha for medium/high density.

• Of the net residential hectare, 10.5 ha± are for medium and/or high density residential; 67% of the units are medium and/or high density residential.

• Expected population per residential unit based on St. Albert’s 2014 Census is: o 2.96 persons per low density dwelling unit; o 2.14 persons per medium density dwelling unit; and o 1.77 persons per medium/high dwelling unit.

• *Supportive Housing is not included in the dwelling unit count, because the units do not have full kitchens. • Population statistics include supportive housing. • The Road Right-of-Way (ROW) adjacent to 875 St. Albert Trail through Bylaw 10/2014 was designated as

Commercial; however, has remained as ROW.




4.0 TRANSPORTATION

4.1 Arterial Road Network The Transportation network for Erin Ridge North is shown on Figure 3.

St. Albert Trail is the west arterial boundary of the Plan Area and Neil Ross Road is the bi-sectioning arterial for Phases 1 and 2. The roadways with all directional access onto St. Albert Trail include Neil Ross Road, Everitt Drive North, and the existing intersection of Coal Mine Road. Additional access is at the mid-point of the large commercial parcel just north of Everitt Drive North. Between each of the major collector roads is the potential for commercial access, which may have right-in and right-out access to St. Albert Trail, with possible future upgrade to all-directional access.

Neil Ross Road will be accessed from Element Drive North, a major collector road that extends north-south through Phase 1 and Phase 2. Element Drive North has all directional access at the intersection of Neil Ross Road and will likely need traffic signals as development proceeds. In Phase 2, a major collector roadway divides the two commercial blocks, which is approximately 400 metres from Neil Ross Road. Each commercial block may have right-in and right-out access at 200 metres intervals. There is also an anticipated access to the commercial with left-in, along with a right-in and right-out off Neil Ross Road.

SW ¼-21-54-25-4 parallels St. Albert Trail on the east side. A portion of this land has not been included in the ASP boundary in anticipation of future road widening of St. Albert Trail. The area of land is approximately 0.48 hectares.

In 2009, Stantec Consulting conducted a study of the St. Albert Trail corridor extending from Villeneuve Road to the City’s north boundary. The study indicated major collector roads would have all-directional intersections with St. Albert Trail, and properly spaced minor collector roads, may have the opportunity to have right-in and right-out access only. Direct access from a business onto St. Albert Trail is not being considered, as access to businesses would be provided by the major and minor collector roads.


Part 4 Transportation


4.2 Collector and Local Road Network The City expects development of good road connectivity within the Plan Area, to the rest of the City, and to areas in Sturgeon County.

The closure of Coal Mine Road occurred in two stages through road closure bylaws. The first stage was closed through Bylaw 10/2010, which was located between Everitt Drive and Eastgate Way. Beneath this section of road is deep sanitary service. An interim road will be provided at the junction of Range Road 253, Eastgate Way and Coal Mine Road. The design of this intersection will be developed to City engineering standards and traffic calming measure may be required at time of development or at some time after development. Traffic from the east will have the option to travel south on Eastgate Way or north through Erin Ridge North; both directions will be on a local roadway. Coal Mine Road between Everitt Drive and Ebony Way was closed with Bylaw 14/2013. Each section of closure for Coal Mine Road will be developed as a linear park, which will be the responsibility of the developer. Coal Mine Road between Ebony Way and St. Albert Trail will remain open and at the time of development of the King of Kings church site, Coal Mine Road will be upgrade to a minor collector with sidewalks on both sides of the roadway.

To provide connections between Erin Ridge and Erin Ridge North, both Everitt Drive and Ebony Way will be extended into Erin Ridge North as major collector roads. The portion of Everitt Drive in the existing Erin Ridge neighbourhood will have parking removed from one side to allow for transit to loop between the two neighbourhoods. Ebony Way will extend through north to Everitt Drive North. Determination of the need for this extension will be determined upon development and updated traffic studies. When Everitt Drive North is extended to St. Albert Trail, realignment of the service road on the west side of St. Albert Trail will be at the expense of the developer(s) who develops Everitt Drive North. This is to ensure that the collector roads line up with each other.

As a portion of Phase 2 will be developed at a later date, an all-weather turnaround on the east-west local roadway is required.




4.3 Transit

There is opportunity to provide a transit loop from an extension of Everitt Drive to Ebony Way from Erin Ridge into Erin Ridge North. Transit routes within the neighbourhood should be within 400 metres to residents, thus providing the opportunity to use transit. A transit station is proposed on the west side of St. Albert Trail; therefore, good road connections and medium to medium/high density residential uses are required in this area of the City to support transit services. Transit routes must be established as part of the first stage of development for Phase 1 and for Phase 2 as per MDP Policy 12.7, New Area Structure Plan Technical Reports.

In Phase 2, when a transit stop is placed near an intersection, pedestrians will use the intersection to cross the street. However, where intersections are not near a transit stop, mid-block crossings may be required.

4.4 Pedestrian/Bicycle Links

In addition to sidewalks on all streets, all purpose trails are proposed adjacent to a portion of the stormwater management facilities and along the future closed sections of Coal Mine Road (east of Ebony Way and west of Eastgate Way, with traffic crossing at Everitt Drive). The proposed linkages will connect to existing trails in the Erin Ridge neighbourhood. Trails provide a higher level of comfort for cyclists even though motor vehicles are to share roadways. Cycling and walking are sustainable means of transportation and efforts should be made to encourage these modes of mobility.

4.5 Noise Attenuation

Noise attenuation from arterial routes will be provided as per City standards at the time of development. At the time of subdivision, Development Agreement, or Development Permit, provision of noise attenuation amenities will be required at the cost of the developer. Additional requirement may be needed for residential developments adjacent to commercial developments so that noise, light, and odours from the commercial area to the residential area are addressed prior to or at the time of Development Permit.




4.6 Off-Site Levies

The Erin Ridge North neighbourhood is subject to Off-Site Levies for arterial roadway networks, water, wastewater, and stormwater management facilities. Off-Site Levies will be calculated, assessed, and collected at the time of subdivision or upon execution of a Development Agreement, in accordance with the rate that is applicable at that time. Should a subdivision or Development Agreement not be part of the development process, levies will then be collected at the time of Development Permit.

In addition to Off-Site Levies, additional costs may need to be borne by the developers to facilitate the near term plan of infrastructure capacity improvements.

4.6.1 Notes

As upgrades are required to the water supply and distribution, to the wastewater collection system (sanitary), to the stormwater management facilities, and arterial road network, the City may enter into an agreement with the developer on Front-ending identified infrastructure required to support the development. The City’s responsibility to the developer for any Front-end reimbursement shall be in accordance with the related Off-Site Levy City policies. Should a developer choose to oversize, without a request from the City, the oversizing will be at the cost of the developer and not recoverable. In addition, the City will take ownership of such oversized infrastructure and will determine how the capacity will be used.

4.7 Capital Recreation Fees

The Erin Ridge North residential areas are subject to the Capital Recreation Contribution that is charged per residential unit. The Contribution is determined in the Capital Recreation Contribution agreement prepared as a condition of subdivision or as a condition of the Development Permit.




4.8 Crime Prevention Through Environmental Design (CPTED)

Decisions relating to transportation design, street patterns, access, noise barriers, public open spaces, parks, the woodlot, multi-use trails, walkways, stormwater management facilities, and the built environment shall use CPTED principles to create a safe and secure neighbourhood. The following basic strategies, respecting existing City standards, will be used during the development of Erin Ridge North:

• Use of natural surveillance strategies to increase visibility and awareness of public and private space;

• Use of natural access control techniques to guide/direct person within the natural and built environments; and

• Promotion of territorial reinforcement by increasing definition of space and local stewardship.

4.9 Timing of Development – Coal Mine Road

Coal Mine Road east of Ebony Way and west of Eastgate Way has been closed. The linear trail between Eastgate Way and Ebony Way have been completed. Ebony Way east to St. Albert Trail will remain open and be upgraded to a minor collector roadway with sidewalks on both sides when the King of Kings church site is developed.

Utilities have been installed under Coal Mine Road east of Everitt Drive and west of Eastgate Way.


Part 5 Utility Services


5.0 UTILITY SERVICES 5.1 Water Supply and Distribution

Water will be provided to Erin Ridge North through existing lines on Ebony Way, Everitt Drive and Eastgate Way. Off-site water improvements are required to support Erin Ridge North and future lands within the north annexation area once 75% of the lands in the Plan Area are developed. Pipe sizing will be determined at the time of subdivision to ensure an adequate level of service is provided. Currently, Phase 2 of the Oakmont water transmission line will require funding through developer contributions. Water mains of the appropriate sizes will be required to be carried through the development and connections will extend to the edge of the ASP boundary or acceptable termination points as determined by the City. The required water servicing for the Plan Area is as per Figure 4.

See Notes under Section 4.6 Off-Site Levies, of this document.

5.2 Wastewater Collection System (Sanitary) The wastewater collection system proposed is by gravity and will flow south. The sanitary lines being extended from Ebony Way and Everitt Drive have limited wastewater capacity. The existing wastewater collection system may support development for approximately one to two phases of development depending on the densities. Before any additional development can proceed beyond this capacity, upgrades to the existing system (Oakmont lift station pumping) and an additional trunk line as outlined in the Off-Site Levy program will be required to provide essential services to the development area.

The wastewater collection system components of the appropriate size and depth with adequate capacity will be required to be carried through the development and extend to the edge of the ASP boundary or acceptable termination points as determined by the City and as depicted in Figure 5.

The wastewater collection system required the installation of deep services under Coal Mine Road east of Everitt Drive and east of Eastgate Way, which is needed to service lands within this Plan Area.

Phase 2 requires a pump station because there is a 6-metre grade difference between the on-site gravity system and the existing 900 mm sanitary trunk that is located in Phase 1 at Element Drive North and Neil Ross Road. The proposed pump station location is on the east side of Element Drive North




adjacent to low density residential and parkland. The pump house will also contain a storm pump station.

See Notes under Section 4.6 Off-Site Levies, of this document.

5.3 Stormwater Management There are three stormwater management facilities within Erin Ridge North Phase 1 and two stormwater management facilities in Phase 2. The required release rates at the time of writing this document are 2.5 litres, per second, per hectare (L/s/ha) and 1.8L/s/ha when draining to Carrot Creek as per the Big Lake Stormwater Management Plan Report May 2004. The limiting factor for development in the Plan Area will be the stormwater management facilities because the finite capacity in the existing system only allows approximately 50 hectares of land to be developed.

Phase 1, SWMF 1 is located south of Neil Ross Road and has an area of 3.0 hectares. SWMF 2 is located on the King of Kings Lutheran Church land, and is a dry pond with an area of 0.7 hectares. SWMF 3 is located in the low density residential area in the east of the Plan Area and has an area of 3.5 hectares. Stormwater will move to SWMFs through pipes and as overland flows.

Stormwater pond sizes are approximations and may change in size at time of subdivision or Development Permit. A change in pond size may not require an amendment to this Area Structure Plan, providing development statistics and land use areas are not impacted. Stormwater Management for the Plan Area is as per Figure 6. Consultation with Administration will be required should a SWMF change in size.

Phase 1, SWMF 2 is a dry pond, which can be landscaped with plants that do not overtake the catch basin. SWMF 2 is to serve the St. Albert Honda site and the whole of the Church site. The location of SWMF 2 is subject to change as further analysis is required. The location can be determined at time of subdivision or Development Permit.

The outfall trunk main for SWMFs will be located at Coal Mine Road and Eastgate Way. Prior to any subdivision being finalized, agreements must be in place with Sturgeon County and impacted landowners to allow the outfall of stormwater to extend to the Sturgeon River, which passes through Sturgeon County lands and private property. Without these agreements in place, development cannot proceed.




If no agreements can be signed with Sturgeon County and private landowners, then an alternate route for stormwater must be found within the City limits.

The collection system components of the appropriate size and depth with adequate capacity will be required to be carried through the development and extend to the edge of the ASP boundary or acceptable termination points as determined by the City.

The lands north of Phase 2 currently flow into Carrot Creek in small storm events and temporarily pool in Erin Ridge North Phase 2 lands in larger storm events and during spring runoff before discharging into Carrot Creek. Erin Ridge North Phase 2 Stormwater Management Plan, prepared by ISL, indicates that the stormwater flow should be diverted to Carrot Creek for large and small storm events. In large storm events, the stormwater is anticipated to temporarily pool on Landrex owned lands north of Erin Ridge North Phase 2 before flowing into Carrot Creek. Ultimately it is recommended that a watershed study be completed for Carrot Creek to investigate the effects of development within the Watershed and construct necessary recommendations to support development.

There is no downstream capacity to support development of Erin Ridge North Stage 2 or the off-site stormwater that still needs to be managed and directed to Sturgeon River. Options to manage stormwater include an outfall pipe that crosses through Sturgeon County on private land or an outfall pipe within City boundaries that extends to Sturgeon River; neither of which have funding or proposed development date.

Until an outfall pipe is installed, the developer proposes Real Time Control, which means holding stormwater in ponds and pipes until there is downstream capacity to release the water. The rate of release is restricted by the downstream capacity. To support the Real Time Control process, a downstream stormwater pump station is proposed to control the discharge from Erin Ridge North Phase 2. The stormwater pump station will be within the same building structure as the sanitary pump station.

The implementation of Real Time Control System is a new Stormwater Management system to the City and will require detailed review at time of subdivision. See Notes under Section 4.6 Off-Site Levies, of this document.




5.4 Shallow Utilities

Power, gas, and communication franchise systems will service the area through agreements established with the developers by the provider. Shallow utilities may be located within a public utility lot (PUL) or through a utility right-of-way agreement.

Any existing overhead services must be relocated and placed underground at the time of Development.

Telus Communications Company has advised that there are fibre cables and copper cables in the Phase 1 that would have to be re-routed at the developer’s expense. Telus would also require a 5 metre by 5 metre easement for new facility placement to be located at a mutually agreed upon location at time of subdivision.

5.5 Public Utility Lots (PULs)

A Public Utility Lot is where services such as water, wastewater, stormwater pipes, and shallow services are located. The size of a PUL will vary based on the number of utility services and pipe sizes accommodated. PULs can typically range between 6 metres to 9 metres in width. PULs do not receive Municipal Reserve credit. Emergency access to a site will be classed as a public utility lot and width of access will be determined in consultations with City Engineer and Public Works. Where services are shared or required, provisions of utility rights-of-way will be required to allow passageway for utilities from landowner/developer to enable development by other landowner/developer to proceed.

5.6 Timing of Development – Stormwater Management

All required agreements must be obtained from Sturgeon County and all impacted landowners for the stormwater outfall connection through Sturgeon County to the Sturgeon River. Development of Erin Ridge North Phase 2 may be limited until stormwater issues are addressed.

.


Part 6 Implementation


6.0 IMPLEMENTATION 6.1 Development Staging

The sequence of development for the commercial and residential components will be from south to north. Staging must also follow growth management objectives of the City as specified in the MDP, including avoiding “leap-frogging” of development in new areas by encouraging orderly, economical, and contiguous development. Therefore, in addition to the infrastructure requirements, all development of Erin Ridge North must be contiguous and sequential in manner as per MDP Policies 3.2 and 4.2 and with Neighbourhood Design Principles and Medium Density Residential staging as per MDP Policies 4.11 and 4.13. These MDP policies indicate when required medium density residential is to be developed in relation to the overall residential development.

As development is market driven and limited by servicing capacities, the order of development will be reviewed at the subdivision stage. Contiguous and sequential development is important for efficient city services such as police, fire, transit, recreation and road maintenance.

Erin Ridge North Phase 2 as shown in Figure 10 has two (2) proposed stages of development. The first stage will include development of commercial, medium/high density residential, and one stormwater management facility. Stage two will include low density residential, pump house for storm and sanitary service, and parkland.

6.2 Redistricting and Subdivision

Timing of redistricting and subdivision applications are based on response to servicing capacity, agreements, and market needs. Development will occur generally from the south to the north by successive stages that avoid leap frog development that are in accordance with MDP policies.


Part 6 Implementation


6.3 Building Inspections

The geotechnical investigations within the Plan Area indicated there are soft and wet soils. The developer, as part of the purchase package to builders, needs to identify soil issues and indicate that further geotechnical study may be required at building permit stage.

At time of subdivision, the developer and the City will consider restrictive covenants related to wet and soft soils that may impact development.


Figures


ATTACHMENT 2

BYLAW 6/2014(Page 1)

CITY OF ST. ALBERT

BYLAW 6/2014

Being Amendment 4 Erin Ridge North Area Structure Plan Bylaw 33/2009

NOW THEREFORE the Municipal Council of the City of St. Albert pursuant to the provisions of the Municipal Government Act hereby ENACTS AS FOLLOWS: 1. Bylaw 33/2009, being the Erin Ridge North Area Structure Plan Bylaw, is

amended by replacing Schedule “A”, Erin Ridge North Area Structure Plan with Schedule “A”, as attached hereto.

2. The Chief Administrative Officer is authorized to consolidate Bylaw 33/2009. READ a first time this 28th day of April, 2014. READ a second time this day of , 2015. READ a third and final time this day of , 2015. SIGNED AND PASSED THIS _________ day of _________________ 2015.

__________________________ MAYOR ___________________________ CHIEF LEGISLATIVE OFFICER

ATTACHMENT 3

BYLAW 7/2014 (Page 1)

CITY OF ST. ALBERT

BYLAW 7/2014

Being Amendment 113 to Land Use Bylaw 9/2005

Erin Ridge North – Phase 2 NOW THEREFORE the Council of the City of St. Albert, duly assembled, hereby ENACTS AS FOLLOWS: 1. Schedule “A”, being the Land Use District Map to Land Use Bylaw 9/2005,

is amended by this Bylaw. 2. The lands described as:

Municipal Address Legal Address #1, 54307 Hwy 2 Part of Lot 2;;Plan 982 3579 #2, 54307 Hwy 2 Part of Lot 1;;Plan 982 3579 #3, 54307 Hwy 2 Part of S.W.1/4 SEC.21-54-25-W4 Adjacent to 1 & 2, 54307, Hwy 2 Portion of Road Plan 852 0653 closed & St. Albert Trail & north of by Bylaw 9/2014 Neil Ross Road shall be redistricted from Urban Reserve (UR) Land Use District to Corridor Commercial (CC), Medium/High Density Residential (R4), Low Density Residential (R1), Public and Private Service (PS) Land Use Districts and Public Park (P), as shown on the map below.

ATTACHMENT 3

BYLAW 7/2014 (Page 2)

3. The Chief Administrative Officer is authorized to consolidate Bylaw

9/2005. READ a first time this 28th day of April, 2014. READ a second time this day of , 2015. READ a third time this day of , 2015. SIGNED AND PASSED this ________ day of _______________ 2015.

MAYOR

CHIEF LEGISLATIVE OFFICER

City of St. AlbertSturgeon County

ST. ALBERT TRAIL

ERIN RIDGE NORTHPhase 1

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Coal Mine RdCostco

ERIN RIDGE NORTHPhase 2

St. AlbertHonda

AMENDMENTAREA

NEIL ROSS ROAD

EVERITTDRIV

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COAL

MINE

ROAD

ELEMENTDRIVE

NORTH

CameronDevelopment

Church

G:\MAPS\Area Structure Plans\Erin Ridge North\2015 Amendment_Bylaw6-2014ver2 contd from2014\AmendmentArea Identified.mxd0 130 260 39065

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LOCATION MAP of AMENDMENT AREA

I

Attachment 4

Planning & Development

1405 Bell Tower, 10104 - 103 Avenue, Edmonton AB T5J 0H8 | Phone (780) 638-6000 Fax (780) 638-6009 www.capitalregionboard.ab.ca

June 13, 2014

City of St. Albert 5 St. Anne Street St. Albert, AB T8N 3Z9

Attn: Lenore Mitchell, Senior Planner

Re: REF Application 2014-004, City of St. Albert Proposed Municipal Development Plan Amendment

Dear Ms. Mitchell:

Thank you for your recent application submitted under the Regional Evaluation Framework (REF).

A CRB Administration Recommendation to approve the subject application was issued on May 29, 2014. In accordance with the May 9, 2013 Capital Region Board amended REF Administrative Procedures, the approval recommendation was subject to a 14 day appeal period ending on June 12, 2014.

We are pleased to advise that an appeal was not submitted. In this regard, please accept this letter as Capital Region Board approval and deemed disposition of the subject REF application.

Sincerely,

Doug Lagore, CLGM Chief Executive Officer

cc. Capital Region Board members Nolan Crouse, Chair, CRB Capital Region CAO’s ParioPlan

ATTACHMENT 5

ATTACHMENT 6

1

The City of St. Albert | Public Engagement | Step 1 – Deciding to Engage | 1

1. DECIDING TO ENGAGE TEMPLATE

A. Project Description

Project Name: Erin Ridge North (ERN) Phase 2

Responsible Department: Planning Branch

Project Sponsor:

Project Manager: Lenore Mitchell

B. Need to Engage If you select yes to any of the below, engagement is necessary

Yes No Comments The issue directly affects a specific group in the community, their rights and entitlements

x

The project will impact or cause inconvenience to the daily lives of residents including services and programs

x

Public input is required for project development x 100-metre radius. Public notification

sign on the site. The issue directly and significantly affects the natural environment x

A significant number of people or particular groups are likely to have strong views on the issue

x

The change or issue is likely to directly affect quality of life x

A legal administrative trigger, such as public hearing, subdivision or a process governed by the Municipal Government Act

x A public hearing is required for the amendments to the MDP, ASP, and LUB.

The decision has long-term, large-scale or otherwise significant social, environmental and/or economic impacts for one or more stakeholder groups

x

The Province is looking at the drainage/wetland matter as there are impacts to lands north of Southwest ¼-21-54-25-4 and to Carrot Creek. Referral is to show the reduced area proposed development is not in the drainage pond.

There is – or will be – public and/or media concern over the issue x

ATTACHMENT 6

2

The City of St. Albert | Public Engagement | Step 1 – Deciding to Engage | 2

C. Engagement Objectives To advise those previously notified for the revised application.

D. Reason for Engagement Council Direction Requirement of MGA Direction from SLT

X Other (explain): The Public Hearing was closed on July 7, 2014 and the revised application is for a smaller area. The purpose of the notification is to provide the information and give opportunity for feedback on the revisions.

Exceptions Covered in Policy P&E-01 Notification with radius of less than 100 m

Approval – No Engagement Required

Project Sponsor/Manager Date

ATTACHMENT 7

PUBLIC ENGAGEMENT External Correspondence

1. Edmonton had no concerns.

2. Atco Pipeline had no concerns.

3. Atco Gas provided a letter related to gas main installations.

4. Alberta Health Services, no objections.

5. Sturgeon County provided a letter. The water and wastewater lines are not extending into Sturgeon County. A revised hydraulic analysis and servicing strategy is to be provided by Landrex.

6. Parkland County has no concerns or objections.

7. Alberta Environment and Sustainable Resource Development advised that a

letter was provided to Landrex dated December 8, 2014, which needs to be addressed.

ATTACHMENT 8

City Council Agenda July 7, 2014/ Page 1

Central File No.:9550-4 File No: B.23.1.3


Subject: ERIN RIDGE NORTH (ERN) PHASE 2

(1) BYLAW 4/2014 - MUNICIPAL DEVELOPMENT PLAN (MDP) AMENDMENT, MAP 2 (REDUCED COMMERCIAL LAND)

(2) BYLAW 6/2014 - ERN PHASE 2 AREA STRUCTURE PLAN AMENDMENT

(3) BYLAW 7/2014 - ERN PHASE 2 LAND USE BYLAW AMENDMENT, SCHEDULE A

Recommendation(s) Bylaw 4/2014 – Municipal Development Plan Amendment, Map 2 (reduced

commercial land)

1. That the public hearing on Bylaw 4/2014, being Amendment 14 to the Municipal Development Plan Bylaw 15/2007, be closed.

Bylaw 6/2014 – ERN Ph 2 ASP Amendment (adding land and designations)

2. That the public hearing on Bylaw 6/2014, being Amendment 4 to the Erin

Ridge North Area Structure Plan Bylaw 33/2009, be closed.

Bylaw 7/2014 – ERN Ph 2 Land Use Bylaw Amendment, Schedule A

3. That the public hearing on Bylaw 7/2014, being Amendment 113 to the Land

Use Bylaw 9/2005, be closed. 4. That Economic Development report back to Council by October 2014 on long-

range projections for commercial land requirements, including the potential impact of the proposed reduction in commercial land within the Erin Ridge North Phase 2 ASP.

ATTACHMENT 8



Purpose of Report Administration is recommending the public hearing for the amendments to the Municipal Development Plan (MDP), the Erin Ridge North Area Structure Plan Phase 2 (ERN ASP), and the Land Use Bylaw (LUB) for proposed future development of the Erin Ridge North Phase 2 neighbourhood be closed. Council Direction On April 28, 2014, Council provided first reading to the three bylaws, opened the public hearing, referred the MDP amendment (Bylaw 4/2014) to the Capital Region Board (CRB), and adjourned the public hearing on all three bylaws to June 23, 2014 to allow for a decision by the CRB. A further adjournment was made by Council to July 7, 2014, to allow administration time to meet with stakeholders and the developer. Background and Discussion The applicant does not wish to withdraw the application, but needs more time to consider their options, in light of new information regarding drainage issues, and has requested a decision on these bylaws be postponed. The public hearing of June 23, 2014, was adjourned until July 7, 2014, as meetings were scheduled with Landrex, the City, Sturgeon County, Alberta Environment and Sustainable Resource Development (AESRD), and Alberta Transportation to review the new information. There is a large wetland on the subject property, and the applicant’s intention was to drain the wetland for development. However, at the end of April 2014, AESRD identified the wetland as part of a larger drainage system first built in the early 1900s and now under license to Sturgeon County. The system is owned by Alberta Transportation and serves both agricultural and highway drainage. In the letter in Attachment 4, AESRD indicates the following requirements must be met:

• Carrot Creek Drainage Project authorizations (license with Sturgeon County and affected landowner permissions)

• Water Act authorization • Carrot Creek Master Drainage Plan • Alberta Transportation Development Permit • Environmental Protection and Enhancement Act approvals and registrations

ATTACHMENT 8



At this time, City Administration does not support proceeding with amendments to the MDP, the Erin Ridge North Phase 2 Area Structure Plan, or the Land Use Bylaw, and is recommending the public hearing for all three bylaws be closed. As there is uncertainty of the wetland as part of a larger drainage system, consideration for future land uses should not proceed until there is an understanding of how storm water from the north will be managed, and there is support from the Province. Once the various issues are addressed, a new public hearing on these bylaws will be advertised and held. Fiscal Impact question At the Council meeting on April 28, 2014, Council had a question about how many police officers are needed to support Erin Ridge North Phase 2. This is addressed in Attachment 5, Fiscal Impact Analysis Question. Stakeholder Communications or Engagement Sturgeon County provided a letter dated June 25, 2014, identifying the storm water management of this development is a concern that needs to be addressed and the master drainage plan should be completed before development proceeds. The undertaking of the master drainage plan would be at the cost of the developer because “growth pays for growth”. The Capital Region Board (CRB) supported the proposed MDP amendment. If the MDP amendment is dealt with at a later date or the area changes on the amount of commercial, it is expected that it does not have to go back to the CRB for a decision.

ATTACHMENT 8



Attachments 1. Erin Ridge North (ERN) Phases 1 and 2 Agenda Report dated April 28,

2014 (without attachments) 2. Erin Ridge North (ERN) Phase 2 Agenda Report dated June 23, 2014

(without attachments). 3. Letters, Sturgeon County dated February 12, 2014 and June 25, 2014 4. Letter, Alberta Environment and Sustainable Resource Development dated

June 27, 2014 5. Fiscal Impact Analysis Question Originating Department(s): Planning & Development Author(s): General Manager Approval:

L. Mitchell, Senior Planner D. Hales, General Manager, Planning & Engineering


Date:

ATTACHMENT 8

City Council Agenda

June 23, 2014/ Page 1 Central File No.:9550-4

File No: B.23.1.3


Subject: ERIN RIDGE NORTH (ERN) PHASE 2

(1) BYLAW 4/2014 - MUNICIPAL DEVELOPMENT PLAN (MDP) AMENDMENT, MAP 2 (REDUCED COMMERCIAL LAND)

(2) BYLAW 6/2014 – ERN PHASE 2 AREA STRUCTURE PLAN AMENDMENT

(3) BYLAW 7/2014 – ERN PHASE 2 LAND USE BYLAW AMENDMENT, SCHEDULE A

Recommendation(s)

Bylaw 4/2014 – Municipal Development Plan Amendment, Map 2 (reduced commercial land)

1. That the public hearing on Bylaw 4/2014, being Amendment 14 to the

Municipal Development Plan Bylaw 15/2007, be adjourned until July 7, 2014.

Bylaw 6/2014 – ERN Ph 2 ASP Amendment (adding land and designations)

1. That the public hearing on Bylaw 6/2014, being Amendment 4 to the Erin Ridge North Area Structure Plan Bylaw 33/2009, be adjourned until July 7, 2014.

Bylaw 7/2014 – ERN Ph 2 Land Use Bylaw Amendment, Schedule A

1. That the public hearing on Bylaw 7/2014, being Amendment 113 to the Land

Use Bylaw 9/2005, be adjourned until July 7, 2014. Note: Staff is holding meetings with stakeholders and requires more time before

further consideration is given to Bylaws 4/2014, 6/2014, and 7/2014.

ATTACHMENT 8

City Council Agenda


File No: B.23.1.3

Purpose of Report Administration is requesting that the Municipal Development Plan (MDP), the Erin Ridge North Area Structure Plan (ERN ASP), and the Land Use Bylaw (LUB) amendments relative to proposed future development of the Erin Ridge North Phase 2 neighbourhood be adjourned to July 7, 2014. Council Direction On April 28, 2014, Council provided first reading to the three bylaws, referred the MDP amendment (Bylaw 4/2014) to the Capital Region Board (CRB), and adjourned the public hearing on all three bylaws to June 23, 2014 to allow for a decision by the CRB. Background and Discussion The recommendation in this agenda report is to adjourn the Public Hearing for Bylaw 4/2014, Bylaw 6/2014, and Bylaw 7/2014 until July 7, 2014. The recommended adjournment will allow time for a meeting with Alberta Environment and Sustainable Resource Development (AESRD), the City, and the developer, Landrex. The matter at hand relates to water drainage from land located between Morinville and St. Albert. Water from large tracts of land in this area, including the highway, drains south along highway ditches to a weir and channel that connects to Carrot Creek and back-flows to a wetland on Landrex’s land as capacity in the downstream system fills up. The Province is researching the history on this drainage system that was set up for highways and agricultural drainage purposes, the history of this system extends to the early 1900s. As part of the Erin Ridge North Phase 2 development, Landrex wants to drain, fill, and develop the southwest quarter section 21, where the wetland is currently located. The development within the wetland area will require a Water Act approval, although this step has not been completed yet, it is not typically done at the ASP stage. With the current drainage patterns in the area, the ultimate fate of the wetland area and potential land use is uncertain and further consultation with provincial authorities is key to create a meaningful ASP that reflects likely land uses. One of the landowners in close proximity to the development is Alberta Transportation, and as such, the developer will require a roadside development permit for the ultimate development construction.

ATTACHMENT 8

City Council Agenda


File No: B.23.1.3

The additional time is required to work with the province and the affected landowner to determine the provincial requirements, and potential impacts to neighbouring lands both within and outside city boundaries. This will then clarify potential options for moving forward with the Erin Ridge Phase 2 ASP amendment. The agenda report for July 7 will present options for Council to consider, such as:

A. Landrex withdraws the applications and starts over when there is clarification around the drainage and related matters.

B. Adjourn the ASP and LUB to a later date to allow discussions with the Province (ESRD, Alberta Transportation), Sturgeon County, the City, and Landrex.

C. Proceed with the MDP amendment as the decision by Council may impact the ASP and LUB.

D. Reduce the Amendment Area for the ASP and LUB, which will require an adjournment to permit time to make the required changes.

E. Landrex proceeds as per bylaws presented on April 28, 2014, and Administration may recommend that Council defeats the bylaws.

F. Postpone and re-advertise the public hearing date when ASP and LUB amendments can proceed.

Attachments 1. Erin Ridge North (ERN) Phases 1 and 2 Agenda Report dated April 28,

2014 (without Attachments)

Originating Department(s): Planning & Development Author(s): General Manager Approval:

L. Mitchell, Senior Planner D. Hales, General Manager, Planning & Engineering


Date:

ATTACHMENT 8

City Council Agenda

April 28, 2014/ Page 1 Central File No.: 9550-4

File No.: B.23.1.3


Subject: ERIN RIDGE NORTH (ERN) PHASES 1 AND 2

(1) BYLAW 9/2014 - ROAD CLOSURE NORTH OF NEIL ROSS ROAD

(2) BYLAW 4/2014 - MDP AMENDMENT, MAP 2 (ERN PH2, REDUCED COMMERCIAL LAND)

(3) BYLAW 6/2014 - ERN PHASE 2 AREA STRUCTURE PLAN AMENDMENT

(4) BYLAW 7/2014 - ERN PHASE 2 LAND USE BYLAW AMENDMENT

(5) BYLAW 10/2014 - ROAD CLOSURE ST. ALBERT TRAIL FRONTAGE, FRONTIER HONDA

(6) BYLAW 5/2014 - ERN ASP PHASE 1 BOUNDARY ADJUSTMENT, ST. ALBERT TRAIL

(7) BYLAW 8/2014 - ERN ASP PHASE1 LAND USE BYLAW AMENDMENT, ST. ABLERT TRAIL, CC

Recommendations (1) Bylaw 9/2014 - Road Closure, North of Neil Ross Road 1. That Bylaw 9/2014, to close a portion of a Road Plan 852 0653 located north

of Neil Ross Road and adjacent to the east side of St. Albert Trail with an area of 0.72 ha± (1.78 ac±), be read a first time.

2. That Bylaw 9/2014 be read a second time.

3. That unanimous consent be given for consideration of third reading of Bylaw 9/2014.


ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

(2) Bylaw 4/2014 - Municipal Development Plan, Map 2 (ERN Ph 2, reduced

commercial land) 1. That Bylaw 4/2014, being Amendment 14 to the Municipal Development Plan

Bylaw 15/2007, be read a first time. 2. That Bylaw 4/2014 be referred to the Capital Region Board for a decision. 3. That the Public Hearing for Bylaw 4/2014 be adjourned until June 23, 2014 to

allow for a decision by the Capital Region Board. (3) Bylaw 6/2014 - ERN Ph 2 ASP Amendment (adding land and

designations) 1. That Bylaw 6/2014, being Amendment 4 to the Erin Ridge North Area

Structure Plan Bylaw 33/2009, be read a first time.

2. That Bylaw 6/2014 be adjourned until June 23, 2014. Note: Need CRB decision on MDP amendment as it is for the same area of the City. (4) Bylaw 7/2014 - ERN Ph 2 Land Use Bylaw Amendment, Schedule A 1. That Bylaw 7/2014, being Amendment 113 to the Land Use Bylaw 9/2005, be

read a first time.

2. That Bylaw 7/2014 be adjourned until June 23, 2014. Note: Need CRB decision on MDP amendment as it is for the same area of the City. (5) Bylaw 10/2014 - Road Closure, St. Albert Trail Frontage, Frontier Honda 1. That Bylaw 10/2014, to close a portion of Road Plan 5852RS and a portion of

Road Plan 122 3686, located south of Everitt Drive North and adjacent to Frontier Honda’s property on the east side of St. Albert Trail with an area of 0.158 ha± (0.39 ac±) , be read a first time.


ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3



(6) Bylaw 5/2014 - ERN Ph 1 ASP Boundary Adjustment, St. Albert Trail 1. That Bylaw 5/2014, being Amendment 3 to the Erin Ridge North Area

Structure Plan Bylaw 33/2009, be read a first time.




(7) Bylaw 8/2014 - ERN Ph 1 Land Use Bylaw Amendment (St. Albert Trail, Corridor Commercial), Schedule A

1. That Bylaw 8/2014, being Amendment 115 to the Land Use Bylaw 9/2005, be

read a first time.




Purpose of Report This report discusses proposed amendments to the Municipal Development Plan, the Erin Ridge North Area Structure Plan, and the Land Use Bylaw, all of which require a public hearing and Council’s approval as per the requirements in the Municipal Government Act (MGA). Also part of the discussion are two road closure bylaws. The MGA requires the proposed closures be advertised and that Council gives for any person who claims to be impacted by a closure an opportunity to be heard. A public hearing on the road closures gives the public an opportunity to be heard.

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

In total, seven (7) bylaws are discussed within this report (Attachment 8, Location Map of Bylaws). Council Direction The Erin Ridge North Area Structure Plan was first adopted with Bylaw 33/2009 on January 11, 2010 and was amended on April 15, 2013 with Bylaw 3/2013. Background and Discussion ISL Engineering and Land Services on behalf of the landowner, Landrex Hunter Ridge Inc. and Landrex (Alberta) Developments Inc., submitted applications that included:

• Reducing the amount of commercial land designation as shown on Map 2 of the Municipal Development Plan;

• Adjusting the Erin Ridge North (Phase 1) Area Structure Plan boundary adjacent to St. Albert Trail and redistricting this parcel of land;

• Adding 55.8 ha± (137.8 ac±) of land as Erin Ridge North Phase 2 and redistricting some of the land parcels; and

• Two road closures. Erin Ridge North Phase 1 is being developed and Erin Ridge North Phase 2 will see commercial and multiple family developments in the early stages. The whole of the Erin Ridge North neighbourhood boundary is St. Albert Trail to the west, Sturgeon County to the north and a portion of the southeast, Coal Mine Road to the south, and a private owner to the east. The total Plan Area is 149.55 hectares± (369.5 acres±). The legal descriptions and addresses include: Table 1: Legal Descriptions and Addresses

Legal Description Address Part of SW ¼, Section 21, Township 54, Range 25, Meridian 4

3, 54307 Hwy 2

Plan 982 3579, Lot 1 2, 54307 Hwy 2 Plan 982 3579, Lot 2 1, 54307 Hwy 2 Road closure, portion of Road Plan 852 0653

Adjacent to 1 and 2, 54307 Hwy 2 and St. Albert Trail and north of Neil Ross Road

Road closure, portion of Road Plan 5852RS and portion of Road Plan 122 3686

Adjacent to St. Albert Trail and south of Everitt Drive North (Frontier Honda)

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

Erin Ridge North Phase 2 (1) Bylaw 9/2014 - Road Closure, North of Neil Ross Road The road closure bylaw is for a portion of Road Plan 852 0653 located north of Neil Ross Road, along the east side of St. Albert Trail and west of municipal addresses 1 and 2 54307 HWY 2. The area proposed for road closure is 0.72 ha± (1.78 ac±). The strip of land is about 18.4 metres± (60 feet±) in width with an average length of 395 metres± (1,295 feet±). The roadway frontage was used to access former homesteads. A portion of the roadway frontage has been determined to be surplus road right-of-way and would be sold and consolidated with the proposed larger commercial parcel of land for development purposes. The remainder of the road plan will be developed as part of the road right-of-way of St. Albert Trail. The road closure needs to occur before the Municipal Development Plan (MDP) amendment, as the commercial boundary in the MDP will include this closed strip of frontage road. The legal description of the subject road closure is:

Plan 852 0653. All that portion of service road lying within Area ‘A’, Plan 142___. Excepting thereout all mines and minerals.

Staff supports the closure of a portion of Road Plan 852 0653 because it is surplus land that can not be developed on its own. In March 2011, a similar process occurred for the commercial land located between Neil Ross Road and Everitt Drive North, with surplus road right-of-way closed, sold, and consolidated with a larger parcel of commercial land for development. This bylaw does not need to be referred to the Capital Region Board; therefore, Council could render a decision at the close of the public hearing. (2) Bylaw 4/2014 - Municipal Development Plan, Map 2 (ERN Ph 2, reduced commercial land) On Map 2 of the Municipal Development Plan (MDP), Phase 2 of Erin Ridge North is shown with two land use designations: commercial and residential. The commercial designation is adjacent to St. Albert Trail, with the residential designation on the east portion of the site. The area of commercial shown in the MDP is approximately 25 hectares± (61.77 acres±) in size. The applicant wishes to reduce the amount of commercial designation within Erin Ridge North Phase 2 to approximately 11.4 hectares± (28.17 acres±) and designate the remainder as residential (Attachment 9, MDP Map Close up of Change).

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

MARKET ANALYSIS The applicant has indicated there are few big box retailers left to attract to St. Albert and they are concerned with slow absorption rate for a large commercial site. In addition, commercial landowners on the south side of Neil Ross Road have placed restrictions on what commercial uses can be located in the immediate vicinity. The Developer has requested the commercial strip along St. Albert Trail be reduced in depth, but still parallel the Trail. The City has undertaken a Retail Market Analysis, prepared by Colliers International Consulting, dated November 20, 2013. The analysis indicates there is opportunity for additional retail services of motor vehicles and parts, furniture and home furnishings, supermarkets and other grocery stores, and clothing and accessories. In addition, businesses benefit from proximity to each other and large retailers can be a draw for smaller retailers when considering where to locate a store. The model was based on spending per capita to determine retail/commercial demand. The applicant completed a Commercial Market Opportunity Assessment by Global Retail Strategies Inc. in June 2013 and the model was based on commercial/retail square footage per capita. The study indicated there is a need for modern office space, and hotels, and that Erin Ridge North Phase 2 would cater to the local market and less to the regional market demand. Staff acknowledges the Colliers International Consulting analysis and Global Retail Strategies Inc. analysis have both considered the retail market for St. Albert, but their approaches to modeling future need are different. Upon review of both, it is recognized that the commercial lands being retained for commercial are adjacent to St. Albert Trail, so the corridor commercial along St. Albert Trail is maintained. The massing of commercial proposed in the MDP is large and a smaller area of commercial for Erin Ridge North Phase 2 may have quicker land absorption than a large site; thus, providing more immediate returns to the City in tax dollars. In addition, the commercial corridor width along St. Albert Trail is not of consistent depth. Therefore, reducing the land area of commercial would not be inconsistent with other sections of St. Albert Trail. CAPITAL REGION BOARD On April 15, 2008, the Government of Alberta created the Capital Region Board Regulation under the Municipal Government Act, which established the Capital Region Board (CRB). The CRB consists of 24 member municipalities in the Capital Region, of which St. Albert is a participating municipality. The CRB developed the Regional Evaluation Framework (REF), as required by Ministerial Order. The Regional Evaluation Framework outlines the criteria used to evaluate statutory plans and their consistency with the Capital Region Growth Plan (CRGP). The primary purpose of the CRGP is to manage sustainable growth that protects the Region’s environment and resources, minimizes the regional development

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

footprint, strengthens communities, increases transportation choice, ensures that residents have access to affordable housing, and supports economic development. Any amendment to the Municipal Development Plan must be referred to the Capital Region Board (CRB) as per Ministerial Order L:270/10. The referral to the CRB is done by a motion from Council. The Board has 25 days to review, once the application is deemed complete, followed by a 14 day appeal period. Staff recommends allowing seven (7) weeks for a decision to be made by the CRB, before continuing the public hearing. However, more time may be required should the CRB require changes or if there is an appeal. The CRB’s decision is required before Council can make a decision on the amendment to the Municipal Development Plan. Staff recommends opening the public hearing, making a motion to refer the proposed MDP amendment to the CRB, and to adjourn the public hearing until June 23, 2014. If a decision has not been provided by the CRB by June 23, 2014, then at that Council meeting, a new public hearing date can be determined. By pre-setting the next public hearing date, the matter does not have to be re-advertised with mail-out notices and newspaper ads; thus respecting city spending. (3) Bylaw 6/2014 - ERN Ph 2 ASP Amendment (adding land and

designations) For Bylaw 6/2014, a public hearing can be opened, but a decision by Council cannot be made until the amendment to the Municipal Development Plan is approved. The proposed amendment to the Erin Ridge Area Structure Plan includes the reduced amount of commercial land along St. Albert Trail. If the reduced amount of commercial land is not supported, then staff will need to revise the proposed Erin Ridge North ASP and bring it back to Council at a pre-determined date, while the public hearing is adjourned (remains open). However, if a reduction in the amount of commercial land is supported, then the public hearing can resume on the recommended date of June 23, 2014, providing a decision is received from the Capital Region Board for the MDP amendment. ASP, PHASE 2 PROPOSAL Erin Ridge North Phase 2 is adding 55.8 ha± (137.9 ac±) inclusive of the Road Plan 852 0653 closure, so the overall developable area of Erin Ridge North Phases 1 and 2 is 149.59 hectares±. The expansion of the area boundary for Erin Ridge North will include land use designations of commercial, low density residential, medium/high density residential, public utility lot (PUL), stormwater management facility (SWMF), and park. The land use concept for the existing Erin Ridge North Phase 1 and the proposed Erin Ridge North Phase 2 are both shown on Figure 2 of the Erin Ridge North ASP. The number of dwelling units proposed for Erin Ridge North Phase 2 is 986 units, and the projected population is 2,089. In total, for Phases 1 and 2, there may be

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

2,784 dwelling units and a population projection of 5,778. The CRB densities are met for each phase and the overall density is 47 dwelling units per net residential hectare. Of the dwelling units, 71% are multiple family dwelling units. The overall commercial land area is 22% of the gross developable area. The amendments to the Erin Ridge North Area Structure Plan, Table 3-2 Development Statistics show Phase 1, Phase 2, and the phases combined. (4) Bylaw 7/2014 - ERN Ph 2 Land Use Bylaw Amendment, Schedule A For Bylaw 7/2014, a public hearing can be opened, but a decision by Council cannot be made until Bylaw 4/2014, amendment to the Municipal Development Plan and Bylaw 6/2014, amendment to the Erin Ridge North ASP have been approved by Council. The applicant proposes to amend the Land Use Bylaw, Schedule A by redistricting a portion of Erin Ridge North Phase 2. The current land use is Urban Reserve (UR) District. This is a holding district until there is future urban development. The land use districts proposed are adjacent to St. Albert Trail and include:

• Corridor Commercial (CC); • Medium / High Density Residential (R4); • Public and Private Service (PS) for pump stations (storm water and

sanitary); and • Public Park (P).

A portion of the Park is for the development of a stormwater management facility (SWMF) and its extending pipes. Even though the SWMF will be districted as Public Park (P), it does not receive Municipal Reserve credit. A SWMF is required to service the development and is therefore a Public Utility Lot. The remainder of the site will stay as Urban Reserve (UR) District. The land use district Medium/High Density Residential (R4) permits apartment buildings and stacked townhousing, with discretionary land uses of general retail store (clothing, shoes, furniture, appliance, jewelry, second hand, pharmacies, plumbing, and hardware), health services (medical and dental offices, health and physiotherapy clinics, and counseling services), restaurant, and specialty store (books, florist, craft studio, art gallery, photographic shop, delicatessen, butcher, bakery or specialty food). A Medium/High Density Residential (R4) land use may be complementary to the Commercial Corridor (CC) District proposed; however, there is no assurance the residential development will include a commercial component.

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

Erin Ridge North Phase 1 Frontier Honda has proposed to develop 1, 54211 Range Road 253, which is the parcel of land located south of Everitt Drive North and on the east side of St. Albert Trail. Along St. Albert Trail is a strip of surplus un-used City road right-of-way, which would be sold to Frontier Honda so that they may develop this strip of land as part of the new Honda dealership. To be able to make this strip of un-used road right-of-way available for development, these processes need to occur:

1. Road closure bylaw; Council is the approving authority (Bylaw 10/2014). 2. Amend Erin Ridge North Area Structure Plan boundary; Council is the

approving authority (Bylaw 5/2014). 3. Redistrict the strip of land; Council is the approving authority (Bylaw

8/2014). 4. Subdivision and lot consolidation; Subdivision Approving Authority. 5. Land sale agreement; Administration - City Manager and Legal Services. 6. Municipal Reserve (10% of the strip of land) cash in-lieu paid to the City by

the adjacent landowner. This agenda report addresses the first three processes in the order in which Council would make a decision: road closure, ASP amendment, Land Use Bylaw amendment. Bylaws 10/2014 (5), 5/2014 (6), and 8/2014 (7), all relate to the portion of Road Plans along the west property line of Frontier Honda’s site that is adjacent to St. Albert Trail and south of Everitt Drive North. These bylaws do not need to be referred to the Capital Region Board; therefore, Council could render a decision at the close of the public hearing. (5) Bylaw 10/2014 - Road Closure, St. Albert Trail Frontage, Frontier Honda The request is to close a portion of Road Plan 5852RS and a portion of Road Plan 122 3686 all located south of Everitt Drive North and adjacent to Frontier Honda’s property on the east side of St. Albert Trail with an area of 0.158 ha± (0.39 ac±). The portion of roadway being closed has no built roadway. The legal description of the subject road closure is:

Plan 5852RS. All that portion of service street lying within Area ‘A’, Plan 142___ and Plan 122 3686. All that portion of road lying within Area ‘A’, Plan 142 ___. Excepting thereout all mines and minerals.

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

Staff supports the closure of 0.158 ha± of roadway, adjacent to Frontier Honda’s land, because it is surplus land that cannot be developed on its own. In March 2011, a similar process occurred for the commercial land located between Neil Ross Road and Everitt Drive North, with surplus road right-of-way closed, sold, and consolidated with a larger parcel of land for development. (6) Bylaw 5/2014 - ERN Ph 1 ASP Boundary Adjustment, St. Albert Trail Should the road closure described under Bylaw 10/2014 be approved, then the Erin Ridge North ASP boundary line would be amended to include this closed portion of road. The designation of the closed road portion would be Commercial. The amendment applies to Erin Ridge North Area Structure Plan Bylaw 33/2009; Schedule A, Figures 1 through 10. (7) Bylaw 8/2014 - ERN Ph 1 Land Use Bylaw Amendment (St. Albert Trail, Corridor Commercial), Schedule A For the same parcel of land as described in Bylaws 5/2014 and 10/2014, the surplus road rights-of-way would be districted as Corridor Commercial (CC) District, which is the same district that the Frontier Honda site is districted. The amendment to the Land Use Bylaw is to Schedule A, with the area as Corridor Commercial (CC). Stakeholder Communications or Engagement APPLICANT The applicant, in accordance with the City Council Policy: Public Consultation Requirements for Planning and Development Processes, held a public meeting on May 8, 2013 with approximately ten (10) people in attendance. A mail notification was sent by the applicant to properties within a 100-metre radius of each amendment area. Notification was placed in the St. Albert Gazette on April 27 and May 2, 2013. A transcript was prepared from the meeting (Attachment 10, Erin Ridge North Phase 2 Transcript May 8, 2013). ADMINISTRATION and STAKEHOLDERS The proposed amendments were circulated to property owners within 100-metres of the proposed ASP and to those who attended the May 8, 2013 public meeting held by the applicant. The referral also included external stakeholders and City administration. The comments received were provided in a letter to the applicant and a meeting was held on December 17, 2013. The applicant made revisions and provided information to address concerns within the letter. In accordance with the Municipal Government Act, the public hearing was advertised on April 12 and 19, 2014 in the St. Albert Gazette, and notification of the Public Hearing was mailed to property owners within 100-metre radius of the

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

amendment areas, and to those who attend the May 8, 2013 public consultation meeting. The issues identified from the internal departments and external stakeholders related to servicing. No comments were received from residents. Administration believes these matters have been or will be addressed and they should not hold up the approval of the Municipal Development Plan, Area Structure Plan, the Land Use Bylaw, or road closures (Attachment 11, External Correspondence. Attachment 12, Administration Comments). Implications of Recommendation(s) • Financial:

The applicant completed a Fiscal Impact Analysis (FIA) for Erin Ridge North Phase 2 that was prepared by Applications Management Consulting Ltd., to evaluate the impacts of proposed development on the financial operations of the City of St. Albert once this area is fully built-out. The analysis is based on 2013 municipal property tax rates. Erin Ridge North Phase 1, Fiscal Impact Analysis was completed in December 2009 as part of that approval process; therefore, the FIA only focuses on Erin Ridge North Phase 2. A summary of the findings is in Attachment 13.

• Legal / Risk: The transfers of land subsequent to any road closures will be administered in accordance with land sale agreements drafted and/or reviewed by Legal Services.

• Program or Service: As Erin Ridge North develops, there will be incremental impacts to the City and various departments. For example:

• Public Works will have more roads, pipes, storm water management facilities, and parks to maintain.

• Emergency Medical Services will have a new area to service for fire, enforcement, police, and ambulance.

• Recreation will have to prepare park master plans and provide recreation amenities.

• Engineering will have design plans to review and inspections of infrastructure.

• Planning and Development will have subdivision plans and development permits to review.

• Safety Codes will have building plans to review and buildings to inspect. • Transit will have to provide service to the neighbourhood. • And there are other areas of the City that will also be impacted by

servicing a new neighbourhood.

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

• Organizational: The approval of the bylaws within this agenda report will have an immediate impact on Planning and Engineering as subdivision plans and engineering drawings will have to be reviewed and development agreements negotiated to enable development. Construction ultimately leads to inspections conducted by City staff from various departments and numerous meetings within the City and with the developer/consultants. The challenge is managing this workload with all the other known projects and new neighbourhoods starting to be developed and the arrival of spring when construction starts.

Alternatives and Implications Considered (2) Bylaw 4/2014 - Municipal Development Plan, Map 2, (ERN Ph2, reduced commercial land) Should Council not support the reduction in commercial and the increase of residential land use designation that is proposed to the Municipal Development Plan, then no referral is needed to the CRB. Council can vote to defeat Bylaw 4/2014, which reduces the amount of commercial land in the Municipal Development Plan as it relates to Erin Ridge North Phase 2. They would then need to adjourn Bylaws 6/2014 (ASP) and 7/2014 (LUB) as these bylaws will need to be corrected to reflect Council’s decision on the MDP and then brought back to Council. A Public Hearing could be set for July 14 or August 18, 2014 to allow the applicant and staff time to make revisions. ERIN RIDGE NORTH AREA STRUCTURE PLAN - SERVICING Area Structure Plans are a generalized expression of long term land use at a neighbourhood scale. The Area Structure Plan document, under Section 1.2 Authority of the Plan, implies that approval of the Erin Ridge North Area Structure Plan does not mean development will be able to proceed immediately. The City currently has infrastructure capacity limitations that may impact when development can commence. The City is not responsible for resolving these limitations and cannot provide a definitive timeline for resolution. To support growth, there are a number of infrastructure projects that must be undertaken. However, the City is not in a position to front-end the cost of these projects; therefore, development cannot proceed unless developers are prepared to undertake their design and construction. The approval of the Area Structure Plan amendment simply shows what the future may hold, but does not mean development can be started or completed. That is dependent on when capital improvements are completed.

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

Strategic Connections a) Council’s Goals and Priorities

• ECONOMIC DEVELOPMENT: Build and diversify St. Albert’s economy in partnership with the community and key stakeholders.

• GOVERNANCE: Improve efficiency, plan strategically, enhance accountability and build effective partnerships and relationships to ensure the right choices for St. Albert in both the immediate and longer term.

b) Long Term Plans

• Municipal Development Plan (MDP) Bylaw15/2007.

c) Corporate Objectives • Ensure our customers are very satisfied.

d) Policies

• City Council Policy: Public Consultation requirements for Planning and Development processes: C-P&E-01.

e) Other Plans or Initiatives

• Not applicable.

ATTACHMENT 8

City Council Agenda


File No.: B.23.1.3

Attachments

1. Bylaw 9/2014, road closure, a portion of Road Plan 852 0653. (north of Neil Ross Road)

2. Bylaw 4/2014, Amendment 14 to the Municipal Development Plan Bylaw 15/2007 (Map 2)

3. Bylaw 6/2014, Amendment 4 to the Erin Ridge North Area Structure Plan Bylaw 33/2009 (Ph 2 new ASP areas and uses)

4. Bylaw 7/2014, Amendment 113 to the Land Use Bylaw 9/2005 (Ph 2 land uses)

5. Bylaw 10/2014, road closure, a portion of Road Plan 5852RS and a portion of Road Plan 122 3686 (located south of Everitt Drive North and adjacent to Frontier Honda’s property) (Ph 1)

6. Bylaw 5/2014, Amendment 3 to the Erin Ridge North Area Structure Plan Bylaw 33/2009 (Ph 1, commercial)

7. Bylaw 8/2014, Amendment 115 to the Land Use Bylaw 9/2005 (Ph 1 CC) 8. Map Showing 7 Bylaws Proposed in Erin Ridge North 9. MDP Map 2, Future Land Use 10. Public Open House, Erin Ridge North Phase 2, Draft Area Structure Plan

(Transcript, May 8, 2013) 11. Public Engagement External Correspondence (Public School, Sturgeon) 12. Public Engagement Administration Comments 13. Fiscal Impact Analysis Summary 14. Erin Ridge North Area Structure Plan (amendments highlighted)

Originating Department(s): Planning & Development Author(s): General Manager Approval:

Lenore Mitchell, Senior Planner David Hales GM, Planning & Engineering


Date:

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