It seemed like acting city manager Chris Jardine was staring into a crystal ball Monday night as council debated the recommendations on locating more industrial land inside St. Albert's boundaries and in the annexed lands.
"We could redo this until the cows come home and come up with different recommendations," Jardine said. "If you want us to go do more work, we'll go do more work."
That's what administration will be doing now after council approved moving forward with industrial land use on already-designated lands, but asked for a four-month delay for the city to consult with different experts and land developers on whether or not to designate more land west of the city for light industry.
Coun. Wes Brodhead asked for the postponement after a majority of five speakers warned council against adopting a plan dubbed Option 2B, which would add approximately 283 hectares of land to the city's light industrial base. Some of those lands, including parcels identified for SAS Sports City, are already identified as light industrial.
"In my perspective, we need to truly land on what the right amount of land is. We have conflicting reports from experts saying the absorption rate will be x or y and the use of these multipliers leads us to the conclusion we need this big chunk of land," Brodhead said.
"My fear is if we make this decision, if [the recommendations] are not based on reality, we are setting aside land that will be sterile for some time."
Administration brought forward three recommendations to council — the first was to ask council to pursue development of land in St. Albert already designated or districted as light industrial. Those lands, located in South Campbell and South Riel, would provide a five-year supply of industrial land using the city's newly calculated absorption rate of 18.7 hectares per year.
Gallery speakers
But numerous speakers who attended council to have their say disputed the city's calculations. Jordan Davis, representing the Urban Development Institute (UDI) disputed the city's absorption rate, saying the city's 96 hectares could last for 25 to 35 years.
"I know the report says five, but given the existing absorption rate, we believe it would go beyond five years," Davis said. "After this time, we believe lands in the annexation area would be much more suitable for industrial land."
Speakers also pointed out the cost of servicing the lands in Option 2B, especially to St. Albert's standards, would price the lands out of the industrial market. Jim Pennell, senior development manager for Genstar, estimated simply extending a sanitary trunk line west could cost $7 million. The final bill for all servicing could reach as high as $10 million.
"I just don't know who would step up to front that kind of cost based on absorption rates at this point in time," Pennell said.
Pennell favoured moving industrial to the Badger lands, north of Villeneuve road, which he said could be brought on stream using capacity in North Ridge at a cost of $1 million.
The A-word
Administration offered a third recommendation that, if council was not prepared to move forward with Option 2B, it begin an annexation of land for industrial purposes. Both staff and landowners pointed out the city has told many landowners in the annexed area their lands would not be used for industrial.
The St. Albert Chamber of Commerce was particularly vocal in its support of annexation, which it urged council to begin immediately.
"It is clear the status quo in St. Albert is not working," chair Charlene Zoltenko told council. "It is clear we should be looking into more annexations with Sturgeon County."
Coun. Len Bracko tried to bring forward the annexation motion to have council defeat it to send a message to Sturgeon County, but that motion was also postponed until April 30.
"Annexation has been mentioned a few times today and it might give Sturgeon County the idea that we have some plan to move forward, which council doesn't," Bracko said.
Coun. Cam Mackay, who moved the postponement, said he didn't want to hamstring council.
"I do not know if this is the right decision to completely rule this out."
Industrial land needs — they said it:
Merelyn Henry, landowner
"When we were annexed, our expectations were this would be used for residential and we still feel strongly it should be. There are better choices for industrial areas than this one. Even a future annexation should be considered. What we would like for our land is to be residential. This is the best choice."
Jordan Davis, Urban Development Institute
"The main issue we do have is with the amount of land that the city reports feel is necessary. Looking at absorption rates of the last few years and the land designated, we believe it's more than enough to develop over the next 25 to 35 years. I know the report says five, but given the existing absorption rate, we believe it would go beyond five years. After this time we believe the lands in the annexation area would be much more suitable for industrial lands."
David Bromley, Rampart Avenir
"The other point of concern that we had about the study is the lands up against Carrot Creek. Administration has recognized there would be need for official regulations to use the land for industrial purposes. Industrial developers want land with land regulations."
Charlene Zoltenko, St. Albert Chamber of Commerce
"We ask council to undertake comprehensive planning, which will be used for commercial growth and residential development. Although it has rejected the idea of purchasing land, we encourage council to revisit this. We need to stimulate the economy. Our status quo in St. Albert is not working."
Jim Pennell, Genstar
"Just to touch on the MDP (municipal development plan) and the run up to the annexation's focus and objectives, it was clear the intent was to expand residential and strip commercial opportunities. So this is a statutory plan and I feel council has an obligation to keep good faith and keep that plan intact. Much has been said about keeping the commitments that have been made. I think it's a position that council should recognize and adhere to for all lands under the MDP."
