In front of a packed gallery and over the objections of a large portion of it, city council approved the controversial downtown area redevelopment plan (DARP) Monday night.
Council unanimously approved the bylaw, which will allow for higher densities downtown, including towers of up to 25 storeys. It will also make way for a realigned St. Anne Street and the possibility of a series of new civic buildings in the area.
Over the course of five hours council heard objections and cost concerns about DARP from the St. Albert Taxpayers Association, several business owners, community groups and council candidates.
Other downtown business owners commended the plan, as did the St. Albert economic development advisory committee, chamber of commerce and St. Albert Senior Citizens' Club.
Coun. Carol Watamaniuk embraced the plan's vision, saying it was one of the best planning documents she had seen during her four terms on council.
"I've been waiting for many, many years for something that is truly visionary for downtown."
Coun. Lorie Garritty also applauded the plan, saying it was time to move forward and create a vibrant downtown.
"I don't support standing still because that is the status quo," he said. "There are lots of questions that have to be answered yet, we know that, but this is a great first step."
DARP calls for a wide range of building heights downtown from three to five storeys along Perron Street all the way up to 10- to 25-storey buildings.
It calls for a civic plaza in front of St. Albert Place and a repurposed green space along the waterfront and at Millennium Park. Other details include narrowing downtown streets in favour of wider sidewalks for cafes and patios.
Council asked administration to do more work on the plan, including a detailed implementation strategy laying out how it will roll out.
Coun. Roger Lemieux put forward the motion asking for the implementation strategy. He said downtown redevelopment is just one of many projects the city has on its plate and before council starts spending money he wanted to be sure they have an idea on where it will go.
"I didn't want administration to have the green light to start spending money."
Coun. Gareth Jones also emphasized the need for a strong plan. Even though DARP is a long-term plan there are going to be short-term bills, he noted.
"The reality of this situation is that we are going to have to find money in the next five, 10, 15 years to get this thing going."
Lemieux emphasized the document is a long-term vision and estimated it could be as long as 40 years before it fully comes to fruition.
Business owners split
DARP opponents raised a number of concerns including lack of detail about potential costs, the stability of the ground near the flood plain and the proposed densities, which many presenters felt would ruin the general character of the area.
Brenda Burgess, who owns Burgess and Associates Professional Corporation, said she is concerned not only for her own business, but feels the plan will hurt downtown's look and feel.
"I think they are changing the complete character of the area."
Burgess and other professional services are not considered acceptable ground-floor uses in some areas under the new plan, which favours retail establishments. She said the idea of making the area more walkable and pedestrian friendly completely ignores reality.
"We don't live in Victoria. We don't live in Toronto. We don't live in Vancouver. We live in Alberta. We have winter for a good portion of the year."
Carmen Bokenfohr, owner of Concept Jewelry on Perron Street, supported the initiative, stressing it will bring much-needed people and life to the area.
"By creating this high density and mixed use I believe we are going to cater to seniors as well as attract youth that are looking for that type of lifestyle."
Chamber chair Mike Howes said there's a need for change downtown and DARP is an idea worth pursuing.
"We are looking at potential. If you do nothing, nothing is going to happen is the way we are looking at it," he said. "We just think it is nothing ventured, nothing gained."
Mayor Nolan Crouse said that approaching DARP has been difficult, with so many people interested in what has been a complex process.
"I think the process over the last three years has been a challenge to find a way to get all of the interests included," he said. "Often people will shy away from the most difficult and the most complex of issues."
Ultimately, the plan will have a good impact on the city's bottom line by creating a vibrant area.
"You check with the City of Edmonton and what it has meant to the City of Edmonton as they have revitalized their downtown. Ten per cent of the taxes of the entire City of Edmonton come from an eight by 14-block area," he said. "It is about economic development."
