A new downtown redevelopment plan would split the area into four character areas while boosting density, changing traffic patterns and embracing the Sturgeon River as a focal point.
The plan, created by Toronto-based Urban Strategies, Inc., calls for the extension of St. Anne Street further west, narrower traffic lanes to encourage pedestrian and cycling traffic and vastly increased housing densities — five to eight times higher than new regional requirements.
The new downtown area redevelopment plan (DARP) bylaw, which started with a mayor's task force in 2008, would look at creating the downtown of St. Albert's future, said Mayor Nolan Crouse.
"Leaders have to have guts to have a vision," he said after the meeting. "This is a visionary document."
Character areas
The plan would split the downtown into four character areas — the Perron District, Gateway on the Trail, Millennium Heights and Riverfront — each with its own architectural form, layout and neighbourhood traits.
Matthew Auvigne, co-owner of Auvigne and Jones shoe store and a member of the downtown committee, said the proposed character areas work with plans to rebrand downtown as the Perron District.
"It's a large area and it doesn't have a definition," he said. "If we could brand this altogether, that would help a lot."
The plan proposes a target density of 238 units per net residential hectare, much higher than the 30 to 45 required by the Capital Region Board (CRB). The highest densities would be in the Gateway to the Trail, where 10- to 25-storey structures would help boost the downtown's profile to passersby on St. Albert Trail.
The smallest densities, three to five storeys would be the norm in the shopping areas of Perront Street and St. Thomas Street.
DARP calls for mixed-use development with retail and restaurants covering at least 70 per cent of ground floor space in some areas. Professional offices would be discouraged from locating on ground floors in retail areas or near the civic square proposed in front of St. Albert Place.
The plan calls for wider sidewalks, improved architecture and store displays, and narrower roads to discourage through traffic. It also recommends orienting buildings to face the river, embracing it as a downtown focal point.
Long-term vision
Lynda Moffat, president and CEO of the St. Albert Chamber of Commerce, said she was excited by the downtown plan, adding the documents would give St. Albert a long-term vision to build up the area.
"These guys just seemed to have an understanding of St. Albert right away," she said.
The report calls for improved parking with "unobtrusive" underground or aboveground parkades that could be funded through a development levy or 'cash-in-lieu policy.' The report identifies several other downtown improvements from the civic square to a redesign of Millennium Park.
Implementing the plan will require updates to the city's capital planning documents, though specific dollar amounts are not identified. The primary funding source should be development levies, the plan states, but also identifies the potential for council-approved budgets and a community revitalization levy. All money would be pooled into a St. Albert community enhancement fund.
Lynda Flannery, president of the St. Albert Taxpayers' Association, questioned the wisdom of the city spending money on changing something she believes works just fine.
"There's potentially huge costs here," Flannery told council, adding taxpayers would be wary of paying for something that is already working.
Public hearing
Council approved first reading of the DARP bylaw in order to send the plan to the CRB for feedback. Normally, council refers such statutory plans to a public hearing before first reading.
Coun. Gareth Jones voted against this change in procedure.
"I have major concerns with parking, concerns with reference to what happens to non-profit organizations that are affected by this," he said. "I'd like to get an official clarification on a few things."
The city will hold a public hearing on the downtown bylaw on July 5 at 5 p.m.
