A new hybrid approach to smart growth places less emphasis on high-density and transit-oriented development than previous plans, and aims for a 283-hectare light industrial park in the northwest.
The hybrid model was developed by senior city management and features many recommendations from smart growth principles developed by planning staff. However, it also proposes weakening overall density targets contained in the smart growth principles that went to council in January.
The hybrid calls for only one transit-oriented development node as opposed to the three under smart growth. The nodes place heavy emphasis on mixed-use, high-density development near transit stations to promote alternate modes of transportation like walking and cycling.
Senior management proposes creating one transit node at St. Albert Trail just north of the WalMart power centre. This area would still require high-density residential, with a minimum target of 185 dwelling units per net hectare — 30 units more than the original smart growth proposal.
St. Albert's current standard is about 31 dwelling units.
The other two transit nodes are dropped in favour of neighbourhood centres — clusters of mixed-use development and recreation space totalling 40 hectares each with a minimum density of 50 dwelling units per hectare.
The new plan aims to water down density targets in residential areas, promoting the features for which St. Albert is known such as tree-lined boulevards and front-access driveways.
Managers want to see low-density (single-family and duplexes) developed on at least 65 per cent of all residential land. Smart growth called for 57 per cent low-density.
The hybrid calls for a new 283-hectare light industrial park west of Ray Gibbon Drive and north of Giroux Road. The earlier smart growth model suggested the possibility of industrial zoning, but with a mix of business park and industrial.
The city should stick with the modified grid alignment for streets that was approved with the latest municipal development plan update in 2007, management recommends. The modified grid aims to improve traffic flow and improve walkability from the increased access to neighbourhoods.
Tax savings
According to a revised fiscal impact analysis, the hybrid approach would still lead to $3.16-million cost savings for taxpayers. Property taxes would be 5.04 per cent lower at full build-out than with conventional growth.
Like the earlier smart growth scenarios, administration cautions there's an uncertain demand for the hybrid approach to development. Lack of demand could stall future development.
Council will review the hybrid plan at this afternoon's meeting.
A final decision on smart growth isn't expected until some time in April.
Hybrid vs. Smart Growth
(Smart growth figures in brackets)
Low-density: 252.2 hectares (190.5)
Medium/high density: 90.7 hectares (141.7 hectares)
Population at build-out: 43,697 (50,396)
