A new hybrid version of smart growth planning calls for more low-density residential than previous versions, along with a new industrial park in the northwest.
City manager Bill Holtby gave a half-hour overview of the new plan at Monday's council meeting. The revision was drafted by senior city management in an effort to create a "made in St. Albert" version of smart growth.
Smart growth is designed to reduce urban sprawl by creating more high-density areas, walkable neighbourhoods, mixed land uses and make transit, shopping and other amenities easier to access.
Council reviewed the original smart growth principles in January, and narrowly agreed to continue with the process amid concerns about costs and the amount of high-density proposed. The plan was estimated to cost $4.2 million more in capital costs, or an annual property tax increase of 6.4 per cent per year to pay for the project.
The new hybrid version calls for less high-density development than the earlier smart growth model. Instead of three high-density transit-oriented development centres, the hybrid calls for just one, bringing down the total number of units in that area to 4,800 from 13,800.
The hybrid replaces the other transit nodes with two neighbourhood centres — smaller scale mixed-use nodes. Like the previous version, the hybrid adheres to form-based zoning, a more flexible regulation that allows residential and commercial in the same areas.
"We believe the mixed-use zoning is vital to moving forward," Holtby told council. "We want to create vibrant and active neighbourhoods and centres with a comfortable and enjoyable pedestrian environment."
Holtby said the hybrid aims for a balance of St. Albert's traditional makeup by ensuring at least 65 per cent of all residential lands is 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.
Holtby said any industrial park would be contingent on changing both the St. Albert-Sturgeon intermunicipal development plan (IDP) and the city's municipal development plan. The IDP is currently under review.
The hybrid also adheres to a modified grid structure for residential roads, which allows for improved traffic flow and walkability from the increased travel route options.
According to a revised fiscal impact analysis, the hybrid approach would 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.
Feeling leery
Coun. Carol Watamaniuk said she was still leery of supporting the plan, saying there was still no proof such development is marketable.
"From the time we started discussing this to tonight, it's just eating at my gut. I see risk, risk, risk, flashing in neon above this. We need a market analysis."
Holtby said that an analysis would take a year, cost anywhere from $200,000 to $300,000 and pointed out the analysis would delay the plan long past this fall's municipal election.
Coun. Roger Lemieux spent several minutes debating a chart with administration, trying to understand the 'conventional growth' scale that was used in detailing how much of the land would be used in what kind of development. After several minutes, Holtby conceded that the term conventional was not in reference to historical development in St. Albert, and uses current land-use rules but with a modified road grid.
"In order for the people of St. Albert to make an informed decision, they need this information," said Coun. James Burrows, stressing the need for more historical comparisons to highlight the magnitude of the changes.
Mayor Nolan Crouse also asked several questions, including issues surrounding commercial development, the number of intersections in the development, the use of back alleys along the grid roads and other questions about how the neighbourhoods would be incorporated into the current plan for St. Albert.
"When I see what was proposed tonight compared to a month ago, I can see that a lot of work has gone into this," he said. "I'm going to need a lot more understanding if I am going to vote on this in a month."
A majority voted to continue with the process, which involves sharing the new hybrid model with groups like the chamber, St. Albert economic development advisory committee and the general public.
The report, complete with public comments, is expected to return to council in early April.
