After Monday's city council meeting, the developers of Rampart's Avenir neighbourhood are closer to building than ever before. Following a two-hour discussion, city council voted on two readings of Avenir's new area structure plan.
After Monday's city council meeting, the developers of Rampart's Avenir neighbourhood are closer to building than ever before.
Following a two-hour discussion, city council voted on two readings of Avenir's new area structure plan. A final reading is expected to take place on Oct. 6.
Despite some concern from Mayor Nolan Crouse that the development looks less than what it first set out to be, project co-ordinator David Bromley said he feels positive that the project will finally move ahead.
“It has been a long project and this is a unique project,” he said. “It feels great.”
Red tape
Avenir, located between North Ridge and Carrot Creek south of Villeneuve Road, was originally pitched as a blend of residential, commercial and industrial development.
The 85-hectare concept is to incorporate cutting-edge data technology to make the area suitable for companies and individuals in the technology business, particularly those serving the oilsands.
Since Avenir first approached the city in 2009, it has continuously struggled with red tape, including numerous changes to its area structure plan and a requirement to reclaim a landfill before moving ahead with its development.
Avenir had also been asked to jointly submit its application with neighbouring developer SAS Sports and Entertainment Group, the company behind St. Albert Sports City (Elysian Fields).
The SAS lands are expected to feature a major sports village along with a mixed-use transit-oriented commercial area, and a residential node. Both developers share infrastructure.
“They've always been linked together and we originally said they had to come in all at once,” said Carol Bergum, director of planning and development.
“But because there are two separate developers and it takes them different times to come before the city, we came up with this approach which enables Avenir to move forward on their planning.”
New area structure plan
The new plan proposes that most of the Avenir lands will be developed as a residential community, including a mix of single-family and semi-detached homes as well as townhouses.
The total number of units proposed for the residential development is 1,730 of which 1,192 would be medium- to high-density units. There would be about 538 single-family homes. Melcor Developments would build the housing.
About 20 per cent of the area is designated for commercial use.
Commercial development would be located in the north of the development, while most of the mixed-commercial and residential development would be located across from the Elysian Fields along Range Road 260.
This area is proposed to include walkable neighbourhood services such as coffee shops, restaurants and medical clinics.
The development will also house three storm water management ponds to be developed as constructed wetlands with an integrated trail system and a 50-metre corridor along Carrot Creek.
The corridor will be dedicated to the city as a municipal reserve.
Completion of the project is expected to take 10 to 15 years, pending servicing capacities and market demand.
Council reaction
Following Avenir's presentation to council, Mayor Nolan Crouse voiced concerns that the area structure plan feels different than what was presented to council since 2009.
He said it now seems to lack its clean technology approach and original proposals for high-rises. He also questioned the ASP's focus on residential development.
“This is a money loser as far as the city is concerned,” he said at one point during the discussion.
Bromley responded that Avenir remains very unique and high-tech and the developer continues to work with Sysco in incorporating high-speed data technology into its residential and commercial development.
As far as the high-rises were concerned, Avenir is no longer pursuing a partnership with the University of Athabasca, which was once expected to move parts of its facility into the buildings, he said.
Avenir is now planning to build smaller, mixed-use four-storey buildings instead, he said.
“But we actually have kept the density up to the levels that we were trying to achieve,” he said.
He added that when Avenir first approached the city, St. Albert did not own the employment lands. These will now bring new light-industrial development to the city, which will likely saturate the market.
Avenir still allocates 20 per cent of its site for commercial, he said.
Coun. Cam MacKay shared some of the mayor's concerns that the plan rarely mentioned the high-tech approach. But he was pleased that 20 per cent of the land would be used for commercial development.
“Overall this is a neighbourhood that fits very well into St. Albert. It looks good for our community,” he said.
Coun. Gilles Prefontaine said the high-tech approach may not have translated into the plan but that doesn't mean it's lost.
Most of council congratulated Avenir on its proposal for incorporating large park and green spaces into the proposed development.
“I hope this will bring all sorts of smart city developments to the city,” said Coun. Wes Brodhead. “But, from my perspective, the important things are parks and trailways.”
A final reading of the area structure plan is expected to go before council on Monday, Oct. 6. Crouse said he voted against moving to third and final reading of the area structure plan to give council and himself more time to reflect on the proposal.
