Nobody likes a train chugging too close to home. All of council agreed on that point Tuesday.
But while some councillors argued that a new neighbourhood development in South Riel will cause problems because of its proximity to railway tracks, others said it is more important that the development proceed.
The site owner, Averton Group of Companies, plans to build a community that is affordable to empty-nesters, seniors and first-time buyers with units starting around $300,000. That rang well with some councillors who said the city needs more of these homes.
"The prize really is about density, it's about diversity of housing, it's about affordable accommodation for young people to stay in the community," said Coun. Wes Brodhead. "I think that's the prize worth seeking."
Neighbourhood proposal
The proposed neighbourhood site is across the street from the Enjoy Centre and extends to LeClair Way to the south and to the railway tracks to the east. Averton president Paul Lanni first told council in late August about changing the existing area structure plan for the 44.5-acre site.
The previous plan allowed for medium and high-density residential uses, with a large park space running along the railway tracks and an institutional site in the southeast. Averton then sought to build a mix of residential and commercial buildings on the institutional portion of the site instead. The rest of the land would become an urban village, with a variety of townhouses.
While specific housing designs are still in the works, some of the rowhouse designs being considered may be joined on their sides and backs. This design has not yet been approved in St. Albert, but is used in other communities, Lanni said.
Instead of one large park space, Averton also wants to create three smaller parks around the community, and move its apartment buildings closer to the railway lines and away from Riel Drive. Lanni said this will make the neighbourhood more inviting and keep the front of the development from being blocked by large buildings. He added that the apartment buildings may go up to six storeys.
Railway safety
Councillors had mixed opinions about the proposal in August and decided to wait before giving their approval. They worried about the reduced park space and having homes close to the railway tracks. But they also complimented Averton for proposing to build more affordable homes.
Their opinions had changed little on Tuesday. Coun. Bob Russell said he would not support the changes because they would mean high-density housing both along the railway tracks "but also right at the corner of Levasseur."
"Guess where they blow their horn?" he said.
He was concerned about a letter CN Rail sent to council and wondered if administration had considered it. The letter urges the city to implement guidelines for the safety and well-being of future residents.
They suggested, among other things, looking at noise and vibration levels. CN also warned that it has the right-of-way within 300 metres from its tracks and operations and there may be alterations or expansions of railway facilities that could affect residents in the future.
Administration clarified that this clause refers to primary railway lines, but St. Albert is built along a secondary rail line. After being pressed by Coun. Cam MacKay, city manager Patrick Draper promised to check if any similar regulations apply to secondary lines.
Gilles Prefontaine, chief community development officer, added that requirements on noise and vibration levels will be included in the development agreement. A new noise study may be required depending on how tall the developer plans to build. He also stressed that there are other neighbourhoods in the city with homes built close to the railway tracks.
"Lacombe Park is adjacent to that same line we are talking about right now and we have many housing developments that are going in and being developed at that point, similar with Riverside, Elysian Fields and Avenir," he said.
Coun. Sheena Hughes and Mayor Nolan Crouse also opposed the changes. Hughes criticized the loss of park space, which previously acted as a buffer between the railway tracks and the homes. She worried that six-storey apartment buildings could be damaged from the constant vibrations of the trains.
"To me the park space was essential," she said. "This was to put some distance between you and the giant train that is rumbling through your house several times a day and that seems to be overlooked."
Crouse agreed that noise is a concern, as is the added pressure on traffic once people move into the neighbourhood. During August's discussion, he said the site was once designated for non-residential uses, but the plan was then changed to include some homes. Now more people will move there, which also adds pressure on the city to push for an expansion of Ray Gibbon Drive. But that's the province's responsibility, he said.
"Proper planning needs to be more important and should not be trumped by the loss of development revenue," he said on Tuesday.
Innovative and affordable
Crouse, Hughes and Russell remained opposed to the changes while the rest of council voted in their favour. MacKay said it was a wise change to bring more people to South Riel and the development would allow the area to grow.
He also said keeping major park space along the railway lines and in an industrial area does not make sense to him because people won't use it. He suggested money given to the city by Averton in-lieu of green space should be used to improve other parks in the city.
Coun. Tim Osborne and Brodhead both acknowledged the concerns over the railway's proximity to the homes. But they also supported having more affordable and innovative housing types. Coun. Cathy Heron said she now also hopes to see land-use bylaw changes that will allow for these housing types.
"We are very much used to big lots and single family homes but I think, as we are seeing outside of our boundaries, that is changing and this is our first chance to have a good look at an urban village concept on a larger scale," she said. "This is nothing to be scared of."
