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Mixed opinions on South Riel changes

Proposed changes to a South Riel development have residents worried the company spearheading this shift is trying to cram as many people into one space as possible.
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An aerial view of the lands in South Riel that may soon be developed, depending on the outcome of the April 23 council meeting. SUPPLIED IMAGE

Proposed changes to a South Riel development have residents worried the company spearheading this shift is trying to cram as many people into one space as possible.

Earlier this month, Averton requested city council consider allowing changes to what the company is calling its Midtown development. The project is looking to develop 800 residential units, seniors housing and commercial properties and achieve a density of more than 80 units per hectare. The development would be the first of its kind in St. Albert.

A public hearing fell after press time April 23 to allow the public to provide feedback before council moved forward with their decision to either support or reject the proposed changes.

Averton president Paul Lanni told the Gazette earlier this month the Midtown development should diversify St. Albert's housing options, creating a mixed-use community of residential units, seniors housing and commercial properties. With a proposed density of more than 80 units per hectare, the development would be at least twice as dense as what's required by the Edmonton Metropolitan Region Board.

Residents Faye and Gerry Hood submitted a letter to the city and to the Gazette voicing their concerns about the density. The Hoods argue it would be a “huge departure from the standards.”

“Obviously, Averton is wanting to jam in as many residents as possible to increase the value they will receive for the development,” they wrote. “That is in their interest but not in the interest of St. Albert residents. The more units in tighter quarters the more money they make. Increasing the current 40 units per hectare is one consideration but to double that amount seems beyond feasible to the point of being ridiculous.”

The pair is also worried about the developer’s plan to reduce minimum lot depth from 30 metres to around 12 to 15 metres.

The development spreads over approximately 45 acres and includes lands west of the CN railway and Heritage Lakes, south of Levasseur Road, east of Riel Drive and north of LeClair Way.

Averton wants the city to create a specific land use district, Midtown (MT) District, for this development so that it can allow for more flexibility in constructing various housing types, reducing lot sizes and reducing parking regulations.

Averton’s plan for parking includes possible underground parking for its townhousing and single and double garages in order to meet the city’s standards of two parking stalls per dwelling unit.

The city also needs to pass bylaws to incorporate those changes in the South Riel area structure plan – which would reconfigure roads, redesign the size, shape and/or location of parks and redistribute density at that site – and to amend the land use bylaw.

Fellow resident Annemarie Corcoran also submitted a letter asking council to not support the changes being put forward by Averton. She argued a planned 12-storey building would have a significantly negative impact on her and her family.

“The majority of buildings are two-storey residential homes,” Corcoran wrote in her letter. “It is just not fair that our neighbourhood is going to be subjected to these monstrous buildings directly behind our homes. We moved to St. Albert for its wonderful quaint community and great quality of life.”

Not everyone was opposed to the development.

Cape Group, which is developing 400 rental units near Averton, originally submitted a letter stating the proposed changes would negatively impact their Bellevue Village development due to the removal of a signalized intersection as Averton plans to move access to the Midtown site further north along Riel Drive.

The company has since told the city and council it has had a change of heart and has retracted the letter of concern, although it still notes a concern about the proposed design of Riel Drive and has asked to be part of the design process.

Paul Lanni, president of Averton, said his company spoke with traffic specialists in the area for the best layout in the area and that’s how they arrived at the decision to remove the signalized intersection.

“As far as the signalized crossing, there's nothing in the works for that," he said, referring to the city's own plans. "The traffic studies do not suggest that a signal is necessarily appropriate in that location. Those studies ... reference a more appropriate location for a signal would be further south.”

CN Rail also submitted a letter stating it has no issue with the changes but noted a noise caveat will be needed for all residential units within 300 metres of the rail right-of-way.

Averton, along with another builder, first bought the land for this project in 2012 and is now the sole owner. However, the development of Midtown was delayed due to Project 9, St. Albert's sanitary sewer upgrade.

Averton's vision for the land evolved over the years, leading to its request for a series of changes to the proposed project. if the changes are approved, development could start this year.

The proposed changes first came to council April 1, with Invistec Consulting submitting the revisions on behalf of South Riel Developments.

The decision by council on the proposed changes was not available prior to press time.

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