CITY COUNCIL AGENDA REPORT Subject: ERIN RIDGE NORTH PHASE 2 (1) BYLAW 4/2014 - MDP AMENDMENT, MAP 2 Recommendations (1) Bylaw 4/2014 - Municipal Development Plan (MDP), Map 2 1. That Bylaw 4/2014 be amended by deleting Map 2, Future Land Use and replacing it with Map 2, Future Land Use included in Attachment 1 to the July 13, 2015 agenda report entitled "Erin Ridge North Phase 2, (1) Bylaw 4/2014 - MDP Amendment, Map 2". 2. That Bylaw 4/2014 be read a second time, as amended. 3. That Bylaw 4/2014 be read a third and final time. Purpose of Report Council is being asked to open a new public hearing for Bylaw 4/2014. The June 1 st Public Hearing was closed to allow time for staff to consult with the applicant on retaining the commercial strip along St. Albert Trail as currently shown on Map 2, Future Land Use of the Municipal Development Plan (MDP). Since June 1 st, the applicant has revised their proposed MDP amendment for Bylaw 4/2014 to limit the reduction of commercial area from their initial proposal. At a future date, Bylaw 6/2014 for the Erin Ridge North Area Structure Plan Phase 2 amendment and Bylaw 7/2014 for the Land Use Bylaw amendment will be brought back to Council for a new public hearing. Staff requires a decision on the MDP so that the amendments to the Erin Ridge North ASP and the Land Use Bylaw are consistent with the MDP amendment. Council Direction JUNE 1, 2015, PUBLIC HEARING On June 1, 2015, Council closed the public hearing on Bylaw 4/2014, 6/2014, and 7/2014, with the request that the Municipal Development Plan amendment preserves the commercial area along St. Albert Trail. July 13, 2015/Page 1
On June 1, 2015 the following motions were passed: (C304-2015) Regarding Erin Ridge North Phase 2, that this matter be referred to Administration to work with the Developer and propose to Council appropriate statutory amendments that preserves the 'Commercial Corridor' consistent with: The IDP The MDP The Annexation (C305-2015) That the Public Hearing be closed. JULY 7, 2014, PUBLIC HEARING On July 7, 2014, Council closed the public hearing on Bylaws 4/2014, 6/2014, and 7/2014, because the applicant required additional time to consider options regarding a drainage issue and the wetland located in the northern portion of the Southwest %, Section 21, Township 54, Range 25, Meridian 4 West. On July 7, 2014 the following motions were passed: (C358-2014) That the public hearing on Bylaw 4/2014, being Amendment 14 to the Municipal Development Plan Bylaw 15/2007, be closed; and That the public hearing on Bylaw 6/2014, being Amendment 4 to the Erin Ridge North Area Structure Plan Bylaw 33/2009, be closed; and That the public hearing on Bylaw 7/2014, being Amendment 113 to the Land Use Bylaw 9/2005, be closed. On April 28, 2014, the following motion was passed: (C219-2014) That Bylaw 4/2014, being Amendment 14 to the Municipal Development Plan Bylaw 15/2007 be read a first time. MUNICIPAL DEVELOPMENT PLAN POLICY Policy 3.1 identifies that Map 2 Future Land Use illustrates the desired future growth and development for St. Albert. Policies 4.1 and 7.1 indicate residential and commercial development shall be located in accordance with Map 2. Further to that, policy 7.3 indicates that Commercial Corridor districting is only permitted adjacent to St. Albert Trail. July 13, 2015 / Page 2
Background and Discussion Erin Ridge North Phase 2 is located north of Neil Ross Road and east of St. Albert Trail (Attachment 2, Location Map). The legal descriptions and addresses include: Table 1: Legal Descriptions and Addresses Legal Description Address Plan 982 3579, Lot 2 1, 54307 Hwy 2 Plan 982 3579, Lot 1 2, 54307 Hwy 2 Part of SW %, Section 21, Township 3, 54307 Hwy 2 54, Range 25, Meridian 4 Portion of Road Plan 852 0653, Adjacent to 1 and 2, 54307 Hwy 2 and closed by Bylaw 9/2014 (to designate St. Albert Trail and north of Neil Ross with land use) Road Bylaw 4/2014 - Municipal Development Plan, Map 2 Bylaw 4/2014 involves an amendment to the MDP to reduce the amount of commercial land along St. Albert Trail as shown on Map 2, Future Land Use. Capital Region Board (CRB) approval for the proposed amendment was received on June 13, 2014. Following the public hearing on June 1, 2015, the applicant revised their MDP application reducing the proposed reduction in commercial area. There are currently approximately 25 hectares (61.77 acres±) of commercially designated land in Erin Ridge North Phase 2. The proposed amendment converts 4.37 hectares! (10.79 acresi) of that to residential. This residential area is proposed to include a mix of uses including low-density and medium/high-density residential, park, roads, and a public utility lot (PUL). In the MDP, land use designations are based on broad categories (e.g. residential or commercial), that will eventually include other components such as roadways, parks, and public utility lots (PULs) that are not created until the subdivision stage. A summary of the proposal is included in Table 2: Table 2: MDP Designations and Areas MDP Future Land Use Existing Area Proposed Area Commercial 25 ha± (61.77 ac±) 20.63 ha± (50.90 ac±) Residential 0 4.37 ha± (10.79 ac±) (1.15 ha low density; 1.61 ha medium/high density; 1.63 ha PUL, park, roads) Total 25 hat (61.77 ac±) 25 ha± (61.77 ac±) Ciry of July 13, 2015/Page 3
FUTURE LAND USES The applicant has proposed an amendment to the MDP Future Land Use Map, changing 4.37 hectares! from commercial to residential, and 0.72 hectares! from road to commercial as shown in Attachment 3. The residential portion is expected to be multi-family residential, which would be possible under the Land Use Bylaw (apartment buildings are a discretionary use within the Corridor Commercial (CC) District, while convenience and retail uses are discretionary if accessory to an apartment building use within the Medium/High Density (R4) District). The purpose of the Corridor Commercial Land Use District is to provide an area along a major arterial roadway for the sale of the widest variety of goods and services to the community and to the surrounding region. The purpose of the Medium/High Density Residential District is to provide an area for medium to higher density residential development. There are examples of this mix of uses within the existing Corridor Commercial (CC) District in the form of two purpose-built apartment complexes; Ravine Park on Gate, and Sierra of Inglewood. Citadel Mews West is an example of a mixed-use building with ground floor commercial and residential above. Citadel Mews, however, is within the Integrated Care Community (ICC) District. Discretionary uses in that district include general service, specialty store, restaurant, and business support service. In these cases, having multiple-family uses adjacent to commercial uses can provide additional support to the businesses through potential nearby employees and customers, and conversely can provide nearby services to residents. Approximately 4.6% of the total commercial area currently designated in the MDP for Erin Ridge North Phase 2 is proposed as low-density residential. Its location and configuration allows for an appropriate transition from commercial to residential land uses. Table 3 summarizes the commercial land designated and districted in Erin Ridge North to provide some overall context. Table 3: Commercial Land Summary - Erin Ridge North (ERN) Phases 1 & 2 Existing Commercial Land ERN Phase 1 Area Commercial land in ERN Phase 1* 26.0 ha Additional commercial land designated in ERN Phase 1 3.6 ha (King of Kings site) Proposed ERN Phase 2 MDP amendment Convert Commercial area to residential, roads, park and (4.4 ha) public utility lot Maintain commercial land designated in ERN Phase 2 20.6 ha Total commercial land now designated in MDP 45.8 ha *Note: Some Municipal Reserve land in ERN Phase 1 lies partially in the original commercial designation area & reduces the overall area, but is not included here. July 13, 2015 / Page 4
COMMERCIAL DEPTH The commercial corridor along St. Albert Trail is not of consistent depth. The depths range from 70 metres to 350 metres. At Erin Ridge North Phase 2, the proposed widths range from 130 metres to 308 metres. The width of land does not necessarily determine the intensity or amount of commercial use; the type of development determines that. The depth of the Commercial Corridor itself was established in 2007 as the result of efforts to achieve a pre-determined amount of commercial corridor land area in order to serve the City's growing population. Over time, reductions to the amount of total Commercial Corridor have been offset elsewhere in the City within other approved Area Structure Plans (for example an addition of approximately 12 hectares (29.6 acresi) of commercial land has also been designated and approved in the Range Road 260 and Jensen Lakes Area Structure Plans). TAX COMPARISON A Fiscal Impact Analysis (FIA) for the Erin Ridge North ASP Phase 2 amendment was completed as part of the application process. The FIA was based on the commercial area along St. Albert Trail being reduced in width to accommodate the addition of residential uses (Attachment 4, Fiscal Impact Analysis Summary). Staff used the numbers from the FIA to assess two other scenarios. One scenario reduces the multiple family site by 0.81 hectares (2 acres) from the original proposal, and a second scenario removes all of the residential from the commercial corridor and reallocates it within the 55.7 hectare (137.6 acre) site (Attachment 5, Tax Comparison). Having no residential uses within the corridor commercial district would increase non-residential property tax revenue, but because of the reduced residential uses, as proposed the overall return for the entire area would result in 20% less return to the City at full build-out. Stakeholder Communications or Engagement The public hearing for July 13, 2015 was advertised in the St. Albert Gazette on June 27 and July 4, 2015. In addition, notices about the public hearing were circulated to properties within a 100-metre radius. CITY ADMINISTRATION One of Economic Development's primary goals is to ensure the ongoing supply of non-residential land. Based on the Colliers analysis that was completed for the City in November 2013, Economic Development has concluded that the City presently has an adequate supply of commercial land. While Economic Development's position is to maximize the potential land for Commercial Corridor to reflect the high value of this corridor for commercial development, they are in July 13, 2015/Page 5
support of the proposed amendment as it maintains the majority of the commercial area as prescribed in the MDP. Implications of Recommendation(s) Approval of the MDP amendment is required before approval of the ASP amendment can be given, as the MDP amendment directly impacts the ASP amendments. Once there is a decision on the MDP, staff can then prepare the ASP and the LUB amendments. a) Financial: The fiscal impact analysis that was prepared for the full build-out for Erin Ridge North Phase 2 is still applicable; no new analysis was undertaken. b) Legal / Risk: None identified at this time. c) Program or Service: None identified at this time. d) Organizational: Once there is a decision on the MDP, staff can prepare the Area Structure Plan and the Land Use Bylaw amendments for Council's consideration. Alternatives and Implications Considered A decision on the MDP amendment is needed before the Area Structure Plan and Land Use Bylaw amendments can proceed. If Council does not support the MDP amendment, the applicant will need to revise their land use concepts. Strategic Connections a) Council's Strategic Outcomes and Priorities CULTIVATE ECONOMIC PROSPERITY: A diversified, robust and resilient economic foundation to support growth and community service delivery. CULTIVATE EXCELLENCE IN GOVERNMENT: A responsive, accountable government that delivers value to the community. b) Long Term Plans Municipal Development Plan (MDP) Bylaw 15/2007. c) Corporate Objectives Ensure our customers are very satisfied. d) Council Policies July 13, 2015 /Page 6
Not applicable. e) Other Plans or Initiatives Not applicable. Attachments 1. Bylaw 4/2014, Amendment 14 to the Municipal Development Plan Bylaw 15/2007 (Map 2). 2. Location Map 3. MDP Amendment with Future ASP Overlaid 4. Erin Ridge North Phase 2 Commercial Lands - Fiscal Impacts 5. Tax Comparison 6. Erin Ridge North (ERN) Phase 2 Agenda Reports dated April 28, 2014, June 23, 2014, and July 7, 2014, June 1, 2015, without attachments, previously circulated. Originating Department(s): Author(s): General Manager Approval City Manager Signature: Planning & Development Lenore Mitchell, Senior Planner/ Carol Bergum, Director of Planning & Development Gilles Prefontaine, Chief Community Development Officer Date: July 13, 2015 / Page 7