CITY COUNCIL AGENDA REPORT

Transcription

1 CITY COUNCIL AGENDA REPORT Subject: BYLAW 25/2015 REDISTRICTING JENSEN LAKES STAGE 4 Recommendations Bylaw 25/2015 Land Use Bylaw (LUB) (Schedule A Map) 1. That Bylaw 25/2015, being Amendment 125 to the Land Use Bylaw 9/2005, be read a first time. 2. That Bylaw 25/2015 be read a second time. 3. That unanimous consent be given for consideration of third reading of Bylaw 25/ That Bylaw 25/2015 be read a third and final time. 5. That the City Manager be authorized to sign the Development Agreement, provided that it includes full details of the private Jensen Lake, namely the water supply, water quality management and its continued maintenance, to the satisfaction of the City Engineer. Purpose of Report The purpose of the report is to outline the proposed amendment to Schedule A of the Land Use Bylaw for the Jensen Lakes neighbourhood. Council Direction The Jensen Lakes Area Structure Plan was approved by Council on May 5, Policy 17.2 in the Municipal Development Plan (MDP) requires amendments to the Land Use Bylaw to conform to the MDP. August 24, 2015 / Page 1

2 Background and Discussion IBI Group, on behalf of the landowners Melcor Developments Ltd. and Villeneuve Communities Inc., submitted a proposed amendment to the Land Use Bylaw 9/2005 to redistrict a portion of the site from Urban Reserve District (UR) to Low Density Residential District (R1), Low Density Residential District (R2), and Public and Private Service District (PS) to enable them to proceed with subdivision at a later stage. The amendment area is west and southwest of the Jensen Lakes Stage 3, which was districted on December 1, The total area being redistricted for Jensen Lakes Stage 4 is hectares± (30.86 acres±) (Attachment 2, Location Map and Attachment 3, Areas Redistricted Map). The legal descriptions and addresses include: Table 1: Legal Description and Municipal Address Legal Description Address Part of Plan 392EO, Parcel A 39 City Annex North Part of SE ¼, Section 17, Township 54, Range 40 City Annex North 25, Meridian 4 Plan Conformance The proposed Land Use Bylaw amendments conform to the Municipal Development Plan (MDP), which shows the area as residential. The amendment also conforms to the Jensen Lakes Area Structure Plan, which designates the area as Low Density Residential, Private Beach, and Private Lake. The planning process and various stages of planning are illustrated in Chart 1. August 24, 2015 / Page 2

3 CHART 1: PLANNING PROCESSES Council Municipal Development Plan (MDP): Required by the Municipal Government Act (MGA) and sets out goals and policies for all aspects of the municipality's development Area Structure Plan (ASP): Statutory plan which provides a framework for the build out of new development areas Redistricting Application: A request by a property owner or applicant to change the land use district for a given property Administration Conditional Subdivision Development Agreement Subdivision Approved (Endorsement) Development Permit Building Permit Plan Concept The current land use district is the Urban Reserve (UR) District. This district is a holding district for lands to be developed for urban expansion and intensification. Three (3) Land Use Districts are proposed as shown in Table 2. Table 2: Proposed Land Uses Proposed District Area of Land Some Permitted Land Uses Low Density Residential 1.89 hectares± Single-detached house (R1) (4.67 acres±) Low Density Residential 1.27 hectares± Semi-detached house (R2) Public and Private Services (PS) (3.14 acres±) 8.60 hectares± (21.25 acres±) Indoor and outdoor recreation Access to the area will be from the newly constructed major collector road named Jensen Lakes Boulevard and the local road named Jubilation Drive. Stakeholder Communications or Engagement APPLICANT As the Area Structure Plan for Jensen Lakes was approved in May 2014, and the Land Use Bylaw amendments are in keeping with the Jensen Lakes Area Structure Plan, no public consultation was required. August 24, 2015 / Page 3

4 ADMINISTRATION The proposed Land Use Bylaw amendments were circulated to residents within a 100-metre radius of the proposed Land Use Bylaw amendment. The referral also included external stakeholders, and City administration. In accordance with the Municipal Government Act, the Public Hearing was advertised on August 8 and 15, 2015 in the St. Albert Gazette, and notification of the Public Hearing was mailed to property owners within a 100-metre radius of the amendment area. No issues were identified from external stakeholders or residents referral related to the redistricting. An internal comment was received from the Director of Strategic Services and Environment about the water source and treatment methods for the private lake feature within the Public and Private Services (PS) proposed land use district. The proposed lake will be a private amenity, filled, maintained and paid for by a homeowners association. All technical details with regard to the lake and its water source(s) will be finalized and approved as part of the City s Development Agreement. This agreement must be completed and signed off by both the City Manager and the Developer before any development proceeds. Should the lake prove unviable, the proposed districting allows for a number of other amenity- and park-related uses. Implications of Recommendation(s) Financial: None at this time. Legal / Risk: None at this time. Program or Service: As Jensen Lakes neighbourhood develops, there will be incremental impacts to the City and various departments. For example: Public Works will have an increased volume of roads, pipes, stormwater management facilities, and parks to maintain. Emergency Medical Services will have a new area to service for fire, municipal and law enforcement, and ambulance. Recreation and Parks will have to prepare master plans and provide recreation amenities. Engineering will have to review design plans and inspect infrastructure. Planning and Development will have subdivisions and development permits to review. Safety Codes will have building plans to review and buildings to inspect. Transit will have to provide services to the neighbourhood. August 24, 2015 / Page 4

5 Assessment & Taxation will have to incorporate any new parcels of land that originate via subdivision into their annual workload. This entails field work to inventory any new construction that occurs, property valuation, and tax account administration. Family & Community Support Services (FCSS) provides preventative social services to the residents of St. Albert. Services such as Family & School Liaison, Neighbourhood Development, Community Development, and Youth Asset Development could all be impacted with the increased need for support and services that goes along with the increase in population. Organizational: The approval of this Bylaw has immediate impact on Planning and Engineering as subdivision plans and engineering drawings will have to be reviewed and development agreements negotiated to enable development. Construction ultimately leads to inspections conducted by City staff from various departments and numerous meetings within the City and between City staff and developers/consultants. Alternatives and Implications Considered Approval of the redistricting at Stage 4 in Jensen Lakes does not guarantee sanitary capacity for the development. Sanitary servicing will be determined at the subdivision stage. The City currently has infrastructure limitations that will impact development commencement; however, the City is not responsible for resolving these infrastructure limitations. Strategic Connections a) Council s Strategic Outcomes and Priorities ECONOMIC DEVELOPMENT: Build and diversify St. Albert s economy in partnership with the community and key stakeholders. GOVERNANCE: Improve efficiency, plan strategically, enhance accountability and build effective partnerships and relationships to ensure the right choices for St. Albert in both the immediate and longer terms. b) Long Term Plans Municipal Development Plan (MDP) Bylaw 15/2007. c) Corporate Objectives Ensure our customers are satisfied. d) Policies Not applicable. e) Other Plans or initiatives Not applicable. August 24, 2015 / Page 5

6 Attachments 1. Bylaw 25/2015, Amendment 125 to the Land Use Bylaw 9/ Location Map 3. Area Redistricting Map, Proposed 4th Redistricting, Jensen Lakes Originating Department(s): Author(s): General Manager Approval: City Manager Signature: Planning & Development Babak Behnia, Planner Gilles Prefontaine, Chief Community Development Officer Date: August 24, 2015 / Page 6

7 ATTACHMENT 1 CITY OF ST. ALBERT BYLAW 25/2015 Being Amendment 125 to Land Use Bylaw 9/2005 (Jensen Lakes Stage 4) NOW THEREFORE the Council of the City of St. Albert, duly assembled, hereby ENACTS AS FOLLOWS: 1. Schedule A, being the Land Use District Map to Land Use Bylaw 9/2005, is amended by this Bylaw. 2. The lands described below, shown on the map below, and known municipally as Jensen Lakes Stage 4, shall be redistricted from Urban Reserve (UR) to Low Density Residential (R1) Land Use District, Low Density Residential (R2) Land Use District and Public and Private Services (PS) Land Use District. Legal Description Part of Plan 392EO, Parcel A Part of SE ¼, Section 17, Township 54, Range 25, Meridian 4 Address 39 City Annex North 40 City Annex North BYLAW 25/2015 (Page 1)

8 ATTACHMENT 1 3. The Chief Administrative Officer is authorized to consolidate Bylaw 9/2005. READ a first time this READ a second time this READ a third time this SIGNED AND PASSED this day of, 2015 MAYOR CHIEF LEGISLATIVE OFFICER BYLAW 25/2015 (Page 2)

9 VENESS ROAD Attachment 2 STURGEON COUNTY HIGHWAY 2 Proposed Redistricting NEIL ROSS ROAD VILLENEUVE ROAD Jensen Lakes GIROUX ROAD DAWSON ROAD RAY GIBBON DRIVE MCKENNEY AVENUE ST ALBERT TRAIL BELLEROSE DRIVE Sturgeon River CITY OF St. Albert SIR WINSTON STURGEON ROAD CHURCHILL AVENUE GRANDIN ROAD CUNNINGHAM ROAD HEBERT ROAD P OIRIER AVENUE CAMPBELL ROAD BOUDREAU ROAD GERVAIS ROAD LEVASSEUR ROAD Big Lake LECLAIR WA Y CITY OF EDMONTON G:\MAPS-City\Jensen Lakes\JL 04 Redistrict\Fig1_LocationMap.mxd N km Planning & Development Location Map Jensen Lakes 4th Redistricting Figure 1

10 I Meters EVERITT DRIVE EVERITT DRIVE NORTH Attachment 3 AREA REDISTRICTING MAP NO Proposed 4th Redistricting Current Land Use Districts STURGEON COUNTY 35 CITY ANNEX NORTH NE CITY ANNEX NORTH NW CITY BOUNDARY UR 3rd REDISTRICTING APPROVED DEC 1, 2014 R1 P R1 R2 R4 1st REDISTRICTING APPROVED MAY 5, nd REDISTRICTING APPROVED OCT. 27, CITY ANNEX NORTH ;;1 R1 PS R2 Home Depot ST. ALBERT TRAIL C 40 CITY ANNEX NORTH SE R2 39 CITY ANNEX NORTH 392EO;A PS 3rd REDISTRICTING APPROVED DEC 1, 2014 Rona CC S HWY 633 JENSEN LAKES BOULEVARD UR R2 R3 P Walmart VILLENEUVE ROAD VILLENEUVE ROAD DENNISON DR G:\MAPS-City\Jensen Lakes\JL 04 Redistrict\ATT3_AreaRedistricting.mxd DELANEY PL DEVON CL DONALD PLACE S DUNDAS DUNDAS DUBLIN PL DEERBOURNE DURAND PL DR PL DILLON ET