Introduction. Purpose. Recommendation

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1 Statutory Plan Evaluation Report City of Edmonton Pilot Sound Area Structure Plan Amendment Introduction Board Reference: REF # Municipal Bylaw: The Province has adopted the Regional Evaluation Framework (REF) for the Capital Region Board s review of statutory plans. The City of Edmonton has referred proposed amendments to the Pilot Sound Area Structure Plan to the Capital Region Board (CRB) pursuant to Section 3.3 of REF being: A municipality must refer any other statutory plan or statutory plan amendment where the plan is within 1.6 km of the boundaries of the Alberta Industrial Heartland Area Structure plans (being the Edmonton Energy and Technology Park ASP), or the Edmonton International Airport Area Structure Plan. Purpose The Pilot Sound Area Structure Plan (ASP) applies to lands located in northeast Edmonton in PGA B. The amendment is to the Gorman Neighbourhood 6 component of the Pilot Sound Plan area and proposes a change in land use from primarily Light Industrial to a mixed use transit oriented community. The proposed amendment will align the ASP with current City plans including : The Municipal Development Plan (MDP) The Way We Grow; The Transportation Master Plan The Way We Move; and, The Gorman Community Concept Plan. The foregoing plans recognize City Council s approval in 2008 of the extension of LRT to terminate at a station in the Gorman community. As a result, the Gorman Concept Plan identifies the station as an appropriate location for a Transit Oriented Development (TOD). Current City policies relating to a TOD promote the development of a Mixed Use Town Centre along with compatible low, medium and high density residential uses. Some light industrial uses will be retained in Gorman. The proposed amendment does not impact the Capital Region Growth Plan (CRGP) and is generally in keeping with the policies and principles of the CRGP. Recommendation That CRB APPROVE the proposed amendments to the Pilot Sound Area Structure Plan. Capital Region Board Page 1

2 Summary The Gorman neighbourhood is located in the southeast corner of the Pilot Sound Plan area east of Manning Drive and south of Anthony Henday Drive. Both Manning Drive and Anthony Henday Drive are identified as part of the Regional Transportation Network. The LRT extension is consistent with the Integrated Regional Transportation Master Plan (IRTMP) and Edmonton s Transportation Master Plan. Gorman comprises some 159 hectares and encompasses the Evergreen Memorial Garden Cemetery. Revisions are proposed to ASP policies and the land use concept to include the addition of a school site, an enlarged district park, and additional storm water management facilities and parks. All natural areas are retained and a multi use trail is proposed to link the amenity features and residential areas with the transit oriented mixed use development. The Gorman Neighbourhood will accommodate a population of 8,000 in 4,349 units resulting in a density of 88 units per net residential hectare. This density is well above the PGA B density target of 30 units per net residential hectare and reflects the high density residential development that is typical of a TOD. The proposed amendment will retain 41 hectares of industrial land that is separated from the residential uses by the cemetery. A triangular site is also proposed for industrial use between two CN lines. However, this triangle is owned by Alberta Infrastructure and may not be available for non TUC development. A more detailed Neighbourhood Structure Plan will be required before development in the Gorman Neighbourhood can proceed. Capital Region Board Page 2

3 Evaluation Criteria Section 5.4 of REF lists the criteria CRB must consider in evaluating statutory plans. 5.4(a) Compatibility of the development with the objectives of the Capital Region Growth Plan (CRGP) as set out in Section 11 of the Regulation: 11(a) To promote an integrated and strategic approach to planning for future growth in the Capital Region; The proposed ASP amendment is a strategic approach to integrating a TOD development with a LRT station. A TOD that includes commercial and high density residential uses will allow for future growth in PGA B that will directed by the planning framework included in the amended Pilot Sound ASP. The amendment will bring the ASP into compliance with Edmonton s MDP and related planning documents. 11(b) To identify the overall development pattern and key future infrastructure investments that would best complement existing infrastructure, services and land uses in the Capital Region, and maximize benefits to the Capital Region; The proposed amendment takes full advantage of the extension of the LRT line and increases the number of residential units within PGA B while still retaining some industrial uses. Transit integration will be required to complement existing infrastructure. The natural areas will be retained and supported through additional park space to benefit the Capital Region. 11(c) To co ordinate decisions in the Capital Region to sustain economic growth and ensure strong communities and a healthy environment. The addition of a TOD will expand the range of both residential and employment opportunities in the Capital Region. The proposed amendment provides a mix of industrial, commercial and residential uses and includes the delineation of open spaces and natural areas linked with an integrated trail system. This will promote strong communities and healthy living environments. 5.4(b) Whether approval and full implementation of the statutory plan or statutory plan amendment would result in development that is consistent with all of the following: (i) The Land Use Principles and Policies of the Capital Region Growth Plan including the provisions for: i. Buffer areas as shown on the Regional Buffer Areas Map in the Capital Region Growth Plan. ii. Priority Growth Areas as shown on the Priority Growth Areas and Cluster Country Residential Areas map in the Capital Region Growth Plan. The ASP amendment recognizes the Heliport Zoning Regulation associated with Edmonton Garrison and makes provision for consultation with the Garrison in preparing the required Neighbourhood Structure Plan. The ASP lands are located within PGA B. The amendment is consistent with the CRGP s intention to concentrate growth in PGAs. iii. Cluster Country Residential Areas as shown on the Priority Growth Areas and Cluster Country Residential Areas map in the Capital Region Growth Plan. Not applicable. Capital Region Board Page 3

4 iv. Density targets as outlined in the Capital Region Growth Plan. v. Outside Priority Growth Areas and Cluster Country Residential Areas. The density proposed for the amendment area is 88 dwelling units per net residential hectare. This density far exceeds the minimum of 30 units per net hectare required in PGA B and results from the high density of development associated with a TOD. Not applicable. (ii) The regional population and employment forecasts in the Capital Region Growth Plan; The proposed amendment will add more than 8,000 residents in the Gorman Neighbourhood which is accounted for in the 2044 population forecast for Edmonton of 1,176,931. This ASP applies to the City s northeast growth area which is one of three such areas proposed by Edmonton s Municipal Development Plan The Way We Grow and therefore conforms with an existing statutory plan for accommodating population growth. Employment in the light industrial area is estimated to be 1,000 jobs. However, estimates for the employment in the mixed use TOD are not considered so that more jobs may be available. The employment forecast for Edmonton in 2044 is 688,044. The employment estimates for the Gorman neighbourhood can be easily absorbed in the forecast. (iii) The regional transportation network as shown in the Regional Transportation Infrastructure map in the Capital Region Growth Plan; (iv) (v) The proposed amendment is consistent with the regional transportation network. Both Anthony Henday Drive and the Manning Freeway are recognized. The Intermunicipal Transit Network Plan of the Capital Region Growth Plan (Figures 8, 9 or 10 of the Capital Region and Transportation Master Plan as approved by the City of Edmonton The proposed extension of the LRT through the amendment area is consistent with the City of Edmonton Transportation Master Plan and Figures 9 and 10 of the Intermunicipal Transit Network Plan. It also is consistent with the IRTMP. The regional infrastructure, and recreation, transportation and utility corridors as identified on the Regional Transportation Infrastructure, Regional Water and Wastewater Infrastructure, Regional Power Infrastructure, and Regional Corridors maps of the Capital Region Growth Plan; The proposed amendments are consistent with all four maps. (vi) The boundaries and policies of the Alberta s Industrial Heartland ASPs and the Edmonton International Airport ASP; The ASP amendment area is proximate to the Edmonton Energy and Technology Park ASP part of Alberta s Industrial Heartland and will not negatively impact development in the Heartland. Conveniently located residential accommodation will be available to workers in the Energy and Technology Park. Attachment For Information: Evaluation of the Pilot Sound Area Structure Plan amendments against the Principles and Policies of the Capital Region Land Use Plan. Capital Region Board Page 4

5 REGIONAL LAND USE PLAN PRINCIPLES AND POLICIES (Adopted by the Capital Region Board March 5, 2009) Pilot Sound Area Structure Plan Amendment Evaluation I. PROTECT THE ENVIRONMENT AND RESOURCES A. Preserve and protect the environment. B. Preserve agricultural land. C. Protect natural resources. D. Minimize the impact of development on regional watersheds and air sheds. The proposed amendment to the Pilot Sound ASP advances the use of public transit by recognizing the LRT extension so that green house emissions may be reduced. Natural areas are protected and additional open space is provided. E. Minimize the impact of heavy industrial development. II. MINIMIZE REGIONAL FOOTPRINT A. Identify, Protect and Prioritize Lands for Regional Infrastructure B. Concentrate New Growth Within Priority Growth Areas C. Allow Growth Outside of Priority Growth Areas D. Support Expansion of Medium and Higher Density Residential Housing Forms The preliminary engineering details of the extension of the LRT line have been reflected in the ASP amendment. The Plan area is within PGA B. The mixed use development focussed on the LRT station will minimize the regional footprint by concentrating medium and higher density housing in the TOD. E. Support Cluster Country Residential Development III. STRENGTHEN COMMUNITIES A. Create Inclusive Communities B. Support Healthy Communities C. Support Public Transit D. Support Innovative and Affordable Housing Options The proposed amendment designates land for a large district park and natural areas will be retained so that healthy lifestyle choices will be available in the community. A range of affordable housing densities is proposed to create an inclusive community. Public transit is supported by recognizing the extension of LRT. The high density TOD development proposed to focus on the LRT station further supports the use of transit. REF # Pilot Sound ASP Amendment

6 IV. INCREASE TRANSPORTATION CHOICE A. Integrate Transportation Systems with Land Use The proposed amendment will support public transit expansion and TOD integration. B. Support the Expansion of Transit Service in Various Forms V. ENSURE EFFICIENT PROVISION OF SERVICES A. Design Integrated Physical Infrastructure within the Region The development proposed for the amendment area will extend the use of existing infrastructure systems. B. Maximize Utilization of Existing Infrastructure VI. SUPPORT REGIONAL ECONOMIC DEVELOPMENT A. Ensure a Supply of Land To Sustain a Variety Of Economic Development Activities B. Attract and Retain Individuals and Families with a Diverse Range of Skills to the Capital Region to Satisfy the Region s Economic Development Goals The proposed amendment will enhance the area s potential as a complete community and will provide regional employment opportunities thereby supporting regional prosperity. C. Support Regional Prosperity D. Position the Capital Region Competitively on the World Stage REF # Pilot Sound ASP Amendment