: bylaw 21/2013 - ville giroux area structure...

City Council Agenda September 16, 2013/

File No.: Central 10060-3 (ASP) and 10060-2 (LUB)

CITY COUNCIL AGENDA REPORT

Subject: BYLAW 21/2013 - VILLE GIROUX AREA STRUCTURE PLAN AMENDMENT

BYLAW 23/2013 - REDISTRICTING, VILLE GIROUX STAGE 5

Recommendation(s): Bylaw 21/2013 - Ville Giroux Area Structure Plan Amendment

1. That Bylaw 21/2013, being amendment 1 to the Ville Giroux Area Structure Plan Bylaw 7/2012, be read a first time.

2. That Bylaw 21/2013 be read a second time.

3. That unanimous consent be given for consideration of third reading of Bylaw

21/2013.

4. That Bylaw 21/2013 be read a third and final time.

Bylaw 23/2013 - Land Use Bylaw (LUB) (Schedule A - Map)

1. That Bylaw 23/2013, being amendment 107 to the Land Use Bylaw 9/2005, be read a first time.

2. That Bylaw 23/2013 be read a second time.

3. That unanimous consent be given for consideration of third reading of Bylaw

23/2013.

4. That Bylaw 23/2013 be read a third and final time. Report Summary: Select Engineering Consultants Ltd, on behalf of Genstar Development Company, has applied to amend the Ville Giroux Area Structure Plan to change the type of commercial land use, add medium density residential, and adjust the Ville Giroux



Area Structure Plan future land use map to be consistent with the ASP development statistics. In addition, they have applied to amend the Land Use Bylaw to redistrict approximately 2.76 hectares± (6.82 acres±) of land from Direct Control Mixed Use (DCMU) to General Commercial (C2) and Medium Density Residential (R3A). The proposed amendments differ from some of the City’s Urban Village Centre Guidelines. However, there are a number of reasons for the variation resulting from the proposed amendment. Legislative History: On April 16, 2012, Council approved the Ville Giroux Area Structure Plan by giving third reading (Motion C225-2012) to Bylaw 7/2012. Report: Location The Ville Giroux Urban Village neighbourhood is located between three (3) neighbourhoods with North Ridge to the north, Lacombe Park to the east, Riverside to the south of the CN railway tracks, and to the west is Ray Gibbon Drive. The site being amended is located south of Giroux Road and west of Versailles Avenue. Fire Station No. 3 is the developed portion of the Ville Giroux neighbourhood and the remainder of the Ville Giroux neighbourhood is undeveloped. The municipal address is part of 10 Genstar Annex (Attachment 3, Location Map and Attachment 4, Aerial Map). The legal descriptions are:

• Part of St. Albert Settlement; OT • Part of NE ¼, Section 6, Township 54, Range 25, West 4 Meridian • Part of Plan 922 2031, Block 1B

The Municipal Development Plan (MDP), Bylaw 15/2007 designates Ville Giroux as an urban village, with commercial and residential designations. Proposal The applicant wishes to separate the commercial use from the residential use. The proposed change in uses requires an amendment to the Ville Giroux Area Structure Plan and the Land Use Bylaw (Attachment 5, Combined ASP & LUB changes). The mixed use commercial site as shown in the Ville Giroux Area Structure Plan has an area of 2.19 hectares± (5.41 acres±). The north portion of the site is proposed as commercial use with an area of 1.17 hectares± (2.89 acres±) and the



south part of the site is proposed as residential use with an area of 1.02 hectares± (2.52 acres±). The parcel south of Fire Station No.3, shown as Medium/High Density residential with an area of 0.74 ha± (1.82 acres±), requires a map adjustment to show the site as medium density residential so that it matches the ASP development statistics of Medium Density Residential. Bylaw 21/2013 - Ville Giroux Area Structure Plan Amendment The mixed use (residential and commercial) as shown in the Ville Giroux Area Structure Plan, Bylaw 7/2012, was intended to have commercial on the first floor with a floor area of 7,665 m² (82,508 ft²) and 34 residential dwelling units above or behind the commercial. The scale and placement of the buildings was to create an interactive environment that integrates commercial and residential. The change to the Ville Giroux Area Structure Plan would remove the mixed use from this site and have commercial and residential as separate uses. The commercial parcel would be closest to Giroux Road with approximately 2,634 m² (28,361 ft²) of commercial floor area and the medium density residential with approximately 96 dwelling units on the south portion of the site. The amendment to the Ville Giroux Area Structure Plan (ASP) will change the land use designation for the mixed use site and adjust development numbers. The Medium/High Density Residential is the current designation for the site directly south of Fire Station No. 3; however, a map correction is needed so the site matches the ASP development statistics, which would be as Medium Density Residential (Attachment 1, Bylaw 21/2013). Bylaw 23/2013 - Land Use Bylaw (LUB) (Schedule A - Map) The existing land use district for the mixed use site is Direct Control Mixed Use (DCMU) in the Land Use Bylaw 9/2005. The DCMU District provides 21 permitted and 21 discretionary land uses. The district allows for a mix of residential and commercial, with a minimum of 25% of the total gross floor area as commercial. The District has design regulations and a requirement for an overall site plan. On the DCMU site, the applicant is requesting the land use district for the north portion of the site, which has a land area of 1.17 hectares± (2.89 acres±), be changed to General Commercial (C2) and the south portion of the site, which has a land area of 1.02 hectares± (2.52 acres±), be districted as Medium Density Residential (R3A) (Attachment 2, Bylaw 23/2013). The General Commercial (C2) District has 17 permitted uses and 27 discretionary uses. The land uses listed in the General Commercial (C2) District that are of interest to the applicant, and are not in the DCMU District, are gas bar, a permitted use; and automotive specialty and drive-through business, as discretionary uses. There are no design guidelines in the General Commercial (C2) District. The applicant has advised that the design theme for Ville Giroux is French architecture



and their design regulations will be communicated to potential purchasers of the land. The Medium Density Residential (R3A) District permits apartment buildings and townhouses. Redistricting is not required for the parcel of land south of Fire Station No.3 as this is districted as Medium Density Residential (R3A), which permits apartment buildings and townhouses. The roadway access to the commercial site is from Versailles Avenue and the residential access will be from a cul-de-sac that would be developed in the future. The proposed amendments were circulated to referral agencies, City departments and residents within a 100-metre radius for comments. No issues were raised by the circulation at the time this report was written. The applicant installed a public notification sign at the site in early-May 2013. Traffic Study The 2010 Traffic Study was reviewed for this proposed amendment. A letter from Bunt & Associates indicated that the change in land use is anticipated to increase traffic during the peak hours as the proposed commercial land uses are more intense than previously assumed in the 2010 Traffic Study. The intensity in traffic is attributed to drive-through coffee shop. Table 1: Gross Trip Generation Estimates Comparison 2010 to 2013 Total Gross Site Generated Traffic

AM Peak Hour PM Peak Hour Daily (24 hour) In Out In Out In Out

2010 560 608 1,024 924 9,848 9,848 1,114 1,948 19,696

2013 633 814 1,087 933 10,924 10,924

1,447 2,020 21,848 The gross trip generation estimates show that in the Peak AM Hour, there will be 333 more vehicles, a 29.9% increase; in the PM Peak Hour, there will be 72 more vehicles, a 3.7% increase; and on a daily base, the estimated vehicle increase over the year 2010 is 2,152 vehicles or a 10.9% increase. Traffic signals will be installed at the intersection of Giroux Road and Versailles Avenue at the Ville Giroux developer’s cost when the development proceeds. The intersection of Giroux Road, Nevada Place and Versailles Avenue will likely have this road geometry:



• West Approach on Giroux Road – one left turn bay, one through lane, one shared through/right turn lane.

• East Approach on Giroux Road– one left turn bay, one through lane, one shared through/right turn lane.

• South Approach from Nevada Place – one left turn bay, one shared through/right turn lane.

• North Approach from Versailles Avenue– one left turn bay, one shared through/right turn lane.

A key indicator of the effectiveness of intersections is Level of Service (LOS) that uses a scale of A through F, with A being the most effective. The Traffic study suggests the proposed amendment will result in an LOS of B for the signalized intersection of Giroux Road and Versailles Avenue and a LOS of A for the commercial intersection off Versailles Avenue – while the trips increase slightly, the expected performance of the intersection will remain the same as that indicated in the 2010 traffic study. For context, the City generally accepts no less than a LOS “D” for intersection performance. Fiscal Impact Analysis In June 2010, a Fiscal Impact Analysis (FIA) was completed for Ville Giroux. Applications Management Consulting Ltd. reviewed the proposed land uses and suggests marginally higher annual net (positive) impact would occur because of the additional residential units. Urban Village Guidelines The proposed amendments differ somewhat from the City’s Urban Village Centre Guidelines which require:

• An urban form distinct from … highway commercial corridors, and • High traffic generating vehicular-oriented commercial land uses are

encouraged to locate to vehicular-oriented sites outside the Urban Village Centre.

However, there are a number of reasons for the variation resulting from the proposed amendments:

• The original Direct Control District (DCMUV) on the west commercial site already included a vehicular-oriented commercial land use (car wash and gas bar), Council agreed to the applicant’s request for this addition at the time the District was established,

• The commercial site to the west was previously approved for redistricting to C2 from DCMUV,

• Design criteria for an overall theme have been established for Ville Giroux by the developer to which all builders in the Village must adhere,

• The City could work with the builder at the Development Permit stage to ensure site and building design are pedestrian orientation and connectivity to the remainder of the Village throughout the site,



• To attract multi-family development, commercial development is needed, and

• The mix of uses remains within a walkable distance of all Village residents. Link to Council or Corporate Objectives: Build and diversify St. Albert’s economy in partnership with the community and key stakeholders. Financial Implications: No financial implications were identified. Legal Implications: No legal implications to be noted at this time. Attachments: 1. Bylaw 21/2013, Amendment 1 to the Ville Giroux Area Structure Plan Bylaw

7/2012 2. Bylaw 23/2013, Amendment 107 to the City of St. Albert Land Use Bylaw

9/2005, Schedule A 3. Location Map 4. Aerial Map 5. Combined ASP & LUB changes

Report Date July 15, 2013 Originating Department Planning and Development Prepared by: Lenore Mitchell/Carol Bergum Approved by Patrick Draper City Manager Review Patrick Draper

ATTACHMENT 1

BYLAW 21/2013(Page 1)

CITY OF ST. ALBERT

BYLAW 21/2013

Being Amendment 1 to Ville Giroux Area Structure Plan Bylaw 7/2012

NOW THEREFORE the Council of the City of St. Albert, duly assembled, hereby ENACTS AS FOLLOWS: 1. The Ville Giroux Area Structure Plan Bylaw 7/2012 is amended by this Bylaw. 2. Bylaw 7/2012 is amended by substituting “Schedule A” with “Schedule A,” as

attached hereto. 3. The Chief Administrative Officer is authorized to consolidate Bylaw 7/2012. READ a first time this day of , 2013. READ a second time this day of , 2013. READ a third time this day of , 2013. SIGNED AND PASSED this day of , 2013.

MAYOR

CHIEF LEGISLATIVE OFFICER

Schedule A Attachment 1

Ville Giroux Area Structure Plan

Bylaw 7/2012 April 16, 2012

As Amended August 26, 2013 – Bylaw 21/2013

VILLE GIROUX AREA STRUCTURE PLAN

Table of Contents

SCHEDULE “A” TO BYLAW 7/2012 (Page i)

Table of Contents

1.0 INTRODUCTION ............................................................................. 1 1.1 Purpose ........................................................................................ 1 1.2 Authority of the Plan ..................................................................... 1 1.3 Timeframe of the Plan .................................................................. 1 1.4 Interpretation of the Plan .............................................................. 2

1.4.1 Map Interpretation ...................................................... 2 1.4.2 Application of the Plan ............................................... 2

1.5 Objectives ..................................................................................... 3 1.6 Property Ownership Patterns ........................................................ 4 1.7 Planning Context .......................................................................... 4

1.7.1 Intermunicipal Development Plan (IDP) ..................... 4 1.7.2 Municipal Development Plan (MDP) .......................... 4 1.7.3 Existing Area Structure Plan ...................................... 4 1.7.4 Land Use Bylaw ......................................................... 5 1.7.5 Urban Village Planning and Design Guidelines .......... 5

2.0 SITE ANALYSIS .............................................................................. 6 2.1 Natural and Cultural Features ....................................................... 6

2.1.1 Topography and Drainage ......................................... 6 2.1.2 Relation to Floodplains .............................................. 6 2.1.3 Geotechnical Conditions ............................................ 6 2.1.4 Vegetation Resources ................................................ 6 2.1.5 Environmental Site Assessment ................................ 7 2.1.6 Heritage Resources ................................................... 7

2.2 Current Development Patterns ..................................................... 7

3.0 LAND USE CONCEPT .................................................................... 8 3.1 Future Land Use Map ................................................................... 8 3.2 Land Use Concept: Major Development Patterns ........................ 8 3.3 Residential Land Use .................................................................... 9

3.3.1 Low Density Residential ............................................. 9 3.3.2 Medium Density Residential ....................................... 9 3.3.3 Medium to High Density Residential .......................... 9

3.4 Commercial Land Use ................................................................ 10 3.4.1 Commercial Land Use ............................................. 10

3.5 Institutional Uses ........................................................................ 10 3.5.1 Religious Assembly .................................................. 10


Table of Contents

SCHEDULE “A” TO BYLAW 7/2012 (Page ii)

3.5.2 Other Institutional Uses ............................................ 11 3.6 Parks and Open Space ............................................................... 11

3.6.1 Trails ........................................................................ 11 3.6.2 Urban Park Sites ...................................................... 11 3.6.3 Stormwater Management Facilities .......................... 12

3.7 Development Statistics ............................................................... 12 Table 3-1: Development Statistics ................................................ 13

4.0 TRANSPORTATION ..................................................................... 15 4.1 Arterial Road Network ................................................................. 15 4.2 Collector and Local Road Network ............................................. 15 4.3 Transit ......................................................................................... 16 4.4 Rail ............................................................................................ 16 4.5 Pedestrian/Bicycle Links ............................................................. 16 4.6 Noise Attenuation ....................................................................... 17 4.7 Off-Site Levies ............................................................................ 17 4.8 Capital Recreation Contributions ................................................ 17 4.9 Crime Prevention Through Environmental Design (CPTED) ...... 17

5.0 UTILITY SERVICES ...................................................................... 19 5.1 Water Servicing and Distribution................................................. 19 5.2 Wastewater Collection System (Sanitary) ................................... 19 5.3 Stormwater Management ........................................................... 19 5.4 Shallow Utilities ........................................................................... 20 5.5 Public Utility Lots (PULs) ............................................................ 20

6.0 IMPLEMENTATION ...................................................................... 21 6.1 Development Staging ................................................................. 21 6.2 Redistricting and Subdivision ...................................................... 21

LIST OF FIGURES Page Figure 1 Location Map ...................................................................... 22 Figure 2 Future Land Use ................................................................. 23 Figure 3 Transportation .................................................................... 24 Figure 4 Water Servicing .................................................................. 25 Figure 5 Wastewater ......................................................................... 26 Figure 6 Stormwater Management ................................................... 27 Figure 7 Municipal Reserves ............................................................ 28


Part 1 Introduction

SCHEDULE “A” TO BYLAW 7/2012 (Page 1)

1.0 INTRODUCTION 1.1 Purpose

(1) This plan establishes the conceptual land use, transportation and servicing patterns for Ville Giroux to implement the Municipal Development Plan (MDP), which designates this sector of the city as urban village, commercial and residential.

(2) Servicing standards, population analysis and other details supporting this Area Structure Plan (ASP) are referenced in the Northwest Urban Village Centre Area Structure Plan Technical Report (Technical Report), dated August 2010 that should be used to assist the reader in the implementation of this Bylaw.

1.2 Authority of the Plan

The Northwest Urban Village Centre ASP Bylaw 16/2006 was repealed and replaced with Bylaw 7/2012 Ville Giroux Area Structure Plan. The Ville Giroux Area Structure Plan and amendments has been adopted through a bylaw passed by Council in accordance with the Municipal Government Act.

1.3 Timeframe of the Plan

The ASP is future-oriented and depicts how Ville Giroux will be developed over an undefined period of time, through a series of public and private sector initiatives. Located in the northeast corner, is fire station number three which opened February 2009. When the area commences development it is anticipated to take 10 years to build-out. No specific start date for building the plan has been identified. While the plan envisions a desired future, changes to the plan may be required to respond to new circumstances. Thus, to ensure that it remains current and relevant, the plan may be reviewed and updated either generally or in regard to a specific issue as determined necessary by Council or when the Municipal Development Plan or Land Use Bylaw is updated.


Part 1 Introduction


1.4 Interpretation of the Plan

1.4.1 Map Interpretation

Due to the small scale of the ASP maps, the boundaries or locations of any symbols or areas shown on a map within the ASP are approximate and not absolute, and are to be verified at the time of subdivision. With the exception of surveyed delineations, boundaries and symbols on the maps are not intended to define exact locations except where they coincide with clearly recognizable physical features or fixed boundaries such as existing roads or utility rights-of-way. Minor deviations on the boundaries between land uses may be allowed, at the discretion of Planning and Development Department Administration, as long as the general location of land uses does not change and the overall statistics for the neighbourhood are still achieved. While proposed roads and walkways are shown in order to illustrate possible alignments, the local road alignments and walkway locations are subject to verification and possible realignment at the time of subdivision.

1.4.2 Application of the Plan

Ville Giroux ASP shall apply to the area shown on Figure 1. The area is located in the northwest quadrant of St. Albert and is bounded by:

• Canadian National (CN) Sangudo railway to the south;

• North Ridge Area Structure Plan, Bylaw 38/98 as amended to the north;

• Ray Gibbon Drive to the west; and

• Lacombe Park Area Structure Plan, Bylaw 24/2003 as amended to the east.

Ville Giroux ASP was first adopted in 2006 designating lands within the city’s boundary and identified lands to be annexed from Sturgeon County as a shadow area with possible land use designations. In February 2007, annexation was completed and in August 2009, the road alignment of Ray Gibbon Drive was confirmed. The additional area of land for Ville Giroux is 12.31 hectares combined with the existing area which means the total area for Ville Giroux is 30.02 hectares.


Part 1 Introduction


1.5 Objectives The objectives of this ASP are to: • establish a land use plan that creates an urban village environment;

• develop a distinct urban form with clearly defined edges and a central focal point;

• create a place where the needs of daily life are met within a convenient 400-metre walking distance;

• provide a range of housing options that are predominantly medium to higher density residential, which may include mid-rise and high-rise apartments; and

• form a self-contained, integrated community with a mix of complementary land uses and activities.

The development and marketing of the Urban Village will be dependent on future demographics, housing markets, commercial markets, and economic factors within the City of St. Albert, the Capital Region, and the Province of Alberta.

In this respect, the ASP proposes the following:

• housing choices that are predominately medium and medium to high density to include townhouses (3 or more units), low-rise, mid-rise, and high-rise apartments. The plan area will also include a small percentage of single family and semi-detached dwelling units.

• storefronts to the street face, with parking ideally behind and with a strong pedestrian orientation;

• four parks linked by passive park trails, with one park at the end of the north-south connector entering the plan area that will create a view along the corridor; one park to the east for traditional park space with active play space and naturalized landscape; one park to the west designed to meet residents’ needs such as open space, seating areas, and possible playground; and the fourth park area is an elongated park by the commercial area that could be used for outdoor commercial/retail activities;

• a fire station;

• pedestrian linkages north to North Ridge, east to Lacombe Park and connecting to the Red Willow Trail system; and


Part 1 Introduction


• public transit located close to shopping with access points to the residential areas.

1.6 Property Ownership Patterns

Genstar Development Company (Genstar Titleco Limited) owns the majority of the lands within the plan area. The City of St. Albert owns the fire station site and roadways.

1.7 Planning Context

The ASP has been prepared within the context of the statutory planning system in St. Albert, as well as Urban Village guidelines, which provides guidance for the future land use and development options of Ville Giroux.

1.7.1 Intermunicipal Development Plan (IDP) The Intermunicipal Development Plan for Sturgeon County (which they repealed on June 22, 2010 with Bylaw 1220/10) and the City of St. Albert applies to a portion of lands that were within Sturgeon County prior to the February 2007 annexation. The IDP designates lands as urban residential development. Urban residential could include a range of housing choice and support amenities such as parks, open space, school, and convenience retail uses. Thus, proposed land uses are compatible with the land use shown in the IDP.

1.7.2 Municipal Development Plan (MDP)

The City of St. Albert MDP, Bylaw 15/2007 as amended, Future Land Use Policy, Map 2, designates the plan area as urban village centre, potential commercial centre, and residential. The Transportation Network, Map 5, MDP, includes an old alignment of the Ray Gibbon Drive (West Regional Road) and Giroux Road. The alignment of Ray Gibbon Drive was established in August 2009.

1.7.3 Existing Area Structure Plan

The exiting Northwest Urban Village Centre Area Structure Plan Bylaw 16/2006 was adopted on July 4, 2006, and repealed following the adoption of Bylaw 22/2010. On April 16, 2012, the NWUVC was repealed and replaced with Ville Giroux ASP Bylaw 7/2012.


Part 1 Introduction


1.7.4 Land Use Bylaw

The City’s Land Use Bylaw, Bylaw 9/2005, as amended, controls development of the lands within the neighbourhood. The lands within the plan area are designated with a mix of residential that includes Low Density Residential (R1), Medium Density Residential (R3), Medium Density Residential (R3A), Medium / High Density Residential (R4). In addition, these land uses are part of the Urban Village, Public Park (P), Public and Private Service (PS), General Commercial (C2), and Urban Reserve (UR), which is a holding district for future development.

1.7.5 Urban Village Planning and Design Guidelines The Urban Village Planning and Design Guidelines provide a description on the concept of an urban village. The guidelines include information on urban form, mixed of complementary land uses, residential and non-residential land uses, open space, vehicle circulation, pedestrian and transit circulation, and definitions.


Part 2 Site Analysis


2.0 SITE ANALYSIS 2.1 Natural and Cultural Features

2.1.1 Topography and Drainage The area has a gentle terrain sloping south towards the CN Railway tracks. The elevation by Giroux Road is 677.0 metres above sea level and the elevation near the CN Railway track is 665.0 metres. Overall, there is a three to four percent slope gradient with south-facing slopes.

2.1.2 Relation to Floodplains

The lands are above the Designated Flood Line of the Sturgeon River and of Big Lake.

2.1.3 Geotechnical Conditions

Geotechnical investigations within the plan area are documented in the report Red Willow Subdivision – Geotechnical Investigation, prepared by UMA in March 6, 2001 for Genstar Development Company Ltd. The report provides a summary of the general soil and groundwater conditions and an assessment of conditions for site development, site grading, residential construction, the construction of roadways, the installation of sewer and water systems and the construction of stormwater management facilities. Nine test holes were drilled to augment information from nine test holes drilled previously in 1993. Two drill holes were specific to Ville Giroux.

Generally, the soil profile consists of topsoil and surficial organic and clay fill overlying glaciolacustrine clay. The report presents guidelines and standards for the construction of all components of urban development. Soil conditions within the plan area are similar to those found in other developed neighbourhoods in northwest St. Albert.

2.1.4 Vegetation Resources

In June 2008, Stantec prepared a natural areas report for the City of St. Albert, St. Albert Natural Areas Review and Inventory, which served as an addendum to the St. Albert Natural Areas Review and Inventory, 1999 prepared by Spencer Environmental Management Services Ltd. The


Part 2 Site Analysis


Addendum covered the lands annexed into St. Albert in 2007. Much of the land within the plan area has been cultivated for many years; therefore, there are no tree stands on site, no areas of significant natural area or no environmentally sensitive areas.

2.1.5 Environmental Site Assessment A Phase 1 Environmental Site Assessment (ESA), based on the CSA Standard Z768-94, Phase 1 Environmental Site Assessment (1994), was completed in December 1999 for all Genstar lands in Northwest St. Albert. The ESA identified no concerns for lands owned by Genstar within the plan area.

2.1.6 Heritage Resources A Historical Resources Inventory of Genstar lands in northwest St. Albert was completed by Aresco Ltd. in 1978. No historical sites were identified in the Ville Giroux location.

2.2 Current Development Patterns

The plan area is bordered to the north and to the east by medium density residential land use. To the south, below the CN Sangudo Rail right-of-way is low density residential, which is not yet built. Ray Gibbon Drive is the west boundary of the plan area.

The CN right-of-way defines the southern limit of the ASP area. According to CN, four trains within a 24 hour period travelled the line in July 2013 with additional local railway traffic due to use of the tracks for switching and customer needs.


Part 3 Land Use Concept


3.0 LAND USE CONCEPT 3.1 Future Land Use Map

The Future Land Use Map for Ville Giroux is shown on Figure 2. This map consists of a series of areas and symbols that define future land use and roadway patterns for the subject lands.

3.2 Land Use Concept: Major Development Patterns

Three land use forms will dominate the future Ville Giroux – commercial, residential, and a fire station.

Ville Giroux is situated in the centre of three neighbourhoods and adjacent to Ray Gibbon Drive. Commercial activity will cater to the surrounding residents and passing traffic. Commercial markets are always changing and at this time no assessment has been completed to determine what specific commercial options would be viable in this location. The plan shows a mix of uses with free standing pads for commercial retail units.

The residential component will have a population of approximately 1,409 persons with this development having a mix of low density, medium density, and medium to high density residential which represents 47.9% of the land area for the plan. The Urban Village Planning & Design Guidelines indicate a maximum of 35% of the residential component can be low density residential. The guidelines also indicate a maximum of 50 units per gross residential hectare, and a higher overall density may be considered provided that the development is determined to be compatible with adjacent land uses and with the character in the area. The guidelines also state a maximum building height of five storeys. To support the commercial component of the plan, higher densities and taller buildings in the residential areas are needed and proposed.

The residential density for the site varies depending on the type of design and development. The lower density residential units have a net density of 20 units per hectare, whereas the medium / high density residential will have an average net density of 125 units per hectare. The net residential density in the residential area is 52 units per hectare. There is the potential for apartments up to 25 metres and with additional approvals up to 35 metres in height and may be able to have additional height and density if High Density Criteria are chosen at time of Development Permit.




On the edge of Lacombe Park neighbourhood and Ville Giroux is St. Albert’s third fire station. The emergency vehicles at the fire hall have full and direct access to Giroux Road.

3.3 Residential Land Use 3.3.1 Low Density Residential

Low density residential will be a minor land use within the plan area. Low density residential could include single-family detached, single-family detached with basement suite, semi-detached and duplex housing forms to a maximum of 35% of the area defined for residential purposes. The low density residential land use will comprise of 4.24 hectares of land with approximately 85 dwelling units. The number of low density residential dwelling units is approximately 14.1% of all the residential units. This area will most likely be built under the Low Density Residential (R1) or possibly some units as Low Density Residential (R2) as per the Land Use Bylaw 9/2005 as amended.

3.3.2 Medium Density Residential

The medium density residential development has an area of 6.72 hectares and may consist of townhouses and low-rise apartment buildings as regulated by the Land Use Bylaw 9/2005, as amended. The land use districts that meet this description are Medium Density Residential (R3) and (R3A). The number of medium density residential dwelling units proposed is 236 units, which is 22.5% of the residential dwelling units.

3.3.3 Medium to High Density Residential Medium to high density residential development has an area of 3.4 hectares. Medium to high density residential will support the commercial developments and create an “urban form”. These residential units will be within 400 metres of a transit stop. Mid-rise, high-rise apartments, and stacked townhousing are housing types associated with medium to high density residential developments. Other innovative housing types may be contemplated in the plan area. The number of medium to high density residential dwelling units proposed is 425 units, which is approximately 11.8% of the residential dwelling units. This area would




most likely be built under the Medium/High Density Residential (R4) Land Use District of Land Use Bylaw 9/2005 as amended.

3.4 Commercial Land Use

3.4.1 Commercial Land Use Ville Giroux is seeking to create an environment where basic daily needs of residents can be addressed in the commercial section. There are two commercial areas, with both sites being south of Giroux Road. The parcel on the west side of the Versailles Avenue has an area of 3.68 hectares, and the parcel on the east side of Versailles Avenue has an area of 1.17 hectares.

The commercial area on the west side could support 7,540 m² (81,180 ft²) of commercial floor space. The parcel on the east side could support 2,635 m² (28,361 ft²) of commercial floor space. The commercial areas represent approximately 16.2 percent of the plan area. The commercial area could support free standing pads that are developed in an urban village context with architectural controls. As an Urban Village, the street design, commercial layout and scale of buildings should be pedestrian friendly with minimal conflict between people and vehicles. The linkage between buildings should include landscaped sidewalks. This area has potential for uses such as groceries, restaurants, coffee shops, commercial school, offices, personal services and financial services. The commercial locations will be close enough for residents to walk to; thus, reducing the reliance on the automobile. The commercial areas will also serve residents in the Lacombe Park and North Ridge neighbourhoods. At the end of Versailles Avenue, will be an urban style park. The park will be part of a view corridor that separates the commercial from some of the residential areas.

3.5 Institutional Uses

3.5.1 Religious Assembly

No specific site has been designated in the ASP for the purpose of religious assembly. Religious assembly is a discretionary use in some commercial land use districts, which means that limited opportunities may be available in the commercial section of Ville Giroux.




3.5.2 Other Institutional Uses

St. Albert’s third fire station has been constructed in the northeast corner of Ville Giroux. The emergency vehicles have direct and all-directional access to Giroux Road.

3.6 Parks and Open Space

The parks and open space system will comprise three components: trails, parks, and a stormwater management facility. The area of the four parks and trails provide the 10% required Municipal Reserve. The intent of the urban village is to entice people to stroll along pedestrian friendly streets and walkways and to visit at the outdoor venues and plazas. The urban park spaces will provide a seamless interaction with the built environment and the surrounding open spaces.

3.6.1 Trails

Trails will provide connections between the adjoining neighbourhoods and the park spaces within the plan area. Access into Ville Giroux will be by sidewalks that will lead to the parks and trail system. Between Lacombe Park and Ville Giroux will be a trail that is a Public Utility Lot (PUL) because utility services will exist under it. Pedestrians can use the trail system for access between Lacombe Park, North Ridge and Ville Giroux. An east-west trail system will be located on the north side adjacent the CN Railway leading to Lacombe Park Lake and connecting to the Red Willow Park. Part of the east-west trail will have services under it; therefore, that portion will be a PUL and not counted as Municipal Reserve.

3.6.2 Urban Park Sites

Within the proposed Ville Giroux are four parks. Each park may be developed with a distinct character to fulfill the needs of the community and adjacent land uses. The park in the east will be parallel to the trail in Lacombe Park neighbourhood and could be a traditional park with a place for informal and active play. Some naturalized planting may be appropriate for the open spaces. The central park at the end of the north-south road connector could be a combination of hard and soft




landscape elements and could provide space for both formal gatherings and organized festivals. The central park should have power and water to facilitate planned functions. The third park area is the commercial green park which is elongated and adjacent to the commercial area. The space could be programmed by the businesses within the commercial strip or by the residents in the adjacent medium density residential site. The western park is the fourth park area, which is in the center of the low density residential area, could be used for passive recreation activities.

The final planning of the park areas will involve the City’s Recreation Services Department and may occur after subdivision.

3.6.3 Stormwater Management Facilities

The stormwater management facility (SWMF) proposed will have a portion of the facility located within the southeast corner of the plan area and a portion extending into Lacombe Park. This SWMF will serve as the drainage basin of the plan area. While the facility provides a utility function, it can also be an integral part of the open space system and trail system. The SWMF cannot be used as a skating rink in the winter months as the vegetation will interfere with the ice quality.

The stormwater management facility is a Public Utility Lot (PUL); therefore, no Municipal Reserve credit will be given for PUL uses. Municipal Reserve credit may be provided to trail areas, based upon City policies, to be determined at the time of subdivision.

3.7 Development Statistics

The development statistics for the plan area are shown, quantitatively, in Table 3-1. The potential population, based on an average of 52 dwelling units per net residential hectare, is estimated at 1,409. Given a gross developable area of 30.02 hectares for the land, 47.9% is residential, 16.2% is commercial, 19.3% is roads, 4% is PULs and stormwater management facility, 10% is municipal reserve, and 2.7% for the fire station.

The persons per household are estimated at 2.93 persons per unit for low density residential, 2.02 persons per unit for medium density residential, and 1.61 persons per unit for medium to high density residential. Based on the




projected population in the plan area and the residential area, the number of persons per residential hectare would be 98 persons.

The potential number of residential dwelling units is 746. The plan area will have approximately 85 low density residential units, 236 medium density residential units, 425 medium to high density residential units.

Table 3-1: Development Statistics

Area (ha) % of GDA Units Pop.

Gross Area 30.02

Gross Developable Area (GDA) 30.02 100%

Circulation 4.16 13.9%

Municipal Reserve (parks and trails) 3.00 10.0%

Giroux Road (arterial) 1.63 5.4%

Fire Station 0.81 2.7%

Storm Water Management Facility 0.73 2.4%

Public Utility Lots (PULs) 0.48 1.6%

Subtotal Other Uses 10.81 36.0%

Commercial 4.85 16.2%

Residential

Low Density Residential 4.24 14.1% 85 249

Medium Density Residential 6.72 22.4% 236 476

Medium to High Density Residential 3.4 11.3% 425 684

Total Residential 14.36 47.8 746 1,409

• May not add up to 100% due to rounding. • Net residential unit per residential hectare is 52 units/ha (746/14.36 ha).




• Residential unit per gross developable area is 25 units/ha (746/30.02 ha). • Dwelling units per net residential hectare:

o 20 du/ha for low density residential; o 35 du/ha for medium density residential; and o 125 du/ha for medium/high density residential, average. (The range is 94-141

du/ha+). • Of the net residential hectares, 10.12 ha are for medium and medium to high density

residential. MDP, Policy 4.11 requires a minimum of 30 dwelling units per net residential hectare with a minimum of 30% of all units as medium and/or high density residential. The Urban Village Planning & Design Guidelines restricts the percentage of single detached residential units to a maximum of 35% of the residential area. The maximum allowed for single detached would be 5 ha based on 14.36 ha for the overall residential area.

• 89% of the dwelling units (661) are medium and medium to high density residential. • Expected population per residential unit is:

o 2.93 persons per low density dwelling unit; o 2.02 persons per medium density dwelling unit; and o 1.61 per mixed use, medium/high density dwelling unit.


Part 4 Transportation


4.0 TRANSPORTATION 4.1 Arterial Road Network

Giroux Road, an east-west arterial, is the north boundary to the plan area which provides access to Ray Gibbon Drive and to St. Albert Road. Ray Gibbon Drive, the west boundary of the plan, will provide access in the future to Villeneuve Road to the north and 184 Street and Anthony Henday Drive in Edmonton to the south.

Old McKenney Road, a dirt rural road, and portions of Hogan Road were closed through Road Closure Bylaw 01/2007 on February 20, 2007. These lands will be part of the future developed lands.

Ray Gibbon Drive and Giroux Road are designated as arterials and will be part of the dangerous goods truck route network.

4.2 Collector and Local Road Network

The collector road network is illustrated conceptually in Figure 3. Versailles Avenue is the north-south divided all-directional road that is access from Giroux Road into the development and has a roundabout at the south end. The roundabout is anticipated to be a three-legged single lane installed at the time of development. The design and number of lanes required for traffic movement through the intersection at Giroux Road and Versailles Avenue will be established at time of subdivision.

An emergency access only route is located in the low density residential area with a connection to Giroux Road. The emergency access will be signed and have barriers so that no through traffic will be permitted. This emergency access is required because there is only one roadway into the development. If there was an emergency, emergency services have another route to manage the situation and to move people and equipment as necessary. Internally, Villemagne Road is the east-west collector road to serve the commercial and residential components. Located at the end of each internal roadway are cul-de-sacs. There is one all directional emergency access for the fire station onto Giroux Road.

Alberta Transportation has indicated that road accesses can not occur within 400 metres Ray Gibbon Drive and the interchange. When the Northwest Urban Village Centre ASP Bylaw 16/2006 was adopted it was thought that a right-in




and right-out access would be provided into the site; however, this access will not be provided.

4.3 Transit

In total, there will be three bus stop locations: one on the east side of Versailles Avenue and one on the south side of Giroux Road near Versailles Avenue. There is opportunity to provide a transit pullout to enable various transit routes to meet at Ville Giroux. The transit pullout is anticipated to be on the east side of the Versailles Avenue, which is a collector roadway. The pullout bay will hold two 12-metre buses or one 18-metre bus. A three-sided shelter should also be part of the transit stop. The proposed transit stops are to be within a 400-metre distance to most residents. Transit routes must be established as part of the first stage of the development as per MDP Policy 12.7, New Area Structure Plan Technical Reports and in consultation with Planning and Development and Transit.

4.4 Rail

For construction of Ray Gibbon Drive from Giroux Drive to Villeneuve Road, the Canadian National Railway (CNR) will have to be temporarily re-routed either slightly north or south to allow for the construction of a road underpass that would accommodate the future Ray Gibbon Drive to pass under the railway. It is anticipated that the temporary rail line placement will be south of Ville Giroux because Riverside ASP will be developed at a later date than Ville Giroux. Any new or temporary at grade crossings shall be installed with cantilevers, flashing lights and bells.

CN recommends a number of noise attenuation, setback and vibration mitigation measures for new development along railway lines. Review of these measures and the efficiency of applying them to development in Ville Giroux will be reviewed at the time of subdivision.

4.5 Pedestrian/Bicycle Links

The open space system and arterial system provide opportunities for an extensive network of trails to extend the Red Willow Park trail system throughout the neighbourhood. In addition, sidewalks will be developed along all internal roadways within the plan area. Linkages are proposed adjacent to the railway track, through the various residential sites, around the stormwater




management facility, and to adjoining neighbourhoods. These linkages will be public space.

4.6 Noise Attenuation

Noise attenuation from arterial routes and railway lines are at the cost of the developer. A study on the noise from Ray Gibbon Drive and the CN rail line may be requested at time of subdivision. The outcome of the study will identify what type of noise attenuation mitigation to implement. Some noise attenuation mitigation may include berm and or fencing at the property line of properties adjacent to an arterial.

4.7 Off-Site Levies

The City of St. Albert and Genstar, under an agreement for sale relating to fire station #3, dated April 30, 2007, clause 4.2, specifies that all sewer levies owing on Ville Giroux lands would be applied at the development permit stage. At the time of subdivision, there may be transportation charges. At the time of subdivision and development permit there may be water charges.

4.8 Capital Recreation Contributions

Ville Giroux is subject to a Capital Recreation Contribution that is charged per residential dwelling unit, typically at time of subdivision or in conjunction with the issuance of Development permits. On April 30, 3012, City Council set the Capital Recreation Contribution to zero dollars. A Capital Recreation Contribution agreement is still being signed even though the rate may be at zero dollars.

4.9 Crime Prevention Through Environmental Design (CPTED)

Decisions relating to transportation design, street patterns, access, noise barriers, public open spaces, parks, multi-use trails, walkways, stormwater management facilities, and the built environment shall use CPTED principles to create a safe and secure neighbourhood. The following basic strategies, respecting existing City standards, will be used during the development of Ville Giroux:

• Use of natural surveillance strategies to increase visibility and awareness of public and private space;




• Use of natural access control techniques to guide/direct people within the natural and built environments; and

• Promotion of territorial reinforcement by increasing definition of space and local stewardship.


Part 5 Utility Services


5.0 UTILITY SERVICES 5.1 Water Servicing and Distribution

Water will be provided to the Ville Giroux neighbourhood by the extension of existing or future water mains coming from North Ridge and Lacombe Park. The water servicing and distribution is noted in Figure 4.

A water network analysis will be required to verify that fire protection can be achieved for each stage of development. The network analysis must confirm the anticipated pressure zones and if pressure reducing valves will be necessary. Water looping will be required to ensure reliable service to multiple family sites.

5.2 Wastewater Collection System (Sanitary) Figure 5 illustrates the permanent or ultimate wastewater collection system (sanitary sewer) for Ville Giroux. The existing sanitary sewer trunk line is to be extended west along the north edge of the CN Railway, then extend through a PUL in the low density residential area to go under Ray Gibbon Drive to service lands on the west side. The sewer truck line will also service the plan area.

5.3 Stormwater Management UMA Engineering Ltd., on behalf of Genstar Development Company Limited, updated “Northwest St. Albert Drainage Master Plan” (Drainage Master Plan) in October 2006 and submitted it to the City of St. Albert and Alberta Environment. In addition, the maximum allowable discharge from a new development for the Big Lake Drainage Basin is 2.5 litres, per second, per hectare. The Drainage Master Plan outlined the concept for stormwater management for the lands located within North Ridge, Lacombe Park, Riverside, and Ville Giroux. A stormwater management facility (SWMF) is proposed just north of the tracks to accommodate drainage from Lacombe Park and Ville Giroux and will be approximately 63,000 m³ in size. All drainage from the north side of the tracks will have a release rate of approximately 2.5 litres, per second, per hectare and will be confirmed at time of subdivision.

Sediment control measures will be incorporated into the overall stormwater management system. Storm ponds, strategic settling ponds or mechanical settling devices will be used to allow removal of suspended solids. SWMF may be developed as wetlands incorporating vegetated swales, forebays, shallow and high marshes, as well as low flow channels. Naturalized


Part 5 Utility Services


planting will be installed to provide a riparian edge to the ponds. Wetland vegetation will be planted and wetland soils will be distributed throughout the wetland below normal water level. It is anticipated that stormwater quality will be improved during the extended detention time provided by a circuitous route through the wetland and from nutrient absorption by the emergent vegetation.

5.4 Shallow Utilities

Power, gas, and communication franchise systems will service the area using existing facilities along Giroux Road.

Overhead services along the Old McKenney Road will be relocated and placed underground with the extension of Giroux Road and other development stages.

Telus requires the extension of a fibre duct line from Morgan Crescent to Giroux Road. Atco Gas and Shaw will also require a right-of-way to complete long range planning looping of their facilities. The intent is to use a right-of-way along the north side of the railway tracks through Lacombe Park and Ville Giroux.

5.5 Public Utility Lots (PULs) A Public Utility Lot is where services such as water, wastewater and stormwater pipes are located. The size of a PUL will vary based on the number of utility services and pipe sizes accommodated. PULs can typically range between 6 metres to 9 metres in width.


Part 6 Implementation


6.0 IMPLEMENTATION 6.1 Development Staging

The sequence of development for the residential and commercial components will be determined by market conditions, the timing of infrastructure upgrades, and the timing of Ray Gibbon Drive extension. During the writing of this ASP, no timelines were provided as to when development would proceed; however, once development starts it is anticipated to take 10 years to full build-out.

6.2 Redistricting and Subdivision The majority of the parcels are districted. Redistricting for the Urban Reserve parcels and subdivision applications will be processed in response to market. Ideally, there will be development of some commercial and residential at the same time, this way each land use supports and attracts the other.


Figures


ATTACHMENT 2

BYLAW 23/2013 (Page 1)

CITY OF ST. ALBERT

BYLAW 23/2013

Being Amendment 107 to Land Use Bylaw 9/2005

Ville Giroux 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 as:

Municipal Address Legal Address 10 Genstar Annex Part of N.E.1/4 Sec.6-54-25-4 12C Genstar Annex Part of Block O.T. Of The St. Albert Settlement Plan 13 Genstar Annex Part of Block 1B, Plan 922 2031 shall be redistricted from Direct Control Mixed Use District (DCMU) to General Commercial (C2) and Medium Density Residential (R3A) Districts as shown on the map below.

ATTACHMENT 2

BYLAW 23/2013 (Page 2)

3. The Chief Administrative Officer is authorized to consolidate Bylaw

9/2005. READ a first time this day of , 2013. READ a second time this day of , 2013. READ a third time this day of , 2013. SIGNED AND PASSED this ________ day of _______________ 2013.

MAYOR

CHIEF LEGISLATIVE OFFICER

5

100FIREHALL

NUMBER 3

VILLAS ATLACOMBE PARK

20104

102100

98 96 94

92

90

434547

4951

858789

91

28

76

5 43

10 GENSTAR ANNEXFRAC. N.E 1/4 SEC.6-54-25-4

10 GENSTAR ANNEX

10

30

10GA

88

100PUL

100MR

12C G.A.OT; STALBER

GIROUX ROAD

VERSAILLES AVE

NEVADA PLACE

VILLEMAGNE ROAD

LACOMBE DRIVE

Lot 1Block 1

Plan 122 3444

13 Genstar AnnexBlock 1B

Plan 922 2031

12C GENSTARANNEX OT; STALBER

Block 1BPlan 922 2031

NE 6-54-25-4

Ville Giroux Stage 5G:\MAPS-City\Ville Giroux\VG 05\Fig2_Redistricting.mxd Figure 2

LAND USE BYLAW AMENDMENTVille Giroux Stage 5

Bylaw 23/2013

From: DCMU (Direct Control Mixed Use)To: C2 (General Commercial)

R3A (Medium Density Residential)

1.45 ha±R3A

C21.33 ha±

ATTACHMENT 2

HIGH

WAY

2

ST ALBERT TRAIL

RAY GIBBON DRIVE

BOUDREAU ROAD

GIROUX ROAD

VILLENEUVE ROAD

SIR W

INST

ON C

HURC

HILL

AVE

NUE

MCKE

NNEY AVENUE

BELL

EROS

E DRIVE

HEBER

T ROAD

VENE

SS R

OAD

STUR

GEON

ROAD

GRANDIN ROAD

LEVASSEUR ROADCA

MPBE

LL R

OAD

DAWSON ROAD

P OIRIER AVENUE

GERVA

IS ROAD

CUNNINGHAM ROAD

NEIL ROSS ROAD

PERRON STREET

Location MapVille Giroux

G:\MAPS-City\Ville Giroux\VG 05\Fig1_LocationMap.mxd

STURGEON COUNTY

CITY OFSt. Albert

Planning & Development

6

CITY OFEDMONTON

Big Lake

Sturgeon River

0 1 20.5km

Subject Property

ATTACHMENT 3

5

9

11

31

LAKEVIEWESTATES

100FIREHALL

NUMBER 3

28

VILLAS ATLACOMBE PARK

30 2936 35 34 3340 39 38 37

56 57 58 59 646362616052 53 54 5548 49 50

1213

1514

1617

2120

1918

22 23 242526

2728

65

13 GENSTAR ANNEX

17 18

17 18 19 20 21 222324252627

10

66

32

18B 19A

19B

7372

71

74

70696867

51

44 43 42 41

45 46 47

7375

7779

81

9189

878583

579111315171921232527

293133

35

37 39

83

6810121416

71 CITY ANNEX WESTSTALBER;;16

20104

102100

98 96 94

92

90

404244

4648

38

8184 82

41434547

4951

858789

91

28

76

5 43

20PUL 79 73 71

78

67

76 7480

6975

72 70 68

77

10 GENSTAR ANNEXFRAC. N.E 1/4 SEC.6-54-25-4

10 GENSTAR ANNEX

10

44PUL10PUL

30

30PUL

10 GENSTAR

ANNEX

88

1920

47 6 5

89

1011

1213

1415

16

2122

232425

100PUL

100MR

LOIS

ELLE

WAY

LARIS

SA CR

T

LOISELLE WAY

NICOL

ET GIROU

X RO

AD

NEVIS CL

LACOMBE DRIVE

NEVADA PLACE

VERSAILLES AVE

VILLEMAGNE ROAD

LYNX CL

GIROUX ROAD DCMUto C2

DCMUto R3A

Aerial MapVille Giroux

G:\MAPS-City\Ville Giroux\VG 05\AgendaReportAttachments_ASP-LUB\ATT4 Fig3_Aerial.mxd

Figure 3

0 50 100 15025m

Planning & Development

6

Subject Property

LACOMBE DRIVE

ATTACHMENT 4

LYNX CLOSE

CANADIAN NATIONAL RAILWAY

RAY GIBBON DRIVE

Ville Giroux

Riverside

LacombePark

North Ridge

GIROUX ROAD

RAY

GIBB

ON D

RIVE

LACOMBE DRIVE

NEVADA PLACE

VILLEMAGNE ROAD

VERSAILLES AVENUE

LARI

SSA C

RT

COMMERCIALMDR

M-HDR

LDR

M-HDR

MDR

LDR

MDR

MDR

PARK

MDR

MDR

MDR

SWMF

MDR

LDR

LDR

PARK

LDR

COMMERCIAL

LDR

PARK

LDR

PARK

LDR

LDR

INSTITUTIONAL

PARK

G:\MAPS-City\Ville Giroux\VG 05\AgendaReportAttachments_ASP-LUB\PublicHearingAd_ASP BL21and LUB BL23

6

Area Structure Plan AmendmentFrom Mixed-Use Commercial/ResidentialTo Medium Density Residential

Land Use Bylaw AmendmentFrom DCMU To R3A

Bylaw 21/2013

Bylaw 23/2013

Area Structure Plan AmendmentFrom Medium/High Density ResidentialTo Medium Density Residential

Area Structure Plan AmendmentFrom Mixed-Use Commercial/ResidentialTo Commercial

Land Use Bylaw AmendmentFrom DCMU To C2

Bylaw 21/2013

Bylaw 23/2013Bylaw 21/2013

ATTACHMENT 5

Presented by:

Ville Giroux Bylaw 21/2013, ASP Bylaw 23/2013, LUB Lenore Mitchell Senior Planner Planning and Development Department

September 16, 2013

2 2

Site Location

3 3

Amendments Amendment to the Ville Giroux ASP • Change mixed use to commercial &

medium density residential • Change medium/high density to medium

density residential LUB Schedule A Amendment • Change DCMU to C2 & R3A

4 4

Ville Giroux ASP & LUB Combined

5 5

Ville Giroux ASP, Proposed

6 6

Aerial Photo, LUB Amendment

7 7

Questions

: bylaw 21/2013 - ville giroux area structure...

Documents