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Downtown
Area Redevelopment Plan
Bylaw 5/2010
Consolidated by Bylaw 33/2022 (Passed January 10, 2023)
Page 1 of 1 | Bylaw 33/2022
CITY OF ST. ALBERT
BYLAW 33/2022
DOWNTOWN AREA REDEVELOPMENT PLAN AMENDMENT
Being Amendment 2 to the Downtown Area Redevelopment Plan Bylaw 5/2010
The Council of the City of St. Albert ENACTS AS FOLLOWS:
1. Bylaw 5/2010, the Downtown Area Redevelopment Plan Bylaw is hereby
amended by this Bylaw.
2.
of Bylaw 5/2010 be deleted in its entirety and replaced with a new
attached herein.
3. The Chief Administrative Officer is authorized to issue a consolidated version of
Bylaw 5/2010 that incorporates the amendments made by this amending bylaw
and otherwise conforms with the requirements of section 69 of the Municipal
Government Act.
READ a First time this 6th day of December 2022.
READ a Second time this
day of
.
READ a Third time this
day of
.
SIGNED AND PASSED this ____ day of
.
_______________________________
MAYOR
_____________________________
CHIEF LEGISLATIVE OFFICER
DOWNTOWN AREA REDEVELOPMENT PLAN
Bylaw Amd #
NUMBER
1ST READING
2ND READING
3RD READING
PASSED
5/2010
June 21, 2010
Aug 16, 2010
Aug 16, 2010
1
7/2016
March 7, 2016
April 4, 2016
April 4, 2016
2
33/2022
Dec 6, 2022
January 10, 2023
January 10, 2023
St. Albert
Downtown Area
Redevelopment
Plan
Schedule A to Bylaw 5/2010
Prepared by
Urban Strategies Inc.
ISL Engineering
Urban Marketing Collaborative
Acknowledgements
"We thank all of those who contributed to the DARP process"
The St. Albert Downtown Area Redevelopment Plan (DARP) involved
the participation of the Mayor and City Council, the City of St.
Albert, downtown business owners, residents, property managers,
developers and the arts community. The ideas and thoughts
expressed by those who have taken an active interest in the study
have resulted in an inspiring and compelling plan for St. Albert's
downtown.
We would like to acknowledge and thank all of those who have shared
their input through meetings, workshops and open houses, or have
simply taken the time to engage the project team in conversation
about their ideas and aspirations for the future of their downtown.
Table of Contents
Introduction
Study Purpose
iii
Document Structure
iii
Part A: Planning Context
1 The Vital Role of Downtown
3
2 DARP Study Area Boundary
4
3 Process
5
4 Existing Conditions and Opportunities
7
Part B: The Downtown Plan
1 Principals and Physical Concept
17
1.1 Character Areas
20
2 Mobility
25
2.1 Street Network
27
2.2 Pedestrian Network
37
2.3 Cycling
37
2.4 Public Transit
38
2.5 Laneways, Service Routes and Service Zones 38
2.6 Parking
39
2.7 Universal Access
40
2.8 Way-Finding
40
3 Public Realm
43
3.1 Key Parks and Open Spaces
43
3.2 Streetscape Design
54
3.3 Public Art and Programming
59
4 Land Use and Site Development
61
4.1 Land Use
63
4.2 Site and Building Development
65
Part C: Implementation
1 Zoning and Development Review
75
2 Future Studies
76
3 Strategic Capital Projects
78
4 Development Partnerships
80
5 Funding Tools and Strategies
81
6 Plan Monitoring
82
Appendix A
Development and Parking Yields
85
i
Introduction
ii ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
INTRODUCTION iii
The 2010 Downtown Area Redevelopment Plan
(DARP) replaces the Downtown Area Redevelopment
Plan Bylaw 11/90. The Plan will guide public
and private development downtown over the next
25 years to ensure that downtown continues to
evolve into a place for residents and visitors alike.
It provides supporting objectives, policies and
implementation recommendations designed to
achieve the vision and physical concept in the DARP.
This Document comprises three distinct parts:
Part A - Planning Context
Part A sets out the rationale for updating the 1990
DARP, delineates the downtown area and outlines
the study process. It then describes existing
conditions and opportunities, laying the foundation
for the physical concept and recommendations in
Part B.
Part B - The Downtown Plan
Section 1 - Principles and Physical Concept
This section begins with a set of principles and
physical concept for downtown. A set of Character
Areas provide the overall direction for various
distinct locations within the downtown. Subsequent
sections provide specific objectives and policy
related to 3 areas:
Study Purpose
Document Structure
Section 2 - Mobility
The Mobility section addresses the transportation
systems in and around downtown including
those for pedestrians, cyclists, public transit and
automobiles. Objectives and policies are introduced
to ensure that street networks are balanced for
all modes of transportation and that all people
can move throughout the community safely and
comfortably.
Section 3 - Public Realm
The Public Realm section proposes a connected
network of new open spaces and improvements to
existing parks that will ensure a great setting for
recreation, gathering, events and festivals. It also
provides guidance for the design of streetscapes
in the downtown, which will help create a more
pedestrian-friendly and lively place.
iv ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Section 4 - Land Use and Site Development
This section provides guidance for the use, design
and development of buildings to ensure that their
physical characteristics positively contribute to
downtown. There are also specific policies related to
the design of parking facilities.
Part C - Implementation
The DARP will not happen on its own; it will require
deliberate action by the City of St. Albert and many
other stakeholders to make it a reality. This part
sets out an implementation strategy including:
zoning and development review; suggested future
studies; strategic capital projects; development
partnerships; funding tools and strategies; and plan
monitoring.
1
Part A:
Planning Context
2 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
FIG 1: DOWNTOWN AND THE CITY OF ST ALBERT
FUTURE NEIGHBOURHOODS
FUTURE EDMONTON
GROWTH
PLANNED
COMMERCIAL
HUB
ST ALBERT TRAIL
DOWNTOWN
PLANNED COMMERCIAL
HUB
A:PLANNING CONTEXT 3
All places change - they undergo a continuous
process of evolution, growth, times of stagnation
and sometimes decline. Successful places anticipate
and determine how change should occur and are
able to build on their best assets, adding new
elements and augmenting others to improve their
circumstance, quality of life, economic vitality and
livability.
Today, many different kinds of people are looking
for a more urban lifestyle. Empty nesters, young
professionals, students, retirees and people from
many different backgrounds are returning to
city centres for their convenient access to jobs,
shopping, culture, transit and other amenities. Very
few places in the Capital Region offer a high quality
urban experience. Building on existing assets,
downtown St. Albert has the opportunity to create
a unique, walkable and attractive urban community.
The DARP provides a policy framework and strategic
directions to help ensure downtown fulfills its
potential.
1. The Vital Role of
Downtown
Like many cities, St. Albert is dealing with pressures
from transforming economies, population growth,
demographic shifts and environmental issues. In
order to meet these challenges and have sustainable
grow, managing change is becoming a priority
and conventional development patterns are being
reconsidered. Downtown presents one of the best
and most important opportunities to intensify land
uses, enhance economic vitality and improve the
quality of life in St. Albert.
As rapid residential, retail and commercial growth
on St. Albert's fringe occurs, and large new pieces
of infrastructure such as Anthony Henday Drive and
Ray Gibbon Drive are built, promoting investment
in downtown becomes even more important. In this
context, downtown will need to continue to evolve
as a complete community and play an increasingly
important role as a civic, cultural and commercial
hub.
Downtowns are the 'heart of a community'. There
will always be more diversity, history, character,
architectural interest, tourism potential, quality
of life and economic opportunity in the core of the
community than anywhere else. The downtown
represents the future, not the past.
4 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
2. DARP Study Area
Boundary
The DARP boundary encompasses the area generally
recognized as the city's downtown (see Figure 2).
As described below, the potential for growth and
improvement in this area is significant and will take
many years to fully realize.
As downtown evolves there are areas within walking
distance of the downtown area that can be
expected to experience change in the medium to
long term, notably the Green Grove Drive approach
to downtown, older commercial sites on St. Albert
Trail and the eastern end of the Riel Business Park.
Improvements in these areas should be planned
holistically to ensure they reinforce the identity and
vitality of downtown.
FIG 2: DARP STUDY AREA BOUNDARY
Sir Winston Churchill Ave
Sturgeon River
St Anne St
St Albert Trail
Perron St
Downtown Area
Study Area
Legend
A:PLANNING CONTEXT 5
3. Process
The formulation of the DARP effectively began in
2008 with the Mayor's Task Force on Downtown and
the creation of Council's Objectives for the DARP. In
2009, the Mayor's Task Force on Downtown created
a Vision Statement, which provided direction for the
creation of the DARP and was subsequently adopted
by City Council.
In addition to The Vision Statement, Council set out
a number of Objectives for the DARP to achieve:
1. Establish a geographic boundary for downtown
that provides focus yet maximum potential for
amenities, livability and business.
2. Increase the desirability of our downtown as the
place to live for people of all ages.
3. Create a mix of businesses that ensures growth
and sustainability within our downtown.
4. Create a central gathering place that supports the
downtown's year round attractions and events.
"Downtown St. Albert is an exciting, vibrant place where residents, visitors, businesses and government
come together. It is a place to shop, celebrate history and the arts, and enjoy outstanding events and
entertainment" - City Council's Vision for Downtown St.Albert, June 22, 2009
5. Offer convenient transportation connections to
downtown that are safe, walk-able and accessible
to all.
6. Establish an architectural theme in the downtown
that captures the eclectic nature of St. Albert.
7. Strengthen the look and feel of the downtown
through beautification, signage and
infrastructure enhancements.
8. Improve the Sturgeon River as an attraction for
year round activities.
Urban Strategies Inc. was retained by the City
of St. Albert in October, 2009 to prepare a new
DARP based on the vision and through additional
consultation. Urban Strategies was supported by
ISL Engineering of Edmonton, who was responsible
for transportation planning and engineering, and
Urban Marketing Collaborative, who undertook retail
marketing analysis. The consultant team worked
closely with the City staff throughout the study.
Public consultation was a key component of
the DARP process. The project team met with
citizens, business owners and representatives from
community organizations and cultural institutions.
Initial meetings were held in November and
December 2009. In February 2010, the project
team presented three concepts at a stakeholder
workshop and public open house, where direction
emerged for a preferred concept. A public open
house on the Draft DARP and additional meetings
with stakeholders were held in April and June 2010.
Statutory public hearings preceded adoption of the
DARP by City Council.
6 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
A:PLANNING CONTEXT 7
4. Existing Conditions and
Opportunities
Downtown today presents a number of challenges
and opportunities as St. Albert moves forward with
future growth and revitalization initiatives. This
section summarizes the physical analysis of the
downtown undertaken during the DARP process
and provides the basis for principles, the physical
concept, objectives and policies that comprise Part
B of the DARP.
Downtown's Location
Downtown St. Albert is small relative to the rest of
the city; it needs to enhance its profile, population
and offerings to contribute to a more sustainable and
vibrant city.
The downtown's relatively small size and location
off of St. Albert Trail has advantages and
disadvantages. Some St. Albert residents are not
aware that their city has a downtown, and it is easily
missed by those traveling on the Trail. However, not
being bisected and overwhelmed by an auto-oriented
thoroughfare has allowed downtown to maintain a
small town feel. A rapid transit line on St. Albert
Trail, in the long term, would better link the city
to the rest of the Capital Region and reinforce
downtown as a hub for growth and economic
activity.
FIG 3 - EXISTING LAND USE
Sir Winston Churchill Ave.
St. Thomas St.
St. Anne St.
Gresham Blvd
St. Anne St.
Perron St.
Birch Dr.
Belmont Dr.
St. Michael St.
St. Thomas St.
Sturgeon Rd.
Grandin Rd.
Glenview
Crescent
Green Grove Dr.
St.Albert Trail
Mission Ave
Sturgeon River
Institutional
Mixed Use
Residential
Legend
8 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Open Spaces
Downtown turns its back to the Sturgeon River; new
development needs to better engage this remarkable
asset.
The Red Willow Park System along the Sturgeon
River is one of downtown's greatest assets. It
provides the downtown with outdoor amenities,
a sense of identity and high real estate value.
However, downtown needs better physical
connections to the river and its surrounding open
spaces. Generally, the open space network is
fragmented. New connections utilizing streets and
open spaces would make downtown more attractive
and walkable. The downtown also lacks a significant
public gathering space that can accommodate civic
events and other programming.
FIG 4 - OPEN SPACE
The Sturgeon River and the park and trail system (LEFT) is a
strong amenity for downtown. While the trails and parks are
heavily used by residents and visitors, downtown development
largely turns its back to the riverfront (RIGHT).
Sir Winston Churchill Ave.
St. Thomas St.
St. Anne St.
Gresham Blvd
St. Anne St.
Perron St.
Birch Dr.
Belmont Dr.
St. Michael St.
St. Thomas St.
Sturgeon Rd.
Grandin Rd.
Glenview
Crescent
Green Grove Dr.
St.Albert Trail
Mission Ave
Sturgeon River
Landscape Barrier
Floodway
Flood Fringe
Boggy Land
Open Space Edge
Issues
Legend
A:PLANNING CONTEXT 9
P
Street Network
Downtown's street network primarily provides
through-routes for automobile traffic; the street
network should be redesigned to disperse traffic and
provide more local movement options for all modes of
transportation and support local land uses.
The streets of downtown St. Albert favour cars
and trucks over pedestrians and cyclists, and
major roads are designed to move traffic through
downtown quickly. The width of roadways and speed
of traffic present barriers for pedestrians. Key
streets, including St. Anne and Perron, need to be
rebalanced to slow traffic down as it passes through
and to provide a comfortable and safe environment
for all modes of transportation.
FIG 5 - MOBILITY NETWORK
Streets such as St. Anne Street (LEFT) are designed for
the automobile. Even when adequate space is provided for
pedestrians, the roadway is often far wider than necessary,
such as St. Thomas Street (RIGHT).
Sir Winston Churchill Ave.
St. Thomas St.
St. Anne St.
Gresham Blvd
St. Anne St.
Perron St.
Birch Dr.
Belmont Dr.
St. Michael St.
St. Thomas St.
Sturgeon Rd.
Grandin Rd.
Glenview
Crescent
Green Grove Dr.
St.Albert Trail
Mission Ave
Sturgeon River
Vehicular Movement
Ped Movement
Within Downtown
Ped Movement
Within Open Space
Point of Arrival
Future RT Initiative
Surface Parking
Structured Parking Locations
P
Legend
10 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Retail
Perron Street provides a central focus for retail
activity; however, there is opportunity to reinforce this
activity and expand the retail and restaurant offerings
and attract more people.
Perron Street gives downtown a distinct "main
street'' character, but the shopping experience is
discontinuous. Future development should fill gaps
along Perron, as well as on St. Anne Street and St.
Thomas Street, and extend the retail environment.
A critical mass of shops and restaurants will be
essential to attracting significantly more visitors
from the Capital Region and beyond.
FIG 6 - RETAIL STRUCTURE
Perron St. (LEFT) provides a strong spine for retail in down
town today, despite a number of gaps in frontage. The Gran
din Mall (RIGHT) no longer serves its intended purpose.
Sir Winston Churchill Ave.
St. Thomas St.
St. Anne St.
Gresham Blvd
St. Anne St.
Perron St.
Birch Dr.
Belmont Dr.
St. Michael St.
St. Thomas St.
Sturgeon Rd.
Grandin Rd.
Glenview
Crescent
Green Grove Dr.
St.Albert Trail
Mission Ave
Sturgeon River
On-Street Frontage
Off-Street Frontage
Gap In Frontage
Legend
A:PLANNING CONTEXT 11
Civic, Community and Cultural Institutions
Downtown is a civic, cultural and social hub, but
existing facilities need room to grow and some are
hidden; opportunities to consolidate some facilities
should be explored.
A generation ago, St. Albert Place was a bold and
highly successful initiative, and it continues to
provide a civic, social and cultural hub for the city.
However, many of the institutions and operations
within it have outgrown the facility, meaning that
some functions will eventually be shifted out of the
building into new facilities. Other important civic,
social and cultural facilities are located in facilities
that will need expansion, replacement or relocation.
Opportunities should be explored to consolidate
some facilities and locate them in prominent and
well designed structures that befit their importance
within the community and better suit an urbanized
downtown.
FIG 7 - CIVIC AND CULTURAL INSTITUTIONS
St Albert Place (LEFT) is an architecturally significant building
which has become too small for the current needs of City
Hall. The cluster of buildings along Tache Street, including the
Legion (RIGHT) are disconnected from the rest of downtown
and have a suburban feel, with large parking lots fronting the
buildings.
PHOTO: KATHLEEN RT via flickr
Sir Winston Churchill Ave.
St. Thomas St.
St. Anne St.
Gresham Blvd
St. Anne St.
Perron St.
Birch Dr.
Belmont Dr.
St. Michael St.
St. Thomas St.
Sturgeon Rd.
Grandin Rd.
Glenview
Crescent
Green Grove Dr.
St.Albert Trail
Mission Ave
Sturgeon River
ST. ALBERT PLACE
ROYAL CANADIAN
LEGION
ST. ALBERT PUBLIC
HEALTH CENTRE
ST. ALBERT
COMMUNITY HALL
ST. ALBERT FAMILY AND
COMMUNITY SUPPORT
SERVICES
ST. ALBERT YOUTH
CENTRE
PROFILES GALLERY
ST. ALBERT
SENIOR CENTRE
ST. ALBERT
CURLING CLUB
OLD RCMP
BUILDING
12 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Redevelopment Opportunities
There are significant clusters of under-utilized or
vacant land in the downtown; these clusters present
extraordinary redevelopment opportunities.
There is an abundance of clustered redevelopment
opportunities in St. Albert's downtown. Sites along
St. Anne Street and the riverfront have enormous
inherent value for a variety of uses. The Grandin
Mall site has been proposed for redevelopment,
and infill parcels east of Perron Street and along
St. Albert Trail provide additional redevelopment
opportunities. The approach sites on the fringe
of downtown also present opportunities for
redevelopment that supports downtown and warrant
further planning consideration.
FIG 8 - REDEVELOPMENT OPPORTUNITIES
Centre-block surface parking (LEFT) takes up crucial
development space in the downtown. Similarly, there are a
number of vacant lots within the DARP boundary (RIGHT)
which today create gaps in the downtown fabric.
Sir Winston Churchill Ave.
St. Thomas St.
St. Anne St.
Gresham Blvd
St. Anne St.
Perron St.
Birch Dr.
Belmont Dr.
St. Michael St.
St. Thomas St.
Sturgeon Rd.
Grandin Rd.
Glenview
Crescent
Green Grove Dr.
St.Albert Trail
Mission Ave
Sturgeon River
Approach Sites
Sir Winston Churchill
St Albert Gateway
St Anne
Legend
A:PLANNING CONTEXT 13
P
Parking
Parking is dispersed throughout the downtown in
surface parking lots; a new parking management
strategy and new parking forms are needed to
accommodate new development and support
businesses.
Downtown does not lack parking, but the location
and management of parking are issues. Large
surface parking lots throughout the downtown
do not effectively serve businesses and become
congested when events such as the farmer's market
take place. They also detract from the overall quality
of the public realm. As redevelopment occurs,
parking will need to be relocated and consolidated
in strategically located parking garages. As
new streets are created and existing streets are
reconfigured, on-street parking in specified locations
will have a role to play in supporting the overall
parking strategy.
FIG 9 - PARKING
Surface parking lots in downtown (LEFT) are large and
unsightly, and often take the place of a more appropriate
downtown use. Street parking (RIGHT) will be an integral part
of a new parking strategy as downtown evolves.
Sir Winston Churchill Ave.
St. Thomas St.
St. Anne St.
Gresham Blvd
St. Anne St.
Perron St.
Birch Dr.
Belmont Dr.
St. Michael St.
St. Thomas St.
Sturgeon Rd.
Grandin Rd.
Glenview
Crescent
Green Grove Dr.
St.Albert Trail
Mission Ave
Sturgeon River
Surface Parking
Structured Parking Locations
P
Legend
14 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
15
Part B:
The Downtown Plan
16 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
St. Albert Trail
Perron Street
B:THE DOWNTOWN PLAN 17
The plan for downtown St. Albert is based on the
principles and physical concept described and
illustrated on the following pages, which respond to
the opportunities and challenges discussed in Part
A. The long-term vision embodied in the concept
comprises four distinct but overlapping "Character
Areas". The vision for each area informs the DARP's
public realm initiatives and the land use and built
form policies contained in the subsequent section.
The Character Areas acknowledge that downtown,
while evolving holistically as the city's centre, should
contain a variety of places.
The physical concept illustrates the DARP's
principles, policies and initiatives but is not
intended to be prescriptive. Proposals that deviate
from the concept should be considered, provided
they satisfy the intent of the DARP and contribute to
an exciting and vibrant downtown.
Principles and
Physical Concept
1
18 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
1. Embrace the Sturgeon River and
Red Willow Park System with new
development and enhanced open
spaces.
2. Expand downtown to the west by
creating a new mixed use urban
neighbourhood straddling Sir
Winston Churchill Ave.
3. Ensure convenient access to the
downtown by facilitating all modes
of movement and providing new
parking facilities.
4. Realign and extend St. Anne Street
to provide more mobility options,
better frontage for new development
and a better relationship to the
riverfront.
5. Develop a new Civic Square on
St. Anne Street - a gathering place
that will accommodate a range of
activities and events and enhance
the identity of downtown.
6. Design and program Millennium
Park to provide a spectacular
public open space for a range of
cultural facilities, activities and
events and passive enjoyment.
7. Reinforce and extend the
downtown retail environment along
pedestrian-oriented streets.
8. Plan for a critical mass of people
in high density, well-designed
developments to ensure vitality and
a strong local market.
9. Establish a gateway on St. Albert
Trail ensuring new development
creates landmarks and an attractive
"face" for downtown.
Principles
The plan for downtown St. Albert is based on nine principles and the physical concept illustrated here.
B:THE DOWNTOWN PLAN 19
Legend
Existing Buildings
Residential / Mixed Use
Street Retail
Civic
Proposed Buildings
Low Density Residential
Residential / Mixed Use
Street Retail
Civic
Potential LRT/Transit
Potential Structured
Parking Location
P
FIG 10 : THE PHYSICAL CONCEPT
ST. ANNE STREET
ST. ANNE STREET
ST. MICHAEL
ST. MICHAEL
ST. THOMAS STREET
ST. THOMAS STREET
PERRON STREET
PERRON STREET
TACHE STREET
TACHE STREET
GRANDIN ROAD
GRANDIN ROAD
SIR WINSTON CHURCHILL AVENUE
SIR WINSTON CHURCHILL AVENUE
ST. ALBERT TRAIL
ST. ALBERT TRAIL
Scale
0
25
50
100
150m
20 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
1.1 Character Areas
Character Areas are places with distinct elements
that will each have unique roles to play in achieving
the vision for Downtown St. Albert. Each of these
areas will have a measure of consistency in land
use, scale, built form and general character.
Establishing these Character Areas is a way to
structure the physical concept plan and inform the
objectives and policies outlined in this document.
The Character Areas overlap in some locations,
highlighting the fact that the character of downtown
is fluid and transitional and could evolve in different
ways as new uses and buildings are introduced.
Nonetheless, development within the Character
Areas should pay attention to their intent and role
as outlined.
FIG 35: CHARACTER AREAS
Gateway
on the Trail
Perron
Riverfront
Millennium
Heights
B:THE DOWNTOWN PLAN 21
Gateway on the Trail
The Gateway on the Trail Character Area will
be downtown's face on St. Albert Trail. It will
accommodate a wide array of uses including
residential, office, institutional and retail. Buildings
will be of a larger scale and higher density within
this Character Area to emphasize and support
higher order transit. They will give the area a higher
profile within the city and signal to people that they
have entered a distinctly urban place. This larger
scale of development may also be required to
overcome soil bearing and water table constraints
in this portion of downtown. The building massing
and form of development in this area must be
configured so as to not impact surrounding
neighbourhoods.
MIXED USE DEVELOPMENT, SEATTLE
POTENTIAL DEVELOPMENT ALONG ST ALBERT TRAIL
St. Albert Trail
22 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Perron District
The Perron District Character Area will continue
to be the retail core of downtown. Gaps will be
filled and shops and restaurants will extend along
St. Thomas Street and into the proposed Civic
Square to create a lively and continuous shopping
experience. This Character Area will feature active
street level commercial-retail uses in moderately-
scaled buildings to maintain a main street character.
The streetscapes of Perron, St. Anne and St.
Thomas Streets will be improved to give more space
to the pedestrian and reduce automobile speeds.
This will create an environment where businesses
can thrive as shoppers are encouraged to linger
and stroll. The Perron District will remain primarily
commercial, but residential and other uses above
retail will be strongly encouraged.
MID-SCALE MIXED USE, PORTLAND, OR
POTENTIAL DEVELOPMENT ALONG AND NEAR PERRON ST
St.Michael Street
St.Anne Street
St.Thomas Street
Perron Street
B:THE DOWNTOWN PLAN 23
Riverfront
The Riverfront Character Area will be an area for
municipal government, civic gatherings, cultural
activities and recreation. Two new significant public
spaces, the Civic Square and Millennium Park
will provide settings for festivals, performances,
the farmer's market, recreational activities and
passive enjoyment. Millennium Park should include
a destination for youth such as a skateboard park
and winter activities such as skating. New buildings
containing civic, cultural, residential and retail uses
will front St. Anne Street and the new open spaces,
fully engaging the riverfront and linking it to the rest
of downtown.
YEAR-ROUND AND FESTIVAL PROGRAMMING
POTENTIAL DEVELOPMENT OF THE RIVERFRONT AREA
AN ACTIVE PARK EDGE
St.Anne Street
Tache
Street
24 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Millennium Heights
The Millennium Heights Character Area will consist
primarily of residential uses in buildings of varying
heights. It will be a new urban neighbourhood for
downtown featuring street-oriented buildings and a
mix of housing types. Offices and complementary
neighbourhood-oriented retail uses will enliven
Sir Winston Churchill Ave. The concentration of
residents in Millennium Heights will create a real
sense of community in downtown. Tache Street will
provide a green corridor featuring wide landscaped
sidewalks and a dedicated recreational trail between
Grenadier Park with a rejuvenated Millennium Park.
NEIGHBOURHOOD SCALE
POTENTIAL DEVELOPMENT OF MILLENNIUM HEIGHTS
Sir Winston Churcill Street
Tache Street
B:THE DOWNTOWN PLAN 25
This section sets out the planned mobility network
in Downtown St. Albert and addresses pedestrian
movement, cycling, public transit, streets, parking,
universal access and way-finding. The mobility
network is premised on the understanding that
urban streets have many different functions and
should comfortably accommodate every mode of
transportation in cities, including walking, cycling,
public transit and driving. This section outlines
how streets should be re-balanced to tie all areas
of downtown together and to better connect key
destination points. The modified and extended
street and block network will lay the foundation
for new growth and an expanded downtown. An
additional important consideration is the provision
of unobtrusive and efficient access to servicing and
parking throughout the downtown.
Mobility
2
26 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
FIG 11 : MOBILITY NETWORK
ST. ANNE STREET
ST. ANNE STREET
ST. MICHAEL
ST. MICHAEL
ST. THOMAS STREET
ST. THOMAS STREET
PERRON STREET
PERRON STREET
TACHE STREET
TACHE STREET
GRANDIN ROAD
GRANDIN ROAD
SIR WINSTON CHURCHILL AVENUE
SIR WINSTON CHURCHILL AVENUE
ST. ALBERT TRAIL
ST. ALBERT TRAIL
Legend
Future RT Route
Multi-use Trail
Major Ped Connection
Pedestrian Street
Signalized Ped X-ing
Laneway
Service Zone
Service Route
Potential Structured Parking
Location
Surface Parking
Scale
0
25
50
100
150m
B:THE DOWNTOWN PLAN 27
The street network plan shifts emphasis from the
through-movement of cars to balancing the needs of
all urban modes of transportation. The design and
function of the mobility network should recognize
pedestrian circulation and comfort as its highest
priority, with cycling and transit circulation as other
high priorities. Vehicular movement should function
effectively and smoothly, but not unduly impede
the comfort and safety of pedestrians and cyclists.
Currently within downtown St. Albert, roadways are
wide. A rebalancing of downtown's right-of-ways to
provide more space and amenities for pedestrians
will encourage walking and create opportunities for
landscaping and restaurant patios.
Another objective of the street network plan is the
expansion of the street network to the west. This
means realigning and extending St. Anne Street
and extending Tache Street, as illustrated in Figure
12. The goal of the expanded street network is to
disperse traffic and better connect different areas
of downtown by providing more route options. An
extension of the street network also creates new
property frontage, encouraging redevelopment. This
2.1 Street Network
network is conceptual and not intended to propose
exact alignments for streets; minor variations from
the plan may be appropriate.
The planned street network comprises three street
types that will fulfill different functions as part of
the mobility network, as follows:
Through-Movement Streets are streets that are
critical through-routes within downtown St. Albert,
expected to facilitate high volumes of vehicular and
transit movement. They will feature wider roadways,
but still accommodate transit and pedestrians.
Through-movement streets include St. Albert Trail
and Sir. Winston Churchill Ave.
Balanced Streets are streets that are highly
versatile and will accommodate a wide variety of
users including pedestrians, cyclists, transit and
private vehicles. Balanced streets include St. Anne
Street, Grandin Road, Perron Street and St. Thomas
Street (west of Perron).
Pedestrian-Oriented Streets are streets that will
have generous pedestrian realms with extensive
amenity and narrow roadways that accommodate
modest amounts of vehicular traffic at slow speeds.
Pedestrian-oriented streets include St. Thomas
Street (east of Perron), St. Michael Street, Tache
Street, and the new proposed street through the
Grandin Mall site. For the most part, these streets
are intended to be used by local residents and
businesses.
Today
Proposed
FIG 12 : VEHICULAR MOVEMENT HIERARCHY
Through-Movement Streets
Pedestrian-Oriented Streets
Balanced Streets
28 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Policies:
a) New streets shall generally be developed and
extended as illustrated in Figure 11, to expand
the downtown, improve access and create street
frontage for new development.
b) New streets shall not terminate in cul-de-sacs or
dead ends.
c) Vehicular movement shall be managed and
streets designed in a manner that prioritizes
pedestrians, buses and cyclists over cars and
trucks. Textured road materials, slower speed
limits, bumped curbs and other traffic calming
measures shall be considered.
d) As streets are realigned, extended, improved
or are built, their designs shall be guided by
Figures 13-20. Future proposed street right-of-
ways do not necessarily have to be designed
exactly as illustrated, but shall demonstrate how
they achieve balanced movement for all modes.
e) The promotion of sustainable vehicles and
energy sources such as the provision of the
priority parking for electric vehicles, should be
considered.
GREAT STREETS ACCOMMODATE A VARIETY OF USES AND MODES OF TRAVEL, OFTEN IN VERY TIGHT SPACE. GOOD DESIGN IS
PARAMOUNT IN ACHIEVING SAFETY, COMFORT, VITALITY, AND A BEAUTIFUL SETTING.
B:THE DOWNTOWN PLAN 29
2.1.1. Perron Street
Today
Perron Street is the primary shopping street in
downtown St. Albert. The roadway of Perron Street
should be narrowed to four lanes, with the curb
lanes available for parking. This will allow the
pedestrian zone on each side to be widened to
approximately 6 metres, providing more spaces for
high pedestrian volumes, street furnishings, trees,
retail displays and cafe seating.
FIG 13 : PROPOSED PERRON ST SECTION
ROOM FOR SIDEWALK CAFES
A WIDE PEDESTRIAN REALM
PERRON
SECTION LOCATION
30 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
2.1.2 St. Thomas Street
Today
The width of St. Thomas Street provides the
opportunity to create a more generous, multi-
purpose median. The median should be consistently
flattened, widened and landscaped with high quality
materials and furnishings, including a double row
of trees. Most days the median will function like
a linear park but can be programmed for special
events.
FIG 14 : PROPOSED ST THOMAS ST SECTION
HIGH-QUALITY MEDIAN PARK
PLACES FOR PEOPLE
ST.THOMAS
SECTION LOCATION
B:THE DOWNTOWN PLAN 31
2.1.3 Sir Winston Churchill Avenue
As a major thoroughfare downtown, Sir Winston
Churchill Ave should have four travel lanes and may
require left turn lanes. Boulevards of approximately
8 metres wide would allow for a double row of
trees on each side to soften the street, create a
comfortable walking environment and facilitate
mixed use development fronting the street.
FIG 15 : PROPOSED SIR WINSTON CHURCHILL AVE SECTION
MIXED USE FRONTING THE AVENUE
DOUBLE STREET TREES PROVIDE PEDESTRIAN COMFORT
SIR WINSTON
CHURCHILL
SECTION LOCATION
32 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
2.1.4 St. Anne Street
Since St. Anne Street will eventually wind from one
end of downtown to the other, its character will
change as it passes through retail, institutional and
residential areas. Nevertheless, its roadway should
have a consistent width of three lanes, with one
available for off-peak parking. Curb lanes should
be approximately 4 metres wide for the comfort
and safety of cyclists. Boulevards on existing
and extended portions of St. Anne Street will be
reconfigured to facilitate mixed use redevelopment
or be integrated into open spaces including the Civic
Plaza and Millennium Park.
The section of St. Anne Street running through the
Civic Plaza will be paved with materials consistent
with the plaza spaces so that the street will be
integral to the overall plaza space. Sections of St.
Anne Street through the Civic Plaza will be closed to
traffic during festivals and events.
FIG 16 : PROPOSED ST. ANNE ST. SECTION, AT CIVIC PLAZA
INTEGRATED ROADWAY AND PLAZA, MONTREAL
FESTIVALS AND EVENTS
ST. ANNE
SECTION LOCATION
B:THE DOWNTOWN PLAN 33
FIG 17 : PROPOSED ST ANNE ST SECTION, AT MILLENNIUM PARK
ST. ANNE
SECTION LOCATION
34 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
2.1.5 Tache Street
WEST
EAST
street width
+/- 10 m
ROW
+/- 30 m
+/- 5 m
+/- 15 m
median
+/- 3 m
multi-use trail
fast
slow
+/- 5 m
+/- 7.5 m
+/- 2.5 m
walking zone
walking zone
EXISTING ASPHAULT
fast
Tache Street will be an important north-south road
in the downtown but should also be designed as a
green corridor linking Grenadier Park to Millennium
Park and the riverfront. Approximately half of the
planned 30 metre right-of-way should be used for
a segregated multi-use pathway and extra-wide
pedestrian zone on the east side. Four rows of trees
should help to create a park-like environment that
will encourage people to linger and enjoy the street.
FIG 18 : PROPOSED TACHE ST SECTION
MULTI-USE PATH
TREE-LINED MULTI-MODAL STREET
TACHE
SECTION LOCATION
B:THE DOWNTOWN PLAN 35
2.1.6 Grandin Road
Grandin Road is a key entry route to downtown.
While accommodating four travel lanes, the roadway
should also comfortably accommodate cyclists. The
boulevard should have wide pedestrian zones and
facilitate mixed use development on its edge.
FIG 19 : PROPOSED GRANDIN RD SECTION
GENEROUS PEDESTRIAN REALM
MIXED USE BOULEVARD, MONTREAL
GRANDIN
SECTION LOCATION
36 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
2.1.7 St. Albert Trail Concept
The land use character and transportation function
of St. Albert Trail can be expected to evolve over
time, particularly if a rapid transit line is extended
to downtown St. Albert. The concept illustrated
here is intended to provide a sense of what the Trail
might look like in the long term. The reconfiguration
of the Trail will be done such that new development
will front the street. Improvements to the Trail as
well as adjacent development should anticipate
changes similar to those illustrated. Pedestrian
connections to St. Michael Street and St. Thomas
Street should be maintained and improved.
FIG 20 : PROPOSED ST ALBERT TRAIL SECTION
DESIGNATED RAPID TRANSIT LANES
RAPID TRANSIT STOP
ST.ALBERT
TRAIL
SECTION LOCATION
B:THE DOWNTOWN PLAN 37
Downtowns are places where pedestrians should
enjoy comfortable, safe and attractive environments.
It is important that pedestrian routes both on- and
off-street are complete, direct and designed with a
high degree of amenity. In addition to the policies
below, Section 3.2 on Streetscape Design contains
further objectives and policies related to pedestrian
networks.
Policies:
a) The pedestrian network shall be continuous
and connected, including integration of multi-
use trails in public parks and sidewalks in the
downtown and to adjacent neighbourhoods.
b) Off-street pathways are vital components of the
pedestrian network for recreation purposes and
overall mobility. These pathway networks shall be
expanded where appropriate, and linked to on-
street pedestrian routes within the downtown.
2.2 Pedestrian Network
2.3 Cycling
c) All streets shall include sidewalks on both sides
of the street.
d) Crosswalks shall be included at every
intersection on all sides. They shall be a
natural and convenient extension of the overall
pedestrian network.
e) The location of crosswalks shall be clearly
identifiable by motorists.
f) Crosswalks in the downtown should be designed,
where feasible, with differentiated paving
materials or colours to highlight their function.
Cyclists will continue to use St. Albert's extensive
and expanding pathway network, as highlighted in
Figure 11, to move through and within downtown.
Cyclists will also share the road network with
motorists on roadways that are better balanced and
have slower moving traffic. Bicycle parking is also an
important consideration.
Policies:
a) Off-street pathway networks shall continue to
be expanded and upgraded to better facilitate
cyclist movement.
b) A new off-street trail shall be developed on Tache
Street to connect pathway networks in Grenadier
and the Red Willow Parks System along the
Sturgeon River, as illustrated in Figures 11 and
18.
c) The reconfiguration and rebalancing of downtown
streets shall facilitate safe movement by cyclists.
d) All new office and residential buildings should
provide bicycle parking, and are encouraged to
incorporate other amenities such as enclosed
lockers and shower/change room facilities.
38 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
2.4 Public Transit
A number of existing bus routes circulate through
downtown. An expanded street network may mean
revisions to bus routes. A rapid transit line has been
proposed for St. Albert Trail and is currently being
studied. Such a facility would likely include a station
at St. Anne Street. This transit station will become
focal point for the community and should be
designed as an attractive place with a high degree
of functionality and amenity for transit users.
Policies:
a) Transit routing downtown shall be revisited as
new streets are created and existing streets are
reconfigured.
b) Generally, all bus/transit stops shall provide
adequate shelter, seating and user amenities
including garbage/recycling receptacles.
c) Transit stations and stops shall be priority
areas for design excellence and incorporation of
weather protection, smart information systems
and animated, active uses at the ground level in
surrounding buildings.
e) Publicly accessible bicycle parking, should be
included in parks, open spaces and major public
buildings. Sheltered and secured bicycle parking
should be considered at key locations.
f) All street designs should include provision for
bicycle parking posts or racks.
Servicing functions should be accommodated in a
way that reduces pedestrian/vehicular conflict and is
unobtrusive to the public realm. Generally, servicing
functions are a detriment to a pedestrian-oriented
environment. Such functions should be screened
from pedestrian view, and not located on streets.
Figure 11 illustrates a proposed system of laneways,
service routes and service zones. Servicing for
buildings should be primarily on laneways in service
zones, or alternatively where laneways do not exist,
on designated service routes.
Policies:
a) Servicing and parking access generally shall be
accessed from rear laneways or alternatively
from service routes as conceptually illustrated in
Figure 11 or from local streets.
b) Service zones for waste and recycling pick up,
delivery and other building functions shall be
located to the rear of buildings within laneways
or internal to blocks to ensure that servicing
functions do not interfere with movements on
public streets or the quality of the public realm.
2.5 Laneways, Service Routes and
Service Zones
B:THE DOWNTOWN PLAN 39
Parking should be designed and located so as
to reduce pedestrian/vehicular conflict and not
diminish the quality of the public realm. Currently,
downtown parking is located in a variety of public
and private surface parking lots. The redevelopment
of downtown requires a shift in the thinking about
how parking is mandated, managed and designed.
Introducing shared parking facilities in parking
structures will allow the development of buildings
and open spaces on sites that are currently surface
parking. As part of an overall downtown parking
strategy, a cash-in-lieu of parking policy should be
considered as a means to fund public parking and
reduce the number of small private parking lots
and maximize development opportunities. Potential
locations for public shared parking facilities are
illustrated in Figure 11.
2.6 Parking
c) Service routes shall be designed as multi-use
hard landscaped environments for safe and
comfortable use by pedestrians as well as service
vehicles.
d) Access to service areas may be controlled
through the installation of removable bollards.
Policies:
a) Driveway access to private parking shall not be
permitted along downtown's retail streets.
b) The City will prepare a comprehensive Downtown
Parking Strategy that addresses the supply,
location and management of off-street and on-
street parking, including: new parking standards
for development; building of shared or common
parking facilities; and the creation of a municipal
parking authority to manage parking provisions
and provide shared parking facilities within
downtown.
c) A development levy and/or cash-In-lieu policy
to help finance parking structures should be
explored.
40 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
By virtue of their critical mass of activity and
proximity to amenities and transit infrastructure,
downtowns attract a number of people with limited
mobility, including seniors. The design of mobility
systems must ensure universal accessibility so
that all people can comfortably and safely move
throughout the area.
Policies:
a) All curbs at crosswalks and intersections within
downtown shall have curb cuts to accommodate
people with limited mobility.
b) Curb ramps from the sidewalk shall be in the
same direction as the crossing to direct visually
impaired people in the correct direction.
c) The timing of pedestrian signals shall allow those
with lower walking speeds or limited mobility to
comfortably and easily cross all roads.
d) All streets, pathways, parks and buildings shall
provide universal wheelchair accessibility.
e) Signalized intersections and crosswalks generally
should include visual and audible aids.
2.7 Universal Access
f) The design of sidewalks and pathways in high
volume pedestrian areas should include an urban
Braille system to assist the visually impaired.
g) All signalized crossings should be automated for
pedestrians.
Way-finding is the process by which people become
spatially oriented and navigate through their
environments. It is about orienting users so that
they can easily identify and travel between various
places with minimal confusion. Way-finding applies
to both pedestrians and drivers. Since downtown
is a major destination within the city and region,
developing effective way-finding mechanisms is
important. Accessing the downtown from streets
such as Green Grove Drive can be confusing for
visitors, particularly without adequate signage. Once
people are in downtown, providing user-friendly and
intuitive information systems and signage to lead
people to and from key destinations is also critical
to making downtown tourist friendly. The design of
streets and the logical layout of the downtown will
also contribute to way-finding. Well designed and
clearly defined urban spaces are intuitively easy to
comprehend and navigate through.
2.8 Way-Finding
B:THE DOWNTOWN PLAN 41
Policies:
a) The City should explore opportunities for a
comprehensive way-finding strategy within the
downtown including the provision of information
kiosks and signage.
b) The City of St. Albert should develop a signage
and way-finding strategy for the downtown.
c) Way-finding signage to downtown shall be
located in several locations on St. Albert Trail,
Ray Gibbon Drive and other major roads.
d) Way-finding infrastructure, including signage,
should be distinctive and may contribute to St.
Albert's branding as the Botanical Arts City.
e) Landmark architecture and landscaping, where
appropriate, should serve to distinguish the
downtown and assist in way-finding.
f) New streets and paths shall be designed to
provide clear, direct and unobstructed routes
between key destination points.
42 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
B:THE DOWNTOWN PLAN 43
This section describes the public realm plan
for downtown St. Albert - the plazas, parks,
streetscapes and other public spaces that make
downtowns liveable, attractive and vibrant. High
quality public places encourage civic engagement
and social interaction and support economic
vitality. Conversely, poorly designed public spaces
can feel harsh, unsafe and alienating. Over time,
downtown St. Albert should build a cohesive and
diverse network of well designed public spaces
and complete streets to improve the quality of life
for residents and employees, foster community-
building and attract tourists. This section provides
objectives and policy related to three public
realm components: key parks and open spaces;
streetscape design; and public art.
Public Realm
3
Existing and proposed open spaces in downtown
St. Albert comprise a variety of sizes and types
depending on their role within the community. These
spaces range from small parkettes and landscaped
gateways, to urban plazas and civic parks, to large
areas for recreation and natural heritage.
The parks and open space system does four things:
it attracts and anchors development; provides
amenity; supports recreational and cultural uses/
activity; and provides community identity. Each
of the parks and open spaces described on the
following pages has a distinct and important role
to play in supporting the overall urban structure
and drawing more people to live, work, shop, play
and celebrate. While each open space shall be
designed and programmed for its intended function,
as a general policy, all parks and open spaces
shall adhere to the principles of Crime Prevention
through Environmental Design (CPTED) and be
universally accessible.
3.1 Key Parks and Open Spaces
44 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
FIG 21: KEY PARKS AND OPEN SPACES
ST. ANNE STREET
ST. ANNE STREET
ST. MICHAEL
ST. MICHAEL
PERRON STREET
PERRON STREET
GRANDIN ROAD
GRANDIN ROAD
SIR WINSTON CHURCHILL AVENUE
SIR WINSTON CHURCHILL AVENUE
ST. ALBERT TRAIL
ST. ALBERT TRAIL
Multi-Use Trails
Key Places and
Connections
Founders' Walk
STURGEON RIVER AND
STURGEON RIVER AND
RED WILLOW PARKS
RED WILLOW PARKS
SYSTEM
SYSTEM
GATEWAY
GATEWAY
MILLENNIUM
MILLENNIUM
PARK
PARK
TACHE ST
TACHE ST
CIVIC PLAZA
CIVIC PLAZA
FOUNDERS
FOUNDERS
WALK
WALK
ST THOMAS ST
ST THOMAS ST
AND
AND
CARDINAL WALK
CARDINAL WALK
GATEWAY
GATEWAY
GATEWAY
GATEWAY
Legend
Scale
0
25
50
100
150m
B:THE DOWNTOWN PLAN 45
3.1.1 Red Willow Parks System
The Red Willow Parks System is a remarkable
existing open space network that serves as one
of the downtown's primary amenities. It contains
both manicured and natural park land and an
extensive and well used trail network that provides
good access to downtown by bicycle and other
recreational modes. The parks system straddles the
Sturgeon River which presents the most significant
physical divide between the downtown and the
neighbourhoods to the north.
The riverfront is fundamental to downtown's
identity and success as a place to live and visit.
As downtown grows and evolves, the riverfront
should play a more significant role in hosting
recreational and cultural activities. The river itself is
an invaluable feature both naturally and culturally.
Unfortunately, as a prairie river in an urban context,
it is an ongoing challenge to keep it healthy and
flowing. The City will continue to work with the
Province and jurisdictions within the watershed that
feed the river to sustain its environmental function
but also sensitively enhance its role as a setting for
recreational and cultural activities.
Policies:
a) The City shall cooperate with surrounding
municipalities and the Province on a strategy
to sustain the Sturgeon River as a natural,
recreational and cultural feature.
b) Any planning and redevelopment adjacent to the
Sturgeon River and Red Willow Parks System
shall take into consideration the environmental
issues facing the Sturgeon River, including water
quality and quantity and flooding.
c) The City shall continue to maintain, upgrade and
expand the pathway network on the riverfront
to better facilitate active transportation and
recreational activity.
PEDESTRIAN BRIDGE, CALGARY
A MANICURED AND NATURALIZED PARK
PEDESTRIAN AMENITY ALONG THE RIVER
46 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
FIG 22: A NEW CIVIC PLAZA CROSSING ST ANNE STREET
FIG 21: A NEW CIVIC PLAZA
3.1.2 Civic Plaza
The Civic Plaza is envisioned as an intimate and
active hard landscaped public plaza, a space that
will provide a strong central gathering place for
downtown. Surrounding buildings and active ground
floor uses including restaurants will frame and
enliven this space. As a hard landscaped space, the
Civic Plaza will be well suited to hosting festivals
and other events and will potentially be a venue
for the farmer's market in the short or long term.
St. Anne Street should be closed on event days to
create a larger pedestrian-only space.
A
A
A
A
A
A
A
A
A
A
P
A
Multi-use Trail
LEGEND
Major Ped Connection
Pedestrian Street
Laneway
Service Zone
Service Route
Potential Structured
Parking Location
Potential Public Art
Location
P
CIVIC
CIVIC
PLAZA
PLAZA
B:THE DOWNTOWN PLAN 47
Policies:
a) The Civic Plaza shall be designed to complement
the existing space in front of St. Albert Place and
which preserves the vista toward the landmark
building.
b) The Civic Plaza shall be fully or partially paved
with high quality hard landscape materials to
facilitate programming for festivals, events and
potentially the farmer's market.
c) The paving material of the plaza should be
carried across a rebalanced St. Anne Street to
create a unified space that fully engages St.
Albert Place.
d) A landscaped corridor should connect the plaza
to Perron Street, creating a strong link to ensure
the area becomes a cohesive shopping district.
e) Surrounding buildings shall be designed with
active retail uses at grade. Restaurant and café
spaces are strongly encouraged to have patio
spaces on the plaza.
f) The City shall explore the opportunity to create
a significant public art feature in the Civic Plaza,
and a water or ice feature shall be considered.
FESTIVALS AND CELEBRATIONS IN THE SQUARE
PUBLIC WATER FEATURE, PORTLAND OR
CIVIC PLAZA
SECTION LOCATION
48 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
FIG 23: MILLENNIUM PARK
3.1.3 Millennium Park
Millennium Park is proposed to be designed
and programmed as an active, multi-use park;
a centre-piece of downtown that complements
the Civic Plaza. It will be comprised of 3 distinct
components:
- St. Anne Street Promenade: will be an edge with
extensive landscaping including a double row of
trees and pedestrian amenities. It will provide a
transition between the primarily residential urban
neighbourhood planned to the south and the
square in Millennium Park.
- Millennium Square: will be mixed hard and soft
landscaped area flanked by two pavilion-type
buildings that will frame and help enliven the
space. The buildings should be used for community
or cultural facilities such as a seniors' centre,
potential market building, arts facility, youth centre
or educational institution.
- The Lawn and Amphitheatre: will feature open
soft landscaped places for active recreation. The
landscape form will integrate flood protection and
provide a flexible venue for outdoor concerts and
events, skating and other activities. A skateboard
park is also envisioned for the active park space.
The large grove of trees that currently exists on the
site should be reconfigured to reduce barriers and
provide clear pathways for people to move through
the park.
Policies:
a) The City will develop a Millennium Park Master
Plan to guide phased improvements to the park.
b) View corridors from pedestrian crossings at the
St. Anne Street and Tache Street intersection and
Grandin Road toward the Sturgeon River shall be
created.
c) The City shall explore public art opportunities for
Millennium Park.
d) Buildings fronting onto Market Square shall
feature active ground floor uses to animate the
open space.
e) Service routes to existing and proposed
development in the park should be identified.
B:THE DOWNTOWN PLAN 49
LAWN FOR PASSIVE RECREATION
MARKET BUILDING
FIG 24: MILLENNIUM PARK
MILLENNIUM
PARK
SECTION LOCATION
STURGEON RIVER
AIRPLANE
ST ANNE ST
ST ANNE STREET
ST ANNE STREET
PROMENADE
PROMENADE
MILLENNIUM
MILLENNIUM
SQUARE
SQUARE
THE LAWN
THE LAWN
SKATEBOARD
SKATEBOARD
PARK
PARK
A
A
A
A
A
A
A
A
A
A
A
A
Multi-use Trail
LEGEND
Major Ped Connection
Pedestrian Street
Laneway
Service Zone
Service Route
Potential Structured
Parking Location
Potential Public Art
Location
P
50 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
3.1.4 Founders' Walk
The Founders' Walk Historical Trail integrates and
highlights several historic, cultural, educational,
commercial and religious facilities in downtown and
Mission Hill. Several public realm improvements will
occur as part of Founders' Walk that will support
the goal of the DARP to increase the walkability
of downtown. Programming opportunities for
the Founders' Walk include heritage festivals,
interpretative historical walks and other events.
Policies:
a) The City shall continue to implement the
Founders' Walk initiative in close collaboration
with other public realm initiatives and retail
enhancement proposed in the Downtown Area
Redevelopment Plan.
UPGRADED PEDESTRIAN PATHWAYS
ST ALBERT GATEWAY
FIG 25: FOUNDERS' WALK
EXISTING PUBLIC ART, FOUNDERS COURT
PERRON STREET / FOUNDERS'S WALK
PERRON STREET / FOUNDERS'S WALK
ST. ANNE STREET
ST. ANNE STREET
A
A
A
A
A
A
A
A
A
A
A
A
Multi-use Trail
LEGEND
Major Ped Connection
Pedestrian Street
Laneway
Service Zone
Service Route
Potential Structured
Parking Location
Potential Public Art
Location
P
P
P
P
B:THE DOWNTOWN PLAN 51
3.1.5 Tache Street
Tache Street will be an important green connection
between Grenadier Park and Millennium Park.
The street will feature a narrow roadway, wide
pedestrian realm, extensive landscaping and a
designated multi-use pathway. The generous public
realm and opportunity to program the space will
encourage people to linger and enjoy the street as
though it were a park. Contrasted with the more
car-oriented Sir Winston Churchill Ave, Tache Street
will be a civic focal point and add identity for the
fast
slow
walking zone
walking zone
fast
DESIGNATED MULTI-USE TRAIL ALONG ROADWAY
FIG 26: TACHE ST
PEDESTRIAN-SCALE SIDEWALK AND DEVELOPMENT
PROPOSED TACHE ST ALIGNMENT (FIG 18)
future Millennium Heights neighbourhood. Views
to the Sturgeon River and Grenadier Park will be
maintained.
Policies:
a) Tache Street shall be designed as a
neighbourhood gathering place and green
corridor generally in accordance with the cross
section illustrated in Figure 18.
TACHE
TACHE
STREET
STREET
ST. ANNE STREET
ST. ANNE STREET
SIR WINSTON CHURCHILL
SIR WINSTON CHURCHILL
AVENUE
AVENUE
A
A
A
Multi-use Trail
LEGEND
Major Ped Connection
Pedestrian Street
Laneway
Service Zone
Service Route
Potential Structured
Parking Location
Potential Public Art
Location
P
52 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
3.1.6 St. Thomas Street and Cardinal Walk
As described in Section 2, St. Thomas Street should
be redesigned to include a wide, flat landscaped
median. This will beautify the street and provide
an open space link from Perron Street to St.
Anne Street and the riverfront. It should feature
extensive landscaping and tree planting to create
the environment of a linear park space that can
be actively programmed for street festivals and
other events. The space between St. Albert Place
and the courthouse building is currently utilized
for servicing access and parking. This space is
overlooked by one of the most attractive facades
of St. Albert Place and would be better served by a
landscaped corridor and path, perhaps named after
Douglas Cardinal, connecting St. Thomas Street
to Millennium Park. The space may also continue
to be a servicing route for St. Albert Place and the
Courthouse.
Policies:
a) St. Thomas Street shall generally be designed in
accordance with the cross section dimensions
illustrated in Figure 14.
b) Cardinal Walk shall be a multi-use hard
landscaped environment for pedestrians as well
as service vehicles with a high degree of public
realm amenity.
LANDSCAPED LINEAR PARK
PROPOSED ST THOMAS ST ALIGNMENT (FIG 14)
LANDSCAPED MEDIAN PARK, MONTREAL
FIG 27: ST THOMAS ST AND CARDINAL WALK
ST. ANNE STREET
ST. ANNE STREET
CARDINAL
CARDINAL
WALK
WALK
ST THOMAS ST
ST THOMAS ST
PARK
PARK
PROVINCIAL
PROVINCIAL
COURT
COURT
ST ALBERT
ST ALBERT
P
A
A
A
A
A
B:THE DOWNTOWN PLAN 53
3.1.7 Gateways
Three proposed gateway features will demarcate
important entry points into downtown St. Albert.
These will provide unique identity and visual amenity
through the design of landscape and buildings.
- Sir Winston Churchill Avenue and Perron Street/
Green Grove Drive: This gateway is already intact,
including the landmark clock tower. This space
will continue to undergo upgrades to signify this
important entry into downtown.
- St. Albert Trail and St. Anne Street: This gateway
may feature larger scale buildings on either side
of St. Anne Street. The development's landscaping
should contribute to this site as a gateway. With
the potential for a rapid transit station near the
intersection of St. Albert Trail and St. Anne Street,
the design of this gateway should consider transit
user needs and a high volume of pedestrians.
This gateway location also includes opportunities
for enhanced landscape design at the park space
located at the northeast corner of the intersection.
- Western Sir Winston Churchill: The west end of
the Grandin Mall site and adjacent to the Curling
Club will be an entry point into an expanded
downtown. Landscaping as part of development
and public open spaces at this location should
contribute to signifying this location as a gateway.
This gateway site is also an important entry point
in the Red Willow Parks System.
Policies:
a) The City shall explore gateway locations as
potential locations for public art as well as
distinct signage.
b) Streets, parks and buildings at gateway locations
shall be designed in harmony with one another to
reinforce downtown gateways.
PEDESTRIAN PUBLIC REALM, DENVER
FIG 30: WESTERN SIR WINSTON CHURCHILL AVE
FIG 29: ST ALBERT TRAIL AND ST ANNE ST
FIG 28: GREEN GROVE DRIVE
LANDMARK
LANDMARK
CLOCK TOWER
CLOCK TOWER
RED WILLOW
RED WILLOW
PARK
PARK
LIONS PARK
LIONS PARK
GRANDIN MALL
GRANDIN MALL
DEVELOPMENT
DEVELOPMENT
ST ALBERT
ST ALBERT
CURLING CLUB
CURLING CLUB
Sir Winston Churchill Ave
Sir Winston Churchill Ave
Perron St
Green Grove Drive
St Anne St
Sturgeon Rd
St Albert Trail
St Albert Trail
St Anne St
P
A
Multi-use Trail
LEGEND
Major Ped Connection
Pedestrian Street
Laneway
Service Zone
Service Route
Potential Public Art
Location
P
A
A
A
A
A
A
Potential Structured
Parking Location
54 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Streets are the public spaces where people most
often experience the public realm. They are complex
places where people move throughout a community,
and are addresses for residences, businesses,
stores and community facilities. Great streets
share a number of common design elements.
These elements help create safe, accessible,
comfortable places for people to walk and enjoy.
Important design features of the streetscape
include distinctive paving, street furniture, trees,
landscaping and lighting. Establishing streetscape
standards that exceed the traditional standards in
St. Albert will be an important factor in creating
a people-friendly Downtown. Section 2.1 - Street
Network - provides the rationale for rebalancing
streets and proposes cross sections for downtown
streets. This subsection provides further detail
regarding specific elements within streetscapes.
3.2 Streetscape Design
Policies:
Sidewalk Zoning and Minimum Dimensions
a) Curb Zone: this area accommodates street
lights, parking meters and other signage poles. It
also provides space for snow storage and, where
parking is permitted, for vehicle doors to be
opened. This space should be paved with durable
material as it is subject to both high traffic and
salt and sand spray.
b) Landscape Zone: this area accommodates
landscaping (trees and grasses) and street
furniture (benches and bicycle racks) and may
include signage such as "sandwich boards."
Design of this area, including paving strategies,
must promote the health of plant materials.
Elements within this zone should be aligned
to minimize visual clutter, promote easy of
pedestrian movement, and facilitate maintenance
and snow removal.
c) Walking Zone: this area accommodates the
movement of pedestrians including those
with impaired mobility and vision. Cycling and
rollerblading are not encouraged.
d) Frontage Zone: this area separates the pedestrian
zone from door swings and other building
elements that may protrude into the public
realm. This area may include seating and other
displays as long as it does not conflict with
pedestrian movement.
e) Cafe Zone: this area accommodates seating
and tables for commercial uses in the public
realm. It may be fenced. The design of this area
and elements within it must not conflict with
pedestrian movement.
B:THE DOWNTOWN PLAN 55
+/- 6 m
0.5
1.5 m
2 m
2 m
+/- 4.5 m
0.5
1.5 m
2 m
0.5
FIG 36. MINIMUM SIDEWALK DIMENSIONS
TYPICAL STREET
STREET WITH CAFE
Curb
Zone
Landscape
Zone
Walking
Zone
Frontage
Zone
Curb
Zone
Landscape
Zone
Walking
Zone
Cafe
Zone
56 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Sidewalks and Crosswalks
a) New streets shall include sidewalks on both sides
of the street.
b) The design of sidewalks and pathways shall
ensure a minimum 2 m wide "through zone" free
of obstruction along all routes and with greater
widths of a minimum 3 m in areas with retail
commercial frontage.
c) Sidewalks shall be built with hard, durable,
level materials that are resistant to slipping and
capable of clearing during winter months.
d) Pedestrian street crossing distances shall be
minimized and designed in a way that makes
them clearly visible to vehicles, including the
use of "zebra striping" or differentiated paving
materials and, be a minimum of 3 metres in
width.
WIDE PROTECTED SIDEWALKS
PERMEABLE PAVING MATERIAL AND BIOSWALE
STREET FURNITURE AND PLANTINGS
WELL DESIGNED STREET FURNITURE
WELL DESIGNED TRANSIT SHELTER
B:THE DOWNTOWN PLAN 57
Street Furniture
a) The placement of street furniture shall be well
organized to ensure pedestrian routes are free of
obstacles.
b) Street furniture, including well designed benches,
shall be included in the composition of the
streetscape.
c) Street designs shall include attractive, human
scaled light standards that will create a sense of
safety and provide a distinctive design feature.
d) Pedestrian-level lighting shall illuminate
sidewalks and increase the comfort and security
of pedestrian areas and building entrances.
e) Well designed garbage and recycling bins shall
be incorporated into the streetscape, without
obstructing pedestrian movements or cluttering
the streetscape.
f) Bicycle posts and other bicycle parking shall be
an integral part of the streetscape.
g) Streets shall be free of clutter, and be
monitored over time, to ensure an attractive and
unobstructed streetscape environment.
A WELCOMING PEDESTRIAN ENVIRONMENT
BENCH/SCULPTURE
BIKE STORAGE FACILITIES
h) Bus stops should be integrated into building
facades where possible and stand alone shelters
should be designed with high quality and durable
materials.
Trees and Landscaping
a) A generous street tree canopy and other
landscaping shall be a primary feature of the
streetscape.
b) Deciduous trees shall generally be planted 6 - 9
metres apart to provide a continuous canopy
along all streets within downtown.
c) Trees shall be planted 1.0 to 1.5 metres from the
curb except where not possible.
d) Electrical outlets at the base of trees shall
be considered to facilitate tree lights where
appropriate.
e) Designs for tree planting on streets shall
accommodate and facilitate an average 25 year
lifespan for sidewalk vaults and 50 years in tree
lawns. Designs shall include sufficient root and
branching space and should include a means of
supplying supplementary water, fertilizer and air
as well as protection against snow clearing and
de-icing activities.
58 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Utilities
a) Services and utilities shall be buried, where
practical, to minimize their visual impact.
b) The visibility of utility boxes shall be minimized
by placing boxes in inconspicuous places, and/or
by screening them with plantings. Such screening
should not interfere with access to the utility.
c) Joint use of utility poles shall be maximized to
minimize their number.
d) Shared use of utility trenches shall be
maximized to reduce right-of-way requirements
providing additional space for tree planting and
landscaping.
f) Additional soft landscaping to buffer pedestrians
from vehicular traffic and improve the
appearance of the street may be appropriate.
g) Consideration shall be given to environmental
and climatic conditions when choosing
appropriate vegetation. Plants should be chosen
that can tolerate the conditions it will be exposed
to, including limited subsoil, heat, cold, drought,
wind and shade.
Signage
a) Encourage signage sensitive to the pedestrian
scale of downtown by prohibiting large
automobile-oriented billboards.
b) Provision for banners or other signage which
distinguishes downtown or shopping districts
such as Perron Street should be incorporated
into the streetscape design.
c) Regulations regarding the appropriate location,
size and treatment of A-board or sandwich board
signs are addressed in the Land Use Bylaw.
SPECIAL PAVING AT PEDESTRIAN CROSSINGS
PEDESTRIAN SCALE LANDSCAPING
CELEBRATORY BANNERS
B:THE DOWNTOWN PLAN 59
14TH ST, CALGARY
EXISTING LANDMARK/MONUMENT, TACHE ST.
EXISTING PUBLIC ART, CELEBRATION GARDEN
Public art is increasingly seen as a vital aesthetic,
social, economic and cultural advantage for
communities. It is a significant component of place-
making and should be integral to the basic design
of streetscapes and open spaces, transit facilities
and other public and private development. Refer to
Figure 31 for specific locations recommended for
public art.
3.3 Public Art and Programming
Policies:
a) The City will develop a public art strategy for
downtown that includes mechanisms to secure
funding for public art from public and private
development.
b) Custom design of streetscape furniture such
as benches, utility covers, lighting, sidewalks,
shelters and bicycle racks is encouraged.
c) The airplane currently located at the terminus
of the existing Tache Street should be relocated
in Millennium Park as this area of downtown
redevelops.
d) The installation of interactive public art intended
for the enjoyment of children and adults should
be encouraged.
e) Public art should be placed in high profile
locations such as terminus of axial views and in
key public spaces.
f) The location of public art shall not conflict with
pedestrian movement.
60 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
FIG 31: PUBLIC ART
ST. ANNE STREET
ST. ANNE STREET
ST. MICHAEL
ST. MICHAEL
ST. THOMAS STREET
ST. THOMAS STREET
PERRON STREET
PERRON STREET
TACHE STREET
TACHE STREET
GRANDIN ROAD
GRANDIN ROAD
SIR WINSTON CHURCHILL AVENUE
SIR WINSTON CHURCHILL AVENUE
ST. ALBERT TRAIL
ST. ALBERT TRAIL
Multi-Use Trails
Key Places and
Connections
Potential Public Art
Location
A
Legend
Scale
0
25
50
100
150m
B:THE DOWNTOWN PLAN 61
Inherent to all vibrant downtowns is the mix of
uses and critical mass of people that support local
businesses and foster active street life. Downtowns
focus more intense land uses including residential,
commercial, institutional, government, employment
and community amenities.
Today, there are areas of the downtown that exhibit
these land use characteristics, while others have
concentrations of vacant or underutilized land or
very low density single use buildings situated away
from street edges. Over time, reurbanization of
these areas is needed to achieve the vision for lively
and pedestrian-friendly downtown. This change
will occur over time through public and private
investments and initiatives. This section provides
direction and policies that will ensure land uses
contribute to the vitality of downtown.
Land Use and Site
Development
4
In addition to land use, the physical characteristics
of buildings such as their height, massing,
setbacks, placement on the block, materials, and
street interface have a big role to play in creating
an attractive and pedestrian-friendly downtown with
active streets. Consistently good quality buildings
will contribute to the long term vision for downtown,
distinguishing it from other areas of St. Albert and
the Edmonton Metropolitan Region. This section
provides objectives and policy related to land use
and site and building development.
62 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
FIG 32: LAND USE SCHEDULE
ST. ANNE STREET
ST. ANNE STREET
ST. MICHAEL
ST. MICHAEL
ST. THOMAS STREET
ST. THOMAS STREET
PERRON STREET
PERRON STREET
TACHE STREET
TACHE STREET
GRANDIN ROAD
GRANDIN ROAD
SIR WINSTON CHURCHILL AVENUE
SIR WINSTON CHURCHILL AVENUE
ST. ALBERT TRAIL
ST. ALBERT TRAIL
Mixed-Use
Residential
Special Sites -
Cultural, Civic, Institutional
Special Sites - Potential
Mixed Institutional Use
Potential Structured
Parking Locations
Preferred Commercial or
Public Use Frontage
Permitted Commercial or
Public Use Frontage
Legend
Scale
0
25
50
100
150m
B:THE DOWNTOWN PLAN 63
Accommodating a wide variety of uses is critical
to creating a liveable and walkable downtown. It
is the wide mix of uses and many different people
and activities in the community that make it come
alive at all times of the day. Development in the
downtown generally should support an active public
realm and have regard for the long term Physical
Concept for downtown.
4.1.1 Land Use Precincts
Figure 32 illustrates the land use plan for downtown.
As shown in pink, much of the downtown is
identified as "mixed use", where a range of uses is
permitted. Some areas are intended for residential
uses, while others are reserved for government,
cultural, civic or other institutional uses. Permitted
and discretionary uses are detailed further in the
Land Use Bylaw.
Policies:
Mixed Use Areas
These areas are intended to accommodate a broad
mix of uses. Uses may include offices, residential,
retail, hotels, businesses and personal services, and
others.
Residential Areas
This precinct may include apartments, townhouses,
live-work units, parking structures, and other
supportive uses.
4.1 Land Use
Special Sites
Uses in this precinct may include government and
community buildings, recreation facilities, public
markets, seniors and special housing, and other
supportive uses.
GATEWAY MIXED USE
MID-SCALE MIXED USE
64
ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
4.1.2 Prohibited Uses
Auto-oriented uses detract from the character and
walkability of a downtown. These uses generate
significant amounts of automobile traffic conflicting
with pedestrians and require higher quantities of
parking.
Policies:
a) Maintain active streetscapes downtown by
prohibiting auto-oriented developments such as
drive-through establishments and other vehicle
oriented uses.
4.1.3 Ground Floor Uses
To reinforce a pedestrian-friendly character and
create a continuous shopping experience ground
floor uses fronting onto streets and parks need
careful consideration. Figure 32 illustrates where it
is preferred that active commercial-retail frontages
or public uses be incorporated into the ground floor
to animate and accentuate the street or a key public
space.
Policies:
a) On frontages specified with a red line in Figure
32, strive to achieve a minimum 70% of the
ground floor frontage of buildings consisting of
street-oriented retail, restaurants and/or
services.
b) On frontages specified with an orange line in
Figure 32, ground floor frontages are
encouraged to include street-oriented retail,
restaurants and/or services.
c) Residential buildings on streets without retail
uses are encouraged to have grade related units.
AN ANIMATED PUBLIC REALM
MIXED USE WITH LARGE-FORMAT RETAIL
ACTIVE GROUND FLOOR USES
on the ground floor.
d) Professional offices generally should be
discouraged from locating on the ground floors
of buildings on designated retail streets and
the planned Civic Plaza. On the ground floors
of buildings on Perron Street, such uses should
not be permitted. On other frontages where
street-oriented retail, restaurant or services are
encouraged, no more than 35% of a building's
ground floor area fronting the street should be
occupied by professional and personal services.
Existing ground floor professional offices that
do not conform with this policy on the date
of adoption of this plan are permitted to
continue.
4.1.4 Incorporating Larger Retail Uses
Larger format retail uses including grocery stores,
large drug stores or other large format retailers may
be a part of the future of downtown. In particular,
grocery stores provide valuable amenities for
community residents. However, larger format retail
should be accommodated in a much more urban
and pedestrian-friendly built form than what typically
exists in suburban contexts.
B:THE DOWNTOWN PLAN 65
Policies:
a) Large format retail should be designed to address
the street with at least one entrance on the street
and large transparent glass frontages that allow
activity within to be seen from the street. Corner
buildings should have an entrance at the corner.
b) Large format retail should be encouraged to
minimize their building footprint by distributing
floor area over multiple stacked floors.
c) Large format retail of no more than 3,700 m2
(40,000 ft2) in a single building is permitted.
Large format retail should not be stand alone,
and instead should be incorporated into the base
of higher density mixed use buildings.
d) Buildings with larger retail uses (above 930m2
or 10,000 ft2) should have smaller retail units
fronting streets with the larger uses accessed
from the street but located primarily behind the
small retail bays or on higher floors.
4.1.5 Community, Cultural and Civic Uses
Currently, a number of community, cultural and
civic uses are spread throughout the downtown
and a number of facilities located within St. Albert
Place have outgrown their spaces, meaning that
some functions may eventually be shifted out of the
building into new facilities. Other important civic,
social and cultural facilities are located in facilities
that will need expansion, replacement or relocation.
Opportunities should be explored to consolidate
some facilities and locate them in prominent and
well designed structures that befit their importance
within the community and better suit an urbanized
downtown.
Policies:
a) Figure 32 illustrates potential locations for
consolidated community, cultural and civic uses,
including a new civic administrative building. The
City, and other organizations should consider
these locations for future institutional uses.
b) The City should consider expansion and/or
potential relocation of the library.
NEW COMMUNITY CENTRE
WELL-DESIGNED CIVIC BUILDINGS
This subsection addresses the placement and
orientation of buildings, height and massing
and other matters of site design and built form.
These are important urban design considerations
that ensure buildings contribute to the intended
character of downtown.
4.2.1 Street Edge
The intent of the Physical Concept is to foster an
environment in downtown that has a fundamentally
urban characteristic. A critical element needed to
achieve this goal is to define the street edge with
buildings. Street-oriented buildings contribute to
an inviting and comfortable public realm and allow
people to engage with the activity that is occurring
within buildings. Similarly, people within buildings
or uses such as patios that spill out into the public
realm provide "eyes on the street".
Policies:
a) Buildings should be close to the street edge
along a consistent build-to line generally 0-3
metres from the edge of the property line.
b) Buildings should contribute to a consistent
4.2 Site and Building
Development
66 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
street wall with minimal gaps or courts between
buildings.
c) Active retail-commercial uses should be oriented
to the street.
d) See sub section 4.2.5 - Building Elements - for
guidelines and policies regarding building faces.
4.2.2 Building Heights and Massing Guidelines
Medium and high density buildings have a
significant visual and physical presence in their
settings. Thoughtful delineation of building heights
and the massing of structures will ensure that new
development does not overwhelm the pedestrian,
effectively defines the street and park edges,
preserves views to the sky and ensures visual
privacy between buildings and the public realm.
By regulating building envelopes, views throughout
the downtown will be optimized. Minimum building
heights and massing guidelines as set out in Figure
33 will help achieve the critical mass of people
and activity necessary to revitalize downtown and
ensure that buildings are all of a sufficient scale to
effectively support an urban and pedestrian-friendly
public realm. The height guidelines in Figure 33 are
intended to inform appropriate transitions from
downtown to the Sturgeon River and surrounding
neighbourhoods. Exact locations and heights will be
refined through the Land Use Bylaw and detailed
site plans.
Policies:
a) New buildings should consider the height
guidelines as set out in Figure 33. The intention
of this policy is to create terracing of building
heights from the tallest buildings on Sir Winston
Churchill Avenue down to pedestrian scale
buildings on St.Anne Street and Perron Street.
b) Buildings should have a street wall of at least
3 storeys from grade before any stepbacks are
introduced.
c) From grade, the first stepback, of a minimum
3 metres, should not occur higher than the 5th
storey of the building, or a height of 20 metres.
d) Below 8 storeys, there should be no maximum
floor plate restrictions, however building massing
should adhere to the stepback requirements
(policy c).
e) Above 8 storeys, building floor plates should be
no greater than 750 m2 for residential and hotel
uses; and generally no greater than 2,000 m2 for
office or institutional uses.
f) Stepbacks and reduction of building mass on
higher floors is encouraged to reduce the visual
impact of taller buildings.
g) To ensure sunlight penetration to the ground
level, and the privacy of building occupants,
there should be a minimum separation distance
between tower components of buildings of 25
metres.
h) Ground floor frontages should be flush with the
building face above. Recessed ground floors,
including colonnades or arcades, are generally
discouraged.
i) Three special overlay sites have been identified on
Figure 33. These are considered special landmark
sites where buildings may be permitted within the
ranges indicated subject to the approval of City
Council. Prior to approving taller buildings on
these sites, City Council shall consider the advice
of a design review panel, or other professional
design advice. Taller buildings on these sites
shall be of exceptional quality and shall not
have significantly adverse impacts on their
surroundings.
AN ACTIVE, MIXED USE STREET EDGE
B:THE DOWNTOWN PLAN 67
FIG 33: BUILDING HEIGHT GUIDELINES
ST. ANNE STREET
ST. ANNE STREET
ST. MICHAEL
ST. MICHAEL
ST. THOMAS STREET
ST. THOMAS STREET
PERRON STREET
PERRON STREET
TACHE STREET
TACHE STREET
GRANDIN ROAD
GRANDIN ROAD
SIR WINSTON CHURCHILL AVENUE
SIR WINSTON CHURCHILL AVENUE
ST. ALBERT TRAIL
ST. ALBERT TRAIL
(12-18m)
(12-28m)
(15-46m)
Special Overlay
Pavilion Buildings
34-80m
18-40m
34-80m
Legend
Pavilion Buildings
5-10 metres
Scale
0
25
50
100
150m
80 m
80 m
65 m
47 m
68 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
4.2.3 Environmental Site and Building Design
Sustainability is inherent to downtowns. Downtowns
have increased density, contribute to the
reurbanization and reuse of lands within the existing
built up area, reduce the need for automobile
ownership, reduce overall automobile trips and
make more efficient use of resources. Building
and neighbourhood design as well as the design of
streets and open spaces should contribute to overall
environmental sustainability.
Development within the downtown shall
be encouraged to incorporate sustainable
neighbourhood and building practices including:
1. Optimizing energy efficiency of buildings;
2. Pursuing LEED certification or comparable
standards for all new private buildings. Public
buildings require LEED Silver certification;
3. Incorporating green roofs;
4. Using renewable energy sources;
5. Using innovative wastewater technologies;
6. Introducing innovative stormwater management
techniques including reduction in quantity,
bioswales; permeable surfaces; collection,
filtering and reuse;
7. Integrating indigenous planting and biodiversity
of material within landscaping, streetscaping
and public spaces;
8. Provision of internal building recycling
receptacles;
9. Orientation of buildings to optimize solar gain,
and;
10. Parking lot.
4.2.4 Architecture
There is no substitute for design quality. Regulations
cannot mandate everything to do with strong
design sense and well thought out, high quality
architecture. Successful cities have cultivated
a culture of strong design through peer review
processes such as urban design review panels,
design competitions and leading by example.
Douglas Cardinal's St. Albert Place set a high bar
for downtown St. Albert. New public buildings
should continue to lead by example through
competitions and leading edge architecture.
Some downtowns have mandated architectural
themes for new buildings to cultivate a desired
image for that place. Some are based upon
continuing a predominant style of their built
heritage while others respond to their geographic
location such as in marine or alpine settings. St.
Albert's downtown does not possess a building
stock that is primarily one style; it has an eclectic
mix of architecture. Rather than pursuing a distinct
architectural theme, downtown development should
strive for urban design and architectural excellence.
GRASS-CRETE PARKING SURFACE
GREEN ROOF
B:THE DOWNTOWN PLAN 69
Policies:
a) The City shall explore the creation of an urban
design review panel.
b) Important civic, cultural or institutional buildings
are encouraged to undergo design competitions
and distinguish themselves with high quality
architecture befitting their special status in the
community.
c) Buildings should be of high quality and include
durable and attractive building materials.
d) Use of stucco or vinyl siding on building facades
is not appropriate in a downtown setting and is
not permitted.
4.2.5 Building Elements
The design of the various building elements will play
a substantial role in the overall quality of buildings
and their ability to create an active and pedestrian-
friendly downtown. Well designed buildings will
differentiate downtown and contribute to the vitality
of the area versus those developments which only
add density.
Policies:
a) Ground floor commercial frontages should
feature narrow retail units and frequent street
entrances to help create a strong visual rhythm.
b) Ground floor commercial frontages should
incorporate transparent glass that allows activity
within to be seen from the street.
c) A minimum 70% of ground floor building
façades with required commercial-retail uses at
grade should have transparent glazing.
d) Ground floor commercial frontages should
incorporate weather protecting features to
increase pedestrian comfort. Awnings and
canopies are encouraged as part of commercial
frontages, as well as ensuring robust street tree
canopy. Canopies and awnings should be allowed
to encroach on the public right-of-way.
e) Developments with ground floor commercial uses
should have a minimum floor-to-floor height of
4.0 metres.
f) Buildings should have at least one entrance from
each public street they face.
g) On streets, large lobby frontages, blank walls,
servicing functions and other inactive frontages
should be prohibited.
h) All at-grade residential units should in most
cases, have individual primary entrances and
main floor levels places slightly above grade to
achieve visual privacy from sidewalks and streets.
i) Building design should have detailed and well
articulated street level façades with quality
materials to create a visually interesting street
interface and sense of human scale.
j) There should be variation in building materials
and design treatments on the lower floors of
buildings on a block to reduce their perceived
mass.
k) Each development block should contain varied
architectural expression.
WEATHER PROTECTION
AT-GRADE RESIDENTIAL ENTRANCES
ACTIVE MIXED-USE AND OFFICE LOBBY
70 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
l) Balconies shall be designed as integral
components of the building and should not
appear as 'tacked on'.
m) Stepbacks, balconies, canopies and fenestration
should emphasize vertical proportion and de-
emphasize mass.
n) Tower tops shall screen or incorporate
mechanical units and elevator cores into the
design of the building top and contribute to an
attractive skyline profile.
o) Development shall not be permitted over streets,
or between buildings except over a rear lane or
private internal vehicle access route.
4.2.6 Pavilion and Special Use Building Design
Pavilion and special use buildings include those that
will be located within Millennium Park. By virtue of
their unique location and stature in the downtown,
these buildings need to be of outstanding quality.
Their design will have a certain degree of latitude
in building form and massing to encourage creative
and iconic design.
Policies:
a) Pavilion and special use building locations are
indicated as "Special Sites" in Figure 32.
b) These buildings should exhibit architectural
excellence and are encouraged to demonstrate
unique design responses suitable to their
particular use and context.
c) Generally, these buildings should contribute to a
pedestrian-friendly public realm.
d) Servicing areas shall be screened from
pedestrian view and located away from key open
space and street frontages.
4.2.7 Private, Semi-private and Interstitial Spaces
These are spaces that will be a part of new
developments and may include spaces such as
private courtyards, mews, rooftop parks or other
landscaping occupying interstitial spaces on a
development site. These are important spaces to
provide amenity to users of the building as well as
visual interest and beauty for the downtown.
Policies:
a) New developments shall include accessible
common indoor and outdoor amenity spaces
such as courtyards, rooftop gardens or other
spaces.
b) Landscaping and site design shall delineate a
clear distinction between the private and public
realm through the creation of gateways, changes
in ground plane elevation, material changes, etc.
c) Interstitial spaces on the development site shall
be suitably and attractively landscaped to provide
visual amenity and environmental benefits and
shall consider all seasons.
SEMI-PRIVATE SPACES
PAVILION AND SPECIAL SITES
ARCHITECTURAL VARIETY AND STEP-BACKS
B:THE DOWNTOWN PLAN 71
4.2.8 Parking Design
The goal of creating pedestrian and transit-oriented
environments in downtown makes the management
and design of parking facilities a high priority.
Parking should be accessible, intuitive, safe and
reflect CPTED best practices. Parking facilities
should be unobtrusive and not a detriment to the
quality of the public realm. This means reducing
surface parking and placing parking underground
or in above grade parking garages, and/or screened
from pedestrians behind buildings. Also, expanding
the street and block structure creates many
opportunities for on-street parking. This is beneficial
to the retail uses proposed throughout downtown.
Policies:
a) Parking for residential uses generally should be
provided in below grade or structured parking
facilities within the development site.
b) Where feasible, above ground parking structures
should be fronted by residential, retail,
institutional or commercial uses to screen
parking from the public realm. Generally, they
should have active uses at grade.
c) Building faces of parking structures should be
treated architecturally as building fronts with no
blank walls.
d) Garage vents should be integrated into hard
surface areas with limited impact on pedestrian
amenity or landscaped areas.
e) Parking access ramps for below grade or
structured parking should be located on lanes or
as illustrated in Figure 11.
f) There should be no surface parking between
buildings and a public street.
g) Surface parking lots should be screened behind
buildings.
h) The design of surface parking lots should
include provision for pedestrian circulation and
environmental features including permeable
paving.
i) Land Use Redistricting Applications and/
or Development Permit applications should
demonstrate how any existing surface parking
lots can be redeveloped over time.
j) Parking structure heights should be limited to
five storeys.
INTEGRATED STRUCTURED PARKING
INTEGRATED STRUCTURED PARKING
SURFACE PARKING WITH PEDESTRIAN AMENITIES
POCKET PARKING SPACE
72 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
73
Part C:
Implementation
74 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
C:IMPLEMENTATION 75
1.1 Embedding DARP policies in the Land Use
Bylaw
The Land Use Bylaw for downtown will be one of
the primary vehicles by which urban design policies
will be enforced. It is recommended that the City of
St. Albert embed many of the urban design policies
and recommendations contained within the DARP in
the Land Use Bylaw for downtown.
1.2 Development Review
As new development comes forward, the City of St.
Albert will be responsible for enforcing the policies
and intent of the DARP. Given the plan's emphasis
on design quality, it is recommended that the
development review process include rigorous review
of a project's design. The City should consider
establishing a standing or ad hoc design review
panel comprised citizens from St. Albert and the
Capital Region with professional backgrounds
in architecture, landscape architecture, building
construction and urban design.
To achieve the vision of the DARP it will require
deliberate action, leadership, cooperation and
substantial investment over time by all stakeholders
and elected officials. Approval of this Plan is
simply the first step in realizing the potential for
downtown St. Albert. A number of initiatives,
studies, investments and other actions will be
needed as downtown develops into a vibrant and
complete community. Careful planning and approval
of privately and publicly-led development will be
fundamental to the success of the plan. This part
of the document outlines a number of key tools,
projects and strategies critical to implementing the
DARP.
1. Zoning and
Development Review
The panel would play an advisory role, making
recommendations for design changes during the
approvals process to ensure a high level of design
quality. More and more muncipalities across Canada
are using design review panels with good results.
76 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
Throughout the DARP, several future studies are
recommended to support and supplement the plan:
1. A Downtown Parking Strategy: As described in
the Downtown Area Redevelopment Plan, a new
approach to parking downtown will be critical
to unlocking key sites for redevelopment, better
serving existing businesses and meeting the
demand for future parking. A comprehensive
parking strategy will be an important follow-up
study. In general terms, the strategy should
aim to consolidate public parking in a series
of strategically located facilities over time and
optimize the use of on-street parking. The study
should include the following key tasks:
- Updated analysis of existing parking supply
versus demand;
- Assessment of the advantages and
disadvantages of existing parking locations;
- Projection of future parking demand from
commercial uses (retail and office) either
proposed or anticipated by this plan;
- Quantitative analysis of the potential for
additional on-street parking on new and
2. Future Studies
improved streets in this plan;
- Make recommendations for the preferred
locations and general sizes of future off-street
public parking facilities (structures or surface
lots);
- Develop a general phasing plan for future
public parking facilities and identify the
preferred location and size for a "phase one"
structure;
- Explore and make recommendations
regarding a cash-in-lieu policy applicable
to commercial developments to assist in the
implementation of parking structures;
- Make recommendations regarding the
management and operations of public
parking facilities;
- Coordinate with the downtown civic and
community facility strategy.
2. Downtown Civic and Community Facilities
Strategy: Previous studies have identified
the need for additional office space for City
employees downtown, an expanded library, a new
seniors' centre and additional cultural facilities.
The DARP identifies potential sites for new or
improved civic, cultural and community facilities
in and close to St. Albert Place and in Millennium
Park. To provide direction on the most
appropriate locations for needed facilities, in the
context of the DARP, and define general space
requirements for each facility, the City should
undertake a strategic planning exercise. The
strategy should consider a range of cost-effective
approaches to implementing new civic and
community facilities, including optimizing the
use of St. Albert Place, developing a new multi-
purpose building and public-private development
partnerships. The strategy may also provide
direction on which City-owned lands downtown
are not needed for future municipal facilities and
might be sold for development to help finance
required facilities.
3. Signage and Wayfinding Strategy: Easy
navigation to and within downtown will be vital
to its success as a destination. The City and its
economic development partners should prepare
and implement a signage and wayfinding strategy
77
consistent with the City's overall economic
development and tourism strategy. The study
should address:
- Welcome and directional signs on the major
routes to downtown;
- Directional signage within downtown that
includes distances to key destinations,
including parking;
- Standards for appropriate commercial
signage on buildings and signs that
may encroach in the right-of-way, e.g.,
perpendicular blade signs and sandwich or 'A'
boards;
- Policies and regulations needed to prohibit
inappropriate signs, e.g., billboards, pole-
mounted and rooftop signs, and mobile signs.
4. Millennium Park Master Plan: The
transformation of Millennium Park, as envisioned
by the DARP, may occur in phases. The first step
is to prepare a detailed master plan for the park
that clearly defines each distinct component
of the park and how they fit together to create
a holistic, multi-faceted place. The area to
be planned should include Lion's Park and
the adjacent section of the Red Willow Parks
System, and indeed the Sturgeon River. It may
also include the area identified in this plan as
Cardinal Walk, between St. Albert Place and the
Provincial Courthouse.
The master plan should include a detailed
concept and guidelines that together provide
direction regarding landscaping, environmental
features, programming (all seasons), and
structures for appropriate community and
commercial uses (e.g., restaurants, concession
stands, rental facilities). The accommodation
of special events and festivals may also be
considered. The master plan should also identify
opportunities for improvements to the river as
a natural, cultural and recreational resource, in
the context of a larger inter-municipal strategy
addressing the health of the river. An additional
pedestrian and bicycle bridge across the river
should be considered.
5. Public Art Strategy: With the goal of continually
expanding the presence of public art downtown,
a strategy should be developed to identify
policies and programs that encourage art
projects in publicly accessible spaces, sponsored
by the public and private sectors. The strategy
should consider requiring a financial contribution
from public and private developments (e.g., 1%
of the construction budget) to be used for on-
site for a public art project or pooled to fund a
downtown public art grant program. It should
also identify opportunities to integrate public
art in streetscape elements and infrastructure
projects generally.
6. Downtown Approaches Study : Recognizing
opportunities for potential redevelopment and
streetscape improvements in strategic areas
along the vehicular approaches to downtown,
the City should initiate a land use and urban
design study for these areas, which are generally
identified in the DARP. They include properties
on Green Grove Drive, older commercial sites
on St. Albert Trail close to downtown and
78 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
The DARP highlights a number of specific projects
that should be implemented by the City of St. Albert
over the lifespan of the plan. It is recommended
that some of these projects be initiated in the short
term to act as catalysts for growth and private
development in the downtown. These projects can
be designed and built independently or bundled
in groups for greater impact or effectiveness. The
timing and phasing of recommended improvements
will depend on available funding, development
pressures and other factors.
Street Improvements
1. St. Anne Street roadway narrowing and
pedestrian realm improvements - Perron to St.
Thomas segment
This project should be coordinated with
development of the Civic Square.
2. St. Anne Street realignment and extension from
St. Thomas Street to Tache Street
This project could proceed before or after the
above St. Anne Street improvement. It includes
an extension of Grandin Road to the realigned St.
Anne Street.
3. Strategic Capital
Projects
sites at the east end of Riel Business Park.
Redevelopment in these areas over time will play
an important role in reinforcing the identity and
vitality of downtown. The Approaches Study
should identify appropriate land uses and built
form parameters for each of these areas, being
sensitive to adjacent stable areas. Future change
in these areas should be planned holistically
to support not only downtown but also current
plans for higher order transit facilities on St.
Albert Trail and improvements of Red Willow
Park System.
7. Servicing and Stormwater Management Study:
In light of the significant population growth
planned downtown, the City should study the
network and capacity of sewers and water mains
serving downtown and identify improvements
anticipated to be required. The study will inform
the City's Capital Plan. In addition to addressing
piped services, it should also consider policies
and guidelines for "best practice" approaches to
stormwater management.
3. St. Anne Street extension from Tache Street to
Sir Winston Churchill Ave
This project should follow the above St. Anne
Street improvements.
4. Perron Street roadway narrowing and pedestrian
realm improvements
5. St. Thomas Street median improvements
6. Tache Street green corridor north of Sir Winston
Churchill Avenue
The section of Tache Street south of Sir Winston
Churchill Ave should be secured through the
redevelopment of the Grandin Mall site.
Parks and Open Spaces
7. Civic Square
This project will be coordinated with development
of a public parking structure on the south side of
the square, with retail uses at grade.
8. Millennium Park Phase 1 - The Promenade
This project should be coordinated with the
extension of St. Anne Street to Tache Street.
C:IMPLEMENTATION 79
9
10
17
17
7
1
2
3
6
5
4
8
11
*
*
*
*
*
Potential sites for civic, cultural, and
community buildings, projects 12-16.
*
FIG 34: STRATEGIC CAPITAL PROJECTS
80 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
The City's ownership of a large proportion of
downtown's redevelopable lands is a tremendous
advantage. Strategic sites not required for municipal
purposes may be sold to private developers or used
to leverage development partnerships for public and
private benefit. A thoughtful approach is needed to
redevelop lands, form partnerships with developers,
build necessary supporting infrastructure and
manage the redistribution of parking as surface
parking is replaced by development. The City
should monitor the marketability of its lands and
periodically assess the costs and benefits of selling
land or pursuing a development partnership to
achieve one or more projects identified in section 3.
In looking for a partnership model, the City should
consider The Bridges development on the former
site of the Calgary General Hospital. In this
redevelopment model, a department responsible
for city-owned land assets, Corporate Properties
and Buildings, acted as land developer, created
an Outline Plan, subdivided the land and sold off
individual parcels in phases through a competitive
Request For Proposal process. Each parcel was
4. Development
Partnerships
joint project that also includes a public parking
structure and/or private development.
15. Library Project
Five potential sites have been identified for
the potential relocation of the library. These
includes the two sites flanking Millennium
Square. Alternatively, the library may be
expanded in its current location within St.
Albert Place.
16. Cultural and Potential Market Building in
Millennium Park
Other
17. Public Parking Structure(s)
The Downtown Parking Strategy will set
out an implementation plan for the phased
development of parking structures. These
projects should be developed with other
abutting or integrated uses (civic, commercial,
residential).
9. Millennium Park Phase 2 - Millennium Square
This project should be coordinated with the
development of one or both public buildings in
the park.
10. Millennium Park Phase 3 - The Lawn and
Amphitheater
11. Cardinal Walk between St. Albert Place and
the Provincial Courthouse
This project should be coordinated with
improvements to St. Thomas Street.
Civic, Cultural and Community Buildings
12. Expansion of the Profiles Art Gallery
13. Development of a New Seniors Centre
This project should consider incorporating
space for the Canadian Legion.
14. City Hall Annex Building
Three potential sites have been identified for
this building. It may be pursued as part of a
C:IMPLEMENTATION 81
This section sets out a number of tools and
strategies that may be utilized by the City to fund
and achieve the various improvements in the plan.
5.1 Community Enhancement Fund
Revenue for public improvements in St. Albert
such as development levies, Council-approved
budget allocations and grants from senior levels
of government could be pooled into a Downtown
St. Albert Community Enhancement Fund (CEF).
The CEF would be established by Council and
administered by a Committee with a Terms of
Reference and membership to be approved by
Council. The Committee should have a core
membership from a number of departments within
the City including: Planning and Development, Parks,
Transportation and others. Additional membership
could include other stakeholders within downtown
St. Albert such as businesses and landowners.
Each year, or as is necessary, the Committee would
prepare a list of priority projects for funding to be
approved by Council.
5. Funding Tools and
Strategies
sold based on specific criteria that included triple
bottom line objectives and other very specific design
guidelines based on an Area Redevelopment Plan.
Prior to the disposal of land to private developers,
the physical infrastructure including a new streets,
sidewalks, landscaping, public parks and plazas,
sewers, and other hard infrastructure were built.
The Bridges is one of the best examples of how to
implement a large scale publicly-led redevelopment
project. It offers a proven model already in place in
Alberta, and has similarities to the reurbanization
context in downtown St. Albert.
5.2 Development Levy
A Development Levy should be one of the primary
sources of funding for recommended improvements.
The levy rate must be fair and equitable to
developers and ensure that downtown St. Albert
is competitive with other areas of the city for
development.
To determine the Levy rate, the City should:
- Prepare a costing of priority public
improvements;
- Determine what proportion of this cost should be
funded through the development levy in light of
other potential funding sources; and
- Determine an estimate of the quantity of
development that will occur within the downtown
and establish a levy rate per square metre of
gross floor area that will achieve the desired
amount of revenue.
82 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
The DARP will not be a static document. It is a plan
that will evolve, change and be amended as new
ideas and opportunities come forward over the next
25 years. The policies of this Plan will be monitored
for their effectiveness and adapted to respond to
changing conditions. Amendments arising from
the monitoring program will be brought forward
for City Council's consideration where appropriate.
Indicators should be developed and used to monitor
the effectiveness of the DARP policies over time.
The City will continue to engage affected businesses,
property owners, other stakeholders and the public
as the plan is implemented and when amendments
to the DARP and to the Land Use Bylaw are
proposed.
6. Plan Monitoring
5.4 Community Revitalization Levy
A Community Revitalization Levy (CRL) is a
variation on the Tax Increment Financing (TIF) tool
which is commonly used in the United States and
has recently been adopted in Alberta under the
Municipal Government Act. It is being utilized in
Calgary's Rivers District and is being implemented
for the Fort Road area in Edmonton. This financing
tool works by identifying a redevelopment area
and affixing a boundary. Within that boundary, the
existing tax base that will continue to flow into the
City's general revenue stream is determined. The
City or development agency borrows money which in
turn is reinvested in the community, commonly for
affordable housing, public realm improvements and
other hard and soft infrastructure. This investment
spurs private development, which increases the tax
base. The incremental amount above the 'frozen' tax
base is used to pay back the loan.
The CRL or TIF system is often only utilized in
situations where there is zero or negative growth
and where a community is 'blighted', therefore
unable to attract any private investment. However,
this definition is fluid, and is often used in areas
where there is growth. It can be seen as a way for
improvements to 'pay for themselves' and access
to financing for projects. The ability to leverage
the sale of public lands is an important factor in
establishing CRL zones.
83
APPENDIX A
Appendix A
Development and Parking Yields
84 ST ALBERT DOWNTOWN AREA REDEVELOPMENT PLAN | SCHEDULE A TO BYLAW 5/2010
85
APPENDIX A
Development and Parking Yields
As part of the DARP process, the quantum of
new development and parking was estimated.
This estimate was based on a full-build out of the
Physical Concept put forward in the plan. These
estimates are for illustrative and working purposes
only and are presented here as a guideline for
further refinement.
Development
The development yield estimates the Gross Floor
Area of new development and also breaks down
the potential amount of commercial, retail or
institutional uses and a potential number of
residential units. The development yield was
calculated with an assumption that each building
would have an efficiency rate (useable floor area)
of 80% of Gross Floor Area establishing the Net
Floor Area. It also assumed that 80% of the total
Net Floor Area would likely be for residential
uses, with the remaining 20% for commercial,
retail or institutional uses. The residential unit
calculation was based on an assumption of an
average 90 square metre unit size. Development
yield calculations excluded the Grandin Mall site,
which is subject to an active development proposal.
It was assumed to contribute approximately 1200
residential units upon build out based on the
current proposal, in addition to other illustrated
development in the Physical Concept.
Development Yields:
- Total Gross Floor Area: 237,000 square metres
- Total Net Floor Area: 190,000 square metres
- Total Commercial, Retail and Institutional Net Floor
Area: 38,000 square metres
- Total Residential Units 2800 (including 1200 at the
Grandin Mall Site)
Parking
Total structured parking potential was also
calculated. Five sites in the Physical Concept are
identified as potential locations for above grade
parking garages. The yields calculated the maximum
possible number of parking stalls possible on a
five level parking structure, but it is unlikely that all
parking structure footprints would not be as large as
the total site area the calculations were based on.
The number of parking spaces was calculated by
taking the Gross Site Area, multiplying by 5 levels
to get the total Gross Floor Area and an assumption
of 1 stall per every 32 square metres of the Gross
Floor Area. This calculation is for shared public
parking and does not represent all new parking that
would be built. It is expected that all new residential
development will provide all its required dedicated
private parking on site, much of which would be
contained within the building envelope.
Parking Yields:
- Over the five sites it is estimated that a maximum
of 3500 parking stalls could be developed.