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RIVERBANK LANDING

TECHNICAL REPORT PROPOSED AMENDMENT TO THE OAKMONT AREA STRUCTURE PLAN

Submission to the City of St. Albert by Arc Studio on behalf of Boudreau Communities 11-25-2019

Technical Report - Oakmont ASP Amendment Riverbank Landing by Boudreau Communities

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Contents

1.0 INTRODUCTION ........................................................................................................................................... 2

2.0 EDMONTON METROPOLITAN REGION BOARD ......................................................................................... 10

3.0 STATUTORY COMPLIANCE ........................................................................................................................ 10

4.0 MUNICIPAL DOCUMENTS ......................................................................................................................... 14

5.0 PUBLIC CONSULTATION SUMMARY .......................................................................................................... 14

6.0 SITE ANALYSIS ........................................................................................................................................... 18

7.0 SITE CONCEPT ........................................................................................................................................... 20

8.0 MAJOR LAND USES .................................................................................................................................... 21

9.0 TRANSPORTATION .................................................................................................................................... 21

10.0 TRANSIT ................................................................................................................................................... 22

11.0 UTILITIES ................................................................................................................................................. 22

12.0 SIMULTANEOUS ASPS ............................................................................................................................. 22

13.0 OTHER CRITERIA TO ADDRESS ................................................................................................................ 22

14.0 IMPLEMENTATION .................................................................................................................................. 24


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1.0 INTRODUCTION 1.1 Site Location:

The Oakmont neighbourhood is in the northeast sector of St. Albert and is bounded by Bellerose Drive

to the west and north, Boudreau Road to the west, the City’s corporate limit to the east and the

Sturgeon River to the south. The four-hectare subject site is in the southwest portion of Oakmont, north

of Boudreau Road and east of Bellerose Drive and is bound by the Sturgeon River.


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1.2 Name of Development Area:

The development site, herein referred to as Riverbank Landing, consists of three parcels of land located

along Bellerose Drive in St. Albert, AB. The parcel municipally identified as 230 Bellerose Drive is located

furthest west and consists of Lot 5, Block 1, Plan 1224934. The central lot, Lot 1B, Block 5, Plan 1224934

is municipally identified as 250 Bellerose Drive, while the eastern lot, Lot 2A, Block 1, Plan 1021490 is

municipally identified as 300 Orchard Court.

1.3 List of Consultants:

• Land Use Planning and Architecture

Arc Studio

12634 Stony Plain Road NW

Edmonton, AB T5N 3N7

• Transportation Impact Assessment

Bunt & Associates #504 10339 124 Street NW Edmonton, AB T5N 3W1

• Servicing and Infrastructure Report Associated Engineering 500, 9888 Jasper Ave, Edmonton, AB T5J 5C6

• Geotechnical/Slope Assessment Shelby Engineering 9632 54 Ave NW Edmonton, AB T6E 5V1

• Land Survey and Topography Pals Geomatics Corp. 10704 176 St NW Edmonton AB T5S 1G7

• Financial Impact Analysis Applications Management Consulting Ltd. 2220 Sun Life Place, 10123 – 99 St NW Edmonton, AB T5J 3HI

• Subdivision Consulting IBI Group 10830 Jasper Ave NW, Edmonton AB T5J 2B3


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1.4 Purpose:

This technical report provides reviewers with an overview of the amendments and technical documents

produced in support of this application.

The site is currently zoned Direct Control (DC) District, with surrounding properties to the

west/southwest districted for commercial and medium/high density residential, with lots to the north

and east districted for low density residential. The Sturgeon River and associated parkland is present to

the south/southeast.

The proposed re-districting of the site will require an amendment to the Oakmont Area Structure Plan, a

redistricting of the site from DC to Direct Control Mixed Use (DCMU) District, and an amendment to the

City’s Land Use Districting Map, and site specific text amendments to the DCMU District. These

amendments would allow for the development of six buildings, ranging from a two-storey restaurant

and conference space to two 26 storey high rise buildings set atop low-rise podiums with commercial

retail on the ground floor. The estimated residential dwelling count at full build out would be

approximately 500 dwelling units.

Redistricting map from Direct Control to Direct Control Mixed Use

Reviewers will find the following documents summarized in this report:

• Public Engagement Plan and Consultation Summary

• Design Brief for servicing capacity and servicing the site (storm, water, wastewater/sanitary).

• Alberta Energy Regulator (AER) report identifying wells

• Environmental Site Assessment (ESA) phase 1

• Fiscal Impact Analysis (FIA) based on full build-out providing anticipated capital costs,

replacement costs, operational costs, and revenues to the City.

• Slope Stability and Building Setback Assessment for the proposed development


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• Sun Shadow Study

• Historical Resource Assessment application approved by the Province of Alberta

• Market Report, analyzing absorption rates, market demand, and trends

• Student Population figures to update Oakmont ASP based on projected population numbers

• Traffic Impact Assessment (TIA)

1.5 Vision:

A Live, Work, Play community is the vision for Riverbank Landing. Guided by

environmental and quality of life principles, both are considered in all aspects of this

compact, mixed use development. Riverbank Landing offers diverse housing options

and price points, appealing to everyone at all stages of life with efficient land use and

environmental awareness in mind. A sense of community is promoted in this

residential, business friendly, and walkable environment, offering an attractive

alternative to urban sprawl.


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1.6 Objectives:

At full build-out, this development will provide the citizens and businesses of St. Albert:

• Diverse housing options, including rental and ownership, entry level to premium

price points, appealing to young, first time homeowners, through to seniors

• Unique, owner-operated boutique shops, cafes and restaurants

• Flexible, modern office spaces catering to health and professional services

• Publicly accessible outdoor spaces that are designed for a variety of users and

ages to enjoy, exceeding development requirements, appointed in a manner to

encourage socializing and outdoor recreation

• Walking paths throughout

• Excellent views to the Sturgeon River and accessible areas to enjoy the nature of

the treed natural areas without compromising the health and beauty of the

river bank.

Conceptual Rendering of Riverbank Landing


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1.7 History:

The site was previously part of a larger parcel of land occupied by Holes Greenhouse.

The three properties are currently developed containing a commercial structure in Lot 5; a covered

storage area, two greenhouses and a residential dwelling in Lot 1B; and two residential dwellings in Lot

2A. The original landowner plans to relocate the single family homes prior to construction of the

proposed new development.

The building situated on 230 Boudreau Drive, also known as the “Red Barn” was the initial greenhouse

facility’s storefront and later became the office. The building is two levels with offices on the upper floor

and a combination of offices and warehouse area on the lower level. The building is presently used as a

construction and development office for the adjacent Botanica development and Boudreau

Developments.

Lots 1B and 2A are currently developed with single family residential structures and greenhouses. The

residential dwelling in Lot 1B was developed around 1982, while the two dwellings in Lot 2A were built

in the 1950s and 1990s.

Two greenhouse units were situated on the east side of Lot 1B. The greenhouse units are presently

unused. North of the greenhouses, along the northern property line, was a covered open air storage

area. The storage area was situated on a concrete pad. Items contained within the enclosure generally

consisted of miscellaneous power tools, bobcat, small tractor, wood, bricks, and miscellaneous yard

equipment.

The site generally slopes southwards towards the river bank, from approximately a geodetic elevation

675m at the northeast corner of the property to approximately 663m at the river bank. The north slope

of the Sturgeon River extends southwards from (or close to) the southern boundary of the site to a

marshy base (of variable width) followed by the river channel. The slope of Sturgeon River adjacent to

the property is approximately 11m to 13m high over horizontal spans of approximately 20m and 25m,

indicating overall slope gradients ranging from approximately 24o and 33o. The face of the slope is

mostly covered by mature deciduous trees.

A land title search was completed by the Alberta Land Titles Office and is available in the Phase I ESA

produced by Shelby Engineering.

1.8 Timeframe of the Plan:

If approved, Boudreau Communities plans to begin site preparations and construction in 2020, with

anticipated build-out of the six buildings over the course of seven to nine years. This is an infill

redevelopment. The site is bound to the west by Botanica Phase I and II, and the Shops at Boudreau. The


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site is bound to the south by greenspace and the embankment associated with the Sturgeon River.

Properties north of Bellerose Drive across from the site, and those to the east are residential. This

development is contiguous, and details regarding engineering recommendations to upgrade servicing of

the site for the proposed development can be found in the Design Brief prepared by Associated

Engineering.

Given the phased nature of the development, the mix of residential condos and rental units, pre-sales

efforts and variable commercial uses and densities, absorption rates are favourable, with on average,

90% occupancy at completion for buildings containing residential units. These plans are subject to

market conditions and proven customer demand but are based on relevant market experience. For

example, Phase I of construction will include approximately 140 units of active senior rental units. This

building would be three-quarters occupied by construction completion in 2022 and fully occupied by

2023, as Boudreau will partner with an experienced operator with existing demand for this type of

active senior rental housing. The second phase of residential units would include only 33 available

residential units by 2023, while phase three would include 130 condos on the river side of the

development. Phase three is expected to be completed by 2025 with 90% occupancy at completion and

is anticipated to be fully occupied by 2026. The planned phasing will allow time in between construction

phases for effective pre-sales, completion of various phases of landscaping and time to secure quality

retailers and office tenants.

1.9 Property Ownership Patterns

Owner Authorization has been provided from all landowners within the amendment area and have been

submitted to the Planning Department.

Historic and current titleholders are summarized in the table below prepared by Shelby Engineering.


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1.10 Topography Survey

See topographic survey prepared by Pals Geomatics as part of the attached documentation.


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2.0 EDMONTON METROPOLITAN REGION BOARD

The Edmonton Metropolitan Region Board (EMRB) revised the Growth Plan (EMRBGP) in 2016. The

proposed Riverbank Landing development supports Policy Area 4: Integration of Land Use and

Infrastructure. The Guiding Principle of this policy area is to ‘Achieve compact growth that optimizes

infrastructure investment’ by prioritizing growth around existing infrastructure and optimizing use of

new and planned infrastructure. Further, objectives include:

4.1 Establish a compact and contiguous development pattern to accommodate employment and

population growth

4.2 Enable growth within built-up urban areas to optimize existing infrastructure and minimize the

expansion of the development footprint

4.5 Plan for and develop mixed use and higher density centres as areas to concentrate growth of

people and jobs

Schedule 6 of EMRBGP indicates ‘Aspirational Intensification Targets’ for member municipalities.

Aspirational targets mean that member municipalities will plan to work towards achieving the target

and will demonstrate how they are working towards this target in their municipal development plans

and other statutory plans.

The City of St. Albert has an Aspirational Intensification Target of 17.5% (% Dwellings to Built-Up Urban

Areas). The Riverbank Landing development will contribute to the City’s ability to meet this intensification

target, as it is within the approved Metropolitan Area shown on Schedule 7.

3.0 STATUTORY COMPLIANCE

Alignment with the Municipal Development Plan

The City of St. Albert is in the process of developing a new Municipal Development Plan (MDP) that will

replace the approved 2007 MDP, City Plan. The new MDP will shape how the city grows and develops to

a population of 100,000, however, it is still in development and not yet approved.

The proposal for Riverbank Landing aligns with many of the goals and objectives outlined in the 2007

MDP, including the goal under 4.0 Housing and Neighbourhood Design to ‘Encourage the development

of well-planned and attractive neighbourhoods which provide a broad range of housing types with

varying densities, sizes, tenure and prices.’

At full build-out, Riverbank Landing will provide a contiguous, Neighbourhood Activity Centre with a

range of housing choices, as discussed above under ‘Vision’, with the provision of residential units

available for ownership or rental, and housing that is designed for seniors, young people and families,

which aligns with a number of policies listed. This urban node will “encourage a mix of retail, residential,


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office and civic uses in a compact, physical arrangement easily accessible by all neighbourhood

residents,…with a clear sense of identity and be pedestrian-oriented.”

Further, the goal for section 5.0 Economic Development is ‘to promote, expand and enhance economic

development and tourism, diversify the local economy, create jobs, attract new investment and expand

and diversify the tax base.’ The design of this walkable, high density project and availability of

pedestrian-oriented commercial retail and modern office spaces will provide entrepreneurs,

professionals and growing businesses with what they are looking for: flexibility, functionality and

responsiveness. As business, technology and commerce grow and evolve, companies need efficient

spaces that can be adjusted to fit their current and future business needs.

Providing tenants and employees with easy access to amenities, such as food services, shops, fitness

centres, outdoor spaces and even the opportunity to live and work in the immediate area creates a

supportive environment for St. Albert businesses.

Existing Area Structure Plan Amendments

The amendments required for this proposed development to advance include the following text

amendments:

Chapter 3 – THE DEVELOPMENT PLAN

3.1 Residential Development

Third paragraph of this section would require the total number of residential units projected for the

Oakmont ASP to increase by approximately 500 units. Associated calculations based on the total number

of residential units would need to be updated elsewhere in the ASP as a result.

3.2 Population Density and School Generation

The estimated population in Oakmont would need to be adjusted as a result of this development. The

2010 density estimates per household in the ASP were 2.02 persons per household for medium density

residential and 1.61 persons per household for medium/high density residential. City Administration

suggested the following ratios for average household size based on more recent data and the 2018 Land

Use Bylaw Update:


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Projected Population Reference Tables

Oakmont ASP Amendment – Revised Development Statistics 2019-11-21

Land Use Area (ha) % of GDA Units Population

Gross Area 150.00

Environmental Reserve 8.54

Bellerose Drive 8.36

Gross Developable Area (GDA) 133.10 100.00%

Municipal Reserve (park, school, trails not over utilities)

13.25 9.95%

Open Space 7.57 5.69%

Open Space (non-credit) 0.07 0.05%

Water Reservoir 0.96 0.72%

Public Utility lots (PULs) 4.07 3.06%

*Roads 23.85 17.92%

Subtotal Other Uses 49.77 37.39%

*Mixed Use Commercial (has Residential portion)

0.21 0.16%

Commercial 3.09 2.32%

Subtotal Commercial 3.30 2.48%

Residential

Low Density Residential 71.68 53.85% 1,147 3,326

Medium Density Residential (R3, R3A) 4.43 3.33% 237 529

Medium/High Density Residential (R4) 1.53 1.15% 289 509

*Mixed Use Residential (has Commercial portion)

2.44 1.83% 466 820

Subtotal Residential 80.08 60.17% 2,139 5,184

*Revised based on Riverbank Landing development concept


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Projected Dwelling Density Calculations – Source: City of St. Albert

Type of Unit Density LUB 2018 update Average Household Size

Low Density Residential 23-33 du/ha 2.9

Medium Density Residential (R3, R3A) R3 - 35/42 du/ha (meet design criteria 54 du/ha) R3A - 40-94du/ha (meet design criteria 125 du/ha)

2.23

Medium/High Density Residential (R4) R3A - 40-94du/ha (meet design criteria 125 du/ha)

1.76

High Density Residential (R4)

1.76

Projected Student Generation – Riverbank Landing

5-9 Generation per unit 6.50% 30



Total: 93

3.3 Commercial Development

The former Hole’s Greenhouse site requires an update to the Municipal addresses indicated in

the 2010 ASP, with two western-most lots redesignated from commercial to mixed use and the

lot currently addressed as 300 Orchard Court re-designated from residential to mixed use.

An addition will be required to the text indicating that the intention of mixed use areas are as

follows:

These areas are intended to accommodate a broad mix of uses. The following uses are generally

permitted in this land use precinct, but are dependent on context and the land use district and

development regulations that have been designated and approved by law upon each property:

• Office

• Residential

• Retail

• Entertainment

• Hotel

• Conference Centre

• Business and Personal Services

• Civic


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• Cultural

• Educational

• Health Services

• Financial Institutions

• Private Health Clubs

• Parking Structures

Further, the following list of Figures require revisions to reflect changes required on the subject

site for land use re-designations (labelling from commercial to mixed use) and as recommended

by the supporting technical documents:

• Figure 2 : Future Land Use (labelling)

• Figure 3 : Transportation Network (labelling and addition of new public local road)

• Figure 4 : Water Servicing (labelling and proposed 300 mm Watermain extension)

• Figure 5 : Sanitary Servicing (labelling and proposed Sanitary Line extension)

• Figure 6 : Stormwater Management (labelling)

• Figure 7 : Municipal Reserve (labelling)

4.0 MUNICIPAL DOCUMENTS

In addition to the Statutory documents discussed above (EMRBGP, MDP and Oakmont ASP), at the time of

submission, the Land Use Bylaw (LUB) will require amendments to support the concept of the application.

Specifically, the Land Use District Map will require an amendment to redistrict the parcels from Direct Control

(DC) District to Direct Control Mixed Use (DCMU) District.

Following pre-application discussions with the City of St.Albert Planning & Development department,

the preferred approach is to redistrict to the existing DCMU district (Section 10.6), and amend specific

regulations as required. This will also include the creation of a Schedule to define the building heights

and locations for the redevelopment. This will be similar to Schedule F in the Land Use Bylaw, created

for a Downtown redevelopment.

For more information on the proposed text amendments to the DCMU District, a document reflecting

proposed text amendments that are specific to the subject site has been submitted to City Administration as

part of the application.

5.0 PUBLIC CONSULTATION SUMMARY

The engagement process began in June 2019 and is expected to extend into Spring 2020. The following


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public consultation activities were planned as follows for this application as of August 2019, and

submitted to the City of St. Albert for review in conformance with the pre-application requirements:

1. Plan (Jun – Aug 2019)

● Introduce the development concept to key stakeholders, neighbouring property owners,

affected individuals and City Administration. Gather preliminary feedback about the

proposal and identify major issues.

● Boudreau Communities placed an advertisement in the St. Albert Gazette, and included

a news page on the www.livebotanica.ca/news page informing the public of an Open

House on June 15, 2019 at the Red Barn to introduce the project concept and gather

initial feedback.

● Over the course of two presentation times, approximately 160 attendants were

counted. Feedback forms were provided, and the 24 responses were transcribed into a

summary table (Appendix 1 of the Public Engagement Plan).

● General comments were that the mixed-use concept was positively received, but there

were concerns about traffic volumes and parking.

2. Refine (Sep - Dec 2019)

● Further develop project plans based on preliminary public input.

● In early August, neighbouring property owners will be advised in writing of a Pre-

Application Public Information Meeting a minimum of 21 days in advance, and the

meeting will be advertised in the St. Albert Gazette twice before the scheduled date of

September 10, 2019. Contact information of the Arc Studio planning consultant is also

provided on the mailout. Any correspondence by phone or email will be recorded and

submitted to the City with the application.

● At the September 10 Public Meeting, the owner and consulting team is to present more

detailed information about the project, any noteworthy changes from what was

presented in June, the planning process, and the preliminary results of the technical

studies in advance of the formal application to the City. City staff will also be in

attendance to answer process questions.

http://www.livebotanica.ca/news


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● A court reporter will provide a detailed summary of feedback from the meeting, and the

applicant will work with City Administration to resolve outstanding issues in advance of

the formal application submission.

● Following submission of the application, a plan amendment and re-districting sign will

be placed on the subject site advising the public of the application and who to contact

with any inquiries.

● An optional second Public Information may be required, dependent on feedback

received from the September 10 meeting. If deemed necessary, this meeting would

likely be in November. Revision: Given the project changes that have occurred, a second

meeting in January / February 2019 is more likely.

3. Finalize (Jan – Mar 2020)

● Meet with smaller groups as requested to discuss specific aspects of the project

(neighbouring property owners, commercial business owners, Botanica Condo Board

representatives, etc). Encourage stakeholders to provide feedback directly to the

applicant.

● The applicant will make efforts to advise members of the public how their input was

used or incorporated.

Advance Notice and Advertising for September 10, Public Information Meeting

Area residents and the broader community were notified of the Public Information Meeting through

several channels to ensure a good level of public awareness of the event as an opportunity for more

information and to provide feedback.

• The Planning Department provided anonymous mailing address labels of property owners within

100 m of the subject site for the distribution of hard copy notices advising area property owners

of the Public Information Meeting. Mailout letters were sent on August 8, 2019. A copy is

attached to the Public Engagement Plan for reference.

• Exceeding the Terms of Reference requirements for two advertised notices in the local

newspaper, notices were advertised in the St. Albert Gazette three times on the following dates,

as was requested by City Administration:

o #1, published on August 28, 2019

o #2, published on September 4, 2019

o #3, published on September 7, 2019


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Summary of Proposal Revisions Following the Public Information Meeting

Originally, it was planned that an application would be submitted at the end of September 2019.

However, given the feedback that was received at the September 10, 2019 meeting, a significant effort

was made by Boudreau Communities and their consulting team to re-design the site to address a

number of the concerns expressed by the community about the proposal. This re-design took the

consulting team the rest of September, October and much of November to rethink the project. The aim

was to ensure the new design would still meet the desired vision of a walkable, vibrant, mixed use

community, comply with the scope of the technical studies, and work for construction phasing and

ultimate functionality and desirability for future residents and tenants.

Several aspects of the site design have changed since the project was introduced to the public in June

2019. Further revisions have occurred since the September 2019 Public Information Meeting, in addition

to smaller group meetings and correspondence with neighbouring property owners.

The feedback received by the project team during the pre-application public engagement focused on

existing traffic congestion, with concerns expressed for future congestion issues with additional

development. Regarding the building heights and tower location, some residents expressed concerns

over shadowing, privacy and sight lines. There was also concern that this type and scale of development

is too urban and not suitable for St. Albert.

In addition to opposition, there have been several people interested in seeing this project advance in St.

Albert and potentially moving into the community, either as a resident or a business owner. Some

residents have indicated they hope the project is successful, provided the design is modified to address

shadow and privacy. The project team has taken these concerns into account and have made several

changes to the design of the project. This includes relocating buildings, moving the vehicle entrance/exit

to the site, and relocating the village square, and adding another plaza space. The amount of on-site

vehicle queuing space has also been increased.

The construction phasing of the project has changed since August, as a result of changes to the site plan.

The phasing is summarized in section 1.8 of this document and again in section 14 under ‘Timeline’.

The main changes to the proposed buildings are noted below in blue:

Building 1: 2 storey restaurant with large patio and main floor conference/meeting space

No significant change

Building 2: 28 storey multi-family residential building, with main floor commercial

Reduced to 26 storeys and relocated building entrances, commercial units and parkade entry to

accommodate new Village Square location


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Building 3: 12 storey active senior lifestyle residence with main floor commercial

Reduced height to 11 storeys with one storey below grade, so overall exposed storeys is 10

Village Square

Moved location from between Buildings 3 and 4 to between Buildings 2 and 3, towards river bank to

further open up views and provide public access to river

Building 4: 25 storey residential tower with main floor commercial

Moved to centre of site away from property line to the Building 5 location and changed maximum height

to 26 storeys with a 3 storey podium. Building 4 is now a three-storey building

Building 5: 3 storey mixed use commercial and residential loft building

Moved to Building 4 location for improved transition to neighbouring residential homes in Oakmont, and

added an additional outdoor plaza space and an additional vehicle exiting option

Building 6: 3 storey professional office and health services building

Changed building configuration to allow for more on-site vehicle queuing and surface parking to relieve

potential vehicle flows on the Boulevard

A verbatim transcript of the public meeting prepared by an ACE court reporter is provided in the

submission binder.

6.0 SITE ANALYSIS

A number of technical studies were prepared as part of due diligence and to ensure that the site was

suitable for the development proposed. The following provides a summary of these studies not noted or

referenced elsewhere in this Technical Report.

Alberta Energy Regulator (AER) report identifying wells

A search of the AER One-Stop Reclamation Viewer records identified no wellsites on or within 500 m of

the site. No release or complaint incidents have been reported to AER on or within a 500 m radius of the

site. A signed declaration has been submitted as part of the formal application.

Phase I Environmental Site Assessment

Based on the stamped Phase I report, Shelby Engineering concluded there is no immediate or high risk

sources or areas of environmental concern identified with respect to past or present on or offsite land

uses. Actual likelihood for any contamination on site from prior farm, orchard, and residential uses is

expected to be low, minimal, localized and surficial based on interviews, historic review and site

inspection. From Phase I Environmental Site Assessment site reconnaissance and interviews, no oil and

gas wells were observed.


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Fiscal Impact Analysis (FIA)

The intent of this analysis was to evaluate the financial impacts of the full build-out of the proposed Riverbank Landing development on the City’s municipal operations. At full build-out, the proposed Riverbank Landing development is estimated to generate a net financial gain to the City of St. Albert in the order of $1.94 million annually, prior to consideration of any capital re-investment costs (and associated utility revenues). The capital costs listed in the report assume there will be other substantial density growth in the community that would initiate community capital investment by the city. The costs are incurred by the city once a community population reaches predetermined milestones. The proposed development adds to the current population, but as this location is an infill site, there may not be large future community growth to initiate all these capital costs. In relation to other forms of residential development that incur large capital costs to the city due to their low development density and intensive use of land and inefficient infrastructure, the density of the proposed development results in a higher assessment yield on a per hectare basis which generates greater municipal property tax revenues. The net gain can also be partly attributed to the developer constructing and funding the required road and utility infrastructure improvements along with the landscaping. This privately funded infrastructure will be primarily maintained by the individual development’s residences and businesses.

Slope Stability and Building Setback Assessment

The purpose of this evaluation is to assess the stability of the slope, located along the south side of the

site and provide top of bank setbacks for the proposed development.

Based on results of slope stability analysis by computer modelling, review of topographical survey, site

inspection and subsurface investigation, building setback lines were determined from the crest of the

slope. Development setback lines were also determined and have informed the design of the site plan,

particularly along the river side of the site.

Surface water management at the top of the embankment is one of the critical factors to maintaining

the long-term stability of the embankment. Several recommendations are made in the Shelby

assessment, advising about lot drainage, connections to the storm sewer system, and restrictions on

water retention structures or sprinkler or irrigation systems. Effectively, any pipes or systems must

ensure that excessive seepage does not occur.

It is also recommended that vegetation along the slope, south of the site, be maintained to prevent

erosion and maintain the stability of the embankment.

Sun Shadow Study

The sun shadow study can be found in the submission package for review.


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Historical Resource Act Approval

As of September 30, 2019, following an application to the Province, Historical Resources Act approval

was granted for the proposed development on the subject site. The application and approval letter are

included in the submission package.

Market Report

This report, prepared by Boudreau Communities, outlines the planned phasing, and analyzes the

anticipated market absorption rates, market demand, and trends for this site and the broader St. Albert

market. Given the phased nature of the development, the mix of residential condos and rental units,

pre-sales efforts and variable commercial uses and densities, absorption rates are favourable, with on

average, 90% occupancy at completion for buildings containing residential units.

7.0 SITE CONCEPT Riverbank Landing is a 10-acre master planned community divided into five parcels, with each building

on its own parcel, excepting buildings 1 and 6, which share a common lot. The overall site vision

complements the rhythm and frontages expressed to the west, at the existing commercial and

residential properties.

Commercial/professional space is typically provided at-grade, contributing to street life and animation,

with residential spaces above. The site has a combination of at-grade and underground, heated parking

for visitors and tenants. Traffic flow, both pedestrian and vehicular, as well as site aesthetics are

enhanced by the featured central traffic circle and outdoor circulation areas. The main boulevard

contains a heavily landscaped meridian and connects the two site entrances. A service road is located on

the east side.

Two, 26 storey residential towers rise out of pedestals and are primarily comprised of glass and acrylic

stucco, with stone and metal cladding features. The “Slim Tower” design results in improved sight lines

and rapid shadow transition on adjacent properties, when compared with shorter, bulkier buildings.

Along the east property line, the site design and architecture reflect a sensitive transition to the

adjacent residential homes in the Oakmont neighborhood. Using step backs and façade articulation, in

addition to a landscaped buffer of mature trees, we aim to ensure existing and future residents enjoy

their privacy and use of property.

Exterior finishes will be a combination of stone, steel, glass and acrylic stucco to ensure there is visual


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continuity with the existing developments to the west. Overall site finishes are of high quality with

landscaping beyond that of required standards.

Two public plazas are provided. The larger plaza of approximately 10,000 square feet, is located toward

the banks of the river and offers terraced views to the south east. The plazas are finished with patio

seating, outdoor fireplaces, and integrated plantings. They are connected to each other and the internal

trail system by a hard-surfaced pedestrian network. This system is integrated into the overall site

planning of the development and offers access to both the commercial/professional services as well as

river side views. The steep topography of the site presents some unique opportunities for changes in

trail elevations, viewing platforms, architectural interest and terraced landscaping.

The entire site has been carefully planned to be welcoming to the community, encouraging participation

in all the amenities offered. The design encourages outdoor four season use by incorporating

customizations which accommodate seasonal holiday lighting, special event celebrations and

neighborhood happenings. Large outdoor fireplaces, attractive landscape lighting and intimate gathering

places support this engaging pedestrian environment. View corridors are carefully maintained while

preserving overall design goals of creating a compact village feel.

8.0 MAJOR LAND USES

The proposed plan would be for the entire four-hectare site to be mixed use. The site plan reflects the

building lot, public road and outdoor plaza areas.

No municipal reserves are owed.

9.0 TRANSPORTATION

The original Traffic Impact Assessment (TIA), Draft Report, was completed by Bunt & Associates based on the

July 2019 land use plan and statistics as provided by Arc Studio. As changes were made to the site plan in

September 2019, an updated land use schedule was prepared; therefore, the potential impact of the updated

schedule on the TIA results was reviewed and a summary letter provided with the TIA from Bunt &

Associates.

Based on the assessments completed, the full TIA report identifies a number of movements that are

approaching or over capacity at the Boudreau Road/Bellerose Drive intersection during the AM and PM

peak hours based on existing and 2034 background traffic volumes.

The following recommendations are advanced in order to provide improved levels of service:


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• Add a shared left/through lane on the north approach of the Boudreau Road/Bellerose Drive

intersection, and reconfigure signal timings to include split phasing on the north and south

approaches to avoid interlocking left turn movements.

• Extend the existing southbound left turn bay at the Boudreau Road/Bellerose Drive intersection

to provide additional queuing space.

• Develop a northbound right turn bay to improve existing operations of the northbound right

turn movement at the Boudreau Road/Bellerose Drive intersection.

• Maintain the existing geometry and traffic control at the Evergreen Drive/Bellerose Drive

intersection or consider the development of a roundabout.

10.0 TRANSIT

As this is a single development site and not a new Area Structure Plan, transit service was not assessed as

part of the pre-application preparations. Transit service will be discussed further during the technical review

with the City of St. Albert and St. Albert Transit, as directed by Transportation Planning.

11.0 UTILITIES

The Design Brief for servicing capacity and servicing the site (storm, water, wastewater/sanitary) was

prepared by Associated Engineering in July 2019. The report was updated in November 2019 to account

for recent changes to the site plan.

This report outlines the existing water and sewer infrastructure near the proposed development, the amount

of wastewater generated by the proposed development, stormwater management requirements, and

identifies off-site infrastructure constraints.

The cost of upgrades to service the site for the proposed development will be at the expense of the

developer.

12.0 SIMULTANEOUS ASPS

Not Applicable.

13.0 OTHER CRITERIA TO ADDRESS

13.3 Redevelopment Levies


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If this development proposal is approved by Council, at time of subdivision or development, the developer

will be required to enter into a development agreement with the City of St. Albert.

13.5 Other Areas

As part of the development permit application review process, applicants must submit details regarding the

architectural guidelines for the development, including design drawings illustrating the colour scheme and

building materials and the architectural guidelines proposed for the development.

Applicants must establish a common architectural theme for a development including principal design

elements, finishing materials, colours and roof style; (c) the use of high-quality materials on the exterior

including brick, brick veneer or other high quality finish of a colour acceptable to the Development Officer.

Further, all DCMU development permit applications shall be considered with regard to the following

Performance Standards:

(i) site design that contributes to streetscape and the character area;

(ii) appropriate location of uses to support active streetscapes and fit within the character areas;

(iii) high quality building design integrated with streetscape and surrounding buildings;

(iv) pedestrian orientation; and

(v) well-designed amenity areas.

Given that this development is geared towards a range of ages and households, with a focus on health and

wellness, the design team has been paying attention to incorporating leading practice Winter Design

principles. The site plan design, plaza locations and tower massing and placement all consider maximizing

sunshine and reducing wind speeds on outdoor seating areas. This is accomplished through orientation and

the use of podiums and building setbacks, as well as landscaping and vegetation to protect outdoor areas

from prevailing northwesterly winds. This design approach ensures outdoor spaces are usable and

comfortable and lively throughout the year.

The use of colour and thoughtful choices with building materials, landscaping and creative lighting will

contribute to a sense of warmth, safety and beauty even during short, dark and cold days of the year.

Outdoor spaces will be planned for variable uses during hot and sunny or cold and snowy conditions. The

goal is to ensure physical activity feels safe, and outdoor socialization is possible. Winter City design is far

more achievable in a compact, walkable development such as Riverbank Landing. People are more inclined to

get out for some fresh air when there is always the option of a door close by to pop into for a warm-up. This

also applies to perceptions of safety. Open shops, restaurants and the mere presence of people make going

for a walk far more attractive if you feel that help is close by if needed. This is often an important

consideration for seniors, women, children or anyone with mobility challenges wanting to get some activity in

their community, but maybe concerned about slips and falls or poorly illuminated areas.


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14.0 IMPLEMENTATION

This is a longer-term project of approximately seven to nine years, and it will not all be built all at once.

Plans are in place for construction phasing, on-site construction parking and mitigation of the

community impact on such issues as mud, construction waste management and disruption. Our

forecasted construction and absorption rates are below. It is important to note that as we follow the

philosophy of not building until the customer demand is proven, these plans are subject to market

conditions.

Based on our plans and estimates, by 2024, the construction of the Building 2 east pedestal, along with

Buildings 3 and 4 will be completed, with anticipated occupancy at 97% of the available 173 residential

units and 100% of the available commercial spaces. The village square and public plaza in front of

Building 4 will also be constructed so the spaces are safe and usable for new residents, retailers and

surrounding community members. Construction laydown areas and construction vehicle access will be

separated and gated with screened fencing, particularly along the Bellerose Drive side of the property.

By mid 2027, we anticipate the site will be occupied with upwards of 460 residences, and construction

work will be secluded to the west side of the property, as the smaller commercial buildings, 1 and 6 are

completed and commercial/retail tenants start moving in towards the end of 2027. Landscaping and

street furnishings will extend east to west with development progress between 2024 and 2027 to ensure

the public spaces are functional and accessible, even with construction ongoing at the west end of the

site towards Evergreen Drive.

RIVERBANK LANDING

OAKMONT ASP REVISED FIGURES FOR THE OAKMONT AREA STRUCTURE PLAN

Submission to the City of St. Albert by Arc Studio on behalf of Boudreau Communities 11-25-2019

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COMMERCIAL TO MIXED USE

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LOW DENSITY RESIDENTIAL TO MIXED USE

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2.12ha

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1.23ha

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0.65ha

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MIXED USE total area = 4.0ha

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MIXED USE

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MIXED USE

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