One year to go in this term… it’s been a ride. We’ve got a few big decisions in the next while, including the Land Use Bylaw update that follows our MDP update from a coupe of years ago.
Agenda highlights
Land Use Bylaw
This update is years in the making! I’m excited about the modernization of this plan and the ways the City team have incorporated the strategies from our MDP into these regulations. As I read through the proposal, I try to think of how the interpretation of these rules will impact the experience of residents, the workload of staff (and SDAB), and how these rules will impact the way in which our communities work in the decades to come. I’m very pleased with the overall direction of the LUB, but I have a handful of lower-impact questions that I’ll likely go through during our meeting and in preparation for preparing any motions to amend:
Demolition: Page 22 - I found it interesting that a development permit is not required for “the demolition of any building. (note: a building permit may be required)”. I’m curious about how this applies to buildings with historical designations.
Rubber driveways - Page 22 & 73 & 106 & 119- I was also curious about how permitting works for the rubber surfacing we’re seeing everywhere for driveways related to not requiring a permit for “hard-surfacing in any yard for the purposes of providing vehicular access”.
VRBO-type rentals: Page 24 - It seems to imply that no permits are required for “a short-term rental in Residential or Mixed-Use District”, but I’m concerned that residents reading the bylaw won’t understand that a business permit is still required.
Information Required for DP applications: Any layperson would be brought to tears at the long list of requirements for a DP application. I’m curious how often we soften these requirements for requests that are indoors and/or have minimal impact - There is a note saying that these can be reduced by the city, but I’m not sure when that would apply.
DP application completeness: Page 30 -It seems a bit risky to spell out that if the city drops the ball and doesn’t respond to a DP application “within 20 days of receipt of an application… the application shall be deemed to be complete”. I wonder if this has to be included at all/if we’re opening ourselves to unneeded risk in extreme cases where we’re not able to meet this deadline.
Development in 1:100-year floodlines: Page 48 - I’m curious about how quickly floodlines are changing right now, and if we’re able to do anything to keep up with changing risks related to climate change.
Live/work units: Page 53 - I’m curious about why the commercial part of these units have to be at grade and/or how the building code requires they be separated from the residential part.
Digital mining: Page 57 - I’m curious about why this is prohibited everywhere.
Solar collectors: I’m curious about how we’ll keep up with changing technology like low-weight solar films, solar roof tiles, etc. The rules in the bylaw seem to limit technology to existing heavy/single-use tech.
Signage for home-based businesses (level 1): Page 79 - I’m curious about why we’d prohibit a small business sign in these uses.
Front yards: I’m curious about why we seem to be preventing any kind of active use of front yards. From limiting garden boxes to under 1m, to prohibiting fire pits, to requiring significant setbacks from the front of the property, it seems that we’re encouraging dead zones in terms of uses and opportunities to get to know our neighbours. The most vibrant communities I’ve visited use the front of sites for all sorts of uses.
Secondary suites: Page 86 - Why wouldn’t we allow both a garage and garden suite on a lot that can otherwise accommodate both?
Temporary patios, particularly in Downtown & Downtown Transition: Ever visited a city that allows temporary patios that jut out onto sidewalks/streets? It creates wonderful vibrancy. I’m curious about whether there are any opportunities to encourage these through the LUB.
Residential uses in mixed-use buildings: I’m curious about why residential units can’t “be located below any storey used for commercial purposes within a mixed-use building”.
Former NABI/Father Jan site: How easily could we change the land use to Downtown Transition?
Prohibited signs: Pae 270 - I’m curious why “attention-getting devices” are being prohibited when other signs are not. I’m thinking of sign mascots holding - “pizza”, etc. - on the sides of roads, including the Santas & Easter Bunnies that we’ve all seen bringing seasonal greetings.
Election signs: Right now, they’re limited to certain public roadways, but it seems that we’re opening this up to all roadways? Or prohibiting them on all public roadways? I’m confused with this one. It seems like a lot of the existing language in the Sign bylaw isn’t carrying over, but I might be misunderstanding something.
Car detailing: I’m wondering if this is considered a “car wash” and is still prohibited as a home business. I’m thinking about the businesses that we already have who’ve done this and/or are now being prevented from offering this.
Building heights for redevelopment: Page 365/Figure 11-1 - Why are three lots (20, 24, 18a) excluded from the redevelopment heights?I’ve asked some version of this question before, but I don’t want it getting lost.
Fountain Park Inflatable ($60,000)
This is to buy a $60,000 inflatable for Fountain Park for use during occasional public/family swim times. The comment in our agenda report suggesting that feedback from the Youth Advisory Committee was that “both options could be viable for facility operations was surprising as someone who attended that meeting. Of note:
“The Inflatable would only be used at certain times per year (i.e., statutory holidays and one weekend day per month)”.
Admin is “not aware of whether any modifications would have to be made to the pool basin in order to secure the Inflatable”, so there might be additional costs or restrictions that we don’t know about yet.
When this is in use, either all lane swimming would be closed (if it was in the competition pool) or all activities including the diving board & climbing wall, etc. would be closed (if it was in the leisure pool).
Lakeview Business District Servicing ($62M)
As one of Counci’s top priorities, this is the continuation of plans to develop the NW. This project will see this area serviced over many years. If this goes ahead, we’ll consider 2nd & 3rd reading of the borrowing bylaw ($78.4M) on January 7.
This is a brief and incomplete overview of our meetings, with my personal comments sprinkled in - In no way are my opinions representative of the official direction of council or the City of St. Albert. Please let me know of any typos or errors. Members of the public can register to speak if they have information to present to council. Full agenda packages can be found on the stalbert.ca website.
