13.2 Intensification

Principle

Support the strategic intensification of established areas of the City.

As St. Albert grows and evolves, more opportunities will arise for accommodating both residential and employment growth within the built-up city; Flourish encourages and guides such growth. The strategic locations for intensification are Downtown and on commercial lands along St. Albert Trail, particularly those that are close to future rapid transit stations. As well, ongoing opportunities will arise to sensitively intensify existing Neighbourhoods with new, compatible forms of housing that keep the community healthy and attractive.

Policies

13.2.1.

Support growth and change in established areas to enhance their character and vitality.

13.2.2.

Encourage the development or redevelopment of underutilized land within the built-up city.

13.2.3.

Manage growth through amendments to the Land Use Bylaw, the preparation of Area Redevelopment Plans, and the approval of development applications to support a minimum annual aspirational intensification target beginning at 20% (of all residential units) and increasing to 30% over the course of Flourish.

13.2.4.

Promote growth around existing and planned transit stations to capitalize on transit capacity and encourage transit use.

13.2.5.

Ensure that new development or redevelopment that occurs within 800 metres of an identified Rapid Transit Station Area, or an area as determined by the City, supports a minimum aspirational density of 140 people and jobs per gross hectare.

13.2.6.

Focus intensification generally as follows:

Development with 50-125 dwelling units per net hectare should be located in the areas adjacent to Downtown and within 800 metres of existing or planned rapid transit stations, as generally shown on Map 3;
Development with more than 125 dwelling units per net hectare should be located within Downtown or Trail Corridor Areas;
Development with more than 200 dwelling units per net hectare should be located within 400 metres of existing or planned Rapid Transit Station Areas, as generally shown on Map 3, to support the minimum density target identified in Policy 13.2.5; and
The highest density developments will be encouraged to be located Downtown to support an overall minimum aspirational density target of 100 dwelling units per net hectare Downtown.

13.2.7.

Prepare Area Redevelopment Plans or master development plans that guide intensification in the Trail Corridor Areas identified in Map 3, in conformity with Flourish, ensuring the studies consider opportunities for moderate intensification and built form transitions in adjacent areas.

13.2.8.

Evaluate improvements to utility infrastructure and the public realm, and other potential incentives, to encourage intensification.

13.2.9.

Prepare guidelines for intensification within existing Neighbourhoods, in consultation with the community, to facilitate new development that contributes positively to Neighbourhoods and the
city as a whole.

13.2.10.

Notwithstanding policies 13.2.3, 13.2.4, 13.2.5, and 13.2.6, enable high density development to a maximum density of 200 dwelling units per net residential hectare at 200 Giroux Road (Lot 1, Block 1, Plan 142 3673; including any future revisions to this legal land description based on a subdivision or condominium plan) within the neighbourhood of Ville Giroux.

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