St. Albert Real Estate Infill – Gazette Article
This week the St. Albert Gazette put out an excellent article about infilling in St. Albert, and how the city council has been slow to pass new legislation; even though St Albert City council has been approving various infill projects.
The subject of infill has a major impact on the real estate market, particularly in neighbourhoods such as Sturgeon and Mission where homes are getting quite old, yet the land parcels are very large. It becomes cost effective for individuals and developers to tear down the old houses and put up new ones; or use the large lots for duplex or condo development.
Here’s a copy of the article, and you can visit the St. Albert Gazette website.
| Infill guidelines not needed for Akinsdale decision — councilors |
| By Cory Hare Staff Writer |
| Some members of city council are willing to vote on a proposed new condominium complex in Akinsdale despite the absence of medium density infill guidelines that are in development.
City administration is working on guidelines aimed at smoothing out potential conflicts arising from new multi-family developments being proposed for established neighbourhoods. But according to planning and development director Curtis Cundy, the guidelines won’t be ready before mid-2010. Meanwhile, the Akinsdale project, a partnership between Habitat For Humanity and a private developer, is likely to come before council in January. Coun. Lorie Garritty will be prepared to go ahead with a decision at that time. “There is a process in place,” he said. “It’s not like we’re flying blind here.” The project developers held their first open house Oct. 1. There will be another open house before the developers submit an application to the city, which will lead to a public hearing before council. In late 2007 Garritty was the first to voice a desire to halt medium-density infill projects until the city drafted appropriate guidelines. Council made a formal request to administration in September 2008. The guidelines were to come out in the second quarter of 2009 but additional work on the Smart Growth plan has put the initiative on the back burner, Cundy said. While awaiting the guidelines, city council has ruled on other infill projects, such as Time Developments’ complex on Sturgeon Road, Garritty noted, so there’s no reason to delay a decision on the Akinsdale project. Councillors Len Bracko and Gareth Jones agreed. “If the information that comes into us is positive then I don’t see any reason why we’d have to wait until the middle of next year,” Jones said. Mayor Nolan Crouse is out of town and other councillors did not return requests for an interview. Garritty’s original suggestion of infill guidelines followed city council’s turning down a controversial project on Mission Avenue. In researching the guidelines, city administration was to look at demographic trends in established neighbourhoods, from population to changes in household size. It was also to analyze medium-density infill in terms of demand, impacts and potential locations. Favourable project City council has committed to providing the $840,000 sale price if it approves of the project. The three councillors who spoke to the Gazette each gave favourable reviews of the Habitat concept. “I think it’s a great project. I think it’s ideal,” Jones said. The open house drew resident fears of reduced property values and increased traffic, noise and vandalism. “Those are the usual comments made from not knowing what the project is really about,” Jones said, noting that Habitat offers home ownership and not rental units. One concern of residents is that the Akinsdale concept would see as many as 48 of the 63 units sold on the open market, independent of the screening process used by Habitat. However, the condominium association rules would require the units to be owner-occupied, said Apollo Developments president Andy Banack. “From what we know so far, I feel positive about it but until we get all the information in, I reserve my final decision,” Jones said. City council is looking to increase density wherever it can, said Bracko. The Capital Region Board is developing guidelines that will almost certainly call for much greater density in the area occupied by St. Albert, Edmonton and Sherwood Park, he said, and the Akinsdale project is an opportunity for St. Albert to move in the right direction. “Habitat does an excellent job. Their complexes usually enhance a neighbourhood,” Bracko said. “Until I get all the information and it comes before council, I always keep an open mind but … we do need more affordable housing.” While maintaining he was remaining true to the public consultation process, Garritty was also positive about the project. “I’m completely supportive of Habitat For Humanity, completely supportive of trying to get affordable housing in St. Albert,” he said. |
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