The Our Future Valley Team will be updating this FAQs page as we receive new questions.
The Municipal Development Plan (MDP) is a land use planning document that guides growth, land use and development within Sturgeon County. The MDP provides developer certainty, which attracts investment and enables business to thrive. It also sets out areas for environmental protection, as well as setting policies to create strong communities and support heritage.
An Area Structure Plan (ASP) provides details on the growth and development of specific areas within a municipality. ASPs include information on proposed sequence of development, land use, population densities, and infrastructure.
The timeline sets initial engagement expectations for 2021. Following the completion of engagement sessions in Q1 of 2021, Administration will provide Council with a status update of all the feedback we received. At this point, Council can provide more direction on which plans require more work and which can progress through formal bylaw processes. Council will have ample opportunity to alter the project timeline at their discretion.
Both the cities of Edmonton and St. Albert have recently defined their long-term growth aspirations in this planning area through the in-progress City of St. Albert annexation and the recently adopted City of Edmonton ‘City Plan’. Within this context, future annexations are not expected by the cities of Edmonton or St. Albert in this area.
To mitigate any future unknowns, the establishment of an Area Structure Plan with strong considerations of the needs and aspirations of the existing Sturgeon Valley community will ensure that the character of the existing community is acknowledged and that future needs are considered in any future development proposals.
Currently, a comprehensive trail network system, along with connections across the river do not currently exist in the Valley. As we continue to work through the Our Future Valley project, we see a great opportunity to prioritise open space planning alongside future developments in the area. This would not be only limited to the new neighbourhoods themselves but ensuring that they are all stitched together as part of a greater network. Trail networks can also be integrated into future transportation elements. The project team will be looking to include policies within the three projects that speak to the need for developers to bring forth plans that have these types of elements and features in their designs.
The Edmonton Regional Commission approved 45% of the current lots in the Valley from 1963 to 1995 (total of 19 multi-lot subdivisions with an average density of 1.5 du/ha).
The 1999 Sturgeon Valley ASP approved 55% of current lots in the Valley in the Valley from 1996 to currently (total of 11 multi-lot subdivision with an average density of 2.5 du/ha).
The existing in-force Area Structure Plan for the Sturgeon Valley (Bylaw 882/99) states that multi-lot development proposals are to not exceed densities of 2.96 dwelling units/hectare (du/ha). The 2010 Edmonton Metropolitan Region Growth Plan capped density in this area to 2.0 du/ha.
The answer to the question below will provide more information.
The Sturgeon Valley Special Study Area (SVSSA) sets forth high level policies related to land use planning, open space planning and infrastructure planning. An important component of land use planning includes density. For SVSS Areas ‘A and B’, the minimum density is 35 dwelling units per net residential hectare (du/nrha). For SVSSA ‘C’, the maximum density is in 20 du/nrha.
In reference to the overall minimum density of 35 du/nrha for SVSS Areas ‘A and B’, key policies within the SVSSA document ensure that the character and built form of the established Sturgeon Valley community is protected. Future development proposals are required to demonstrate a gradient/transition; with higher densities applied directly adjacent to the existing urban areas of the cities of St. Albert and Edmonton. Lower densities (such as single family detached and duplexes) along with open space elements (such as trails and parks) are to be applied adjacent and near the existing Valley community.
The new Area Structure Plan for SVSS Areas ‘A and B’ is required to consider a broad mix of land uses commonly associated with a complete community. This includes a diversity of housing options (single family, duplex, townhouses, low rise multi-family) and community amenities (institutional facilities, employment, commercial). Functional elements related to transportation, future road widening, trails, municipal reserve, stormwater management and environment are also to be incorporated across the plan area. Land uses related to light industrial would be considered in appropriate locations adjacent to Highway 28.
Transportation is one of the most important priorities of the planning area. Consideration for future roadway capacities and connections is critical for this area; given that it is the confluence of four communities: the Sturgeon Valley Core to the north, Canadian Forces Base Edmonton to the east, and the city of Edmonton and St. Albert to the south and southwest respectively. Plans for the area are required to provide detailed transportation impact assessments to ensure that the existing road networks can safely and effectively move traffic both within and through the planning area.
In 2012, the County completed a significant transportation planning study for the extension of future 127 Street connecting Anthony Henday to Highway 2. Currently, any future development is required to plan in conjunction with the right-of-way proposed for this future transportation corridor. Any proposals for the alteration of this right-of-way will need to be substantiated by the developer themselves. A copy of the study can be found under the Key Resources Tab in Our Future Valley webpage.