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WEST RAIL OUTLINE PLAN PUBLIC CONSULATION SUMMARY

Sturgeon County Presented by: Select Engineering Consultants Ltd. Date: June 25, 2026 Prepared for:

June 25, 2026

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Table of Contents Table of Contents ____________________________________________________________________________________________ ii 1.0

Introduction _________________________________________________________________________________________ 2

2.0

1.1 Project Information............................................................................................................................................. 2 1.2 Public Meeting...................................................................................................................................................... 2 1.3 Notification Methods ......................................................................................................................................... 2 What We Heard _____________________________________________________________________________________ 3 2.1 2.2

Prior to Open House .......................................................................................................................................... 3 During and After Open House ....................................................................................................................... 3

List of Appendices Appendix A Mailed Notifications ................................................................................................................................... 9 Appendix B Newspaper Advertisement ................................................................................................................... 12 Appendix C Display Boards ........................................................................................................................................... 14 Appendix D Public Feedback Submissions ............................................................................................................. 29

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1.0 Introduction

1.1 Project Information The proposed West Rail Outline Plan (OP) provides a framework for future development in Sturgeon Valley South Planning Area 1 to achieve the vision of a well-connected and fully serviced community that honours the rural character and heritage of the area. The plan follows approved higher order statutory plans, specifically following the direction set out in the Sturgeon Valley South Planning Area 1 Neighbourhood Area Structure Plan (NASP) and the Sturgeon Valley South Area Structure Plan (ASP). The proposed OP will act as a guiding document for the development of the future West Rail neighbourhood. The West Rail neighbourhood contains approximately 48 ha of land and is located east of Sturgeon Road across from the existing River’s Gate neighbourhood and west of the Canadian National (CN) railway. West Rail is envisioned to be a vibrant and sustainable residential community that provides connected areas of green space for residents to enjoy, with compatible housing and thoughtful transitions from nearby neighbourhoods.

1.2 Public Meeting A public open house was held on April 28, 2026, at the Cattail Crossing Golf & Winter Club from 5:30-7:30pm. The meeting was held to inform the public about the proposed Outline Plan, gather feedback, and answer questions about the project. Select Engineering Consultants Ltd. and Cantiro Communities Sturgeon held a formal presentation at 6:00pm to share project information. Additionally, display boards were placed around the room with representatives from SEC, Cantiro, and Sturgeon County administration available to answer any project or process related questions. There were approximately 62 residents who signed in and attended the public open house.

1.3 Notification Methods To inform the public about the event, postcard mailouts were delivered the week of April 13, 2026, along four postal routes in Sturgeon County. These were delivered to approximately 1,393 residences. Additionally, an advertisement for the open house was placed in the April 23, 2026, edition of the St. Albert Gazette. A temporary sign was also placed on the property of the West Rail neighbourhood a week in advance to inform residents about the open house and provide contact information for Select Engineering.

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2.0 What We Heard

2.1 Prior to Open House Select Engineering received 4 emails prior to the event from residents and interested parties who were unable to attend the open house. They requested to receive the information that was to be presented at the open house for the West Rail Outline Plan.

2.2 During and After Open House Contact information for Select Engineering was provided in the advertising for the public open house for any questions, feedback, or comments related to the project. During the public open house, comment sheets were available for residents to fill out. The comment sheets included contact information for Select Engineering and a QR code to an online survey to offer another method for residents to provide feedback. Residents were provided two weeks following the date of the open house to provide feedback on the West Rail Outline Plan, with the cut-off date being May 12, 2026. Residents may continue to provide feedback or ask questions following this deadline; however, feedback will not be captured in the What We Heard report. 15 residents provided written comments during the public open house or within the two-week period after. Many residents also requested to receive the presentation files following the open house or inquired about further information. The table below summarizes the feedback received through the comment sheets, emails, and survey responses during and after the event as well as the comments shared with project representatives during the public open house.

WHAT WE HEARD

TOPIC Aesthetics / Design Standards

Residents indicated the following preferences related to the aesthetics/design of West Rail: -

June 25, 2026

Ensure landscaping and design complements the existing aesthetic in Sturgeon Valley. Ensure proper architectural controls are in place for builders. Have entries that complement the landscaping from River’s Gate. No fence division between West Rail and Royal Glen Place/Meadow View Place so current residents can enjoy the view of the pond.

RESPONSE / RESULTING ACTIONS Natural landscaping is encouraged within the plan to help maintain a rural aesthetic. Wider roads and boulevards provide opportunity for more street landscaping. The design guidelines developed as part of the Outline Plan process will ensure the design standards and aesthetics for West Rail are consistent throughout the neighbourhood and are compatible with the surrounding neighbourhoods. Lighting options are included in these design guidelines, and public feedback will be considered in determining the type and style of

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Using trees/planting around the lift station by Sturgeon Road and future 127 Street to make it more appealing. Use large trees to hide houses. Use low-level lighting. Limit or prohibit bright LED trim lights on houses. Implement low lumens lighting for street lighting and lighting in the commercial space.

lighting. Street lighting that will minimize light pollution as much as possible will be prioritized.

Residents were encouraged to indicate preferences using stickers on display boards for architectural options, planting options, material options, and amenity options. The top preferences were as follows: -

Commercial Site

Architectural: Out of 8 participants, Craftsman (4) and Farmhouse (3) received the most stickers. Planting: Out of 18 participants, Lodgepole Pine received the most stickers (3), with Burr Oak, Columnar Colorado Spruce, Mendora Juniper, Mountain Ash, and Big River Crabapple coming in second with 2 stickers each. Materials: Out of 16 participants, Ledgestone (6) and Stacked Stone (3) received the most stickers. Amenities: Out of 22 participants, Playground (8), Gazebo/Shelter (6), and Seating Node (6) received the most stickers. Other suggestions included fire pits, ice rink, basketball court, outdoor exercise machines, and bike track. Residents had mixed feelings about the commercial site. Residents that were supportive of the small commercial parcel appreciated the convenience of having commercial amenities within walking distance. Some residents believed the commercial parcel would contain a gas station, with residents having mixed feelings about this idea. Residents demonstrated strong opposition to certain commercial businesses, including big-box retailers or chain restaurants. A few residents indicated they would not be supporting any commercial development in this area.

June 25, 2026

Commercial land use provides amenities for residents with the opportunity to support local businesses and contribute to the economy of Sturgeon County. The commercial site within the plan provides convenience and services to help meet the local needs of the neighbourhood as well as providing gathering spots that can help build a sense of community within the neighbourhood. The size of the commercial site has been reduced from previous iterations to allow only smaller-scale retail, businesses, or restaurants to be

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Residents had the following concerns related to the commercial parcel: -

Some uses, such as gas stations, can increase fire risk. Increased potential for crime and areas for the younger generation to hang out in. Lack of need for commercial development due to the proximity of the City of St. Albert and City of Edmonton. Increased light pollution, noise, and garbage. Increased traffic and congestion in the area.

located in the site. The parcel is not large enough to permit larger commercial developments. Architectural controls will ensure the design and aesthetics of the commercial development are compatible with Sturgeon Valley, and Crime Prevention Through Environmental Design (CPTED) methods will be utilized in the design and layout to minimize the potential for crime.

Residents had the following suggestions for the commercial parcel: -

Connectivity / Road Network

Gathering spaces, such as smaller coffee shops, restaurants, or pubs (providing that it is compatible with the surrounding neighbourhood). Move the commercial space closer to the railway tracks along the future 127 Street. Ensure architecture and style is compatible with Sturgeon Valley and the surrounding neighbourhood. Residents had mixed feelings about the shared use path buffer located along the NE edge of West Rail behind the existing Manor Estates II neighbourhood. Some residents feel there would be a loss of privacy having a path behind their backyard, while other residents appreciated the increased connectivity and separation from higher density. Residents had the following suggestions regarding road and path connectivity: -

Density / Housing

June 25, 2026

Create a second entry/exit to West Rail on the south portion of the plan to the future 127 Street to reduce congestion. Ensure roads are wide enough to accommodate curb parking. Add a controlled pedestrian crossing across Sturgeon Road to connect to the path at the NE edge of River’s Gate, near the Sturgeon Valley Golf Course. Many residents believe the density in the West Rail neighbourhood is too high and are opposed to any high-density or lower-income housing.

In response to residents’ concerns about privacy, the trail through the buffer behind the existing Manor Estates II will be removed from the plan. The buffer will remain with trees and planting being utilized to provide separation from the existing neighbourhood. A Transportation Impact Assessment (TIA) was undertaken by a consultant to analyze the impact that the West Rail neighbourhood would have on traffic in the area. The TIA determined that the existing accesses would be sufficient for the level of traffic that West Rail would generate. Additionally, the roads in the neighbourhood will be able to accommodate curb parking. Density has already been lowered from previous plans to address these concerns while still aligning with the density target that the Sturgeon Valley South Planning Area 1 NASP

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Some residents understood the reasoning for higher density, provided it is reasonable and complements the existing architectural styles and density. Some residents supported the proposed density as it allows for a greater diversity of housing and provides an opportunity for younger generations or young families to move into the area. Residents had the following suggestions for density: -

Growth / Development

Have density be the same as or similar to River’s Gate (under 10, 15, and 20upha). Lower the middle of the 35upha area to 20upha and keep the 35upha houses along the railway and future 127 Street. Lower density through implementing larger lot sizes (0.5 acres or larger). Make the density transition to existing residences more gradual. Residents had the following comments related to growth and development: -

Desire to maintain the “Quiet Country Living” standard of Sturgeon Valley. Preference for the area to remain country residential. Concerns that development would increase the population and change the rural nature of the area, impacting quality of life.

mandates for density in this area. Mixed-use land uses approved in the ASP have also been removed. We propose to lower density further by adding an under 12 upnrha (units per net residential hectare) area and increasing the under 15 upnrha area. The under 30 upnrha areas will also be decreased. Areas with increased density are located adjacent to uninhabited areas, closest to the City of St. Albert and City of Edmonton, and the areas adjacent to existing neighbourhoods have compatible density. High density housing will not be possible in the West Rail neighbourhood as the maximum density of 35 upnrha only permits low to medium density housing. Naturalized buffer areas and larger estate-style homes are planned to be located as transitional land uses adjacent to existing country residential houses in order to maintain the “Quiet Country Living” standard that existing residents are familiar with. The SW stormwater pond has been realigned to extend between the commercial site and the park, creating a larger buffer from River’s Gate. The West Rail neighbourhood is located along 127 Street which will form a linkage between two cities, providing a logical progression for urban development with opportunity to benefit from the broader Edmonton Metropolitan region’s businesses and services. By advancing planning and development now, Sturgeon County maintains control on how the lands are developed and can be uniquely Sturgeon.

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Name of Neighbourhood

Some residents commented on the “West Rail” name and questioned where this name came from. Some believe “South Rail” would make more sense as the tracks run behind the area.

West Rail describes the location of the neighbourhood in reference to the CN Railway, in which the neighbourhood is situated west of the CN Railway. The marketing name has not been finalized for the neighbourhood.

Safety / Crime / Quality of Life

Residents had the following concerns related to safety, crime, and quality of life:

Crime Prevention Through Environmental Design (CPTED) methods will be utilized in the design and layout of public spaces to minimize opportunities for crime and increase feelings of safety.

Servicing

Increased crime in Sturgeon Valley as a result of more roads, more trails, and more people living in the area. Increased fire risk (ex. Fire pits, BBQs being unattended). Increased light pollution. Increased noise level due to more vehicles on the road. More policing required due to increased population. Increased number of people not obeying speed limits. Internet needs to be looked in to/improved upon due to an increased number of people and businesses. Concerns were raised regarding how development will impact sanitary and water pressure, with current constraints noted. Suggestions included: -

Extending full municipal servicing to existing properties in the Manor II subdivision that are currently on septic systems to provide long-term benefits to current residents and improve overall infrastructure efficiency. Ensure proper infrastructure is constructed with no negative impacts to existing adjacent developments. Traffic was one of the primary topics discussed by residents. General traffic concerns included:

Traffic

June 25, 2026

Increased traffic volumes. Increased congestion/noise. Safety concerns due to speeding on the road and potential for this to worsen. Struggles with the current flow and amount of traffic in the area. Sturgeon Road hitting a bottleneck going into St. Albert, and backlog east on Sturgeon Road when it moves from 4 lanes to 2 lanes after the roundabout.

As the population increases, there will be increased opportunities for funding of additional community services to meet the needs of the growing community. Service capacity can be planned in conjunction with anticipated growth.

Development in the area will bring additional servicing infrastructure to the area, which will be primarily funded at developers’ cost. Details of how servicing will be achieved are outlined in the servicing design brief and will be further outlined during future phases of development that will need to adhere to County’s standards.

The future extension of 127 Street connecting to Sturgeon Road will act as a ‘release valve’ for the area to reduce traffic going through existing neighbourhoods to get south. Additional traffic generated from the development of Planning Area 1 will mostly be self-contained within the neighbourhood, with 127 Street being utilized to access the City of Edmonton and St. Albert, helping to keep outside traffic away from Sturgeon Valley Core.

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Existing relatively high traffic volumes and speeding on Manor II Fairway Drive that will worsen with new development. Safety concerns north on Starkey Road due to an increase in traffic going over the bridge. Valour Road was indicated as not being a viable alternative due to high employment locations along this road. Not wanting to see Starkey Road and Sturgeon Road increased to 4 lane highways. Not wanting traffic lights. Tax increase on current residents to address traffic/infrastructure improvements.

Roads will be developed in accordance with recommendations from the Traffic Impact Assessment (TIA) completed in March 2026.

Suggestions from residents included: -

Wildlife / Environment Concerns

Limiting, terminating, or restricting throughtraffic beyond the train tracks to maintain this roadway for local access and to reduce unnecessary traffic flow Lowering the speed limit on Sturgeon Road to 40-50km/h to improve safety. Implementing traffic calming measures, such as speed humps, particularly along the stretch of road leading to the train tracks on Fairway Drive. Off-site levies. Residents shared concern about the impact of development on wildlife in the area. Concerns included: -

Disruptions to long-standing wildlife movement paths along the NE edge of the proposed development Highest density houses being located near the River Lot 56 protected area. Ensuring River Lot 56 can remain protected. Increased risk of fires due to a higher population.

Suggestions from residents included: -

June 25 2026

Maintaining the existing 40–50-year-old tree line located on the NE boundary along the back of the existing Manor Estates lots for environmental, ecological, and privacy purposes. Incorporating a wildlife corridor comparable to the existing one across the road in River’s Gate.

A naturalized buffer area will be located along the NE boundary, across Sturgeon Road from the existing shared use path along the NE boundary of River’s Gate. The highest density areas are located along the south of the proposed development in response to residents’ prior suggestions to have the highest density areas closest to the City of St. Albert and the City of Edmonton. Linear parks and wider boulevards will help provide landscaped ecological corridors for animals and birds to travel through the neighbourhood.

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APPENDIX A Mailed Notifications

June 25, 2026

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NOTICE OF PUBLIC OPEN HOUSE West Rail Outline Plan

The West Rail Outline Plan is being prepared for 48 hectares of land within the Sturgeon Valley South Planning Area 1. The West Rail neighbourhood will be located east of Sturgeon Road across from the River’s Gate Neighbourhood, and west of the Canadian National (CN) railway. This new neighbourhood is envisioned to be a vibrant and sustainable residential community that provides connected areas of green space for residents to enjoy, with compatible housing and thoughtful transitions from nearby neighbourhoods. Display boards describing the plan will be available for public viewing and comment. The landowner and project representatives from Select Engineering Consultants and Sturgeon County will be in attendance to describe the proposed plans, gather feedback, and answer questions. A short presentation will be held at 6:00 pm. Attendees will have opportunity to view the boards before and after the presentation.

DATE:

Tuesday, April 28, 2026

TIME:

Doors open at 5:30pm Presentation at 6:00pm Event ends at 7:30pm

LOCATION: Cattail Crossing Golf & Winter Club 24427 Township Road 542 Sturgeon County Questions or can’t attend? CONTACT:

Blaydon Dibben, Manager, Planning Select Engineering Consultants 587 786 3506 bdibben@selecteng.ca

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RIVER’S GATE

STURGEON COUNTY

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NORTH POINT

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OPEN HOUSE LOCATION Cattail Crossing Golf & Winter Club

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Cattail Crossing Golf & Winter Club

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OUTLINE PLAN AREA

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April 28

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6:00 pm Tuesday

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FIND OUT MORE

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The purpose of the West Rail Outline Plan is to provide a detailed land use framework that aims to achieve the vision set out within the Sturgeon Valley South Planning Area 1 Neighbourhood Area Structure Plan (NASP).

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Questions or can’t attend? Blaydon Dibben, Manager, Planning Select Engineering Consultants 587 786 3506 bdibben@selecteng.ca POH-0265-25024-04_OPMAILOUT

KINGSWOOD WOODLANDS CAMPBELL

EDMONTON GOODRIDGE CORNERS

. DR AY D EN YH ON H T AN

APPENDIX B Newspaper Advertisement

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A52 - Thursday, April 23, 2026, St. Albert Gazette

NOTICE OF PUBLIC OPEN HOUSE The West Rail Outline Plan is being prepared for 48 hectares of land within the Sturgeon Valley South Planning Area 1. The West Rail neighbourhood will be located east of Sturgeon Road across from the River’s Gate neighbourhood, and west of the Canadian National (CN) railway. This new neighbourhood is envisioned to be a vibrant and sustainable residential community that provides connected areas of green space for residents to enjoy, with compatible housing and thoughtful transitions from nearby neighbourhoods.

SUSAN MILLER/Photo

Majestic Maple is part of Susan Miller’s series of trees. It will be showcased at St. Albert Painters Guild Spring Art Show and Sale from Friday, April 24 to Sunday, April 26.

Display boards describing the plan will be available for public viewing and comment. The landowner and project representatives from Select Engineering Consultants and Sturgeon County will be in attendance to describe the proposed plans, gather feedback, and answer questions. A short presentation will be held at 6:00pm. Attendees will have the opportunity to view the display boards and ask questions before and after the presentation. Date:

Tuesday, April 28, 2026

Time:

Doors at open at 5:30pm Presentation at 6:00pm Event ends at 7:30pm

Location:

Cattail Crossing Golf & Winter Club 24427 Township Road 542 Sturgeon County

Questions or can’t attend? Contact:

Blaydon Dibben Manager, Planning Select Engineering Consultants bdibben@selecteng.ca 587-786-3506

St. Albert visual artists plan three-day sale ANNA BOROWIECKI aborowiecki@greatwest.ca St. Albert Painters Guild is a hotbed of visual artists as it plans for its annual Spring Art Show and Sale from Friday, April 24 to Sunday, April 26. Taking place in St. Albert Place lobby, it is one of the longest-running art shows in the region, showcasing the vast pool of diverse talent. It is free to attend and

offers art lovers a chance to engage with artists, discover new original works, and buy artwork directly from its creators. More than 50 artists will feature about 200 newly minted creations in a wide range of artistic styles and mediums. “We’ll have oils, acrylics, watercolours, pastels, some pencil, mixed media and gouache,” said Susan Miller, who along with Katy Leenders, co-chairs the showcase.

APPENDIX C Display Boards

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Welcome to the STURGEON VALLEY SOUTH PLANNING AREA 1

WEST RAIL

OUTLINE PLAN PUBLIC OPEN HOUSE Welcome to this event, please: • Sign in • View the displays • Speak with the project representatives • Ask questions & provide comments

For more information please contact: Blaydon Dibben, Planning Manager Select Engineering Consultants bdibben@selecteng.ca 587 786 3506

PLAN HIERARCHY

WEST RAIL Outline Plan

14.

Subdivision

IND DISTRICT

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Subdivision of land into parcels (or ‘lots’) is an integral part of the land development process, and is subject to the provincial regulations and municipal bylaws and policies noted below. Speciﬁc Land Use Districts are assigned to all properties within the subdivision.

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West Rail Outline Plan (OP)

We Are Here

Outline Plans (OP) are neighbourhood-level plans that detail housing types, road networks and community trails and parks. The Outline Plan guides the review and approval of future development applications within the neighbourhood.

Sturgeon Valley Planning Area 1 Neighbourhood Area Structure Plan (NASP) Neighbourhood Area Structure Plans (NASP) are sub–plans that support an ASP, and provide general details about the development, including density. The NASP will guide the development of Outline Plans within the area that are required for the review and approval of future neighbourhood development within Sturgeon Valley South.

Sturgeon Valley South Area Structure Plan (ASP) Area Structure Plans (ASP) are approved by Council as bylaws, and guide future development. An ASP provides a framework that describes: the proposed land uses, density of population, sequence of development, general location of major roadways, public utilities in the area, and any additional requirements that Council may identify.

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Sturgeon County Municipal Development Plan (MDP) integrates a land use development framework with strategic municipal objectives.

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The Land Use Bylaw (LUB) deﬁnes speciﬁc regulations for all land use districts. Each district allows different types of development and subdivision opportunities.

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WEST RAIL Outline Plan

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The purpose of this Outline Plan is to provide a detailed land use framework with accompanying architectural guidelines which aim to achieve the vision set out within Sturgeon Valley South Planning Area 1 Neighbourhood Area Structure Plan (NASP).

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PLANNING AREA 1 NASP CONTEXT COMMUNITY VISION The Outline Plan for West Rail describes a vibrant, well–connected and sustainable community that acknowledges the traditional country living of nearby existing residents. Transitions from existing residents are appropriately planned using naturalized open space ponds and parks and large format housing. The proposed plan provides a complete community with dependable municipal services and community amenities to support the daily needs and lifestyles of residents.

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Residential density will gradually transition from the established communities of Upper Viscount in the north and from River’s Gate across Sturgeon Road. Open space buffers, such as naturalized greenways and stormwater management facilities provide physical separation between new and existing residents. Wider lots will be developed adjacent to buffers providing compatible R U ST housing with opportunities for larger houses and more landscaping. All densities will be under 35 upha.

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Public Realm The public realm is an inviting, attractive shared space with landscape features that reflect a rural character. Landscape elements are naturalized with an untouched, non-manicured character. Sustainable, low impact techniques and xeriscaping promote long-term viability and well-being for the community and environment. To balance the rustic character of the natural elements, all hard surface, signs, and structures will be made of high-quality, durable materials with strong linear representation, clean lines, and finished edges. *Precedent imagery is a representation of the intended vision and character of the proposed development; they should not be construed or interpreted literally as the final product.

WEST RAIL Outline Plan

DESIGN GUIDELINES

RG EO N

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Commercial areas prioritize active pedestrian accessibility and provide a sense of community through connectivity and inclusive experiences in a ‘main street’ like setting. In this way they become vibrant public hubs that enhance the surrounding context and serve as inviting destinations that embody the values of the community. The design elements featured in these spaces pay homage to agricultural roots and rural aesthetics while incorporating contemporary features that enrich and invigorate the modern urban fabric. F

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*Precedent imagery is a representation of the intended vision and character of the proposed development; they should not be construed or interpreted literally as the ﬁnal product.

WEST RAIL Outline Plan

DESIGN GUIDELINES

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Residential areas are suburban scale and respect the rural character with simple modern forms and high standard natural landscape. The style and form of dwellings are inspired by a modern take on traditional agricultural themes, balancing a mixture of natural materials such as wood, brick, and stone with clean modern metal and glass. Landscaping enhances and reﬂects the neighbourhood character in a way that is attractive, functional, and low maintenance. Although the built form will become more compact toward the southeast; consistent high quality landscaping, simple modern FU TU RE yet nostalgic forms, and connectivity will 127 ST RE ET ensure the neighbourhood is cohesive.

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*Precedent imagery is a representation of the intended vision and character of the proposed development; they should not be construed or interpreted literally as the ﬁnal product.

WEST RAIL Outline Plan

DENSITY TRANSITION

New Residential Development

Min. Setback 6m (20 ft)

Greenway/Buffer 15 m (50 ft)

Trail 3m

(10 ft)

Existing Country Residential

3 m Trail in Greenway/Buffer 6 m Setback

New Residential Development

Min. Setback 6m (20 ft)

Existing Country Residential

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APPENDIX D Public Feedback Submissions

June 25, 2026

265-25024-8.3_Public_Consultation_Summary-260624

Microsoft Form Responses ID

Start time

4/28/26 18:24:03 4/28/26 18:35:02 William rivera

148, 25122 sturgeon road

4/28/26 18:39:10 4/28/26 18:41:00 Debbie Martin

63-25112 Twp. Rd 542 deblar8463@gmail.com A

Concerned for the wildlife in Riverlot 56 and surrounding areas.

4/30/26 17:03:39 4/30/26 17:23:28 Tanya Breault

89 Royal Glen Place

Residents feel that if the density was the same as or similar to River’s Gate (under 10,15 & 20 upha) Prefer no fence division between West Rail and Royal Glen Place/Meadow View Place…so that current residents can enjoy it would be acceptable. Against low income the view of the pond housing. Current plan has too much density.

5/4/26 10:51:38

Completion time Please provide your name Please (optional) provide your address Please (optional) provide your email address Feedback (optional) or questions regarding the proposed Outline For general Plan questions or feedback, please use the space below.

5/4/26 11:53:55

Paul TIPPING

51 Estate Way East

Williamajrivera@hotmail.com

Tanyabreault@me.com

pstipp@shaw.ca

The power station or whatever it is. Can we just cover it with trees. This is the one on the future The power station or whatever it is. Can we just cover it with trees. This is the one on the future 127 st and sturgeon road. 127 st and sturgeon road. It is an eye sore. It is an eye sore. Would be nice to get some tall trees around it. Would be nice to get some tall trees around it.

Canada

Good morning, While we are not directly affected by the development itself, it is something that will affect the valley as a whole. The first thing that comes to mind is that this development will add approximately 2,000 vehicles and we are already struggling with the current flow and amount of traffic in the area. Two main destinations will be either going into St. Albert or into Edmonton. The Sturgeon Road to the west will hit a bottleneck as St. Albert has not done any planning for the 4 lane traffic as was mentioned in the meeting. Traffic will bottleneck at the St. Albert limits. Heading east on Sturgeon Road, as discussed at the meeting, the four lane would end at the roundabout which has not moved traffic out of the area which will, again, cause backlog. North on Starkey Road is already a high traffic area and more traffic going over the bridge will be a safety issue and will not be able to be fixed in a timely fashion. South on 127 St. does not have any straightforward changes that could assist with alleviating traffic. Valour Road does not offer a viable alternative and going straight past the jail and police station already have large volumes due to these high employment locations. There was discussion during the meeting that Sturgeon County was doing a review on the future on the 127 St. However, the development of this magnitude should not be a tax burden on Sturgeon Valley/County residents with Sturgeon County developing or seeking traffic resolutions to alleviate the problems for this development. While Sturgeon County needs to be involved in development the areas, the expenses should be against the development with off site levies. At this point, there is no financial commitments by the developer to address infrastructural concerns. This development seems early in its stages for looking to the County for financial assistance. The plan shown still has quite a bit higher density properties backing onto lower density properties at this time. The transition into higher density housing should be more gradual. The plans and information given at the session was very limited and vague. Before this plan moves forward, there should be a clearer information plan for the full development of the area including traffic, utilities and confirmed density. CC Kristen Toms, Division 2 Councillor

Steve Power 85-25122 Sturgeon Road Sturgeon County, AB T8T 1S6 April 29, 2026 Select Engineering Consultants Ltd. Sturgeon County Planning & Development Services Subject: Submission – Proposed Subdivision at Sturgeon Road (Adjacent to River’s Gate) To Whom It May Concern, I am writing to provide formal comments regarding the proposed subdivision presented at the April 28, 2026 public open house for the lands located across Sturgeon Road from the River’s Gate subdivision. For clarity, I have included a supporting comparison exhibit (Exhibit A) at the end of this document illustrating density and compatibility considerations. Primary Position It is my position that the subject lands should remain in agricultural use. Should development be contemplated, it must be substantially reduced in scale and redesigned, with a hard cap of no more than 200 residential units. This position is grounded in two key planning principles: 1. Compatibility with the existing River’s Gate subdivision (142 estate-style homes); and 2. Proportionate land-use intensity, given that the subject lands appear to be broadly comparable in overall size to River’s Gate when considering gross developable area, inclusive of internal roadways, pathways, stormwater infrastructure, and open space. A development yield approaching 600 units represents a fundamentally different development form, rather than a logical extension of the existing community. This proportionality is further illustrated in Exhibit A (Density and Compatibility Comparison). 1. Compatibility and Density Transition The concept presented at the open house includes densities ranging up to approximately 35 units per hectare, with an overall average in the range of 26 units per hectare. This reflects a suburban-density development pattern. Page 1 of 5

River’s Gate, by contrast, is an established estate-style, country residential community, characterized by low density, large lot form, and a rural living environment. In this context: • • • •

•

A development approaching 600 units introduces a 4× density increase on land that appears comparable in size; This represents an abrupt and incompatible transition, rather than a graduated interface; The resulting form would materially alter the character of the immediate area; This proposal is therefore not compatible with River’s Gate, nor with the established country residential and estate character of the Sturgeon Valley, as identified in Sturgeon County planning direction; and A development in the range of approximately 200 units would represent a defensible and proportionate transition, aligned with both adjacent development and broader Valley context.

2. Alignment with Sturgeon Valley Planning Direction Sturgeon County planning direction consistently identifies the Sturgeon Valley as a distinct country residential area, intended to maintain: • • •

A low-density development pattern; A rural and estate-style character; and Compatibility between adjacent developments.

While growth may be anticipated, it is expected to occur in a manner that respects existing form and avoids abrupt changes in density and character. The scale and form of the proposed subdivision do not align with these principles and instead introduce a suburban development pattern into a country residential setting. 3. Transportation and Safety Considerations Sturgeon Road functions as a key corridor within the Valley and already accommodates existing residential access and through traffic. A development of the scale proposed would introduce: • • • •

A substantial increase in daily vehicle trips; Additional turning movements and intersection pressure; Increased exposure for pedestrians and school transportation; and Extended construction-related traffic impacts over multiple phases.

Given these factors, a comprehensive Traffic Impact Assessment, including intersection performance, future network integration, and safety considerations, should be completed and made available for public review prior to any advancement of the proposal. Page 2 of 5

4. Infrastructure and Servicing The proposed scale of development raises legitimate concerns regarding: • • • •

Water and wastewater servicing capacity; Stormwater management and downstream impacts; Road network capacity and required upgrades; and Emergency service response times and access.

It is important that these requirements be: • • •

Clearly defined; Fully costed; and Appropriately sequenced.

prior to any approval of this subdivision, rather than deferred to later stages of the process. 5. Agricultural Land and Environmental Considerations The conversion of agricultural land to residential use represents a permanent and irreversible land-use change. Within the Sturgeon Valley, where rural character and open space are defining features, such changes should demonstrate clear alignment with long-term planning objectives and community expectations. The scale of development proposed significantly increases the intensity of land use beyond what would typically be expected in a country residential context. 6. Interface Impacts on Existing Residents The proposed development would introduce a range of interface impacts, including: • • • • • • • • •

Increased ambient and traffic-related noise Expanded artificial lighting and light spill Visual changes inconsistent with the existing rural setting Prolonged construction activity Should development proceed, careful consideration should be given to: Buffering and landscaping Berming and visual screening Dark-sky compliant lighting Appropriate transition design along Sturgeon Road

Page 3 of 5

Conclusion Based on the considerations outlined above, the proposed subdivision in its current form—approaching 600 units—does not represent a compatible or contextually appropriate development outcome for this location. Accordingly: • •

•

The preferred outcome is that the lands remain in agricultural use; If development proceeds, it should be limited to a maximum of approximately 200 units, reflecting a form consistent with estate-style development and comparable land area; and Supporting technical studies, including transportation and infrastructure analysis, should be completed and made available prior to further consideration.

The attached Exhibit A provides a clear comparative illustration of the proportionality and compatibility concerns outlined above. Footnote – Public Engagement Context Sturgeon County’s 2024 “Sturgeon Valley: What We Heard Report” identifies a clear preference among residents for: • •

Lower-density development consistent with existing communities Preservation of the country residential character of the Valley

Careful consideration of impacts related to traffic, infrastructure, environmental conditions, and quality of life This feedback provides important context in assessing the appropriateness of development proposals within the Valley. Sincerely, Steve Power

Page 4 of 5

Exhibit A – Density & Compatibility Comparison Category

River’s Gate

Proposed (~600)

Recommended (Max 200)

Total Units

142

~600

200

Density Ratio

~4.2x

~1.4x

Development Type

Estate

Suburban

Estate

Compatibility

Compatible

Not Compatible

Compatible

Traffic Impact

Moderate

High

Moderate

Page 5 of 5

FW: St urgeo n Cou nty - West Rail Out li ne Plan - Public Feedback From: Adri ar1 Var1 Os <Adrian.11ar1os@outlook..rorn> Sent: April 30, 2026 4:28 !'M

To: Blaydon IJitJb-en <11:ldillhen@selecterng.ca;, Cc: p"mdd@sturgei:mcounty.u1

SulilJect: Sturgeon Countv - West Rai'I Outline !'lar1 - Pu bl'ic Feerlba,ck.

Dear Blaydon,

In addition to the wildlife corridor ooncern ,outlirned in my previous correspondence, I would like to highlight the fo llowing il:ems for oonsideration as part of lhe West Rail Outline Plan:

1, Wildlife Corr id or As noted previously, it is importarnt to incorporate a furnction al wildlife corridor to maintain ecological conrnectivify and av oid creating a dead -e rnd for el(i,ting wildlife move ment patterns.

2, Lot De,uity illld Size Consideration should be given to lower-density development, .such as larger lot sizes: (e,g,, approximately0.5 a.c res}. Higher-density configurations will ,ignificantly increase vehicle volumes: and place add itional strain on existing mad infra.structure, lead ing to congestion and reduced safety,

3, Pedestri.a n Crossing - Golf Course· Access

The addition of a oontrolled pedestrian crossing 1(e.g,, traffic-activated crossing light) at the golf oour.se would impr,ove safety. At present, crossing Sturgeon Road in this area is challenging and poses a risk to pedestriarns.

4, Speed Lim~ o:n Sturgeon Road

With the anticipated increase in population [approl(itnately 1,600 additional residents'1), combined with new wa lking paths and increased pedestrian activity, a reduction in speed limits (e,g., to 40-50 km/ h) along Stu rgeon Road should be considered to enhamJe safety.

5, Traffic Calming - Manor II Roa.d - Fairwa,y Drrive Ma nor II Fairway Drive already experiences relatively high traffic volumes and instances ,of speeding. The addition oHhe new subdivision will furth er increase usage, Traffic calming measures, such as speed humps, M UST be implemen ted, particularty along the stretch leading to the train tracks on Fairway Drive,

6, Road Ac~ess Beyond Train Tra.clks

Consideratron should be give rn to limiting, or terminating or restricting th rough-traffic beyond trne t rain tracks, with the objective of maintairning this roadway primarily for local access a nd reducing !lnnecessa ry traffic 1low,

7, Serviciag qpportwnitiesfor Exi!;tiag Residents As part of the new subdivision developm ent, there may be an opportunity lo exte rnd fu ll municipal servicirng [e.g, water and sewer) lo exi,ling properties in lhe Manor II subdivision that are currently on septic syste ms, ExiPloring this optron could provide long-term benefits to, current residents and improve overall infrastructure efficiency,

Thank you for your consideration

Adrian Van Os

Mobile 780 718.4261 #83-TWP RD542A Sturgeon County AB, Manor II

From: Adrian Van Os.<Ad ri an .vano!S@outlook.com> Selillt:· Ap ril 30, 2.026 4:28 PM To: Blaydon Dibben <bdlibb en@selecteng .. ca> Cc: pandd@·sturgeoncounty:.ca Subj ect; sturgeon County - We!St Rail Outline PJan - Pub lic Feedback Dea r Blaydon, In addit i on to tlhe w ildlife corri dor concern outlined i 11 my previ ous correspond e nee, I woul d like to h igh ligrit the foUowi ng items for con si derati on as part of tile West Rail Outline Pilan:

1. W ild lite Corridor As noted previous[y, itis i mportant to i ncorporat e a fu nctiona l wildlife corridor to ma intain ecol ogi ca l connectivity and avoi d creating a dead-end fo r existing wild life movement patterns.

2. lot De nsity an d Size Consi deration shou ld be given to lower~de nsity development, suc h as l arger lot sizes (e.g .• approximately 0.5 acres). Highe r-den sity co11figuraU0111s wi ll significantly increasevehi devoiumes amid place addiUonal stra in on existing road infrastructure, [eadin,g to congestion and reduced safety.

3. Pedestrian Crossing- Golf Course Access The add it i on of a c ontm Lle d pede sbi a 11 crossing (e ..g. , traffic -activated crnssing ~ight ) at the golf course wou ld im p rove safety. At p resent. crossing Sturgeon Road i n tn is area i s cha llenging and poses a n skto pedestri ans.

4. Speed Li mits on Sturgeon R,oad W it h t he antii cnpated increase in popu lati on (approximately 1 ,6,00 add it ional resi dents?). combined w it h new wa lking paths a 17 d in creased pedestrian act ivity. a red uctii on i 11 speed limits (e.g., to 4(J--50 km/ h) along Sturgeon Road shou ld be conside red to e nlh a nee safety.

5. Traffic Calming-,M'anor II Ro·ad - Fa irwayDri'-(e Manor ii Fairway Driive already experiences relatively lhtgh t raffic volumes and i nstances of speeding . The addition of the new su bdivis ion w ill fu rth e·r in crease usage. Traffic calm ing measures, such as speed humps, MUST be implement ed, particularly along th e stretch leading to the train tracks CH'I Fairway Drive.

6. Road Access Beyond Tra in Tracks Consii deration shou ld be given to li m it ing, o r terminating or restricting t hrough -traffic beyond tile train t racks, with the objective of maintaining th is roadway primarily for local access and reduci ng unnecessary tJratfdc flow.

7. Servicing •O pportunit ies for Existiing Residents As part of Urn new subdiv isi o111 development, there may be an opportunity to extend full m unic ipal servi c ing (e.g., water andl sewer} to existing properti es i n the Man or 11 su bdivi sio r11 that a re currently on se ptic systems. Expl oring thi s option could provi de long-term be n ems to cmirent resi dents and improve overall infrastructure efficiency. Tha nk you for you r con si deration Adrian Van Os Mobile 780 718.4261 #83-lWP RD542ASt urgeon County AB, Manor Ii

From : b rui noogeda n 19@gma ii .com < brui noogeda nl 9@gma ii,com>

Sent: May 1, 2026 8:09 PM To: Blaydon Dibben <bd i bberi@selecteng .ca>; pa ndd@stu rgeo ncounty.ca

Cc: ktoms@sturgeo ncou rity.ca; brn iriooged ari 19@gmai I.com

Subject: West Ra il Outline Plan M r. Bl ayden Di bben: l hankyou for t he preset11tation at t he Cattail G&CC on Tuesday, April 28, 2026 and th e opportu nity to provi de feedbac k. We un dersta nd t hat develo pment in Stu rgeon County River Valley area will continue and w e are not o pposed to development. What w e do want is to provide constructive in put into t he type of developm ent and de nsity that w ill be serio usly consid ered and drive sorne c hanges t o t he c urrent outlli ne pla n. The resid ents in t his area have purchased lots to b e away from tihe congesti on of the city and to enjoy a q uiete r more pea cefu l envi ronment with li m ited noise, lighting and ai r poll ut i on. We understa nd t hat devel opme nt has t o be feasib le for developers, so a m ix of density may be req uired , prnvi ded it is reasonable and com plements the curre nt arch irt:ectura l and density already existing. I wm state t hat w e are adama ntiy opposed to any commercial develo pment in t he west ra il outline p lan. I knowtih at provi di t11g feed ba c k to eli m inate all den sity o,v er 15 up ha is not going to be constructive so I will propose a va riati on o f tih e outlin e p lan . What w e be li eve is more reasot11abie and accepta ble is to revi se the 35 upha furth er along th e ram li ne and up al ong 127 Strreet and reduce current m iddle area of the 35, upha area. I have in dicated t his on the attached drawing you provided . T'h e reduced up ha area sho u Ld be at 20 u ph a. 1h at will creat e a bigge r trans it ion are a and respect those living in Rive rsgate/Up per Man or. I wou ld a lso suggest w ith t his revi sed version that an exitto 127 Street be includ ed so residents nea rer the rail line can exit directly onto 127 street versus creating congestion in t hle w est rail commun ity and on Sturgeon Road. As a quick summary :. •

De Rete tihe comm ercial space

•

Expa nd 35 upha furth er east along tihe back rai l li ne and reduce t he cu rre nt m idd le area of 35 upha to 20 upha .

•

En su re low level lighting

•

En su re proper arch ite ctu ra Rcontrol s a re in place for bui lders

•

Create en triesthatcomplemet11t that from Riversgate land sca pi ng

•

Create an exit/entry along 127 Street

•

En su re proper infrast ru ctu re (water li nes, fi re hyd ra nts, etc.} are constructed and t hat there i s no negative impact to existing adjacent d eve lo p ments.

Respectfu lly s ubm itted :

Dan Bruinooge, C PH R, SHRM -SCP, ICD.D Bru inoogeda19@gma il.co m 7806683143

Ken Polansky Jr.<Kenjr@Williamswireless.com>

To: Blaydon [libbe t1 <bdibberi@.selecteng .ca>

<s.

Mon 5/ 4/2025 12:27 PM

Cc: Lareen Ruby Ken (ker1 . lareet1@.s i1 aw.c.aJ

Hii the re Blaydon. The reason for~h is email is to express our co ncerns regarding the West Ra.ii Oumne Pla n . They are as follows:

We are in Ma.nor Estates Ph ase 2 and our property ba.cks onto the North end of the W est Rail d evell opment. As stmh w e w ill be severely impacted by your proposed pll an. o

W e w ere under th e impression that t he en tire West Rail development was to be Low Density Country Residential (like Rivers Gate),. When did this change? W hy di d ii change?

The reason w e pu1rdhase dl pro pe rty in Manor Estates Phase 2 was du e to tjhe acreage lifesty le & foel. • The propo,sed setbaclk is loo smalll and needs to be at lea.st doubled to ma in ta.in the aareage feel we requ ire.

Your disp la y boards sh ow ~he proposed fence line at the sou~h side of our prope:rty going through the midldlle of our 40~50 year old tree line . • We need to maintain these trees for environm ental , ecological and privacy reasons. • As such w e need you to confirm ~hat ~e proposed fence will be moved south of our property line an d south of the existing tre es.. leavin g ~h em unto uched.

The proposed densHy is far larger than orig inally planned. • W hen did this changie? • The inrfrastmcture w ill not handle th e propose d density. • The proposed pil an shou ld be re-evaluated to return ed to the original Low Density Country Residentia l Plla n.

How many total houses are proposed for each quarter section?

W e wou ld like to see the proposed lot plan (not just a. density map)?

Please call wiith any question s or concerns.

I hope all is w ell and look forward to h earing from you soo n!!

Ken & lar een Polansky & F amily 75-25112 Townsh ip R:oad 54 2A Sturgeon county, AB. T8T 0B2 (Manor Estates Phase 2) (Cellular) (78 0),7119-0364 (E -mail) kenj[@williamswire less.com (E -mail) ken .lareen@shaw.c a

Confidentiality Warnin g: T his message and any attachments are intended only for tih e use of the intended recipient(s), are confi denliia l, and m ay be privilegied. If you are not t he intended recipient , you are hereby notified that any review , retransmissio n, conversion to hard copy, copying , circulation or o~her use of all or any po,rtion of this message and any attachments is strictly prohib ite d. llf yo u are not the intended recipient , please notify the sender immediateily by return e-mai'I, and deilete ~is messagie and any attachments from your system .

Sturgeon County River Valley Development Heather Murk<hdmurk@telus.net>

<�

To: Blaydon Dibben <bdibben@selecteng.ca>; +2 others

Sun 5/10/2026 9:1 5 PM

Hello mayden Dibben, Thanks for doing the presentatio , n at the Cattail at the end of April. We do havesome feedback we'd like to share wiith regards to thedevelopment. We are not opposed to developing the area b ut do have some perspectives we'd Like you to consider. When we moved from St. Albert to Sturgeon Gou nty, we did this for a reason. We, similar to feedback we've heard from our neighbors, moved hereto be away from the bu syness of St. Albert; we do not want thenoise a nd poUuti on that we left to now be part of Sturgeon County River VaUey are a. This is a more natural ar,ea and long term, this really does need to be protected. While we do u111derstand that development in the area has to makesense business wis€ fior developers, a plan that is in alignment with current density a lre ady in place a l1l d m aintai n s the architect ure can still be attractive to both the developer and the residents. Sturgeon Ro ad and the residents living in the nearby su bdivi sion s wou Ld be nefit f rom a transition fro m St. Albert that has less density, in pa rti cu lar le,ss near Sturgeon Road. If the high er density area was near the 127 Street, this would f a Llow for gir,eater ease in and out through a l1l exist to 127 Street and reduce traf ic on the already busy Sturgeon Ro ad. The commerc ial development is also unnecessary from a resident perspective - there is pl,enty of commercial amenirti,es within 5, minutes in St. Albert. With adequate architectural controls for builders, a development plan that considers wheire , the higher density homes are, low level Ughting so that the current atmosphere is preserved as much as possible, and a second exist s•o as to

not create unsafe congestion on Sturgeon Road, a new development could complement the ,existing attractiveness of living in the Sturgeon County River Valley area and be a positive experience f,oircurrent residents. Thank you for the opportuniity to provide the feedback. Heather and Brad Murk

May 11th, 2026 To, Sturgeon County Council Select Engineering Consultants - Mr. Blaydon Dibben RE: Comments on the West Rail Outline Plan re April 28th, 2026 Public Open House Thank you for your �me to review the West Rail Outline Plan at the Public Open House on April 28th, 2026. The more communica�on to the residents on ALL the new projects in the Valley Core the beter, however, I find nothing has changed. I am disappointed that the overall project plan of that en�re area of which West Rail will be a part of was approved by Council a�er, I understand, a lot of feed back from the first forum based on the shear density, size of lots, no doubt size of homes on small lots and most of all introducing commercial space to a bedroom community. This plan was born of the now dismantled Edmonton Metropolitan Region Board and I recall residents asking for a change to this plan. Based on what I have seen on the County website and at the open house gatherings, it is my belief that nothing has been changed to reflect residents’ concerns for this overall en�re area. I am personally extremely disappointed. I thought our voices matered. I understand progress but it did not have to come to this amount of density. There will never be a “Country Style of Living” out here anymore. In fact, country living has been long gone years ago in this area with over popula�on. Back to my concerns of the West Rail Outline Plan: -

Lot sizes should at least range from half acre to one acre to fall in line with “original” subdivisions. In the subdivision, the roads need to be wide enough to accommodate curb parking as most people have more that one vehicle and emergency vehicles need to have enough room to do their job. Water pressure again is a concern or is the County doing something to ensure beter pressure. With more people comes more opportunity for crime. With more people comes issues of possible fire. Eg: BBQ’s, fire pits etc. not being watched With COMMERCIAL also opportunity for crime and or areas for the younger genera�on to hang out in depending on type of commercial businesses. NO gas sta�on, not needed and is a fire concern. More noise levels with more vehicles. Trucks, cars, motorbikes, “souped up cars” (loud) etc. More people require more policing. Do we have enough officers or do we need to hire. The new speed limits are s�ll not being observed. I have camera footage of a very bright green vehicle passing me on Bellrose two days ago as I observe the 70 posted sign but apparently that was too slow. The internet out here also needs to be looked into with the influx of people and business.

I will not be suppor�ng any commercial that comes out here. I will s�ll be suppor�ng either St. Albert community or Edmonton as I have done for the past several years I have lived in Sturgeon Valley. It is the property owners and now Council that seems to feel we need commercial businesses out here. Again, disappoin�ng. One last thing I heard at the public hearing was chat about the name, West Rail. Several people seemed confused why West Rail. The tracks run behind that area and some felt it would have been called even South Rail. Just an observa�on from that evening. Respec�ully submited, Bonnie Gilroy, SV Resident

FW: West Rail Outline Plan

From: james viher <jayaviher@ hot mail.ca> Sent: May 11, 2026 3:01 PM To: Blaydon Dibben <bd ibben@.selecte ng.ca>; Kristin Toms <ktoms@sturgeoncounty.ca>

Subject: Re: West Rail Outline Plan

Hel lo Blaydo n,

I don't know if it i.s to late for comments or not, if it i.s n't to late these are my concerns a nd comments .

Light Pollutiion - most of us moved out here because we wa nted be in away from the city the lights and the noise. We liked the da rk sky's .so we could se,e and enjoy the stars. With a development like this it is going to change the everything. With a ll t he hous•e s having LED Trim lights it get wo rse, Can you put in your pla ns something t hat limits t hese lights and for the commercial space and street lighting have some sort of low lum ens lighting.. We do n't want t he area to look li ke t he city ford dea lership.

Commercial space - II think it crazy to have commercial space. But it is go ing to happen can it not be put on 127street by t he ra ilway t racks. lhere was huge push back against t he commercial space on pervious developments. We don't want t he noise, garbage, crime lights or traffic. I will not support a ny businesses, that are built a long Stiurgeon Road and from taking to my neighbors they won't eithe~. We don't want it or need it. We are only 5 minutes so dose to very good shopping and se rvices.

Density - this is crazy to have up to 35 du/ha, originally the council sa id th e higher density would be closer to the city. When meas me density it i.s alway.s compared to t he smrounding area. In New York city thi.s may be low density but in the valley here t his is extremely high den.sity. No other place has th is kind of density The city of St Albert does not this density in a ny of the developed neigh bourhoods. I don't understand why everyon e wants to turn ou r beautiful valley into an extension of St Albert.

Also, If the development does go ahead we need large trees to hide the houses .

!hank you, James Viher