County planning for a proposed growth node in Rocky View’s Highway 8 Corridor has been postponed indefinitely because councillors determined costs would exceed economic benefits.
County councillors voted to rescind the Corridor’s Community Development Strategy (CDS), bring previously approved conceptual schemes in the area back to council for consideration and adopt staffs’ new feasibility statement, April 19.
The unanimously supported move will make it difficult for developers to receive approval to build within the 1,400 acres in west Rocky View covered by the CDS, which includes the communities of Elbow Valley and West Elbow Valley.
“While it is possible to develop in the Highway 8 Corridor, it would likely cost a lot and be difficult,” said Rocky View planner Chris Wolfe.
Rocky View originally envisioned a community of 58,000 people living in the Corridor, but downgraded those numbers significantly in the Growth Management Strategy to around 10,000 in the next 50 years.
The County currently has a water licence application before Alberta Environment. However, that application is in danger of being cancelled next fall if the County doesn’t pursue it.
The decision garnered much interest from local developers and residents, prompting councillors to entertain comments from the audience, an unusual practice considering it wasn’t a public hearing.
Former Councillor Gordon Branson, a resident of West Meadow Estates, was against staff’s recommendation to postpone the development policy indefinitely, saying it would give the City of Calgary reason to look at annexation of the area.
“I would hate to think you would abandon policy indefinitely,” said Branson. “I would think the City of Calgary, if you passed this, would be applauding generally. I would urge you, from the point of view of Division 3 residents, to not rescind (the CDS).”
Several area developers agreed.
“Quite frankly, we think the CDS process should continue... that is the wish of the landowners and quite a number of residents,” said Guy Buchanan, who represents developer Western Securities. “When I looked at the report, it looked like it would drive a stake through the heart of any planning in the Highway 8 area.”
Planner Ken Venner, who was representing a group of six developers, which collectively owns 3,000 acres in the corridor, said landowners are frustrated.
“We are talking about a decade of essentially being on hold,” said Venner, adding developers have a strategy to provide 100 per cent developer-funded utilities in the area.
Graham Bruce, area resident and community association president, was in favour of staff’s recommendation, saying area residents wanted security about the future.
“I think it is time for a break,” said Bruce. “People are annoyed. There is undoubtedly a time that we will want to develop the Highway 8 Corridor, but it isn’t now. Stop spending our time and our money on it.”
Councillor Lois Habberfield said she understood the frustration of both developers and residents.
“It is disconcerting... that people don’t get clear direction, and every three years they get a different direction,” she said. “Hopefully in the next three years, we are going to get some clarity about what is happening, so residents can relax a little.”
Council is not interested in developing against the wishes of local residents, but needs clarity on what residents want, Habberfield added.
“There is turmoil in Highway 8, Springbank and Bearspaw, so I want some leadership in those areas,” she said. “We need to get the overall vision correct for this area of the county, so the people aren’t talking about separation.”
Councillor Paul McLean said the decision wouldn’t stop developers from coming before council.
“I don’t see this as a moratorium,” he said.
“If there are opportunities, we will address them individually.”
