As two developers prepare to present their (separate) community development plans for the areas surrounding the existing Monterra community five minutes north of Cochrane, some residents remain concerned about the potential development of a combined
As two developers prepare to present their (separate) community development plans for the areas surrounding the existing Monterra community five minutes north of Cochrane, some residents remain concerned about the potential development of a combined 1,175 units.
These two developments do not include the future build-out of the remaining Monterra Phase 2 lots.
Residents are concerned based on the history of the flooding of Cochrane Lake due to the absence of a functional outflow system in the lake and a now-insolvent developer and water utility holder and the impact this had on many of the 54 hamlet residences.
“I can't say I'm pleased about it, ” said hamlet resident Gloria Wilson, who has lived in the hamlet since 1984. Wilson expressed concern the affect the aggressive development would have on the already heavily pressured Highway 22, the pressures on Cochrane Lake and is wary of putting faith in yet another developer, let alone two.
Jill Breeck and her husband John Boutet were without question the most affected of the hamlet residents from the flooding issues, which began some five years ago.
Living in the farthest lakeside house at the edge of the hamlet, the couple received no compensation from the county for the thousands of dollars in damages they incurred to their yard caused by the rising levels of the stagnant lake water.
“I have concerns about any development, anytime and anyhow, ” said Breeck, adding that the entire Cochrane-county area is “getting spoiled ” with over development.
While the Cochrane Lake water system was commissioned July 28 and is fully operational and pumping into Horse Creek April 17 to Sept. 14 (outside of this time frame is the Restricted Access Period and pumping is not permitted so the sensitive fish populations in the creek aren't disturbed), both Wilson and Breeck expressed concern over how the potential two developments will put pressures on the lake down the road and possibly cause a reoccurring nightmare.
Who are these potential developers and what do their visions hold?
Cochrane North
Purchased by the Weedon Joint Venture Partnership and managed by Tulum Development Management (TDM), the 316-acre development area spans immediately north of Monterra Phases One and Two and east of RR43.
Tulum is currently managing a 160-acre mixed use project in Calgary and a 35-acre project in Edmonton.
Following a packed community open house held May 19 at Weedon Hall, real estate professional Asad Niazi of Tulum said the company will hold another open house in the latter half of September (date TBA), post-submission of its development application to the county this month.
Should the application be approved, Niazi said a public hearing sometime in 2017 would follow; anticipated construction would begin in 2018.
Some area residents expressed concerns over such issues as stormwater and wastewater solutions at the public hearing.
The guidelines for the 425-unit build out include a seniors complex as per the 2007 area structure plan.
According to Niazi, Tulum's stormwater solution will be guided by the following principles: “the new development shall have no negative impacts to the wetlands within Cochrane North; no negative impacts to Cochrane Lake and shall improve the quality of lake water; and no negative impact on the Horse Creek discharge and permanent flood management system implemented by the county to manage the lake levels. ”
Niazi said “hydrological and hydrogeological studies have been completed to understand the surface and sub-surface water connectivity from the Cochrane North lands to Cochrane Lake. ”
He added that a connection between the lands and the lake was established and that “cutting off this sub-surface water may worsen the quality of the lake water due to the lack of lake recirculation ”.
In order to improve the lake water quality, a through-flow of clean water is required, and “it is proposed that future development to the north and west of Cochrane Lake be allowed to discharge clean water through Cochrane Lake in order to manage the lake level and to improve the water quality. ”
He added that the stormwater solution will “provide a much needed water circulation in the lake ” and that wastewater would connect with the existing sewer system used by Monterra (piped to Cochrane, transported to Calgary).
Niazi asserts that “with previous flooding issues and an unfinished adjacent development (Monterra Phases 2 and 2A) property values in the area have been depressed for quite some time. ”
Niazi said those issues were reflected at the first open house as well as concerns regarding pressures on Highway 22 and line of sight (access from the community off the highway).
Following talks with Alberta Transportation - which is currently working toward RFPs for a detailed design for a solution to the existing intersection at highways 22 and 1A - Niazi said Cochrane North would be “well within the actual daily traffic volume of 6,000 ” and that Tulum will present its line of sight solutions at the September open house.
Niazi said his team will continue to reach out to the community for input and is confident they can restore faith in the area.
Cochrane Lakes (former Monterra, intended Phases 3,4 and 5)
The 348-acres that runs along the north side of the lake, west of RR43 was purchased over a year ago by the MacDonald Development Corp, with offices in Vancouver, B.C. and Calgary.
The MacDonald Corp. is best known for its award-winning Watermark development in nearby Bearspaw.
MacDonald also plans to submit is community development plan this fall with a goal to begin construction by 2018 with lots available (tentatively) around 2020-21.
The 750-unit development would include mixed-use housing and eventually some commercial development; CEO Rob MacDonald told the Eagle in a previous interview that the build-out is more in line with a 10-year timeframe and would look “anything but vanilla ”.
With rights to the existing water treatment plant in Monterra Phase 1 (operated by Horse Creek Water Services Inc.) the new community would utilize the same system employed by Monterra residents (intake from the Bow River).
A stormwater management system would have to be managed so it does not disrupt the flow levels into Horse Creek.
The wastewater would tie into the same system employed by Monterra and piped to Cochrane.
Monterra Phases 1, 2 and 2A
Following the insolvency issues of the former Monterra developer (Medallion) and the former water utility holder (Regional Water Services Ltd.) Phase 1 is currently nearly fully built and occupied, with common lands managed by a condo board.
Phase 2 has some 45 lots sold, with 127 serviced lots to be sold and developed (owned by Oxford Properties), with common lands managed by a condo board.
Phase 2A is held by another development firm and has only been graded (yet to be developed).
