The Cochrane North development application received first reading at Feb. 27 Rocky View County council, with the developer directed to work with administration to address a number of concerns.
The Cochrane North development application received first reading at Feb. 27 Rocky View County council, with the developer directed to work with administration to address a number of concerns.
The proposed development of 425 units spans 316 acres of land located north of Monterra Phase 1 and south of Weedon Trail.
For Cochrane Lake Coun. Crystal Kissel, it's a case of doing development right and ensuring unresolved issues such as water and roads are taken care of before approvals are given.
“We want to find some middle ground for those people, ” said Kissel with reference to the rollercoaster the residents of Monterra and the hamlet have undergone due to a long saga involving an insolvent developer that led to flooding of Cochrane Lake.
Kissel said she feels most of the area residents who showed up at the public hearing aren't anti-development per se, only “what they're against is taking the water and road problems and adding them to another community. ”
She stressed that while the developer, Tulum Developments on behalf of Weedon Joint Venture, has committed to installing the “ultimate solution ” - an outflow pipe to the Bow River, rather than the current solution piping Cochrane Lake outflow to nearby Horse Creek - she wants to see a timeline and ensure any dangers of flooding to existing residents are mitigated.
Her requests are in line with presenter Mark Thomas, president of Monterra Phase 1 Condominium Board.
“What we have is an issue with the roads in Monterra, ” said Thomas, explaining the MacDonald Development Corporation - which owns the 348 acres of the future would-be phases three to five of Monterra - currently owns the roads going through Monterra Phase One.
The Cochrane North development is proposing three egresses - one onto Highway 22; one along Range Road 43; and one that goes through the community of Monterra.
In his presentation, Thomas showed excerpts from an agreement signed in 2005 regarding the Monterra development that states roads and storm drainage facilities are to become the property of the municipality (the county) upon completion.
The concern, according to Thomas, is that the county now wants the condo corp to take ownership of the roads, including maintenance and repairs - roads that would also be part of a ring road around Cochrane Lake.
“The county has not done us any favours, ” said Thomas, highlighting the contentious issue around affordability of potable water and wastewater services through current provider Horse Creek Water Services.
There are currently two vacant lots remaining in Monterra Phase One. There are 126 empty lots in Phase 2 and only 45 built-out - these lots are held by the Ontario Municipal Employees Retirement System pension fund and are to be sold in its entirety and not as individual lots.
In his presentation, Thomas states “the county has a vested interest in ensuring these issues are addressed, so that Cochrane North is not just a source of tax revenue but is also an example of what a successful urban community in a rural setting can be. ”
The board maintains they can only support the Cochrane North development if the county “is going to honour their own policies and contractual obligations. ”
The project is being managed by Tulum Developments, on behalf of Weedon Joint Venture. The matter will be back before council in June. Should the development receive its approvals, estimated build-out is to begin next year, market-dependent.
Asad Niazi of Tulum said that the plans include primarily single-family housing that would be similar to the estate-style housing in nearby Monterra with 50 to 65 foot lots. Also included are roughly 100 villa-style seniors housing with 40-foot lots.
Niazi said more than 70 per cent of their conceptual plan is comprised of open spaces, including preservation of all wetlands.
Visit cochranenorth.com to learn more.
