A proposed land re-designation that would allow automotive services to operate in Cochrane’s Historic Downtown was met with strong opposition during the June 2 Committee of the Whole meeting.
The proposal seeks to rezone parcels of land at 217 and 221 Second Avenue W., and 216 Third Avenue W. from Historic Downtown (C-HD) to a Direct Control (DC) District, enabling the development of automotive-focused businesses and drive-through services.
Amanda Legros, planner for the Town of Cochrane, explained the existing zoning regulations to council.
“The Historic Downtown District does not allow for drive-through businesses and lists automotive gas stations, services, and washes as discretionary uses under the authority of the Cochrane Planning Commission, provided that they were existing at the time the bylaw was adopted,” she said.
“This means that automotive-focused businesses existing in the Historic Downtown prior to January 2022 can continue to operate, but new ones are not allowed.”
The land sits south of Highway 1A and north of the FCSS building. The applicant is requesting that automotive services, car washes, and drive-throughs be permitted in the re-designated zone.
Legros noted the proposal was evaluated against several key planning documents, including the Town's Strategic Plan, Cochrane Sustainability Plan, Envision Cochrane 2050, and the Downtown Area Redevelopment Plan.
While the Strategic Plan and Sustainability Plan support economic development through new business opportunities, the proposal conflicts with Envision Cochrane and the Downtown Area Redevelopment Plan, which prioritize maintaining the historic, pedestrian-friendly character of the downtown core.
“The overall value proposition of the application is a negative change to the existing land use district on site,” said Legros.
Though the application was presented for information only and not up for a vote, members of council expressed strong reservations.
“It seems rather offensive that after at least eight years of working to establish a wonderful downtown, we would have to entertain something like this,” said Coun. Alex Reed. “It would waste both council's time and your time.”
“I don't think it's a good fit for our downtown core,” added Coun. Susan Flowers. “We need that service, just not right downtown — especially beside the Homestead apartment building, which is run by Cochrane Society for Housing Options. They missed the first opportunity to provide feedback, but they’re definitely against it.”
Seeking a more constructive angle, Coun. Morgan Nagel asked if the applicant had made any efforts to complement Cochrane’s vision for a strong community identity.
“Everybody on council has always agreed that we want this area to provide an entrance effect for Cochrane,” he said. “You're coming down the hill, you see the beautiful view, and as you enter the community, you feel, ‘Wow, I’ve arrived in Cochrane.’ Has the applicant proposed anything that would contribute to that sense of arrival?”
No such design elements or considerations were noted in the proposal.
The application will return for formal consideration at Cochrane’s regular council meeting on June 9.
