The Wintergreen Forest Estates Conceptual Scheme was presented to Rocky View County (RVC) council Jan. 27 and will be amended into the Greater Bragg Creek Area Structure Plan (ASP).
Due to time constraints in relation to the 11-hour public hearing for the Rockyview Motorsport Park, council was unable to vote on the item, however, some amendments to the policy were approved.
This conceptual scheme will provide a policy framework for future redesignation, subdivision and development of an Infill Country Residential Community located in the North Bragg Creek area just west of Tsuu Tina First Nation.
Three parcels make up the conceptual scheme, one of which is a 20-acre parcel designated as agricultural holding district, which was proposed to be redesignated into residential two districts in order to facilitate the future subdivision of five, four-acre parcels.
According to the application, the other two parcels have no plans for further subdivision.
A recommendation from Rocky View West Recreation Board advised taking municipal reserve land along the northern boundary of the lot, south of Township Road 34, for a county pathway, and any remainder would be taken as cash in lieu.
“The motivation behind moving the pathway out of the road right-of-way is safety and would be only an enhancement to the salability of these lots,” said area councillor Liz Breakey.
“This is a major part of our economic development policy and we have one chance to do this right.”
Breakey’s motion to accept the related amendments to the policy was passed 8-1, with only councillor Greg Boehlke voting in opposition.
Administration’s report noted that the conceptual scheme is located in a high wildfire risk area with single access, which led to recommended amendments to the applicant’s proposal.
However, the report also said there are existing residential development in the area with similar access situations.
According to RVC administration, the ASP was “not definitive” in regards to access development policy. Matthew Wilson, senior planner with RVC, said administration is working to mitigate “on site” fire risks in order to make limited access situations more suitable.
“The perfect solution is to have multiple accesses going in all sorts of different directions to ensure that people can evacuate an area effectively and safely,” said Wilson.
“This development doesn’t do it, nor could it provide additional access without incredible expense. Nevertheless, though the ASP, this area was identified for development, and this would be an appropriate way to manage it.”
The applicant, Robert Rettie, said administration’s current report was the first time he had received any direction regarding fire safety recommendations, but said he was in agreement with their amendments to that section of the policy.
Initial assessments also revealed conflicting information with regards to slope stability, which could impact the suitability for the land for future development.
Administration recommended further technical studies as a requirement upon approval.
According to Rettie, the report he received from RVC engineering services in May 2014 indicated there were “no concerns” with the stability of the area.
“The recommended replacement policy is a case of administration with no expertise in this area overriding recommendations from (RVC)’s own engineer,” Rettie said.
“We do not believe that this policy should be changed from our submission.”
Other recommendations from RVC administration not accepted by the applicant included a requirement to build and pay for a cul-de-sac and a requirement to utilize piped water from the Wintergreen Woods Water Utility Co-op.
“We are a small development company, and the lengthy approval process has already resulted in a significant amount of company funds being tied up in this venture,” he said. “We request that council adopt our conceptual scheme, permitting the use of private water wells and that (RVC) utilizes our off-site levy funds to complete the cul-de-sac requirement.”
Breakey said she would have liked to have seen more extensive community engagement prior to the public hearing for the conceptual scheme.
“A full public consultation may have helped deal with some of these problems beforehand.”
“We are in favour of logical infill development in the Bragg Creek area, we are in big favour of revitalizing the hamlet by adding additional residences,” said Mike Coldwell, a planner with Urban Systems who spoke at the hearing on behalf of an adjacent landowner, Resorts of the Canadian Rockies.
“I think there is merit in what the application is trying to attempt, and we are in favour of administration’s take on it and the amendments they are presenting today.”
