Those opposed and in favour of a proposed redevelopment of the Rolling Trails area faced off in a public hearing Jan. 22, trying to convince Cochrane Town Council to see things their way.
The Area Redevelopment Plan (ARP) is intended to facilitate the redevelopment of existing acreages into future commercial and residential development as well as park space encompassing the existing communities of Rolling Range Estates and Towers Trail (adjacent to Fireside and bordered on the east by Highway 22).
Dubbed the Rolling Trails ARP, it represents the next stage in a process going back to 2004, when council annexed the land from Rocky View County, simultaneously designating it for urban development.
A developer group has bought some land within the area and began the drafting of the ARP in 2019.
The public hearing is required so council can listen to all sides of the issue before deciding on next steps. At this stage, they’re just listening.
Canopy Lands (the applicant) presented their ARP, which projects the project area would eventually add 6,800 residents and 650 jobs in four distinct neighbourhoods.
Should Council eventually approve the plan, a Neighbourhood Development Plan would be the next step.
In their presentation the developer characterized their plan as a “unique and time sensitive opportunity” that may not come again should council decide to rein in the developer.
If the project plan is approved, Canopy said the neighbourhood plans would take until 2026, followed by land use planning and subdivision and construction by 2027, with commercial building permits and occupancy to be complete by 2028.
They also stressed that one of the goals of the framework would be to address a shortage of particular housing options like 55 plus, rentals for seniors and young families and larger and wider lots.
Parks and open spaces, and walkways/bike paths are included in the draft ARP, as is an upgrade to the intersection of Rolling Range Drive and Highway 22.
The developer assured the meeting that approving the APR would not immediately lead to development but would only allow for the planning process to proceed. Details would be fleshed out at the upcoming neighbourhood planning stage.
Those assurances weren’t enough for opponents of the redevelopment, who’s objections were kicked off by the first presenter after the developer.
Area resident Frank Bercha, speaking on behalf of The Towers Trail and Rolling Range Resident Owners Association (T2R2) made his perspective clear in his presentation.
“The Rolling Trails ARP is non-viable,” he said.
“It has many technical and land-use flaws, entails dangerous shadow planning for the distant future and shows no respect for the clearly expressed opinions and lives of the current residents and owners of affected properties.”
Bercha said in the polls and public meetings held so far, “a vast majority” of residents did not support the draft ARP, a statement that was subsequently disputed by a number of project supporters.
He gave a concrete example of where he sees the ARP as flawed.
“The internal roadwork, of course, is not going to happen, because we’re not going to allow them to go through our land – pretty simple,” he said.
Speakers expressed both opposition to and support for the ARP – there were 28 in all.
The hearing went so long (past 10:30 pm) that the completion of a second public hearing scheduled for that night had to be adjourned until Feb. 5, along with the agenda items for regular council.
A number of the pro-ARP speakers said they weren’t afraid of change, and that the reason Cochrane was such a desirable place to live was because planners embraced development.
Some also pointed out that the opportunity to oppose development was available in 2004 when the land was designated for urban development, and those opposed to the ARP should have raised their concerns at that time.
A letter by resident Gordon Jeffery was read into the record by a neighbour. It read, in part:
“We are surrounded by urban development but have not benefited from the services which are basically next door, one of which would be the benefit of having an improved intersection at (Highway) 22 and Rolling Range Drive. We look forward to the amenities . . . as well as an increase in property values.”
“The ARP will create a collective vision for the land, avoiding fragmented and uncoordinated development around it.”
Jeffery’s letter concluded with a plea for council to support growth.
“Don’t lock the doors – throw them wide open.”
Canopy pointed out that if council stopped this planning process now, they may not get another chance to reap the benefits. They also would be risking additional costs to upgrade roads in and around the area, with no certainty around who would cover those costs. They pointed out that the Rolling Range Drive/Highway 22 intersection was overdue for an upgrade regardless of whether the development proceeds or not.
One of their slides highlighted another possible risk to the Town.
“A $23 million investment was made in a new water license to sustain the next 50 years of growth; the Town will need to find other sources of revenue to recoup that investment.”
There was no discussion on that point.
To view the draft ARP go to cochrane.ca and search council meetings, then go to the CivicWeb Portal and click on Public Hearing Jan. 22.
