The Southbow Landing Neighbourhood Plan was not quite a hit with the majority on Cochrane council, and as a result, was sent back to administration with a bevy of amendments for the developer to review.
The Southbow Landing Neighbourhood Plan was not quite a hit with the majority on Cochrane council, and as a result, was sent back to administration with a bevy of amendments for the developer to review.
Developers of Southbow Landing, which will be located south and east of the River Heights and Riversong communities and comprise of nearly 221 hectares, presented an area structure plan (ASP) to council Aug. 4, detailing the proposed 25 phases of development for the area. The ASP boasted multiple housing types, an employment and village centre, a gateway into Cochrane from the south, a green corridor, wetlands and a riverfront park.
But many councillors were not entirely pleased with how the community was shaping up, and offered several key areas for review, which was spurred by Coun. Jeff Toews, who felt that much of what he had previously suggested was being ignored.
“I don't know why they even asked for my opinion, ” Toews said of Philco Farms, the current owners of the land being used for the Southbow development.
Toews highlighted the fact that the ‘town centre' was nowhere near the centre of the community, but rather tucked up against Highway 22. He also had concerns for traffic as it would relate to volume heading north down the hill into town; the destruction of several wetlands and the maintenance of the three larger wetlands being preserved (of 66 wetlands in the area, three would be preserved); a lack of single-family dwellings being proposed for the area; and that the plan seemingly did not utilize the landscape has he said he had suggested.
Toews said the Southbow ASP ‘looked the same as every other community in this town.'
“That's what we're trying to get away from, ” Toews said, adding that he would have to see some amendments before he would be able to approve the plan.
The developer did state that the reason for the ‘town centre' being located in the western edge of Southbow next to the highway was to accommodate the needs of a potential grocery store that would like to open in the area, and that highway traffic was essential for the business' success.
Addressing some councillors' desire for more single-family homes, the developer said there was some concern for the demand for this type of housing in Cochrane, as these kind of properties in Southbow would cost anywhere from $550,000 to $800,000 and up. Toews disagreed with the worry, saying several communities in town with single-family homes have sold quite quickly.
The developer pointed to the ‘green spine' (green space in the centre of the development with a pathway system) as well as the fact that several homes back onto green space as opposed to another property, as examples of how Toews' recommendations were taken into consideration.
“I could argue every single point you made, ” said Toews, “but this is not the place for this, which is why I need more time. ”
Another contentious issue was around the desire for a parking lot on the eastern edge of Southbow along the Bow River for access to Glenbow Ranch Provincial Park.
Coun. Ross Watson and several others wanted to see this parking lot be identified with a greater emphasis in the plan to ensure it would eventually be complete.
Coun. Gaynor Levisky, who was not present but took part via phone, said she did not see how a road could even be built to access a parking lot, as the landscape posed several topographic challenges in the area.
Coun. Mary Lou Davis' main point was to make sure the proposed intersection with Highway 22 and James Walker Trail, which would be used to access the Southbow community, would be a controlled area that could accommodate the amount of traffic that would be using the intersection.
Drew Hyndman, senior manager of development services for the town, said he was confident that Alberta Transportation would approve the intersection, and that council should not be deterred approving the plan.
Several councillors said they would also like to see the grocery store open sooner than the two to five years proposed in the ASP.
The developer said the timeframe was based on there being enough ‘roof tops', or customers living in the area to warrant the store opening, but also understood that more amenities in the area would make it easier to sell properties.
In the end, several matters for review of the Southbow ASP were tossed from council to administration, including parking in the eastern portion next to Glenbow Park, the James Walker Trail-Hwy 22 intersection, an increase in proposed single-family homes and relocating a road that Toews said went through a wildlife corridor.
The motion to defer council's decision on the Southbow ASP with proposed amendments passed by a 4-2 vote, with Mayor Ivan Brooker and Watson voting against (Coun. Tara McFadden was not present).
An amended ASP is expected to appear before council in September.
Some clarity on where and how people park their vehicles was passed during council, with new rules being implemented on driveway and parking pad designs.
Currently, several properties in Cochrane have developed large driveways to accommodate multiple vehicles, and at times, even resort to parking on non-parking areas, like yards and gravel pads.
New rules state that a driveway must be a hard surface, have a minimum width of 3.1 metres, be no wider than one's garage and have a walkway no wider than 1.5 metres leading to the front door or the rear yard to access a side or rear door.
A public hearing has been set for Sept. 14 to address the maximum height a building complex can be constructed in Cochrane.
At present, a common building height in Cochrane is three storeys (or nine metres high, R-3), found in the East End and Glenbow neighbourhoods.
There are also R-M buildings, typically one to two storeys higher than R-3 and found in Sunset Ridge.
The current bylaw, however, does permit the construction of an eight-storey building under R-M.
The new bylaw would establish what would be known as R-4, which would allow for a five-storey building, or a maximum 25 metres to rooftop.
The Town of Cochrane has been having a few issues with the recently placed washroom trailer downtown on 4th Ave.
The town's economic development manager, Mike Korman, said the problem lies with the need for a generator to constantly keep the washrooms up and running.
He said the washrooms needed to be removed last Friday (July 31) and the town had to bring in an alternative facility from another vendor for Aug. 1.
The original vendor returned the washrooms Aug. 2, but the placement is unsuitable, as they are blocking parking in the area.
Coun. Toews questioned whether the town should even continue with the washrooms with all the trouble that has ensued.
Coun. Watson inquired as to how many people were using the facility; Korman, only able to go on word-of-mouth from a business owner in the area, said he believed usage was low.
The town may explore an alternative vendor and keep the washroom facility on 4th Ave. until the end of September to accommodate a busy month event-wise in Cochrane.
