Despite still facing some murky waters in its development application, the Willow Creek Ranch subdivision's Conceptual Scheme was approved by Rocky View County (RVC) council at their March 28 meeting.
The proposed residential subdivision lies just north of the current Westview Estates near Springbank, just west of Range Road 33 and just south of the Springbank Park for All Seasons recreation centre.
First reading of the application was approved in July 2021, but at a public hearing on Sept. 21 that same year, several area residents raised concerns about the developer's plans to build 13 residences in a wet and boggy area which has Springbank Creek entering in from the northeast side of the property.
Those opposed to the proposed residential estate, mainly from the nearby Westview Estates, cited their concerns with the developer’s stormwater plan, the number of proposed residences being built on the narrow property in an area with a high water table, the protection of the nearby wetlands, and road access concerns off of Range Road 33, with the potential for increased local traffic.
At that time, the developer’s representatives, B & A Planning Group, were directed by council to resubmit their Willow Creek Ranch Conceptual Scheme and return for another public hearing after fully addressing these concerns.
B & A Planning Group representative Ken Venner updated council on March 28 on what has been added to the Conceptual Scheme since 2021.
According to Venner, the number of proposed residential lots was reduced from 13 to 12. The Stormwater Management Plan was updated to include a stormwater pond designed for a one-in-100-year flood event, and to address concerns that low impact development techniques alone would not be sufficient to manage intense rainfall events.
The Stormwater Management Plan was also updated to include Overland Drainage Right-Of-Ways – one to carry water along the west boundary of the subject lands, and one running along the south of the subject lands to convey water running north from the Westview Estates lands.
Additionally, a significant swale was added to the plan on the southern side of the property on the border with Westview Estates to further contain and redirect run-off water from Willow Creek Ranch, and the plan included new protections for the Springbank Creek wetlands found on the property.
However, to Westview residents who came to the public hearing on March 28, the developer’s plans still did not go far enough to address their concerns. Several attendees mentioned how high the water table was in the area, and related their own frustrating circumstances going back to the origins of Westview Estates, where overland water is a significant challenge for current households in the community..
Several attendees explained to council that at certain times of the year, sump pumps must be used 24 hours per day in order to keep significant water out of their basements – and also how their septic fields have become overwhelmed at times, forcing some residents to reconstruct their septic tanks above ground.
Residents were also concerned the proposed 11 new residences (one of the proposed 12 is already built) being added north of them would alter the run-off patterns in the area and send more water their way.
But several RVC councillors did not agree, and pointed to the work done on the Willow Creek Ranch stormwater plan, which proposed a complex overland water management system.
“If this development were to move forward, and if they did meet all the stormwater requirements, it could help out the community that is to the south,” said RVC Mayor and Division 3 Coun. Crystal Kissel. “We are understanding you are struggling with water. That was very clear in the opposition presentations … I think just simply saying ‘No’ at this point is not really a solution for either community.”
Division 2 Coun. Don Kochan, who is the community's representative on council, disagreed with his colleague across the table.
“The stormwater issue in this area is very significant,” he stated. “I think it is going to be impacting many landowners in the area, and I think there is going to be more clarity as far as how indeed this stormwater is going to be managed. Having it managed through swales, and each individual property trying to maintain that swale.... I just don’t know if that is going to work.”
Kochan felt the matter should be referred to Alberta Environment and Protected Areas before the County decided to do anything else, as the provinical authority would have to be consulted anyway because the property would have some impact on Springbank Creek if approved.
“We are facing 13 waterbodies in a fairly wet area, and I think their input probably would be helpful to us proceeding with this,” he said.
Division 4 Coun. Samanntha Wright chimed in that she felt council should reject the Willow Creek Ranch Conceptual Scheme at this time, suggesting the developer had not addressed the major concerns brought forward previously by residents in Westview States.
“I know anything can be engineered if you throw enough money at it,” she said. “There is no ands, ifs or buts about that. The question is about if what we have in front of us today is sufficient.”
Division 5 Coun. Greg Boehkle reminded councillors that the Conceptual Scheme was only a first step. The applicant would have to submit the approved Conceptual Scheme to Alberta Environment and Protected Areas, and get feedback from them. That feedback could change that Conceptual Scheme significantly.
And even after that step, Boehlke said the application would have to return to council for final approval on the actual development permit.
“I don’t think there is a way of approving stormwater unless you approve this, and get out there and build the (stormwater management) plan,” he said. “The size or the amount of lots that are proposed could be amended by (Alberta Environment) themselves … So I don’t see any road forward by not giving approval.”
After the councillors' discussion, Division 1 Coun. Kevin Hanson moved that council approve the updated Willow Creek Ranch Conceptual Scheme, feeling that Kissel and Boehlke’s arguments were persuasive.
“I understand the frustration, and I know what it is like for other areas I represent that haven’t been well designed, and have issues,” Hanson said, citing an experience in his own subdivision, which has faced similar overland water problems.
“This is going to help the area, I believe, and potentially help coordinate with the County to provide a solution for the west end of Westview. And even helping out the neighbours to the south with a long swale.”
The motion passed by a vote of 5-2, with Wright and Kochan opposed.
