FORMERLY THE ROCKY VIEW FIVE VILLAGE WEEKLY
Volume 35, Number 27	OFFICIAL NEWSPAPER FOR THE MD OF ROCKY VIEW #44	Tuesday, July 1, 2008
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Wide study areas proposed in Rocky View
Enrique Massot

The Reeve of the MD of Rocky View was ecstatic with the new broad-based planning instruments that include new neighbourhood area plans and a new trail-classification system developed by the MD’s planning department.

"This has been a stellar day for the planning department," said Lois Habberfield.

On June 17 Council gave the green light to administration to pursue several initiatives presented by the planners, who told council that two broad-based context studies would be conducted in east Rocky View and Springbank, as a result of sustained growth pressures in the two areas.

"We are trying to fill a void in information," said director of planning and community services Lorie Pesowski.

As a result of various development applications in Springbank and East Rocky View administration initiated the two studies that will provide information and analysis about the current situation in these two areas.

Municipal planner Jared Kassel said owners of isolated parcels are approaching planners and "to exacerbate the problem, large projects have been proposed."

"One development proposal, taken in isolation, may not look too bad," he said.

However, the cumulative effects of such incremental approach could not be appreciated, he added.

Coun. Gordon Branson was surprised by the timing of the initiative on the wake of current local, regional and provincial planning initiatives.

"Some of the outcomes and aspirations seem to refer to the growth management strategy," he said. "Why do we have this disconnect with the strategy?"

Dietrich said the study areas would rather respond to Rocky View’s strategy, as opposed to guiding it.

Coun. Earl Solberg asked whether the studies would become policy.

"These studies are merely information gathering," Dietrich said.

Coun. Mitch Yurchak emphasized caution when approving development proposals.

"We need to be careful not to rubber stamp development proposals just because they fit into the puzzle," he said.

Alberta’s current regulatory system is based on a project-by-project approval, therefore, the cumulative effects of development have not been taken into account so far, Dietrich said.

"The studies aim to flag land use issues that need to be considered to respond better to development challenges," the report stated. The report went on to state that the ‘triple bottom line’ has become a recognized tool to evaluate whether a development aims to be socially, environmentally and economically responsible.

"In the past, these core characteristics of development have not been considered consistently ... and a pattern of inconsistency and unsustainable practices has resulted."

Planners will investigate how the triple bottom line approach can be incorporated into managing growth pressures in Rocky View, the report added.

Future development in the MD, however, will be dependent upon planning initiatives such as that of the Calgary Regional Partnership, the provincial land use framework, and the MD’s growth management strategy, planners wrote.

East Rocky View Context Study
MD planners reported to MD councillors that residential and commercial growth on the east side of Rocky View is resulting in higher densities, mixed uses, and comprehensive land uses which is in competition with the desire to maintain a rural setting and protect agricultural lands.

Planning in areas outside area structure plans is guided by Rocky View’s municipal development plan, which aims to support sustainable planning practices and preserve and protect agricultural lands.

The context study would guide the establishment of new area structure plans, a review of existing plans, and an evaluation of current land-use applications.

"We are trying to fill a void in information," said Pesowski.

According to the report, if the majority of the current planning applications for east Rocky View were to be approved by council "there would be an erratic compartmentalization of semi-urban residential and commercial uses, separated by strips of agricultural lands".

In the last few years, numerous parcels of land have changed hands along a sewer line bisecting the area from Balzac to Langdon, which will likely increase development pressures when a parallel pipeline conveying water to Balzac is built.

The context study area would include location of transportation corridors, groundwater aquifer discharge and recharge areas, existing environmental reserves, and location of the east Rocky View wastewater line.

Springbank Context Study
Sought-after for its proximity to the foothills and the Rockies, land in Springbank has become a hot commodity.

Planners told MD councillors that since the Central Springbank and the North Springbank area structure plans (ASP) the type of development proposals have shifted and are no longer in tune with the policies contained in those plans.

A planning report outlined that proposed developments in the area include large commercial centres, mixed-use development, medium-density residential, high-density seniors housing and civic core uses.

The Central Springbank ASP became a battlefield in 2001, when acreage residents, who supported two-acre minimum lot size for the area opposed a draft written by the ASP steering committee allowing for lots as small as half acre. Large landowners, however, were in support of the smaller lot size. The plan was adopted after council amended the plan to keep lots at a minimum size of two acres.