After a long debate, Rocky View County council rejected a redesignation application for a commercial district proposed for the Cochrane area, Oct. 25.
Terry and Judith Edge own the 51-acre parcel, located about 11 kilometres west of Calgary, north of Highway 1 and east of Highway 22, 500 metres from a gas station and restaurant on the north side of Highway 1.
Their vision for the western- and rodeo-themed commercial centre was to create a gathering place for the community on their family’s 125-year-old farm.
“This is a unique development, this is not just another shopping centre,” said Glen Martin, of Martin Consultants, on behalf of the Edges.
The plan called for life-size bronze statues, western heritage architecture and art and the presence of local associations such as the Western Stockman’s Foundation to support the theme.
The design also included upgrades to the large existing wetland, tree planting, and walking and biking paths. Potential businesses included a restaurant, coffee outlet, gift boutiques, artist studios and bed and breakfast, according to Edge.
The applicants had no concrete plans for water, sewer and stormwater servicing. The proposal was also complicated by Alberta Transportation’s (AT) interest in the land for a future upgrading and widening project.
For those reasons, as well as concern about a lack of comprehensive planning for the area, County staff recommended council refuse the application.
However, Martin argued the proposed site was identified as a minor business corridor in the Growth Management Strategy, endorsed by council in 2007. He added that creating an area structure plan would take too long.
Edge agreed.
“That puts the whole project on hold past my time,” he said. “I would like to see something done… the sooner the better.”
According to Martin, County staff encouraged his clients to go ahead with the rezoning approval. He said the neighbours were in favour and AT had no objections.
“They (AT) are comfortable that the traffic can be accommodated, otherwise they would have told you so,” said Martin. “(The project) is supported by people living adjacent, it is supported by AT. This is a very unique opportunity for Rocky View.”
However, several councillors expressed concern about the project.
“I have grave difficulties summarily approving the proposal,” said Butler. “I would prefer a broader, County-led plan.”
Councillor Al Sacuta echoed Butler’s comments.
“This application is premature,” he said. “I am really reluctant to parachute a commercial development into the Foothills without a plan.”
Councillor Greg Boehlke said coming up with a comprehensive plan for the area would take years.
“A County-led initiative or waiting for AT to make up their minds, my grandchildren will be in walkers before it will happen,” he said. “I don’t think it is fair to hold development up, especially when it fits the area.”
Councillor Earl Solberg said the applicants should be given a chance to complete the necessary studies.
“They should be given the opportunity to go away and get the information they need,” he said. “I do think these people have the right location, the right development proposal for the location.”
Councillors Kim Magnuson, Margaret Bahcheli, Butler, Lois Habberfield and Sacuta voted against the rezoning application, while councillors Boehlke, Solberg and Reeve Rolly Ashdown were in favour of the development. Councillor Paul McLean was absent.
