Rocky View County council unanimously rejected a contentious subdivision application that would have seen a four-acre parcel split in two, March 27.
The parcel, owned by Jihad Sarhan, is located in a long-standing acreage community in Elbow Valley Estates developed in 1978. A number of neighbours were in attendance and presented a petition signed by more than 60 residents in opposition to the development.
ìThe breadth and unanimity of the communityís opposition is unique to me,î said Councillor Margaret Bahcheli. ìItís a serious impediment that canít be ignored.î
The community is serviced by the Elbow River Estates Water Co-op and a private sewage treatment system.
A water pipe from the Co-opís system is available for service, however, the organizationís board indicated it doesnít permit subdivision of its current lots.
The board also stated no water would be available as it ìcurrently operates at the limit of its capacity to supply waterÖ and would not be able to supply water to additional residences without jeopardizing service to current lot owners.î
During his presentation, Sarhan said he planned to drill a well and install a private sewage system for the new lot. He also presented material proving there were no technical reasons to reject his request.
Van Ridout of Western Water Resources said a preliminary test showed the amount of water available is well beyond the typical requirement for a home.
Sarhan, who has lived in the neighbourhood for about two years, offered the use of the well to Rocky View Fire Services in case of an emergency.
When asked if he had engaged in community consultation prior to submitting the rezoning application, Sarhan said he felt going through the County would be better due to the communityís opposition.
ìI felt the tension and I didnít want to increase that tension,î he said.
A number of neighbours spoke out in opposition citing an impact on property values, a lack of water and impacts to lifestyle as reasons to deny the application.
Trevor Conway, chairman of the Elbow River Estates Community Association, said the communityís resistance goes well beyond the issue of potable water.
ìOur opposition to the subdivision is based on a 30-plus year history as an acreage community,î he said. ìWe arenít interested in ad-hoc development that will increase density, increase traffic and will change the very nature of the community.î
Gordon Lang, a resident who has lived in the community for more than 25 years, said he is concerned about the social impact the subdivision would have.
ìThis is going to result in panicking,î said Lang.
ìI would urge you not to give approval to this application on the basis of community support and community peace.î
Sarhan argued that other subdivisions were improbable as most of the nearby homes were built in the middle of the lots, unlike his home, which was constructed on the edge of his four-acre parcel.
ìI am on the fringe, adjacent to a municipal reserve,î he said, adding views and property values were unlikely to be affected as claimed by the opposition.
Councillor Al Sacuta said despite the logical location and lack of technical restraints, he was against the subdivision.
ìHaving no consultation with the community speaks that there is a lot more work to do to get this approved,î he said.
Councillor Lois Habberfield agreed.
ìIím in support of building communities and I think this is very strongly opposed by the community,î she said.
ìUntil the community is ready to accept a changeÖ this is premature.î
