Rocky View County council approved a land redesignation request for the controversial Springbank-area Bingham Crossing project, Nov. 1.
In a 5-4 vote, at a public hearing that spanned over two days and close to 20 hours, dozens of people spoke both in favour and against the proposed development, to be located kitty-corner to Calaway Park, west of Calgary and adjacent to Highway 1.
Bingham Crossing will include a village centre with a multi-level senior housing complex, office, retail and commercial spaces.
“Shame on you,” yelled someone from the crowd when the vote was announced.
“What about democracy?” another hollered as someone else called out “brutal.”
Councillor Al Sacuta, who voted against approval, quickly packed his bag after the vote and left council chambers declining to stay and vote on amendments to the land-use bylaw. People from the audience began to trickle out as well.
“I’m in actual shock,” said Springbank resident Renae Wolf just after council made the decision around 10:30 p.m. “These people are elected by us and I don’t think they listened,” she said.
This was the final public hearing required for the developer and the public’s last chance to voice their concerns. The conceptual scheme was approved during a separate 12-hour public hearing on Sept. 11.
In 2010, council defeated Bingham Crossing’s conceptual plan, which would take up two quarter sections. It has since been reduced to one quarter section. Roundabouts and upgrades to roadways, a buffer along the north edge of the site, seniors’ housing, a regional trail system, an advanced water treatment facility and spray irrigation technology were incorporated into the new plan.
Phase 1 of three was on the table last week with a request to redesignate 80 acres of land for the village. Development is expected on 32 acres, including 10 for the seniors complex. The remaining space is for setbacks, interchange expansion and buffer zones.
People opposed to the development said they moved to Springbank to be away from shopping centres and didn’t feel Bingham Crossing was the right fit for the community.
They said it would bring increased traffic, crime, noise and pollution to the area. They said they were worried about stormwater runoff in an area that is known to flood.
They were concerned with the potential full build-out of the centre, which will span 900,000 square feet. In comparison, CrossIron Mills mall in Balzac is 1.1 million square feet. The Springbank centre is expected to be developed in phases over the next 20 years.
“This is my home, it’s where I live, it’s where my family lives,” said Kristjan Thorsteinson, a resident opposed to the development. He said there is already a sense of community and places for people to meet.
People in favour said the location for Bingham makes sense because the land is close to other commercial entities such as Calaway Park and isn’t suitable for farming.
They said change is inevitable and it would be nice to have a shopping centre close by.
“This reminds me of Calaway Park,” said resident Maureen Munro, adding there was opposition to the park 31 years ago.
However, she pointed out, it provided jobs for the youth and people now accept the park.
“Our seniors need to have the opportunity to retire in the district they love and have contributed so much to,” she said.
After the public presentations, representatives from Bingham were given the opportunity for rebuttal, council then asked for clarification on points raised during the public hearing.
“A lot of what’s been said was dealt with Sept. 11,” said Ron Renaud, one of the owners for Bingham Crossing Properties Inc. “This plan is still the same plan... the land use is just another step in the process. I understand a lot of comments were based on fear and uncertainty. I hope to prove to the community that this will be something for them to be proud of.”
Road infrastructure was a sore issue for some councillors. They were told Bingham Crossing would pay for the necessary road upgrades.
Sacuta wanted to know who would foot the bill if more traffic than anticipated was required and upgrades were needed.
“If we have to accelerate and Alberta Transportation doesn’t pick up the bill, who would?” he asked.
He was told by administration council would speak with developers but ultimately the decision would come down to the council of the day whether to get the money through taxes.
“I am astounded by the interest Springbank community has displayed in the last two days,” said Councillor Kim Magnuson, who made the motion to defeat the bylaw. “I value their input because they live in the community.”
Councillors Liz Breakey, Margaret Bahcheli and Al Sacuta supported Magnuson.
“I think they want more services just not this place or this size right now,” said Bacheli. “I think there’s a middle ground and we’re not there yet.”
Reeve Rolly Ashdown disagreed.
“I don’t think there’s a good enough planning reason not to go through with the DC planning bylaw in front of us,” he said, adding he felt it would be an asset for the area.
For more information on a judicial review relating to the project, see page “Springbank fights back over development.”
