A new Community Area Structure Plan (CASP) was given first and second reading by Airdrie City council at a meeting Sept. 16 – another step forward for the project to create guidelines for development within the West Hills area.
“CASP approval is not necessarily an approval to proceed,” said Randy Sieben, general manager with Lamont Land Holdings, a member of the landowner group responsible for the application, during the public hearing.
“It’s really an approval to do more planning and get more information, and it’s through that additional process that all the details with respect to transportation and infrastructure implications with respect to our development will be addressed.”
According to Gail Gibeau, senior planner with the City, the West Hills CASP marks the first time an application has been brought to council for this type of planning document within the municipality’s post-annexation area.
The CASP includes three predominantly residential communities, according to Gibeau, and will provide for a neighbourhood commercial development along the south boundary of the plan area, west of 24 Street and north of Yankee Valley Boulevard. A range of housing forms have been proposed, she said, creating approximately 3,400 residential units to accommodate a population of around 9,100.
The medium-density development will be located directly adjacent to the existing Buffalo Rub community, and according to Coun. Tina Petrow, concerns have been raised regarding the impact the new construction will have on the neighbourhood – particularly if a significant buffer zone is not established to separate the two areas.
“I also have a concern that if there is higher-density properties in close proximity to our boundaries, that will have a significant impact on our property values,” said Kent Stout, whose Buffalo Rub property is immediately next to the CASP boundary. “I would encourage that if there are things that can be done to help preserve that privacy and that quiet enjoyment of our property, I would certainly appreciate it.”
Anticipated amenities within the West Hills CASP include three elementary or middle schools, a high school and various open spaces for the community – however, Gibeau noted that while lands for the elementary or middle schools will be acquired by the City as municipal reserve, a strategy for the acquisition of the lands for the high school site has not yet been determined.
“Staff has worked with the proponents to include policy language aimed at meeting the City’s overall objective,” she said, noting the document includes a requirement that, should no other option be exercised, proponents will pay a per-lot levy to be used for the purchase of lands for the school.
“This provides a backstop for this type of educational infrastructure required to support growth.”
Development within the West Hills CASP is proposed to occur concurrently, beginning in 2021 on the north and central quarter sections and 2022 for the land to the south. The plan anticipates the first phase to be completed in five to six years, while the second phase will take between eight and 10.
Additionally, a request was granted by council in February to expand the plan’s boundary to the west and north, Gibeau added, in keeping with the West Hills CASP boundary identified in the 12 Thousand Acres Plan.
“The landownership group [the applicant] is in the process of completing the necessary planning work required for the additional lands,” she said.
Second reading was carried unanimously. Couns. Candice Kolson and Ron Chapman did not vote on the matter, as they had recused themselves prior to the start of the public hearing due to pecuniary interest.
Before the document can return to council for third reading, it will need the approval of the Calgary Metropolitan Region Board.
