A project to review the Janet Area Structure Plan (ASP) is nearing completion and amendments to the ASP are set to be considered at a public hearing in the fall.
“What we are trying to do is to offer policies to ensure that residents are protected,” said Dominic Kazmierczak, planning supervisor with RVC.
According to Kazmierczak, the Janet ASP was originally adopted in 2014 and includes approximately 5,700 acres of land adjacent to Calgary and Chestermere.
An approximately 2,400-acre portion of the ASP area located southeast of the Western Irrigation Canal is designated as a long-term development area. According to rockyview.ca, those lands are envisioned for a limited-service regional business centre to allow for commercial and industrial development.
According to the County’s website, when the lands on the west side of the canal approached 70 per cent build-out and a stormwater solution was identified for the area, an amendment to Janet ASP for the long-term development area was required before development could proceed. The current review project RVC is carrying out seeks to create that amendment.
Council approved a Terms of Reference for the project on May 28, 2019. The County has been working with the developer, area landowners and stakeholders to determine appropriate land uses, transportation networks and form the policies for future developments.
Kazmierczak said the review project is developer-funded, which indicates there has been demand for development in the area.
“Without developer funding, the County can only work on a limited number of ASPs each year,” Kazmierczak said. “Through our public engagement, we are aware that there are a number of other landowners in the ASP area that have development aspirations.”
The County’s draft plan includes broad criteria for future commercial uses in the area, such as large-format retail centres, shopping centres, outlet malls, office buildings, personal services, office parks, institutional uses and tourist facilities. Additionally, a maximum of 25 per cent of the local plan area may be suitable for light industrial land uses. Examples of those uses include general contractors, construction firms, self-storage facilities and warehouse sales.
According to the draft plan, the need for amendments to the Janet ASP was based on a number of factors including development pressure in the area, public concern, changing landscape conditions and the need for land-use policy to align with other County documents and policies.
The draft also said there was “strong support for the Janet area being developed primarily for industrial uses,” with a limited focus on commercial development.
According to Kazmierczak, the review project has reached a stage where revisions to the draft plan are being completed, after the public had an opportunity to submit feedback throughout July.
“We will take feedback from residents regarding concerns with the policies and plans,” he said. “They will have their chance to speak to council at the public hearing.”
Kazmierczak said he has heard concerns from nearby residents about the proximity of the proposed industrial lands and how their properties will interface with them.
"We do have a number of policies dealing with this matter," said Kazmierczak. "[There is] a 50 metre setback for industrial buildings from residential properties."
September will mark the start of the project’s final phase, he said, which will include the public hearing, any required amendments to the plan and ultimately council’s decision whether or not to adopt it.
A specific date for the public hearing has not yet been set, Kazmierczak said.
“We are working to try and address any remaining concerns,” he said.
Jordan Stricker, AirdrieToday.com
Follow me on Twitter @Jay_Strickz
