FORMERLY THE ROCKY VIEW FIVE VILLAGE WEEKLY
Volume 35, Number 28	OFFICIAL NEWSPAPER FOR THE MD OF ROCKY VIEW #44	Tuesday, July 8, 2008
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Water concerns sink multi-lot proposal
Enrique Massot

Water concerns and opposition from area residents put a snag in a proposal to subdivide two large country residential parcels into smaller acreages near Airdrie.

The MD of Rocky View council turned down an application to rezone 25 acres of land to allow the subdivision of 10 residential lots, after as many as 16 neighbours wrote letters in opposition to the plan.

The proposed site is located three quarters of a mile west of the City of Airdrie, at the intersection of Highway 567 and Range Road 13.

Reeve Lois Habberfield, who is the councillor representing the area, acknowledged the residents’ opposition and made a motion for refusal, after handing over the chair.

"There is considerable opposition to go to residential-one (district)," she said. "I have to agree with some of these concerns."

About 240 acres in the vicinity have been subdivided into approximately 34 parcels.

Coun. Gordon Branson supported Habberfield’s motion and said her position was consistent with the concerns "the community voiced loud and clear".

Coun. Mitch Yurchak concurred.

"We have seen 20-acre parcels in other areas, with co-operation of the landowners, can be redeveloped very effectively," he said.

Municipal planners had recommended council approve the proposal.

"Staff has worked with the applicants to provide a sound subdivision design," noted the planners.

Council was told that the applicants had completed a groundwater evaluation and a traffic impact assessment, in response to requirements of provincial agencies and area residents’ concerns.

The planners also said that the applicants held an open house to introduce their proposal to the neighbourhood and release the results of the studies.

Applicant Robert Guizzo said water tests showed there was enough water for the development.

"Recovery of the wells was extremely good," he said.

However, neighbours were not convinced the local aquifer would support eight new residential units in the quarter section.

Area landowner Elizabeth Struble said she would support the development if she had access to independent studies on water availability.

"Water is first come-first served," she said. "We are trying to protect that right."

Area resident Fred Robichaud also questioned tests commissioned by the applicants, in light of the neighbours’ direct experience with the area’s groundwater scarcity.

"I wonder if the reports are accurate as they could be," he said.

MD planners acknowledged the whole quarter section could benefit from comprehensive planning that would address adjacent owners’ concerns regarding the local road network.

In addition, planners noted that the City of Airdrie supported an urban overlay or conceptual scheme, as the proposed rezoning is located within a potential urban growth corridor.

However, the planners added, the MD is not obligated to apply inter-municipal policies in the area.

"The area is located in the notification area only," said municipal planner Rick Michalenko.

Council unanimously supported Habberfield’s motion to refuse the application.