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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Bearspaw
Willow Creek subdivision approved
Enrique Massot

A Bearspaw multi-lot development has received subdivision approval from the MD of Rocky View council, after the developer scaled down the scope of the project.

Area Coun. Hopeton Louden fostered approval of the Willow Creek subdivision and acknowledged the developers’ acceptance of stormwater flows during recent heavy rainfall.

Neighbouring landowners staunchly opposed the Willow Creek proposal early last year, when it proposed to create 72 lots on 160 acres on Woodland Road, north of Highway 1A.

In March 2007, council sent developer Encore Prime Developments Corp. back to the drawing board.

In July 2007, the developer received approval for a new concept plan, proposing subdivision of 52 two-acre lots on the quarter section.

The developers said their early, 72-lot proposal was based on conservative design principles, supporting smaller lots and larger common open spaces.

But neighbours were concerned the density, higher than that in nearby subdivisions, would discharge too much effluent into the ground, exacerbating the area’s chronic drainage problems.

They also argued that conservation design ideas advocate to cluster lots but without increasing their overall numbers.

In response to the concerns, Willow Creek developers presented a proposal with a smaller number of lots, which was approved last July. Encore Prime must ensure stormwater management through a plan in accordance with the MD’s Bearspaw Master Drainage Plan, to be approved by Alberta Environment and the MD.

In addition, an agreement between Encore Prime and the downhill Bearspaw Country Club golf course ensures stormwater conveyance, storage and release rates.

The developer will equip each home with advanced sewage treatment systems meeting Alberta’s NSF 40 Standard for residential.

However, the Calgary Health Region stated concerns about the development of septic fields on each residential lot and its cumulative impact on groundwater.

Each house will be equipped with firefighting sprinkler systems, and two hydrants will be made available only to fill fire pumper trucks. However, the hydrants will not be made available for direct firefighting purposes due to the lack of available pressure from water provider Rocky View Water Co-op.

Coun. Mitch Yurchak asked why a hydrant system with direct firefighting capabilities could not be provided.

"On these type of large developments with 200-plus people, why do we not see a pressurized system?" he asked.

Yurchak said he wanted to make sure all that had been approved at the concept phase had been translated into the subdivision proposal.

"We want to make sure the amenities are here," he said.

A trail system with viewing and seating areas as well as a central play and parking area will be included in the subdivision along a system of continuous ponds for public use.