Town approves WestCreek ASP, related land use bylaw amendments

By John Watson Local Journalism Initiative Reporter

The WestCreek Area Structure Plan will continue through its initial phases of development as two amending bylaws were approved by Strathmore council. 

Bylaw 25-17 serves to amend the previous ASP Bylaw 08-22, and Bylaw 25-08 serves to amend the Town of Strathmore land use bylaw. These are in order to facilitate the legal future development of the region designated by the WestCreek ASP under their land use concept. 

Chuck Proctor, manager of development services explained during the public hearing portion of the meeting, Bylaw 25-17 was brought forward to correct an error which was previously observed in Bylaw 25-07. 

One of the WestCreek ASP maps was mistakenly omitted from the bylaw due to error, and the recommended action was to pass a new bylaw to properly include the map into the ASP. The map remains the same as it had previously been presented for Bylaw 25-07.

The area north of Strathmore Heights and west of Wheatland Trail is intended for development of residential housing including single family detached, semi-detached, and duplex dwellings. 

Land is also allocated for emergency services, stormwater management, and linear open space through the ASP. 

Strathmore residents have contested the approval of the development, expressing discontent with the idea of longstanding local wetlands being filled in to make way for the proposed housing lots. 

“In the previous six-page submission, we identified 38 additional species that your biologists did not identify. That is a total of 75 species in the development area, of which, 15 are provincially designated as sensitive or at risk, and one is endangered,” said Brent Robinson, who spoke during the public hearing. 

“Wetlands ST13, 14, and 15 in your Strathmore Wetland Conservation Plan dated Aug. 7, 2005, are designated as biologically significant. ST16 is designated as socioeconomically significant; your own biologists note in the plan they completed the study over a single day and that was 20 years ago.”

Robinson, who indicated he maintains a background managing oil and gas sector engineering projects, suggested a full environmental assessment should be conducted for the subject areas, as per the Alberta Provincial Environmental Protection Act, Section 39.

He added according to the town’s own wetland conservation policy, dated April 18, 2007, no development shall be permitted within 30 meters of the legal bank of a permanent and naturally occurring wetland.

This, among several other local policy violations were pointed out during his presentation to council. 

“The way the multitude of laws are written, there is no way it would be accepted in its current format. Just your policy alone with your 30-meter setback from the existing wetlands … there is no way that you could develop that area,” said Robinson. “I would not be completely unreasonable and say no development, but the way that it is proposed right now, it is violating your own policies, so I do not understand the point of the policy if you are not going to enforce it.”

The presentation which was made to council by WestCreek Developments and Arcadis clarified the intent of the changes indicated by the bylaw amendment.

These are largely to address environmental concerns such as stormwater management, increased affordability of eventual properties, accommodation for emergency services and of open spaces, minimum yard setbacks, and parking allotments. Changes are listed in detail in council’s June 18 meeting agenda.

Council voted to approve second and third readings of Bylaw 25-17 after clarification that the vote was solely on the basis of accepting the amendment related to the previously omitted map, which was done in error. 

This particular decision was not made in relation to saving or developing the wetlands in question, which was a decision made in 2010 by a previous council. Whether approvals for development become revoked is at this time and stage, an entirely separate matter. 

Second and third readings of Bylaw 25-08 were also approved, with Coun. Richard Wegener in opposition.