Town wetland at risk of development

By John Watson Local Journalism Initiative Reporter

Town of Strathmore council passed second and third readings for the WestCreek Area Structure Plan Amendment Bylaw, 25-07, during the May 7 regular meeting. 

First reading of the bylaw took place during the April 2, meeting. In accordance with the Municipal Government Act, a public hearing was required to be held prior to voting on further readings. This requirement was met during the same May 7 meeting. 

Town staff had received an application to amend the WestCreek Area Structure Plan bylaw 08-22 from Arcadis Professional Services Canada on behalf of West Strathmore Development, which proposed to amend the 2010 WestCreek Area Structure Plan.

The amendments were to update the development vision, several figures, proposed land uses, phasing of the project, servicing, and the addition of a new public utility lot, among a host of other changes. 

West Strathmore Development held an open house event, March 27, at the Strathmore Civic Centre, presenting their project plans and to gather feedback from the local community. 

The community development proposed in 2010 included the removal of a wetland, which falls under the jurisdiction of Alberta Environment and Protected Areas. The updated ASP suggested the removal of the same wetland in accordance with regulations established by the Province of Alberta. 

Proposed developments are to be located north of the Strathmore Lakes and Westmount communities, and west of Wheatland Trail.

Land use statistics presented before council include primarily indications for low density residential development within the revised Area Structure Plan, accounting for nearly 40 per cent of the total area structure plan. Less than two per cent is planned to be allocated for medium density residential development area.

A total of 1,002 units are proposed for development, to be allocated as single family detached units, mixed housing, and medium density attached units. 

On the opposite side of Wheatland Trail, south of Gray Park, the revised area structure plan has proposed to donate a 26.6 hectare parcel of land to the Town of Strathmore, which was originally intended to have been donated to the town in 2010.

Phase 1 of the Area Structure Plan also intends to donate a public utility lot to the town. The future use case for this plot of land has yet to be determined.

Following notice of the public hearing being scheduled regarding the Area Structure Plan, the Town of Strathmore received 12 letters from members of the public, all of which were to express objections, concerns, and opposition to the development on this particular plot of land. 

A 13th letter was received from Christ the Redeemer schools, which did not object in principle to the development, however their concerns were in regards to a lack of concrete plans to see more local schools constructed as Strathmore’s population continues to grow.

Concerns expressed by local residents included annotation of whether their own property values would be negatively impacted by the development, the destruction of critical local wetlands, guaranteed negative impact to local wildlife and sensitive species, increased risk of severe local fire damages, increased risk of flooding and stormwater problems, and newly created local traffic risks.

Regarding concerns to any potential flooding, flooding which occurred in the area of Wheeler Street in August 2024 was described by Town of Strathmore CAO Kevin Scoble as a one-in-100-year storm, according to meteorological data made available from the Calgary airport. 

“I think the important thing to remember is that the Westmount area currently drains through Wheeler into a culvert where the new storm pond is proposed. Strathmore Lakes drains into Strathmore Lake and then it comes around by pipe on the north side to that same culvert,” he said. “Strathmore Lakes does not flow through Westmount. There is a storm pond proposed here, those are discussions to be had with the developer at a later stage in the project. Basically, those flows can be accommodated in a storm pond or the developer can move our drainage around.”

Regarding previous flooding on and around Wheeler Street, Scoble added town administration will be putting a capital project in the 2026 capital plan to address the issue.

WestCreek Developments will be submitting a new Water Act application through the province as part of the approval process to develop the land. Currently no discussions have been had by the developer regarding a possibility should the outcome of the Water Act application be not approved. 

The WestCreek Area Structure Plan received Water Act approval in 2010 to remove the wetlands present on the subject lands, with extensions that were granted until 2018. 

As part of development conditions outlined in the Water Act, any construction must be completed outside of local nesting seasons. This is a condition the developer has committed to honouring. 

“We understand that the west wetlands provide seasonal habitat for a variety of bird species. To support ongoing habitat needs, the proposed storm pond in the southeast quadrant will be designed to offer an alternative sanctuary while also serving storm water management and community and amenity functions,” said Mike Festa, senior development manager with WestCreek Developments. “The removal of the west wetlands is necessary to facilitate the completion of the north boundary road, an essential connection into Wildflower Development. This road will enable continuous traffic flow from Wheatland Trail and improve emergency response times for residents in west Strathmore.”

Doug Slatnik, who served for 35 years with the Government of Alberta in environmental protection, addressed council during the meeting, cited the 2005 Wetland Conservation Plan having identified the wetlands proposed for removal as Biologically Significant Wetlands, with their significance being stated as High Species Diversity.

Sites such as these, being biologically and environmentally significant are under regular circumstances, protected by a no net loss clause detailed by the Town of Strathmore’s Wetland Conservation Policy. 

“Your own town has developed a conservation plan that advises that this location is a significant wetland or environmentally significant wetland, and I just can’t believe that people are prepared – as in individuals or companies like this are prepared to cover in a very viable wetland that your own past council members have dedicated and adopted as a comprehensive wetland,” said Slatnik. “Some of those wetlands that have been indicated on the other side of the highway that the company is prepared to turn over, if you look at it, a lot of that wetland is alkaline, not fresh water and wildlife does not use that kind of wetland at all.”

Similar concerns were raised by residents throughout the course of the meeting, describing objection and discontent with the proposal for development in the described area. 

Jamie Dougdale, director of infrastructure, operations, and development services reminded council and the public the meeting was for the purposes of discussing an amendment to an already existing and approved area structure plan.

Development rights on the parcel were and are existing. Had council voted not to approve the amendments to the Area Structure Plan, WestCreek Developments would still have been able to continue forward with their development plan.

“The wetland conservation plan was completed in 2005. The wetland conservation policy was adopted by council of the day in 2007. In that policy, there were recommendations to do a wetland implementation plan, and then to incorporate the wetland implementation plan into the land use bylaw. That never happened,” added Scoble. “When we are looking at developments relative to the land use bylaw, the land use bylaw trumps the conservation plan.”

Following debate and discussion, council voted unanimously to pass motions for second and third readings of the bylaw amendment, citing the updated area structure plan as the wiser development option.