A proposed development east of Aldersyde is one step closer to reality.
At their March 12 meeting, Foothills County Council voted on second and third readings for the Highfield & Rowland Acres Area Structure Plan (ASP).
The project would include two neighbourhoods built over 1,162.43 acres of land, including as many as 5,600 residential properties, a fire hall, and a school site.
The ASP received first reading last June, but it hasn't been without its share of controversy.
Many area residents have voiced their opposition to the project, including concerns that it would be a detriment to the area's rural character, and that its proposed density would lead to a population nearing that of High River.
The meeting saw many residents in attendance, with one person parking a tractor in front of the Foothills County administration building adorned with signs opposing the ASP.
One major point of discussion for council members at the March 12 meeting surrounded the dissolution of the Calgary Metropolitan Region Board (CMRB), given that the ASP was designed under CMRB guidelines.
Councillor Rob Siewert felt the ASP needed major changes to address the situation.
"There is no doubt that this plan was put together under an entirely different planning framework than what we're under today, and it just doesn't fit under today's rules, today's understanding of planning. There was approximately 500 submissions to that public hearing, a vast majority of them also spoke to the CMRB... It simply would not be right to give this thing final check off without going back and revisiting what it looks like, to replan it in terms of 'How does it fit for today?' Because it doesn't fit any longer."
Councillor Alan Alger echoed sentiments around the density and estimates surrounding population.
"My concern is, again, related to the density. So there's a lot of confusion, we received a lot of letters from the folks, and as you read through them, there's a lot of concerns about the densities within this ASP and it is a little confusing, and I wouldn't mind a little clarity on it."
He also sought clarity on secondary suites, as the ASP states that they "may be permitted," despite the fact that they aren't allowed in other Hamlet Growth Areas including Heritage Pointe and Priddis.
Traffic infrastructure was discussed as well, with concerns over safety of Highway 547 in its current state and a suggestion that the bridge in the proposed Highfield development area be upgraded before the project moves forward.
There was some uncertainty over whether or not major changes to the ASP should be suggested at this stage, with Deputy Reeve Don Waldorf feeling they should be reserved for later steps in the process.
"This is in the ASP application. Yes, it is prerogative to make changes, but not today. It's at the Land Use and Subdivisions changes. Getting bogged down in this detail, that's not what today's process is all about."
Ultimately, the ASP received second reading by a vote of 4-3, with Castell, Alger, Miller, Waldorf in favour, and McHugh, Siewert, and Oel opposed.
Speaking before the vote, Siewert reiterated the desire of many county residents to maintain the area's rural feel.
"We have heard from residents, a lot from Division 1 and 7, but also from many parts of the county, who have spoken up and requested that we maintain the rural character of Foothills County. Oddly enough, that's exactly what we heard from every corner of the county when the MDP 2010 was developed. People want us to maintain the rural character of the county. This development changes that. It begins a big slope to urbanizing Foothills County, something which our residents everywhere have asked us not to do."
Reeve Miller also addressed the room prior to the vote.
She stressed the relatively small density when compared to rural developments, and the County's extensive work to keep the proposed density as low as possible while the CMRB was still in operation.
"I know that many have concerns about this development. It's an urban style development in the middle of the county. I can assure you, as I have said previously, would never be allowed in any urban municipality surrounding us because it is not dense enough," said Miller. We are not developing at an alarming rate in the Foothills. The last major development was an 80-acre lot in Greenhaven 19 years ago. Heritage Pointe was over 25 years ago and it's still not fully developed. We are not trying to do ad hoc development... Do we want five more developments like this in Foothills County? Probably not."
The date for ASP's third reading has not yet been determined.