Okotoks - Residents wary of more homes in Westridge

Traffic and pollution are main concerns

By Laurel Nadon
Staff reporter

An increase in the number of homes planned for the new Westridge development in Okotoks has left residents with questions and concerns.
Rose Salnikowski chose to build in Westridge eight years ago because of the unique character of the neighbourhood, with each home different from the next.
The new development was originally to have 130 lots, consistent with the large lots in the area. The lot sizes have since been reduced to accommodate 171 homes.
“The greatest appeal of this location is the large lot and the unique architecture that distinguishes us from the cookie cutter communities that are springing up around us,” Salnikowski said.
“I think that in losing this uniqueness our property values will diminish. I propose that consistency is critical and that it be maintained. I have no doubt that other prospective buyers will be attracted to this concept as well.”
She said that density is the main issue. The homes in the area are now 50-feet wide, with the new development proposed at 40-feet wide.
“We’re going to have total inconsistency,” Salnikowski said. “They’re just going to pack them in. Westridge is the only unique place in Okotoks. All the newer developments are just like Calgary.”
She’s also concerned the added homes will increase traffic, having a detrimental impact on noise, air pollution and safety of children. She noted that the fire hazard also increases when houses are close together.
“The reason I built here was because it was low density and low traffic,” Salnikowski said.
She’s also heard from traffic consultants that each house generates 10 trips per day, which means an extra 1,710 trips per day for the area.
She also noted there are 20 children under the age of 10 in the 20 homes along Westridge Crescent. Those residents would like to see a park at the south end of the crescent instead of more homes.
Katherine Stangness, development manager for Qualico Communities, said that while a previous plan did have fewer homes, the lot sizes in the current plan are in accordance with the Town of Okotoks’ land use bylaw.
“We weren’t overly enthusiastic over the fluidity of that (previous) plan for park locations and transportation connections,” Stangness said. “We’re fairly optimistic that the plan we’ve come up with is an improvement.”
As to a fire hazard being created by more homes in the development, Stangness noted that Okotoks’ land use bylaw requires a large distance between homes. Homes are required to be a minimum of 19.68-feet apart.
“I wouldn’t be overly worried (about fire hazards),” Stangness said. “That’s a higher setback than you’d find in other municipalities in the area.”
Calgary, Airdrie and Cochrane all require a minimum distance of 7.9-feet between homes.
Qualico’s current plan also has homes without back lanes in the south portion of the new development.
Salnikowski would like to see back lanes included in the development to allow for better access for municipal and emergency vehicles and to reduce congestion in the streets. Salnikowski also hopes an environmental study will be completed before housing is considered in a boggy, low-lying field to the east of her home. She’s been told by other residents that there’s a spring underneath the nearby hill.
Stangness said this area was excavated to provide dirt for the north side of the development.
“There’s no spring there or source for water. Because it’s located at the base of a fairly steep hill, it’s become wet there,” Stangness said.
She said Qualico will undertake any studies that the town requires.
Stangness also noted the plan hasn’t been finalized as Qualico is still in the public consultation process. Qualico is meeting with the Town of Okotoks this week to discuss the concept. They’re also reviewing letters and comments received at their open house on Sept. 19 and considering amendments to the plan.
“The concept is still fluid and changes are being considered subsequent to comments we’ve heard,” Stangness said.
Salnikowski said they weren’t informed of the open house and they’d like to have another meeting. She’s now organizing community representatives to share their concerns with Qualico and the town.
Okotoks Municipal Manager Rick Quail said the concepts are still in the proposal stage.
“There will be an extensive public consultation process, but council has made no decisions,” Quail said.
He noted that Westridge was built in the ‘90s when the land use bylaw requirement was 50-feet. The bylaw was changed to 40-feet in the early ‘90s.
The Municipal Planning Commission will make the final decision on the plans for development if there are no zoning changes.
Qualico hopes to begin construction in the spring of 2006.