Changes to a plan that proposes more development in Black Diamond’s southeast is getting a favourable response after initially raising concerns.
The Town of Black Diamond and Calgary consultant Urban Systems presented a revised structure plan for the Kaiser area south of Highway 7, which calls for 596 homes and 4.4 acres for commercial development, at a public meeting June 28.
“I’m really pleased,” said Black Diamond resident Sandra Farr-Jones, member of the town’s Municipal Planning Commission. “When this was set up in the spring there was a lot of very negative comments from people. They did a really good job of addressing those.”
The plan encompasses roughly 102 acres of land and was initially completed in 1992.
The plan needed to be updated due to changing land-use rules and development in neighbouring areas over the past two decades. About 60 acres are currently vacant.
“It looks like a good use of land to me,” said Jen Hughes, of Okotoks, who works for homebuilder Woodmaster Homes. “They put a lot of thought into low, medium and high density housing.”
The Town and Urban Systems took suggestions made at a public meeting last fall as it worked on changes to the plan, including more affordable housing options, multi-use pathways, protecting existing wetlands, more open spaces and sidewalks on both sides of the street. Suggestions were also made to establish guidelines and architectural controls to reflect Black Diamond’s historical character.
The revised plan calls for a commercial area adjacent to Highway 7, where Wood King is currently located, that will likely include a gas station, convenience store, grocery store, hotel or motel and small service retail or personal services.
Meghan Aebig, Urban Systems project engineer, said the comments she heard were positive and the plan will go to council for approval this fall.
“It could be next year or 25 years from now,” she said of when development could begin. “It’s developer driven.”
After talking with residents at last week’s public session, Urban Systems consultant Ori Abara said people were happy with the proposed pathway and plans to preserve the existing one-acre of wetlands, half of which runs through the Kaiser area.
Some concerns still remain, particularly over whether the current water supply can accommodate the proposed development, she said.
The Sheep River Regional Utility Corporation is currently searching for more water sources as it struggles to top up the raw water reservoir with just three water wells and a dry spring and winter.
Access to the community from existing roads was also a concern. There are only three access points to the area - two at the north end connecting to Highway 7 and one to the south connecting with 4th Street.
Abara said an environmental reserve to the east and a lack of roads to the west limits further access points.
Town planner Rod Ross said the original plan had two west connectors, but the preservation of the wetlands and the trailer park expansion since has eliminated those options.
Ross said he feels the three access points are adequate for the proposed development and is happy with Urban System’s plan.
“I think this is a good concept,” he said. “I haven’t heard any major changes or concerns from the public.”
Ross said that traffic will increase on 4th Avenue once development takes place, adding the road was designed for that.
Several ideas were presented to the public last fall and Ross said he appreciated that a concept was presented this time.
“We had more information to provide the public,” he said. “That might have resulted in a better response - something more concrete to respond to than the more vague planning ideas that were presented in the fall.”
The plan is scheduled to be presented to Black Diamond Town council this fall.
