More housing approved for acreage areas

Two subdivisions are slated for higher density housing in Turner Valley’s southwest in the future following a favourable response from many acreage owners in the area.

Town council gave final reading on the Okalta-Cuffling Flats Area Redevelopment Plan at its Dec. 5 meeting, although it could be 20 years before any changes occur. There are currently 29 acreages in the area.

The decision followed a third public information session on the redevelopment plan on Sept. 14. Several of the 25 people in attendance responded positively to 25 acres of residential development, nine acres of recreation use and parks, 11 acres of roads and 15 acres of existing raw-water reservoir and storm ponds.

The 60-acre plan also includes a trail network, municipal reserve lands and various housing types and lot sizes.

“I see it as a starting point,” said Coun. Sandra Rishaug. “I know in the end it may not turn out like this at all. We need to say this is what we’re thinking and I’m quite sure it will change.”

Coun. Dona Fluter told council earlier this month that she is “not comfortable with where the plan sits.

“It envelopes a whole area that’s two separate entities – Okalta and Cuffling Flats,” she said. “Cuffling Flats has some topographical challenges that Okalta doesn’t have.”

Fluter added that she would like to see more tweaking to the redevelopment plan and that another public engagement session should be held.

“There’s opportunities to redefine it a little better,” she said. “It just needs a lot of work as far as I’m concerned. This isn’t a run of the mill new development area. You’ve got an area where development has occurred and there is no rhyme or reason to it. I would feel more comfortable having a final document and not having to make amendments to it.”

Fluter added she would like to have it stipulated within the plan that the Town will continue to work with the residents to provide sewer and water services. Those living in the acreages use wells and septic tanks.

Coun. John Waring shared Fluter’s concerns when council passed the first and second readings for the area redevelopment plan Nov. 21.

“I feel north of the river and south of the river are individual areas and each of them should be looked at separately and not together,” he had said. “The timeframe of one area will be quicker than the other. You’ve almost got to work around each individual section to see how you can maximize the land use.”

When the area redevelopment plan came to the council table for the third reading, Waring told council that the plan provides a basis for something to build from.

“We are not locked into anything,” he said. “We’ve got a lot of freedom within this document to do what you want to do.”

Turner Valley Town planner Matthew Atkinson said most of the comments he received from residents at September’s public information session were generally positive, with some wanting to see higher housing density to allow for cheaper infrastructure costs and others wanting low density housing to maintain the area’s country feel.

Several residents asked when the area will see the addition of sewer and water services, he added.

The Cuffling Flats and Okalta acreage homes became part of Turner Valley in 1971 and have not been connected to the Town’s water and sewer service despite residents requests to be hooked up with the town services for years.

Town administration says the price tag to provide water services could run in the millions and the area’s low-housing density makes providing the services difficult.

Barry Williamson, chief administrative officer, said water and sewer will need to be in place prior to development and provision of those services will be reviewed annually through the Town’s 10-year capital plan.

Williamson told council that more time and effort has been put into the Okalta-Cuffling Flats Area Redevelopment Plan than any other redevelopment plan in Turner Valley.

“I don’t see improving on the process,” he said. “We’ve pretty much exhausted all the money dedicated to this. With the number of public sessions (we’ve had) I don’t think you can get a better balanced document than what you’re dealing with.”