Following two public hearings, the conversation about the amendment of a land use bylaw that would allow structures as high as 25 metres to be built in upcoming community of Southbow Landing has residents of Riversong and The Willows asking for answers from the town.
Bylaw 01/2024, Southbow Landing Land Use Amendment, is proposed to facilitate medium and high-density residential developments, which is aligned with the Southbow Landing Neighbourhood Plan (SLNP).
It would change 12.31 acres of land from urban holdings to residential medium-density, alongside 15.18 acres converting from urban holdings to residential high-density.
The Town's response
In correspondence from the Town of Cochrane, the SLNP was brought forward by Philco Farms Ltd, who were the legal owners of the town at the time, with the plan being approved by council in 2015. In 2022, the project was acquired by Qualico, who now own the lands.
They confirm that the communities of Riversong and The Willows were considered in the original neighbourhood plan, outlining there were processes in place to ensure it was in alignment with previous policy direction.
It’s explained that after the SLNP was approved in 2015, the entire area was subject to a land use application in 2017, to assign the zoning planned in the neighbourhood plan. The entire community was subject to land use, except for the three current parcels of land in question.
Upon Qualico acquiring the lands in Southbow landing in 2022, the current neighbourhood plan is still in place, which led for their application for the remaining land use in accordance with the approved Plan.
Furthermore, the town confirms that Cochrane’s infrastructure is prepared to support the new occupants of the possible new multi-family high-density residential spaces.
“A review of available infrastructure capacity is part of Cochrane’s processes and becomes more detailed and refined as additional information becomes available through the various phases of development from high-level guiding statutory documents through the most detailed phases of Development & Building Permits,” the Town wrote.
When asked if the proposed 25-metre structures would be the tallest buildings in Cochrane, they outlined that they have not received any development permits and outlined that the current application is strictly for land use.
In terms of possible resolutions to the topic, the town said that by following their established application process, provided through hearings on Jan. 22 and Feb. 5, the applicant has made decision to request additional time to consider alternatives that would acknowledge and respond concerns from the hearings.
“This has been one of Cochrane’s best attended Public Hearings which are opportunities for the public to shape their community,” the town wrote. “We appreciate those that participated for investing their personal time and effort in helping to build and shape this great community.”
Residents’ rebuttal
Residents from Riversong and The Willows have banded together to form a new committee called - ‘No Southbow Towers.’
Three members of their members, Neil Egsgard, Dana Fenech, and Lisa Barrett, said that their group is dedicated to spreading awareness to their neighbours in each community.
“Tons of people expected development because people had done their due diligence and looks at their neighbourhood plan and documents, and understood that Southbow landing was going to be developed, but no one expected it to be 25-metre towers,” Egsgard said.
With a development plan that’s nearly a decade old, Fenech outlines that it does not reflect the current conditions of Cochrane and should not have been accepted.
“As soon as it changed hands to Qualico, a new neighbourhood plan should have been developed to reflect the communities as they stand now, not 10 years ago,” Fenech said. “10 years ago, most of us weren’t here, The Willows did not exist, half of Riversong did not exist.
“So, the developers claim that did the proper engagement, well that was 10 years ago, but you haven’t done it today, and today is what matters.”
Barrett added that the Town should take into consideration the residents that are already established in the area.
“They have 545 acres,” Barrett said. “Move those medium-density, or even if they need high-density, […] move it to the south side of James Walker Trail, where there won’t be any shading issues or it won’t change the quality of people’s lives.”
With a long list of potential problems in Cochrane, the trio outline the passing of the amendment will change Cochrane’s way of life.
“We do not have nine-story buildings anywhere in Cochrane,” Barrett said. “Our tallest building is five stories, and that’s the senior’s complex right beside No Frills.”
With the introduction of these potential towers for the community, Egsgard said outside of fundamentally affecting the quality of life of the surrounding area, it will also shape the image of Cochrane.
“They could put something that’s hideous, then everyone coming into town would have to look at that forever,” Egsgard said. “That will be the biggest issue for all of Cochrane is that these two things will be a visually defining characteristic of Cochrane.”
From utilities to traffic, Fenech outlines that Cochrane’s infrastructure is unprepared to support the new residents that would occupy the high-density residential spaces.
“We have no infrastructure to support almost 10,000 more residents coming into these communities,” Fenech said. “We have a lack of everything right now in this town because of over development.
“We do not have the capacity in any area from Fire [services], EMS, water, schools, or roads to support a massive development like this.”
Despite all their work to bring attention to the topic to the community, the group outlines that responsibility for whatever outcome lies with council. They hope that all elected officials at the RancheHouse appropriately represent the residents of The Willows and Riversong.
“They can say this isn't appropriate and says it has to be other solution,” Egsgard said. “Or they can say yes, the developers are more important than our residents.”
Barrett said with the outcry from the two hearings held at the RancheHouse, the voices of residents have been made more than clear to council.
“There wasn’t one resident from The Willows or Riversong that stood up there and said – ‘I support this,’ not one,” Barrett said. “So, if they make a decision in favour of that, they aren’t listening to their constituents, and I think that’s a big issue in this town.
“You need to listen to what your community is saying to you, and it isn’t just the The Willows of Riversong that don’t want this, it’s all of Cochrane. Because it opens that box for the future development of other nine-story buildings”
In the event the amendment passes, Fenech said there would be nothing the group could do.
“If they rezone at high density, then it's all in the developer's hands at that point,” Fenech said. “All we can do is continue trying to fight for the James Walker Trail expansion to be completed sooner than later, to try to alleviate the stress on these neighbourhoods and continue with that.”
