Council got an earful regarding the proposed Greystone development at the June 18 regular and non-statutory public hearings. Chief among the concerns expressed were the timing of the development while traffic and infrastructure problems persist. Burnswest delivered its plan to redevelop the exhausted gravel pit located along Griffin Road near the Spray Lake Sawmills Family Sports Centre (SLSFSC) to a RancheHouse room of nearly 100 people. Burnswest's vision of the mixed-use community that would house roughly 1,800 people, combines business and light industrial parks and commercial development. The plan is pedestrian-centric, includes an interactive plaza space, an athletic field, central park and expansive pathways in an effort to counter urban sprawl. Jeff Burns of Burnswest referred to the development as a "rare opportunity" for the heart of town, highlighting that the fibre-wired, transit-ready community would attract talent and skilled workers and be the hub for an estimated 38 per cent of Cochrane's future jobs over the next 50 years. Residents of Riverview, namely the Riverview Community Association (RCA), maintain that while they support much of what the development will bring to town - namely commercial space and jobs - they feel their concerns have fallen on deaf ears since the plan was first presented in the fall of 2016. Nearly 50 per cent of the Riverview community homeowners are members of the RCA (205 out of the 416 homes). The RCA takes considerable issue with the "anticipated" density of 8.2 units per acre (upa) versus "maximum" density" of 12.4 upa; a lack of green space; inadequate setbacks between Greystone and Riverview; and the potential traffic pressures on their adjacent, established community. The proposed plan density ranges from 5.6 upa in the single-family areas to the highest densities of 20.34 upa in the centre of the development to arrive at the overall anticipated and maximum densities. Pam MacInnis, one of the Greystone presenters, advised that anticipated densities are a better predictor of the actual densities than maximum - using communities such as Fireside, Heartland and Riversong as examples, all of which have current densities far lower than their maximum allowances and some even lower than their anticipated densities. Gerry Ertel, president of the RCA and main resident speaker of the evening, concluded his presentation with a recommendation that council defer approval of the development until some of the town's infrastructure issues have been firmly dealt with - traffic issues (getting the Bow River bridge built, the four lanes at the Centre Avenue railway crossing and the interchange at highways 1A/22); and expansion of the town's water licence (currently good for up to 40,000 residents). "I guess the question is, who really controls development? ... is the town really looking after our interests?" said Ertel. The RCA maintains that if the core town traffic issues aren't resolved by the time the Greystone residential development revs up, traffic flows would be diverted through Riverview - one of the residents' biggest contentions with the plan. As per the Area Structure Plan, there are 10 entrances proposed into the Greystone community - four off River Avenue, four off Griffin Road north and two off Griffin Road on the east. The RCA would also like to see the parcel of lands currently owned by Rocky View County on the southwest side of the ASP to be purchased by the town and preserved as a major park space rather than be developed into more housing. Drew Hyndman, senior manager of development services for the town, said administration believes there may be an opportunity to discuss purchase of the land from the county but an early guess suggests the price tag would be high, as the land is riverfront. Mayor Jeff Genung asked for a timeline for development, advised by the developer that while market-dependent, a rough timeline would see the first Greystone residents in around three to four years; the Bow River bridge and four-lane rail crossing at Centre Avenue projects are anticipated to be completed by that time. Full community build-out is likely in the range of 10 to 15 years. The site would begin with the industrial and business park, building from east to west. This could coincide with some early residential development of single-family product if the demand persists; the RCA were concerned that both cells could be developing at the same time. Coun. Morgan Nagel, who Ertel has commended for his push to lower the town's building densities, was advised that there was no legal obligation for the town to approve the development. To learn more, visit greystonecochrane.com.
