In a 4-3 vote, the future mixed-use community of Greystone received a narrow pass from council - who have opted to exert control over how the development will take shape at later stages. Coun. Tara McFadden, who voted in favour of setting the development wheels in motion along with Mayor Jeff Genung and Couns. Marni Fedeyko and Susan Flowers, did put the brakes on approving the neighbourhood plan (NP) later that evening, until some council concerns can be settled. Council is seeking more information on traffic impacts, buffers and trail connectivity before giving the green light on the neighbourhood plan to developer Burnswest. Expressing her support for the area structure plan, McFadden advised her fellow councillors that she felt it would be "short-sighted to the extreme to not replace a dusty gravel pit. She highlighted the business park and light industrial and commercial spaces the development would provide in the future as an "amazing opportunity." "For years we’ve needed more business lands available, both to support Cochrane’s local businesses, and provide jobs, but also to have more businesses helping to carry our tax load," said McFadden, adding that Greystone will help make Cochrane a "complete community." "The work I’m asking the developer to do with my motion is to take some reasonable steps to address these concerns. I don’t want to see unnecessary traffic being directed onto Riverview, I want it to be safe, and I want this to be a completely walkable, truly connected community, where you’re a five minute walk from anything you need." Couns. Morgan Nagel, Alex Reed and Pat Wilson continued to be fundamentally opposed to approving more development in Cochrane, expressing concerns over the seemingly saturated housing market, as well as the timing with the Bow River bridge project (estimated to be open in 2020), the future Centre Avenue underpass and the development on Cochrane's borders by Rocky View County. "I do believe Cochrane is not ready for this community," said Nagel, who felt council has not listened to the concerns coming out of the adjacent Riverview community and believes the entire residential component should be left out of Greystone and it should be a business park with riverfront commercial spaces. Reed said while there were many elements of the development he liked, he could "not vote in favour of this with a clear conscience." Wilson was not convinced that the timing of the development (which would see its earliest residents in roughly three years) would coincide well with the town's infrastructure needs and felt there was too much potential to further exacerbate the traffic congestion. Mayor Genung stressed that council has heard the concerns out of Riverview, giving a nod to Riverview Community Association (RCA) president Gerry Ertel for his efforts and engagement with developer Burnswest. Ertel expressed disappointment on behalf of the RCA on council's decision – see his letter to the editor on page 16. Genung approved the development on the merits that council would have ample opportunity to determine land use and other details as the neighbourhood plan moves along. He added he believes development would coincide with the timing of infrastructure projects, would not further fuel traffic congestion, and approving only the commercial elements would burden the town's existing tax base. "If you turn it down, what kind of a message are we sending? That we're closed for business?" said Genung, stressing that continued work with the RCA would mitigate resident concerns such as buffer zones, air quality concerns, traffic and how overall densities would play out (5.6 units per acre in the single-family areas and 20.3 in the centre of the plan for an overall anticipated density of 8.2 upa). According to Dave Devana, CAO for the town, the Greystone, infill development has the potential to generate between $12 to $13 million in off-site levies. "Greystone is in offsite levy area number nine, which pays $235,718 per hectare at subdivision or approval of development permit. Payments are paid in two installments – 40 per cent on approval of subdivision or DP and 60 per cent one year later," explained Devana, adding that no levies are due until the NP has been approved. Genung added that he would like to explore options to purchase the area adjacent to Greystone owned by Rocky View County that is flagged for future high-density development, in favour of keeping this space a park or open green space. As this is prime riverfront land, the price tag would likely reflect this. Fedeyko added that she wants to ensure adequate parking would be provided within the development. "We all know parking is a challenge in many of our new communities and I want to ensure there is ample parking available in the higher density area. It could be a parking garage or something but I I don't want cars spilling out into lower density areas." Coun. Susan Flowers was supportive of the "vibrant" future community and in favour of the diverse housing product that it would provide. Voices of opposition also expressed concerns over the town's water licence, which will be sufficient for around five to seven years or until Cochrane reaches a population of 40,000. Drew Hyndman, senior manager of development services for the town, confirmed that once the development reaches the subdivision stage, it would not proceed without a sufficient water licence.
