INNISFAIL - Town council has narrowly approved a Calgary developer's application to redesignate almost five acres of an awkward piece of residential and open space land in the Woodlands area for future commercial use.
By giving the application the green light, the decision will also reduce the amount of future residential space by up to eight dwellings and 20 citizens in the area, located near the southeast corner of town, just north of the intersection of Highway 54 and 42nd Avenue. As well, there will now be a reduction of almost half an acre for open space near Buffalo Creek, which is immediately west of the targeted property.
The application for the amendments was first introduced to council at its March 12 regular meeting. Following a public hearing that witnessed opposition to the application, council directed administration to provide further information on the historical planning process for the Woodlands area.
At council's April 9 regular meeting, planner Craig Teal provided a lengthy presentation that gave the historical overview and the implications if the application was approved. Council ultimately gave the green light by a margin of 4 - 3, with councillors Glen Carritt, Jean Barclay and Donnie Hill opposing.
"The commercial cuts back on the wildland reserve and I just feel we don't have enough green space in our town and I would like to hold onto a little bit more green space," said Carritt. "People move to a small town for green space. I do respect the decision of council but there was a plan made out for that and we just continue to change."
Heather Albritton, who has lived near the site along Wilson Street for the past 10 years, said she was disappointed with council's decision because she felt members did not have all the necessary information on the potential problems commercial development could bring, including increased crime, and adverse environmental and wildlife impacts.
"It's going to impact me as there will be more traffic to Wilson Street and there is no street lights there," said Albritton. "The thought of them building a multi-storey hotel looking over my property, if I am still living there, is not great."
Albritton said her biggest concern is the possibility of future flooding once commercial development is completed.
"If they block that off, the area where water normally goes to, all the water (will) come down from 52nd Avenue, down Woodland Road and onto my property and through and catches up to Buffalo Creek," she said. "If they develop the area where the overflow is, currently wetlands, then there would be nowhere for that excess water to go except higher on my property, and possibly flooding my basement."
Mayor Jim Romane said he supported the application because he believes a future new commercial development will act as a necessary buffer between Highway 54 and the designated residential area immediately to the north.
"It's just not good planning to have residential up that tight to the highway," said Romane, adding the town has had ongoing problems with developments close to highways. "What I am suggesting is with everywhere else you place a barrier, let's say commercial, to act as a buffer to keep the residential back away from the highway."
However, Romane said he wants the town to do its full planning homework to maintain the health of Buffalo Creek.
"Not only do we not want to infringe on Buffalo Creek but Alberta Environment is not going to let them either," said Romane, noting the developer still has to reach a development agreement with the town before any disruption to the area begins. "Those provincial authorities are going to say, 'whoa, you are not going into that waterway.'"
Developer Deep Shergill, who purchased just over seven acres of land a year ago for his project -- including the targeted 4.79-acre parcel, said he has plans to lease the land out for a hotel/travel centre development. Shergill said he hopes to talk to the town soon about the April 9 decision but is not planning on proceeding with a development permit application until next year.
