MD OF BIGHORN – A cocktail of development pressure on Harvie Heights, sensitivity of nearby residential and groundwater concerns has the MD of Bighorn looking at an area redevelopment plan (ARP) for the hamlet.
The ARP would create guidelines and strategies for managing and guiding new and ongoing development in Harvie Heights, balancing the needs of residents and businesses in the community of about 163 people.
“A large part of the need for an ARP stems from the uncertainty and opposition relating to perceived proximity of the upper aquifer and a potential negative impact of development to the aquifer, and thus to the groundwater supply,” said Wayne Shanks, interim director of planning and development services, at a governance and priorities committee meeting Tuesday (Sept. 26).
“In 2023, the MD of Bighorn had budgeted for an area redevelopment plan for Harvie Heights. … There have been some developments that been recently approved. And there were some issues that emphasize the need for an [ARP].”
There are nine commercial use lots in a row zoned along the north side of Harvie Heights Road, which are zoned for short-term visitor accommodation and related developments.
Basecamp Resorts, having receiving development approval from Bighorn’s Municipal Planning Commission (MPC) last year, is constructing a new 55-unit visitor accommodation building on one of the lots.
The MD’s Subdivision Development and Appeal Board upheld the decision to approve the project after it was appealed, mainly over concerns of development impacting the aquifer.
After hearing from the Harvie Heights Community Association, residents, the developer, and MD staff, the SDAB made its decision, with two modified conditions, including the supervision of a geotechnical or hydrogeological engineer during groundwater testing and monitoring equipment installation, and a report prepared for the development authority confirming excavation and a planned retaining wall will not endanger the upper aquifer.
Earlier this month, MPC approved another development with 131 short-term visitor rentals at 950 Harvie Heights Road.
The other seven lots are fully developed, “some of which are older developments suitable for demolition and reconstruction,” said Shanks. All lots are fully serviced with municipal water and sewer from the Town of Canmore.
“Above this area – the commercial strip – there’s a natural bench where the residential area lies and all the residential lots are serviced by private water and sewage systems,” he said.
Access to this residential area is by T-junction at Harvie Heights Road and Blue Jay Drive at around the mid-point of Harvie Heights Road.
“Essentially, the MD is looking at an ARP to provide guidance to the redevelopment of the commercial properties, which is sensitive to the residential areas to the north,” said Shanks.
“Having this ARP containing useful information will entail having the chosen consultant prepare a high-level geological report, a stormwater management plan, a utility service study and high-level traffic impact assessment for the hamlet, which will augment any existing engineering information.”
The MD submitted a request for proposal (RFP) in August to prepare the ARP. It was published on the MD’s website with an original closing date of Sept. 8, which was extended to Sept. 15.
Despite the extension, the municipality has received only one proposal for the work.
“Since only one proposal has been received, the recommendation will be made at a subsequent council meeting to approve if this proposal meets the minimum qualifications for this work and is within budget,” said Shanks.
The alternative would be to re-advertise the RFP, he added.
The Local Journalism Initiative is funded by the Government of Canada. The position covers Îyârhe (Stoney) Nakoda First Nation and Kananaskis Country.
