Growth and Development at Cochrane Lake

These applications outline development guidelines for Cochrane Lake Hamlet Plan's Neighbourhood 'C', proposing approximately 720 residential lots, integrated park spaces, and a network of linear green spaces and multi-use paths. Due to non-participation by southeast quarter section landowners, these lands are included as a "shadow plan" with no development timeline, influencing the design of the adjacent interface area. The original proposed UPA in the Edge district would be between 4-6 UPA, and only single-detached housing units. 

• Transportation: A Transportation Impact Assessment (TIA) has identified necessary road improvements at full build-out, including signalization and intersection modifications on Highway 22, upgrades to Cochrane Lake Road and Range Road 43, and intersection lighting. TIAs will be updated at each subdivision phase to determine specific required upgrades.
• Potable Water: Connection to the existing Cochrane Lake water system is proposed. Servicing studies will be updated at each subdivision phase. The water license service area boundary will require expansion to accommodate full build-out.
• Wastewater: Connection to the existing Cochrane Lake sanitary sewer system is proposed. The Master Service Agreement boundary will need to be updated to accommodate full build-out.
• Stormwater: Management will follow the Cochrane Lake Sub-Catchment Master Drainage Plan, utilizing onsite facilities like a holding facility and bioswales. 
   
• Public Hearing on October 31, 2023
  • A council motion had moved that these applications be sent back to Administration. The motion was to revise the Cochrane Lake Neighbourhood ‘C’ Conceptual Scheme to limit the allowable UPA as originally proposed.
  • Meeting Minutes / Video 
     
• Council Meeting on January 9, 2024
  • A council motion directed Administration to amend the scheme to a maximum density of 6.25 net units per acre. This calculation excludes Municipal Reserve (park land), Environmental Reserve (protected areas), and Public Utility Lots (infrastructure).
  • Meeting Minutes / Video 
     
• February 27, 2024 both the Conceptual Scheme and Redesignation applications were approved as recommended by Administration.
  • Meeting Minutes / Video 

A land use bylaw amendment in Residential, Mid-Density Urban (R-MID) District and Residential, Small Lot (R-SML) District to decrease the allowable side yard setback to 1.5m on both sides of a parcel for principal buildings, excluding corner lots within Neighbourhood C Conceptual Scheme within Cochrane Lake Hamlet Plan

• Meeting Minutes / Video
• Subdivision Application [PL20240205] - Ongoing 

The subdivision application proposes 254 residential lots. The proposed housing mix includes 95 rowhouse units, 78 semi-detached units, and 81 single-detached units, with a UPA of 6.1. A recirculation was sent to adjacent landowners in the first week of February 2025. 

• Development Permit (Stripping and Grading) [PRDP20248347] - Ongoing 

A stripping and grading development permit was applied for in concurrent with the subdivision application. This development permit is still ongoing and still in circulation. 

• Cochrane Lake Village Neighbourhood Plan [PDF/12.9MB] [PL20190093, 94] - Approved in February 2021 

These applications outline development guidelines for the western portion of Cochrane Lake. The applications highlight a mix of housing options, including single-detached dwellings (laned, laneless, and estate options), yielding a maximum of 800 units at a density of 1.36 UPA in the Neighbourhood District, 3.46 UPA in the Transition District, and 3.27 UPA in the Centre District. A proposed Village Core along Cochrane Lake may include small-scale commercial space (recreation-oriented), a boathouse (rentals and storage), a year-round pier, a daycare, and a community center.

Cochrane Lake Village Neighbourhood Plan [PDF/12.9MB] [PL20190093, 94] - Approved in February 2021 

These applications outline development guidelines for the western portion of Cochrane Lake. The applications highlight a mix of housing options, including single-detached dwellings (laned, laneless, and estate options), yielding a maximum of 800 units at a density of 1.36 UPA in the Neighbourhood District, 3.46 UPA in the Transition District, and 3.27 UPA in the Centre District. A proposed Village Core along Cochrane Lake may include small-scale commercial space (recreation-oriented), a boathouse (rentals and storage), a year-round pier, a daycare, and a community center. 

• First Reading and Public Hearing were approved on January 14, 2020
  • Meeting Minutes / Video
• Council Meeting on February 23, 2021 approved the 2nd and final reading of the Conceptual Scheme amendment and redesignation applications.
  • Meeting Minutes / Video 

Concerns have also been raised over the perceived lack of phasing of separate developments within the Hamlet. The adopted Hamlet Plan [PDF/14.9MB] does not sequence neighbourhood areas within the Hamlet and instead states:

“Neighbourhood phasing will be driven by servicing availability, proximity, market conditions, and landowner initiatives.”

Although there is no explicit sequencing of the different neighbourhoods, subdivision within Neighbourhood C is phased. This this will allow Council to monitor the impact of the overall development as it progresses and provide direction any amendments to the development, as necessary.

• Magna Vista Conceptual Scheme [PDF/15.7MB] / Redesignation (PL20240120, PL20240119) - Ongoing 

The proposed units per acre (UPA) is 1.1. Individual residential parcels within the development will be limited to a maximum size of two acres, with no more than 25% of all parcels exceeding one acre. 

The County’s policies and bylaws require that applications within hamlets are circulated to landowners within 800 metres of the boundary of a proposal.

When the original applications for the Cochrane Lake Neighbourhood C were circulated in June 2022 (redesignation and conceptual scheme applications PL20220070 and PL20220071), Administration expanded this minimum requirement and circulated a wider area, including the entire Monterra community. The most recent application to amend property line setbacks (PL20240181) was not consistent with this previous approach and only notified those residents within 800 metres. It is acknowledged that this has caused frustration for residents outside of the standard circulation area Administration apologizes for this.

Moving forward, all applications relating to Neighbourhood C and any other adjacent developments in Cochrane Lakes, Administration will ensure that the wider Monterra community is notified to increase awareness of proposals in the hamlet. The ongoing subdivision application (PL20240205) has sent out notifications to the wider community and the comment period is open until February 19, 2025

Taking the above concerns into account, residents may consider that the Cochrane North ASP, adopted in 2007, and the Cochrane Lake Hamlet Plan [PDF/14.9MB], adopted in 2011, no longer align with the vision of the community.

• Council could seek to initiate a review of these Plans when it considers the annual ranking of all future area structure plan projects later this year. Any review undertaken would reconsider matters such as phasing of development, overall densities, and supporting infrastructure. This would hopefully address many residents’ concerns relating to the pace and intensity of growth in the Cochrane North and Hamlet area.

Schools

With respect to provision of schools in the Cochrane area, although the matter is primarily the responsibility of the local school boards and the provincial government, the County appreciates the need to also participate in the process by securing appropriately serviced school sites through development approvals. The County is continuing to partner with the three school boards in the region to establish a new joint use and reserves agreement that will encourage the proactive planning of future school sites.

The funding of new school sites is typically prioritized by the Province based on current and future student forecasts presented by school boards and the County does engage with the school boards to seek feedback on the proposed growth of its communities such as Cochrane Lake.

The County will continue to explore additional ways to advocate for school funding from the Province, in collaboration with the school boards and County residents.

Fire Safety

Many homes in the County and in adjacent municipalities are outside of a 10-minute response time; to ensure compliance with the provincial Building Code, homes are required to have improved design elements and fire-resistant materials on appropriate facades. The Neighbourhood C would be required to meet all relevant requirements of the Building Code and National Fire Code.  

The County is also continually reviewing its secondary response agreements with adjacent municipalities to ensure that adequate fire service is in place for future development.

Traffic

In assessing the original Neighbourhood C Conceptual Scheme and supporting traffic impact assessment, it was noted that several upgrades would be required to ensure the safe and efficient operation of the surrounding road network. The need to implement road upgrades will be considered through this first phase of subdivision and conditions would be placed on any subdivision approval to secure any required improvements.