FAQ

Foothills County held First Reading and a Public Hearing for the Oxbow ASP on January 18 ,2023 and further deliberated on the Oxbow Area Structure Plan on February 1, 2023. At this February 1, 2023 meeting Council did not support approval of the original application.

Since then, we have been reviewing input from that earlier process, obtaining additional input, conducting further technical analysis, and revising the community design to reflect key comments that we heard from a broad range of stakeholders.

We are excited to resubmit a new Oxbow ASP to Foothills County in spring 2024. Once submitted, Foothills County will complete a comprehensive review of the new Oxbow ASP before setting a date for First Reading and a Public Hearing.

From the onset of the project, we wanted to make sure we developed an ASP for the Oxbow lands that reflects and respects the surrounding local and regional influences.

Following further technical analysis and revision of the community design, we have made some specific changes to the new Oxbow ASP, including:

• A reduction in the size of the community from 1235 acres to 640 acres to make sure the plan is in compliance with the Calgary Metropolitan Region Board Growth Plan and the Hamlet Growth Area policy and direction. Any future development past the initial 640 acres would fall under a future ASP and/or ASP amendment, requiring additional consideration by Foothills County and the Calgary Metropolitan Region Board (e.g. as a Hamlet Expansion Area).

• Increased flood mitigation through development setbacks following provincial 1:200-year flood inundation mapping data and as a result, more naturalized open space along the Bow River’s edge.

• Given feedback from Foothills County, amenities (pathways and parks) previously located in the riverfront area have been relocated within the community to allow for a naturalized river valley and habitat preservation and creation.

• Bolstering environmental sustainability in the new Oxbow ASP by reinforcing and adding policy direction supporting dark sky, water conservation and green energy initiatives, as well as opportunities for the introduction of drought resistant landscape in the community design.

• Conversion of proposed stormwater ponds to reconstructed wetlands to accommodate increased biodiversity and riparian habitat.

• Updated Transportation Impact Assessment (TIA) with local and regional transportation improvements based on anticipated trip generation from the revised community design.

• Allocation of land for emergency service amenities to service Foothills County.

Since 2014, 12 public engagement events have been hosted with community members in-person and virtually to update, share information, and to provide an opportunity to inform the Oxbow ASP. In addition to these sessions, a Community Advisory Committee was formed with representation from residential and commercial neighbours who provided input on the design iterations by attending 8 Community Advisory Committee meetings. This community input was considered alongside 22 working sessions with Foothills County to inform the current Oxbow ASP design.

In total, 42 sessions have been held to collect input from stakeholders, which has directly informed design decisions included in the Oxbow ASP.

We have continued to reflect community wishes for a transition of density down and away from Dunbow Road:

• Larger estate lots maintained on SW corner of the plan area to transition from existing rural acreages.

• Development to begin in Stage 1 and then Stage 2 with reduced sightlines for neighbouring properties.

• Environmental policies including redesigning stormwater ponds to reconstructed wetlands to enhance environmental and habitat preservation and incorporating increased development setbacks from the Bow River.

• Pathway amenities have been incorporated around and within the Oxbow site to reflect community desires for safe multi-use pathways.

• Aging in place was identified by the community, where provisions were made to include multi-family units (townhomes, rowhouses, etc.).

• Incorporation of commercial amenities to reduce distance to essential services.

Foothills County held a public hearing and considered First Reading for the Oxbow ASP on January 18, 2023, and further deliberated the Oxbow Area Structure Plan on February 1, 2023.

At this February 1, 2023, meeting Council decided to refuse the application. We have included below the verbatim wording from the February 1, 2023, Council Meeting Meetings regarding the Oxbow ASP refusal.

“Council is of the opinion that the ASP as proposed does not have sufficient merit to be supported, particularly with respect to the development in the Bow River Valley. While the density and form proposed is in general alignment with municipal and regional planning frameworks, Council had concerns with the amount of infrastructure that would be necessary to advance to develop the location proposed.” (Foothills County Council Minutes, February 1, 2023).

Walton was founded in 1979 in Calgary and now operates with assets across 28 major North American markets, comprising more than 200 comprehensively planned communities. The Canadian business arm of Walton was adversely impacted by the economic downturn of the Alberta economy, triggered by a substantial and sustained drop in energy prices, beginning in and around 2014. This recession led to weakened demand, reduced sales, protracted project timing and liquidity restraints.

The restructuring was planned and focused on the reorganization of certain Walton managed companies, representing only a fraction of Walton business, and was not a liquidation or bankruptcy proceeding.

The Companies Creditors Arrangement Act (CCAA) filing was necessary to protect stakeholders, including creditors, employees and shareholders. The Oxbow project was not a part of this filing.

The restructuring plan was approved by the Alberta Court of Queen’s Bench under the CCAA in 2017, and Walton continued business as usual during this restructuring process which resulted in a much stronger and healthier group of companies. The restructuring was substantially completed by 2018.

We have included provisions for the Oxbow community to be comprehensively serviced with water, sanitary, stormwater infrastructure, as well as shallow utilities and municipal services opportunities.

For example, a Public Utility Lot will be provided which will accommodate the location of a Water Treatment Plant, Wastewater Treatment Plant, an emergency services only boat launch, and road maintenance depot. The Public Utility Lot will be elevated to be clear of the flood risk area.

The Water Treatment Plant, if provided as an alternate solution to tying into the future regional water distribution system, and the Wastewater Treatment Plant will be developer funded and could be transferred to Foothills County management in the future.
These infrastructure and utility systems will be designed and operated to required Provincial and County environmental standards.

We are also working with Foothills Fire Department to determine if a future Fire Station could be located in the plan area and from the onset of the project, we have connected with the local school boards (e.g., Foothills School Division) to understand their needs and locate the school site appropriately within the plan area. Timeframes for the development of a school site have not been determined at this stage of the application process. The school site is intended to service Oxbow and Foothills County residents.

Additional non-municipal services could include access to fiber optic services, for the Oxbow community and possibly for Davisburg area residents.

The Oxbow ASP includes policy provisions to accommodate servicing by tying into the regional water distribution main along Dunbow Road, or alternatively through a private utility system satisfactory to Foothills County.

Regarding the status of the regional water line proposed by the Town of Okotoks and Foothills County, we only have publicly available information. The following bullet points are taken from the Town of Okotoks website:

• Water will be pumped from the Bow River where it meets the Highwood River through a shared water system to treatment facilities in both municipalities.

• The project is currently at the preliminary design stage.

• Okotoks and Foothills received $16M in funding from the Province in fall 2023 to construct a raw water pipeline.

• There is a potential for municipal shares of the project to be 100 percent funding through grants and off-site levies.

The Oxbow community has five registered water licenses. These licenses will service the 640-acre Oxbow community and the forecasted residential population (estimated to be approximately +/- 6,200 residents) during the communities 15–20-year buildout time horizon.

From the technical work completed to date, there is no evidence that the development will have any impact on surrounding landowners ground water wells. The Oxbow ASP will access water from the Bow River, through either the regional raw water distribution main along Dunbow Road, or a private utility system.

No individual wells will be permitted within the Oxbow ASP area (reducing the risk of impacts to neighbouring well systems).

We have completed a range of technical studies during the preparation of the original Oxbow ASP and have completed a series of updates to technical studies to provide current information to inform the Oxbow ASP. The following technical studies have been updated as part of the Oxbow ASP resubmission process.

Transportation Impact Assessment (TIA): A planning tool used to determine a proposed development’s specific impact on the regional road network and the necessary timing, phasing, and extent required to support development. A TIA is approved by the municipality and is designed to be referred to and updated as needed throughout the ongoing development of the community, at the discretion of Foothills County.

Master Drainage Plan (MDP): Addresses the current and future drainage needs of a given community. The boundary of the plan usually follows regional watershed limits. This updated study considers, among other matters, the increased development setbacks from the Bow River based on the 1:200-year Provincial draft flood mapping and the formerly proposed stormwater facilities being replaced as reconstructed wetlands, which will meet the requirements of the Province.

Biophysical Impact Assessment: An updated assessment and evaluation of the impact of a proposed project on identified environmentally significant areas and natural parks.

In addition to the above technical studies, the following studies and reports and associated approvals have been received for the Oxbow ASP, through the original Oxbow ASP submission.

Historical Resource Impact Assessment: Mandated by the Government of Alberta’s Historical Resources Act, which identified archaeological, historical, and palaeontological resources.

Paleontological Historical Resource Impact Assessment: Evaluates geological and paleontological observations, discusses their significance, and possible mitigation measures,

Conceptual Water and Sanitary Servicing Strategy Report: Outlines the servicing for the proposed development, including the locations of the proposed facilities, access, and egress.

Preliminary Geotechnical Evaluation & Slop Stability Study: Evaluates soil composition, contamination, and erosion to establish preliminary engineering and design considerations like setbacks, fill, and stabilization.

If the application is approved by Foothills County, additional studies would be required at the Development Permit application stage.

Walton has completed an updated Transportation Impact Assessment (TIA) to understand transportation impacts (pedestrian, wheeled, and vehicle traffic) that result from the development of the Oxbow lands. The purpose of the TIA is to evaluate the impact of the proposed Oxbow development on the surrounding Foothills County road network. The study findings identify the necessary upgrades as Oxbow development phases are completed.

The parameters for the new TIA were determined in consultation with Foothills County and their requirements.

Historically, Foothills County also completed two functional planning studies to determine the future cross section of Dunbow Road from 112th Street to Highway 2A (Macleod Trail). The findings from the two FPS studies were reviewed as part of the TIA study. These findings were used to align the recommendations of this TIA with the County’s long-term plans for Dunbow Road.

Through the updated TIA, the following transportation network improvements have been identified at the following timelines.

• For the build out Stage 1 (2027) – Build community access intersection at Dunbow Road and 96 Street with southbound/northbound stop sign.

• Additional infrastructure improvements are proposed to occur in 2032 and 2037 as Stages 2, 3 and 4 are built out, including (but not limited to) signalized ramps southbound and northbound at Highway 2 and Dunbow Road and and roundabouts at 80 Street/96 Street and Dunbow Road.

As noted in the previous question, Foothills County completed two functional planning studies (FPS 2016 and FPS 2022) to determine the future cross section of Dunbow Road from Highway 2A (Macleod Trail) to 112 Street E.

In the 2016 FPS, the County identified that Dunbow Road will need to be upgraded to a four-lane cross-section by 2045. To understand what this ultimate cross-section could look like by 2045, the County developed 5 cross-section options with the objective of minimizing the extent of the required right-of-way. Each cross-section option has different alignment requirements, including where wider rights-of-way may be required, and can be reviewed in more detail by accessing the FPS 2016 Study prepared by Foothills County. Depending on the cross-section option selected by Foothills County, lands adjacent to Dunbow Road may or may not be required for the right-of-way.

A new road and bridge have not been considered in relation to the Oxbow ASP, nor are there any current plans from Alberta Transportation. Access to the Oxbow lands via Dunbow Road is preferred as it provides direct access to Highway 2 and has already been identified by Foothills County as an arterial roadway that requires upgrading to support regional growth (independent from the Oxbow ASP approvals).

We are planning to resubmit the updated Oxbow ASP to Foothills County by early summer. Once submitted, the Oxbow ASP will be circulated to various agencies for their review and would then be considered by Foothills County at First Reading and a Public Hearing.

If given First Reading by Foothills County, the Oxbow ASP is submitted to the Calgary Metropolitan Regional Board (CMRB) to confirm alignment with the Growth Plan and the Regional Evaluation Framework. If endorsed by the CMRB, the Oxbow returns to Foothills County for Second and Third Reading.

Following any adoption of the ASP, several additional planning applications would need to be made to Foothills County including Outline Plans, Land Use Amendments, Subdivision, detailed engineering design drawings and site-specific development and building permit applications. Foothills County will need to review and approve these additional applications before construction can begin. It is likely another 2-4 years before any construction begins.

At each application stage, Foothills County would have full discretion to approve or deny an application based on their bylaws, policies, and plans.

Walton was founded in 1979 in Calgary and is a privately-owned real estate investment and development group who partners with investors, developers, and homebuilders to research, purchase, manage, plan and develop land to its highest and best use. Walton will continue working alongside its existing developer and builder partners to determine how best to build out the Oxbow community.

The Oxbow ASP plans for predominately single-detached homes (regular and estate lots) and multi-family units (townhomes, rowhouses, etc.). Currently, no apartment building forms are contemplated. Density calculations for the Oxbow ASP must conform to the regional density methodology outlined by the Calgary Metropolitan Region Board.

Oxbow is anticipated to include provisions for 2,287 lots/units, comprised of 1,362 single family lots; 480 estate lots and 436 multifamily (townhouse, rowhouse, etc. units), within the 640 acres and conforms to the regional density methodology outlined by the Calgary Metropolitan Region Board’s Growth Plan. For an overview of the current projected lots/units by stage, as well as broader land use statistics for the updated plan, please click here.

The previous Oxbow ASP (2023) included provisions for large-scale regional type uses like parking areas, destination park amenities, and a public boat launch. Based on feedback from Foothills County, we re-assessed the design of the riverfront area and the nature of the amenities to mitigate the potential for the Bow River Park area becoming a regional attraction and thereby creating a series of potential enforcement and traffic issues for the County and existing and future residents.

We heard from the County that there was a desire for more naturalized habitats along the riverfront. As a result, we have adjusted the types of open space and amenities in the community to be more environmentally focused and interpretive and/or passive in nature. Pathways were identified through public engagement process as a community benefit for Davisburg residents, and the updated Oxbow ASP will still provide provisions for safe multi-use pathways around and within the site.

Environmental considerations were made in relation to updated site design and policies.

Within the site design, naturalization of the Bow River Valley has been incorporated through increased setbacks and reduced formalized park amenities with the intention to focus on natural and enhanced biophysical function, habitat creation and wildlife. Also, stormwater ponds have been redesigned as reconstructed wetlands to enhance and expand riparian habitats within the site.

Additional policy direction includes provisions for Dark Sky initiatives, which considers light impacts on the environment, guides placement and design of lighting, and minimizes the amount, area, and duration of illumination. Water and energy conservation policy direction are in alignment with the mandates of the provincial Land Stewardship Act and the Calgary Metropolitan Region Board (CMRB) and will encourage green energy technology and water conservation initiatives within the development.

The Oxbow ASP’s land conservation aligns with direction in the CMRB’s Growth Plan, which provides policy direction for clustered development, which, in turn, promotes land conservation. This is based on the principle that if growth occurs in a more dense form (i.e. create comprehensively designed communities as opposed to individual lots) within preferred growth districts, and if the community can be fully serviced with and water, waste water, and storm systems, land can be conserved elsewhere in the community to maintain priority agricultural, ecological and habitat preservation areas.

In 2014, Bison Historical Services Ltd. (Bison) conducted a Historical Resource Impact Assessment (HRIA) on the Oxbow lands. This study was previously submitted and reviewed by Foothills County.

Bison identified a total of eighteen (18) historical resources sites in the HRIA, some of which are within the Oxbow ASP area, some of which are on adjacent lands. In this study, Bison identified fourteen (14) previously identified historical resource sites and four (4) newly identifies sites.

Based on the results of the assessment, Bison recommended that a portions of land outside the Oxbow ASP area on the eastern boundary of the ownership area be incorporated into the adjacent provincially designated parcel and be given HRV-1 status to be protected from future development impacts. This site is approximately 2km away from the Oxbow ASP’s existing eastern boundary. The decision is within the jurisdiction of the provincial government.

If the Oxbow ASP is approved, we will begin the process of working with development and building partners to make the Oxbow ASP vision come to life.

Additional studies, designs, planning, and engineering will need to be completed before we are ready to submit our next applications to Foothills County (Outline Plan, Land Use Amendment, Subdivision). Foothills County will need to review and approve these additional applications before construction can begin. It is likely another 2-4 years before any construction begins.

At the time of construction, developer construction practices and methods of mitigating dust, noise, and construction traffic will be a guided by an approved Construction Management Plan that will be confirmed at the appropriate development stage.

The Oxbow ASP is not intended to be its own municipality and is intended to continue to be situated within, and governed by, Foothills County.

The lands will be subject to approval by Foothills County at each stage of the application process. The intent of the Oxbow ASP is to be an approved residential Hamlet Growth Area within Foothills County, per the policy provisions the CMRB Growth Plan.