A new planning document designed to guide long-term growth in Bragg Creek is facing opposition from a landowner who claims it will hinder future development in the hamlet.
Landowner Raises Concerns
Dick Koetsier, who owns over 100 acres in the greater Bragg Creek area, argues that the proposed area structure plan (ASP) would discourage investment in both residential and tourism projects. He stated, "It really, according to my consultants, takes all the wind out of any sails for future development."
Koetsier has owned land in Bragg Creek since 2005 and is the proponent of Gateway Village, a multimillion-dollar residential development. Opponents of that project have expressed concerns that it could alter the hamlet's rustic character, potentially transforming it into a mini-Canmore.
Impact on Expansion Lands
Beyond Gateway Village, Koetsier owns nearly half the parcels in a 220-acre area designated as "expansion lands" in the draft plan. While he has no immediate development plans for that area, he anticipates wanting to develop there in the future. However, the draft plan limits density to 350 units, or 1.65 units per acre, and requires retaining 70 percent tree canopy in the gross "transition area."
Koetsier contends that these requirements make development economically unfeasible, especially given that developers already bear costs for infrastructure servicing and off-site assessments. "If people want to have better sidewalks, better open spaces and the type of housing for young people, as well as seniors and new families, then it has to go somewhere," he said. "Staying the same is really not doing anything for those needs."
Proposed Changes
To make residential development more viable, Koetsier suggests increasing allowed density to 3.4 units per acre and reducing tree cover retention requirements to 35 percent. He emphasized the need to preserve future potential, stating, "We might not need all the new houses right now, but maybe in 10 or 20 years it will be different (and) the community will want to expand. Why take that future potential and destroy it now?"
Rocky View County council is expected to vote on the updated ASP this fall. An open house on the draft plan drew large crowds to the Bragg Creek community centre last week, indicating significant public interest in the hamlet's future.
