A developer whose proposed mature adult and senior housing village was appealed by about a dozen Black Diamond residents two years ago has received the green light to begin construction.
The proposed $52 million Mountain View Village has met all of the requirements to begin Phase 1, which will boast eight villas and a 52-unit condominium on five acres of land west of the Oilfields General Hospital.
Todd Gow, president of Mountain View Village GP & Circle G Vitality Communities, said they worked closely with the municipal development authorities and thoughtfully designed the community and building locations within the parameters of the development bylaw.
“A development permit was issued for the first eight villa units and a condominium, which is 52 units,” he said. “We’ve made some architectural design changes to the buildings and modernized it a bit, but all of the same amenities and features that we had previously are still there and the concept is still the same.”
An appeal hearing was held in early 2018 in response to about a dozen residents’ concerns about the proposed development. Most were members of the Black Diamond Development Corporation, which formed in 2017 in response to the proposed development.
The Inter-municipal Subdivision and Development Appeal Board sided with residents who appealed the Town’s decision to reduce a required 30-metre setback under the Town’s land use bylaw to seven metres after approving a slope stability assessment by a geotechnical engineer.
In its report, the board expressed concerns about the age of the information relied on in the slope stability assessment after learning the site hadn’t been visited since the last development proposal 10 years prior, as well as the size and weight of the development due to expanding clay in the ground and drainage.
The report also stated concerns about the proximity of the condos to the hilltop overlooking and casting shadows on nearby yards.
Gow said the development is in compliance with the 30-metre setback and that they’re ready to move forward with construction.
“We’ve complied with everything we need to and we’ve addressed the concerns,” he said. “It’s important to support the municipality and the citizens so we’re working with the town planners to link and complete the last part of the pathway system through our property. We thought what a great legacy to leave and what a service that would be to all of the citizens of Black Diamond.”
The village will boast a special events centre and lounges, library, community garden, pet spa, off-leash dog area, guest suites, pavilion, heated underground parking, fitness and wellness centre, yoga studio and workshop.
“These homes will provide a significant boost to the tax base and the social and economic impact of the local economy,” Gow said. “This is a $46 million project. The construction is going to create more jobs.”
Brendan Kelly, one of the Riverwood residents who appealed the development two years ago, said he’s satisfied the developer has met all of the requirements.
“It’s a lot better than what they had initially proposed and from my point of view they did what we asked them to do,” he said. “The number one issue for us was not having the buildings (seven metres) from the ridge. We would have had dozens of units looking right into your backyard.”
Kelly said he understood the potential for development on the land when he bought his Riverwood home.
“I understand that it’s a business and that for the Town it’s important to generate more taxes by having more people live here, which is great,” he said. “Another bonus is they’re going to build the path and they’re not going to agitate any of the green zones – that’s all going to be protected. If they’re playing by the rules you can’t say no.”
The property was zoned for multi-family development in 2007. The original owner had a similar development plan, but never began construction.
In the meantime, the Willow Ridge and Riverwood neighbourhoods were constructed and in 2015 the land went up for sale.
Gow said future plans for Mountain View Village includes a second condominium with 125 units and more villas.
