Lack of Area Structure Plans Snubs the Power of a Shared Vision
- B R
- Mar 31
- 6 min read
Published by Carmen Roman et al, President, Crowsnest Pass Taxpayers’ Association, Crowsnest Pass, Alberta
March 29, 2025
“When a group of individuals comes together with collective intention, magic happens.” (Alberta: Office of Statistics and Information)
A growing unease and unhappiness exist among citizens of Crowsnest Pass regarding unprincipled decisions being made about development. Specifically, Dairy Road Park, Southmore, Sartoris Road lands and the MDM are of question. The Municipality of Crowsnest Pass Chief Administrative Officer, Mayor, Council and its Administration continue to oppose residents and exclude them from decision-making that negatively impacts quality residential living and is remiss to present any semblance of an area structure plan. To disregard citizens’ wisdom and insights is undiplomatic. Our local government has been deliberate in its intent to continually implement unjust and unfair processes and procedures non-compliant with the Alberta Municipal Government Act and which favors the developer and averts citizens’ voice. The substandard practice to rezone lands within the mandate of the Historic Resources Act an even greater matter.
Members of council have stated that ALL residents are negative and against development. This is fundamentally untrue! Unfounded, this postulation does not depict residents’ concerns to be excluded from decisions that directly impact them. CAO, Mayor, Council and Municipality of Crowsnest Pass Administration lack the understanding that in shared vision planning, residents have the right to be empowered, know that their concerns and questions will be answered, and that they are a part of the decision- making process.
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Research clearly demonstrates that “the success of growing communities relies heavily on a public engagement process where local government is transparent and collaborates fluidly with its’ constituents” (Alberta Government: Public Engagement). The synergy of a united purpose regarding the sale of municipal lands which favors the developer is sorely lacking in the Crowsnest Pass. Community members, whose quality of life is impacted, have the right to have their concerns addressed in a manner that makes them feel heard, validated and given the opportunity to influence the decision. Our local government is inept in fostering a sense of belonging and commitment that transcends individual aspirations. It fails to acknowledge that a shared vision acts as a beacon guiding diverse citizens towards a common goal.
There has been little obligation to guarantee community building where the co-creation of a vision serves as a powerful catalyst for change and progress. Area Structure Plans, non-existent within Municipality of Crowsnest Pass governance, are an effective tool to practice processes and procedures reliant on the Alberta Municipal Government Act that guides rezoning and development legislation. Area structure plans can be positive when the experience is shared and thoroughly explored through multiple channels of public engagement and when communities navigate the complexities of planning and development with greater ease because decisions are made not on the whims of the few but aligned with the collective dream. This empowerment leads to active participation and engagement that reflects citizens’ investment in a shared goal.
When community members are engaged in shaping area structure plans, plans which lay the foundation for sustainable development, citizens’ feel a sense of ownership. These provide direction for long-term use, instill community building and implement infrastructure planning of a defined area within a municipality. The process, transparent and collaborative, shares trust among community members and its local government. Trust in our government, to govern in effectual ways, has gone adrift. Five-minute interludes, deliberated by residents at a public hearing to pass a rezoning bylaw, at best, offers the minimum requirement for public engagement merely to empower the developer and not the voice of the citizen. The process, biased, does not reflect an operative area structure plan.
The power of a shared vision lies not just in the end result, but in the journey it inspires. It is the thread that weaves together the fabric of community, creating a tapestry rich with collaboration, purpose, and shared success and using open two-way respectful communication which utilizes effective public participation tools. Development needs to be suitable, compatible and feasible to the land and to the residents surrounding it. Changes in the community should enrich the area and attract people through proper effective planning utilizing appropriate open communication as its founding principal.
The ineffectiveness of our CAO and Mayor to lead in community visioning is telling. The number of litigation cases, as well as, Historic Resources Act approvals confronting development is their challenge. These include Southmore judicial review and identified archeological and paleontological sites proposed for development [DjPo-81 – Dairy Road Park; DjPo-25 – MDM; Sartoris Lands – HRV4p and HRV5a; Refer to published article, “Historic Resources Act: Why the Historic Resources Act Matters in the Planning and Development of Municipal Lands, cnptaxpayers.com website].
To summarize, the question that needs to be asked is - “What purpose and who do these ineffectual decision-making processes, led by the Municipality of Crowsnest Pass Chief Administrative Officer, Mayor, and Council, serve?
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WHAT should THE LAND DEVELOPMENT PROCESS look like in the MUNICIPALITY of CNP? Factors to consider.
What is an Area Structure Plan?
An Area Structure Plan:
encourages multiple community engagement opportunities that ensures resultant land use is the most suitable, compatible and feasible option;
accounts for views, perspectives, opinions and concerns of multiple stakeholders;
completes technical studies that identify relevant issues, challenges or barriers for a proposed development to determine land use suitability (Refer to Appendix A list of technical studies).
What a Municipal Area Structure Plan Process Ought to Look Like:
Area Structure Plan --> Rezone --> Sell the Land --> Development Application and Plan
By utilizing this process, the Municipality can proactively identify areas for growth, as well as, plan future for development. This process helps to optimize the value and potential of specific development sites by collaborating with the community’s shared vision and assist in long term planning.
What is the Area Structure Plan Process the Municipality of Crowsnest Pass utilizes?
Sell the Land --> Rezone --> Development Application and Plan
This process does NOT allow for effective public engagement, shared decision-making, and area structure plans are non-existent.
Why an Area Structure Plan and Rezoning Bylaw are critical prior to the Sale of Municipal Lands for a Proposed Development:
buyer /developer is aware of the Municipal area structure plan, conditions of sale, rezoning criteria, restrictions, costs, Historic Resources Act, etc. ensures that an effective community engagement process is implemented;
Why Community/Public Engagement Is Necessary?
opportunity to create an effective area structure plan PRIOR to the implementation of a land use bylaw (rezoning and sale of municipal lands);
establishes multiple tools for public engagement in the decision-making process for municipal area structure plans, land use suitability and proposed land use rezoning bylaw (commercial, residential, hi-density residential, etc.);
establishes processes and procedures for land use rezoning approval as per Municipal Government Act and Historic Resources Act;
offers opportunity to tender municipal land to perspective developers at market value;
ensures proposals for development complies with the municipal area structure plan inclusive of the developer area structure plan (ie. location of building(s), sewer, electrical, transportation, water, etc);
Why residents would be more accepting of land use decisions that have Area Structure Plans?
serves as a catalyst for collaboration of diverse perspectives towards a common goal and shared vision;
inclusive of diverse skills, knowledge, expertise, resources, ages and backgrounds;
creates a foundation for effective decision-making aligned with the greater collective;
greater ability to establish a clear vision in shaping a community;
navigates the complexities of planning and development with greater ease;
offers empowerment through ownership, active participation, and sustained engagement towards a shared vision;
reflects the need for dynamic vision and growth rather than static vision;
offers the opportunity to examine land use challenges, barriers and decision-making by authorizing technical studies to gain knowledge and understanding;
assures two-way communication to establish trust and transparency between citizens and local government;
ensures decisions are being made in the best interests of the community and its people;
inclusivity;
a guarantee that every voice matters, informs, inspire and resonates with all community members setting the stage for collective action towards a common future;
Appendix A
List of Technical Studies
(Municipal Development Plan, page 77)
The following if a non-exhaustive list of potential technical studies that may be required:
Biophysical Assessment
Environmental Impact Assessment
Wildlife Impact Assessment
Wildfire Risk Assessment
Flood Risk Assessment
Groundwater Supply Evaluation
Geotechnical Study
Soils Evaluation
Septic Suitability Analysis
Storm Water Management Plan
Servicing Study
Traffic Impact Assessment
Environmental Management Plan
Reclamation Plan
Alberta Historic Resources Act Approval 37 (2), MGA
*For Historic Resources Act information regarding development of lands in the Crowsnest Pass refer to website cnptaxpayers.com.