Title
Conceptual Scheme - NW-7-51-25-4, NE-7-51-25-4 (Blackhawk Expansion)
Proposed Motion
That the proposed Conceptual Scheme - NW-7-51-25-4, NE-7-51-25-4 (Blackhawk Expansion) be accepted for information, as presented.
Body
Recommendation by Administration
Administration supports the motion as presented.
Purpose
The Conceptual Scheme is for NW-7-51-25-4 and NE-7-51-25-4 and provides a policy framework for the subdivision and ultimate buildout of the Conceptual Scheme area. The Conceptual Scheme will be presented to Council for decision by resolution on November 24, 2026.
Summary
Background
Three (3) applications have been submitted by Select Engineering Consultants on behalf of Blackhawk Golf Course for the lands located at Lot 7, Plan 012 1627 and Lot 2, Plan 962 0534 and Lot 43, Block 1, Plan 032 0824. The applications consist of a new Conceptual Scheme, Land Use Bylaw Amendment (Redistricting), and Subdivision.
The NW-7-51-25-4, NE-7-51-25-4 (Blackhawk Expansion) Conceptual Scheme is a non-statutory policy-oriented document that was developed by the Applicant and their consulting team in coordination with Administration to ensure a policy structure that meets both the goals of the developer as well as ensuring that the requirements of the Municipal Development Plan, Area Structure Plan, and provincial legislation and regulations are addressed. The Conceptual Scheme application was supported by several background technical studies including engineering, environmental, transportation, and oil and gas reports.
Blackhawk Expansion Conceptual Scheme
The proposed Conceptual Scheme (CS) contemplates a 9-hole expansion of the existing Blackhawk golf course and approximately 55 new country residential bareland condominium units with a minimum site area of 1.0 acre. Parcel density will be limited to a maximum of 50 lots/units per quarter section.
The proposed residential units will mainly be accessed via an internal subdivision road to be privately owned and maintained by the condominium board. A series of units will be accessed off Range Road 255 and Township Road 512, which will be required to be extended within the existing undeveloped County road right-of-way. All units will be individually serviced with on-site water (cisterns) and private sewage disposal systems (holding tanks).
Stormwater will be conveyed via constructed drainage ditches to the proposed Stormwater Management Facility to be privately owned and maintained by the condominium board.
The CS identifies one Municipal Reserve lot approximately 3.88 ac in size. The remainder of the MR owing (approximately 4.25 ac) will be dedicated as cash-in-lieu of land dedication. One Environmental Reserve lot is proposed to protect the existing creek in the southeast portion of lands, which is designated as an Environmentally Significant Area (ESA) as it is hydrologically connected to the North Saskatchewan River.
There are several oil and gas wells, pipelines, and facilities located within the subject lands. The infrastructure is no longer operational and has largely been abandoned and/or decommissioned. The CS includes policy that will require the remaining infrastructure to be removed or decommissioned prior to endorsement/registration of the subdivision. Environmental Site Assessments were prepared to identify and evaluate lands that contain contamination due to the oil and gas infrastructure. The CS includes policy that will require all contamination to be managed or remediated prior to endorsement/registration of the subdivision. The CS also includes policy to prohibit any contaminated lands from being designated as Municipal Reserve or Public Utility Lot.
Public Consultation
In accordance with County policy, the Applicant conducted public engagement in support of the Conceptual Scheme and LUB Amendment applications. Public engagement consisted of two open houses prior to application submission, and a direct mail-out to adjacent landowners following initial Administration review of the submitted applications.
The first open house was held on August 26, 2025, to share the proposed development concept at a high level and obtain community feedback. The development concept shared at this open house contemplated 100 residential lots, 0.5 acre in size, and the 9-hole golf course expansion. Approximately 120 residents attended the open house, and 36 written responses were received by the Applicant. Community feedback was received identifying concerns with the proposed parcel density and size, traffic, changing community character, capacity of surrounding schools, wildlife, and servicing.
In response to the feedback received, the Applicant adjusted the proposal to reduce the number of proposed lots from 100 to 55 and increase the proposed lot size from 0.5 acre to 1.0 acre. The second open house was held on March 2, 2026, to share the revised proposal with the community. Approximately 44 residents attended the open house, and four (4) written responses were received by the Applicant. Residents were generally supportive of the reduced parcel density and increased parcel size; however, traffic and community connectivity were highlighted as common concerns.
Following submission of the applications and Administration circulation and review, the Applicant circulated an engagement letter on August 26, 2026, to provide an update on the proposed applications. Three (3) written responses were received. Residents expressed concerns with construction impacts, the extension of Township Road 512, and environmental impacts.
Policy Framework Alignment
The proposed Conceptual Scheme is in alignment with the Land Use Bylaw, with the exception of the proposed minimum site area for residential units. The Conceptual Scheme would provide policy support for a variance to the minimum site area permitted within the CR-Country Residential District (2.0 acres) to allow for 1.0 acre units. The geotechnical and shallow water table reports submitted in support of the applications did not identify any areas of shallow water table (undevelopable land) within the site. Additionally, the proposed 1.0 acre site area is in alignment with the statutory ASP in effect for the area. As such, Administration is in support of this minimum site area variance request. The proposed golf course expansion will be in alignment with the future districting of RS-Recreation and Community Services, if the proposed redistricting is approved by Council (Bylaw 2026-32).
The proposed Conceptual Scheme is in alignment with the Woodbend-Graminia Area Structure Plan (ASP) which supports country residential lots with a minimum lot size of 1.0 acre. The ASP designates the lands as “Mixed Use / Country Residential” which lists multi-parcel country residential uses, extensive agricultural uses, and recreational uses as permitted.
The proposed Conceptual Scheme is in alignment with the goals, intentions and policies of the Municipal Development Plan (MDP). The MDP designates the lands as “Country Residential” with a maximum parcel density of 50 lots per quarter section.
Strategic Plan:
The proposed Conceptual Scheme is consistent with goals and policies of the Woodbend-Graminia Area Structure Plan Bylaw 3-84, the Municipal Development Plan Bylaw 2024-22, and the Parkland County 2026 - 2029 Strategic Plan (Sustainable Growth, Goal 1 and Goal 3).
Financial Impact:
Cost: $0.00
Source of Funding: N/A