Residents near the former CBC site in northwest Calgary are concerned that a development change at the location will stir up creosote contamination, along with creating significant traffic issues.

A land-use amendment coming to the July 15 Public Hearing Meeting of Council is being sought by Anthem Properties to redevelop the 1706 Westmount Blvd site into a six-storey, high-density location (~262 units). The property had initially been slated for ~88 units in a townhouse style format.

While area residents have lodged a host of concerns, including building height, shadowing on a nearby park and adjacent houses, along with laneway access, the contamination and traffic are top of mind for many.

According to the City of Calgary’s background and planning evaluation, the site is located in an area that’s been affected by the migration of groundwater plume from creosote contamination on the south side of the Bow River. That was due to the operation of the Canada Creosote Company at that south side location from 1942 to 1962. 

“Over time, the creosote migrated into and under the Bow River and into ground under the communities on the north side of the Bow River,” read the City of Calgary document.

As a result, the site was subject to a Risk Management Plan (RMP) that required provincial approval.

Jim Stirling, a semi-retired engineer, is one of several people scheduled to speak against the development change on Tuesday. He said that there’s one major element that’s been overlooked in the provincially approved RMP put forward by the developer.

City documents indicate that a passive soil vapour management and monitoring system is required, along with the registration of an environmental protection and enhancement agreement on the title.

Stirling said the RMP deals with the indoor air contamination of residents, but not that of the surrounding area.

“The risk management vents any creosote contaminants into the atmosphere, into the area around the building, and so the pathway of contamination to the neighbourhood is not something that’s been assessed,” he told LWC.

Further review required: Stirling

He and other area residents want the city council to vote against the land use amendment. Then, they’d like to see an independent panel appointed to assess the evidence they’ve provided.

“We’re not saying never do this. We’re just saying there’s a bunch of evidence we’ve provided that would indicate this is a bad idea,” he said.  

“So, hold the land use amendment. Work through the evidence and then provide your assessment before you go and make this land use amendment change.”

Stirling said the increase in development size isn’t necessarily the issue, though it has triggered the addition of a large parkade. The parkade requires the disturbance of the soil in the area.

Ward 7 Coun. Terry Wong said that he’s open to hearing from both sides at the public hearing before making a decision. Wong did say that many of the residents’ objections have been acknowledged through meetings with them, city planners and the developers.

He said that the building complies with the six-storey limit for that site prescribed by the Riley Local Area Plan. Adjustments have been made so that it has a smoother transition into nearby four-storey units, and limits shadowing on the adjacent properties.

To help address potential traffic concerns in Hillhurst and West Hillhurst, Wong said they’ve asked the City of Calgary’s Mobility unit to conduct a Traffic Impact Assessment (TIA) in the area.

“Not just because of the CBC site, but for all traffic moving in and out of that area. So, we’re looking at the traffic implications over long term,” he said.

Wong noted they’ve also committed to intersection improvements at 16 Street, Memorial Drive and Westmount Boulevard.

Creosote plan in place, said Wong

As for the creosote contamination, Wong said that the parkade will only be half below the surface, or roughly the depth of a standard basement. He said an investigation into the area shows that depth is well above the clay and water table barrier, locking the creosote against the very deep bedrock.

“Anything from the creosote to come to the surface, you have to really disturb the ground a lot. Disturbing the ground isn’t going to happen largely because the parkade for the building is half below ground, halfway above ground,” Coun. Wong said.

“So, the depth of the grading is no more than what you see for a residential basement.”

He acknowledged that any potential vapours will be vented into the atmosphere.

“From a creosote perspective, Alberta Environment has accepted (Anthem’s) risk assessment report, and said the risk level is relatively low, if anything, and mitigation measures that they put in place just in case are quite sufficient,” Wong said.

An RMP was approved for the CBC site on May 26, 2025, according to a memo sent to city councillors from Teresa Goldstein, Director of Community Planning.

Given that the establishment of the parkade is much bigger than any other development in the area, Stirling believes it requires additional review.

“Because of that context, the creosote contamination context, that the densification is inappropriate,” he said.

Ideally, Stirling said the City and the province would find a way to remediate the source site. That way, they could deliver on prior plans to create 12,000 housing units in that area.

“The Canada Creosote site was originally planned for a mixed-use community, which should actually be material to the kind of housing placements that we have in the city,” he said.  

“That’s my ideal. I understand that ideal is more challenging to achieve, but then, if we’ve got a housing challenge, then it’s time to rise to that challenge.”