Wheatland MDP set to protect agriculture and rural lifestyles

Times Contributor 

 

Alex Taylor, Project Manager from Dillon Consulting said combined voices in the county are calling for a focus on agriculture and preservation of our rural lifestyle. 

Taylor draws his conclusions from the combined input given to the new Municipal Development Plan. The MDP draft suggests a clear process is needed for development projects, including provisions for water resources, environmental protection, good roads and infrastructure systems. All developments are recommended to be sustainable and hold their own on an economic and financial basis.

“We developed a renewed vision for the County. We believe it should strive for what everyone in the county wants and all the goals and policies should stem from that vision,” said Taylor.

The new vision statement was based in part on previously approved mission statements used by the County. 

It is: Wheatland County seeks a balanced approach to sustainable, well-planned development, which enhances and protects our agricultural and natural areas and resources over the long term. We will promote a quality of life that reflects our rural heritage, and ensures a County that we can all be proud of. Sustainable levels of services and infrastructure will help our communities to grow for the benefit of all, promoting our community spirit.

The key policies which support that vision hinge on three goals: the preservation of heritage, management of growth and development of County services. 

Heritage preservation begins by preserving farmland, so residential development will be encouraged around existing residential areas. Agricultural values will be promoted by developing more variety in agricultural use and encouraging responsible farming practises. 

The prior MDP allowed only one parcel subdivided from a section of land. The new plan suggests increasing subdivision to five parcels per each section. At first glance, this policy seems to contradict preservation, but Linda Henrickson, Wheatland County Project Manager says it really discourages overdevelopment.

“The intention is to limit residential, so in general a three acre parcel is what is preferred, because it makes sure there is enough for another field (septic) if your field fails. If it is beyond that, five to 10 acres, it becomes an agricultural small holding rather than a residential parcel, and beyond 40 acres it becomes agricultural general,” said Henrickson.

The change was in response to demands for more flexibility. In the past, families wanted to provide opportunities for family members to build independent residences, yet stay on the family farm. They also wanted options for un-farmable areas, or wanted opportunities to sell small portions for economic relief in times of financial hardships.

County planners considered that beyond five parcels, the requirements for an expensive Area Structure Plan and municipal servicing would discourage the property owners from considering residential development and keep land in agricultural use. An ASP can cost anywhere from $12,000 to over $30,000.

The new MDP recommends removal of Subdivision Credit Application Transfer (SCAT) program for un-farmable land, as it is not feasible under a five parcel policy. It would be replaced by a Transfer Development Plan (TDP) that is based on land credits, which could be sold to others, or transferred for equitable compensation. The TDP is used in the U.S. and by the County of Big Horn in Alberta, but exact details about provincial plans for a similar program haven’t been released. It is expected to be implemented within five to 10 years.

“We are making sure if the provincial government comes forward with that in the next few years, the County will be able to follow in that direction,” said Taylor.

Natural areas were to be preserved from development encroachment, by incorporating environmental reviews and protection for environmentally sensitive area and native vegetation. Suggestions for strong water policies included making inventories and maps of groundwater, surface water, riparian and wetland areas. Naturalized and low impact plantings were encouraged on borders to surface water, and good storm water mitigation plans were suggested. 

Strathmore and Eagle Lake have been designated as the largest potential residential growth zones, followed by areas surrounding towns, villages and hamlets. Potential industrial and commercial growth was suggested to follow along currently established corridors. Tree planting and use of naturalized landscapes within developments was also encouraged. Communal water and wastewater services are discouraged; instead, they should link into existing infrastructures. 

“The MDP continues the policy of discouraging private wells for areas that are already have servicing. So, in the hamlets that have servicing, no private wells are permitted in those areas and water trucking discouraged,” said Taylor.

Water and wastewater plans would be required for new developments, with suggestions that County water services are metered, keeping in mind conservation and Green practises. Composting plans would be encouraged. 

New policies were needed to develop the County’s historic and rural identity. Promotion of agro-tourism for economic development was listed. Historic building reconstruction, encouraging historic housing designs in new developments and the naming of streets after historical figures, and developing a historical site inventory were recommended. Promotion of tourist attractions stemming from a tourism inventory was introduced. 

The development of partnerships would encourage parks and recreation opportunities within communities and new developments. These areas could include pathway and trail development. Health and safety of residents would be provided and developed through service delivery partnerships; and needs would be targeted through periodic assessments of emergency services. Encouragement could be given for new developments to use environmental design to discourage criminal activity. 

Hamlets and municipal communities were recommended building sites for institutional complexes and it was recommended they situate close to others already established within the County.

Effective long term planning for development and maintenance of roadways could be delivered through coordinated asset management.

Retail and Commercial development is encouraged as an economic base for hamlets. 

Industrial development would develop in the current established areas along Hwy 1, west of Carseland and along Hwy 21 with buffers set up for residential areas. Increasing transportation accesses with visual, noise, dust and traffic mitigation policies were suggested. Agro and home-based businesses could be encouraged. 

Mitigation policies would also apply to natural resource development within the County jurisdiction. It was recommended that mapping of natural resources within the County take place to facilitate better management practises. Any natural resource development was suggested to be clustered, to prevent adverse impacts on environmentally sensitive and residential areas. Development of sustainable and community appropriate energy plans were encouraged, with suggestions for impact, setback and decommissioning studies. Emphasis could be placed energy conservation practises.

The entire MDP draft is available for review on the County website at www.wheatlandcounty.ca and residents are encouraged to submit any suggestions or comments until September.