County MPC divided over subdivision application

The Wheatland County Municipal Planning Commission has approved a subdivision application to divide agricultural lands proposed for further development.

The proposed application sparked debate amongst committee members following its presentation due to concerns from neighbouring landowners, as well as regarding the application’s indicated development placement.

It was county administration’s recommendation that the application be approved, being subject to several conditions, largely concerning payment of fees and taxes, as well as road construction and maintenance.

The land in question is located approximately 1.7 kilometres north of the Town of Strathmore, immediately southwest of the Range Road 51 and Township Road 250 intersection.

A wetland assessment and impact report, which was included in the application, identified three temporary, and one seasonal wetland present at the location proposed for development.

According to the results of the study, one sensitive bird species was noted within 100 meters of the subject area.

The proposal does suggest impacting the wetland in order to accommodate the subdivision. Impacts are proposed to be settled via in-lieu fee payment for compensation to the Ministry of Environment and Protected Areas.

Coun. Scott Klassen suggested regarding access to the area in question, the county should discuss addressing the conditions of the local access roads, both regarding the current application, and for future developments in the area.

“I just think at budget time, whatever council is here … that we look at upgrading this road to MRO, and the one to the east of it too, which is Township Road 250, because there is also, [the] Agricultural Society might be putting a building out there,” said Klassen. “I have heard from residents over the years that it should be upgraded, so it would be a great budget discussion. For now, it is just something I think council should look at.”

Coun. Shannon Laprise objected to the approval of the application, echoing several concerns raised both by development authorities, as well as neighbouring landowners. 

“This one to me seems just barely suitable for the subdivisions proposed. My first discomfort with it is having the wraparound lot, as it was said in one of the letters,” said Laprise. 

She added concerns regarding both the placement of the septic systems, and the development over preexisting wetlands to place a driveway detailed in the application.

Laprise suggested requesting an environmental impact study once the application returns for a development permit.

Adjacent landowner objections to the proposed application ranged from complaints over increased traffic, to dissolution of their privacy on their property, to significant environmental impacts to local water systems.

The vote to approve the application was approved 4-3 in favour.