NEWS PHOTO COLLIN GALLANT More than 100 residents of Cypress County, Redcliff and Medicine Hat, along with their elected local resporesentatives took part in a joint public hearing on the Tri-Area Intermunicipal Development plan on Thursday night at the Esplanade's studio theatre.
cgallant@medicinehatnews.com@CollinGallant
A public hearing into how Medicine Hat, Redcliff and Cypress County should regulate development along common boundaries drew more than 100 citizens and 20 of their elected representatives to the Esplanade studio theatre on Thursday.
The most contentious issues were limitations on acreage development on the outskirts of Medicine Hat and how existing landowners would be affected by a new proposed Greenhouse corridor southwest of the city limits.
The Tri-Area Intermunicipal Development Plan has been in place for 10 years. The agreement sets down general future land uses and gives each other municipality the ability to comment on development in certain areas requiring updates.
Officials told the crowd at the extraordinary meeting that the majority of the document remained unchanged, but the majority of the two-hour hearing was spent discussing how a greenhouse corridor may affect the area.
The site involves eight quarter sections of land that but up against the city limits between Highway 3 and the Holsom Road (Highway 523). Though no zoning changes would occur if the plan is adopted, planners say it would restrict some development proposals, like new residential separations, in favour of the intensive agricultural use.
There are two large greenhouse operations there already, with transportation and city utility servicing in place to accommodate expansion.
Mike Schlenker submitted a formal objection to the section and spoke early on during Thursday’s meeting.
“We’re not opposed to the corridor but the location,” he said, stating several related families have an interest in the area since 1950, including inside the potential zone. “We’re against the restrictions that will be placed on us to (prevent) subdividing and living on our family lands.”
Previously planners have said that stating land use intentions is a route to avoid conflicting uses, but existing use, such as farming, is allowed as long as the owner says otherwise. The change only promotes certain types of redevelopment options.
In the past, large greenhouse development has been coupled by complaints about light pollution from neighbours, thought the IDP enshrines county measures that require blackout curtains on new buildings or expansions.
“We’ve tried to come to a solution that we feel allows the greenhouses to expand and use illumination, but minimize some of the nuisance factor,” said Jeffrey Dowling, head of planning for Cypress County.
Allowing more homes in the area however, may lead to more conflict.
Nearby resident Andrew Dooling said it would leave him with a 10-acre parcel, with little options.
“I won’t be able to sell it or ever live in peace,” he said, stating current operations are livable, but with expansions, “I’ll be blockaded by greenhouses.”
Landowners in future growth zones are allowed to subdivide 10 per cent from parcels of at least 40 acres to create separate titles and a new residence. A maximum of four titles from a section is meant to keep agricultural lands in tact and productive, according to county planning policy.
Another point of contention was how acreages are viewed in areas directly south of Medicine Hat, where the city has objected to subdivisions in order to ease annexation should it be necessary.
Rick Balau, who owns property directly south of S. Boundary Road near Southridge Drive, said he’s been denied several times after proposing to develop acreages.
“It’s put the city in control of development south of the city,” he said, adding that if there are no medium-term plans for expansion, the rules should be relaxed.
Meanwhile, he argued the city is promoting development inside city limits.
“They’re having their cake and eating it too,” he said.
The public hearing took place after the document was introduced at each of the respective councils this month.
Each will have to pass second and third readings, along with co-ordinating any amendments individually before the document takes effect.
That will proceed at councils in Medicine Hat (March 16), Redcliff (March 23) and Cypress County (March 24), when debate will take place. On Thursday, councillors who lined the outside of the spacious theatre asked questions but reserved debate.
“That’s what tonight is all about; we’re hear to listen,” said Cypress County Reeve Dan Hamilton.
