Supplied image
A map shows a "Regional Heavy Industrial Collaborative Planning Area" in Cypress County (hashed grey) adjacent to city and town limits of Redcliff and Medicine Hat in a proposed update to the long-standing tri-area development plan of the three municipalities. About 14 quarter-sections of land within city limits would see development considered when appropriate to the neighbouring heavy industrial, but that land includes a number of clubs and facilities on land leased from the city.
@@CollinGallant
Language has been softened and strengthened in parts a newly edited version of a Tri-Area Development Plan agreement that several Medicine Hat clubs says perpetuates risk to their facilities.
The agreement, between Medicine Hat, Cypress County and Redcliff involves areas long of common boundaries of the three municipalities and lays out general zoning in the interests of reducing conflicting uses and spurring orderly development.
It’s been in place since 2009, but the last approved update in 2020, included a “joint planning” areas north of Redcliff to accommodate the potential of new large industrial investment.
Amendments proposed last fall suggests adjacent land – including parcels inside Medicine Hat and Redcliff – only be considered for similar use as a buffer zone. There, uses incongruent with a nearby industrial site, like housing, would not be permitted.
That, however, further rankled clubs which lease city-owned land in the NorthWest industrial Park land who say they would be affected.
Club officials from the Medicine Hat Speedway, Dragstrip and Rifle and Revolver Club spoke at length about issue at a three-council joint public hearing last month.
On Monday, Hat city council completed second reading of the bylaw that would now spell out the situation clubs using nearby land, but also reiterate that land should be considered for heavy industry.
“We have had a public hearing and we listened,” said Coun. Shila Sharps, who sits on the three council’s joint intermunicipal working committee. She said the language changes – such as from “only heavy industries and supporting will be permitted” to being “encouraged” – were amended at the behest of Cypress County.
Another newly added clause states that “any existing incompatible uses may continue to operate and reasonably develop within their existing footprint,” it now reads. That was very close statements by City of Medicine Hat development officials in direct response to questions posed by club officials at the public hearing.
“So far as I can see, we’re aligned with moving forward and giving the groups out there some comfort,” said Sharps.
The Tri-Area Municipal Development Agreement between the three must be passed by all three councils in the same form – a process that Mayor Linnsie Clark stated this week will entail each council progressing the bylaw to second reading with amendments.
That was accomplished this week in Medicine Hat and Cypress County, in Redcliff last month, with third and final readings set for later in March.
Another addition specifically reiterates that the city’s existing “NW Industrial Park” area structure plan – comprising the six quarter-sections – remains in place to guide development of the parcels. The land was annexed by the city as a long-term industrial land bank in the 1980s, but was leased to clubs in the 1990s.
Club officials told the public hearing that the lack of certainty make it difficult to approve maintenance or improvements, and they say the cost of relocating would be cost prohibitive.
The IDP encompasses all areas adjacent to the city limits of the City and Redcliff.
The new version suggests new agri-food developments be encouraged along Highway No. 3, and changes some boundaries in Cypress County.
Another change involves a “city growth” area in the south, where previously administrators said the land directly south of South Boundary Road should see less intensive development as it would likely be needed for future city subdivision in several decades.
A new addition to the draft on second reading would require all acreage development in the area to require their own water supply, rather than being provided city service connections.
