Clearwater County residents packed a public hearing on Tuesday to weigh in on proposed changes to the Municipal Development Plan, with debate centring on how many subdivisions should be allowed on a quarter section of land.
Under the county’s 2023 plan, landowners can create up to three titles on a quarter section — typically the original parcel plus two additional subdivisions, often used for rural residential acreages.
A “third title out” refers to an additional subdivision beyond the first existing split, allowing a third parcel to be created from a quarter section.
In question is section 10.2.2 of the MDP with council now considering removing that provision entirely. If approved, the change would eliminate the ability to create a third title, limiting development to a maximum of two titles per quarter section — the original parcel and one additional subdivision.
Public opinion at the hearing was mixed. Some residents supported the proposed change, saying it would help protect agricultural land, limit rural fragmentation and prevent perceived outside agendas.
Another said a proper agricultural operation cannot function effectively with multiple homes on a single quarter section, arguing that limiting development helps preserve farmland.
Others argued the amendment is unnecessary, noting council already has discretion to approve or deny subdivision applications on a case-by-case basis, particularly on prime agricultural or sensitive lands.
Councillor Tyler McCauley agreed, saying not all quarter sections are the same and questioned whether a “blanket denial” of third title out was the best option.
Clearwater County councillor Tyler McCauley shares thoughts on proposed amendments to the county’s MDP
Councillor Breanne Powell said removing the provision does not mean the current council is anti development, noting the county has approved 15 subdivisions under the current council term. Those projects include acreages, greenhouses, a campground, short-term rentals, and industrial and commercial developments.
Deputy Mayor Drew McKay said the 2023 allowance for a third title was unpopular from the outset and suggested the previous council moved ahead despite public outcry.
Planning and Development director Kim Gilham said a 2023 survey drew responses from 345 residents, with a majority supporting the existing two-title limit. She added that 52 per cent of respondents strongly disagreed with allowing three titles on a quarter section.
Despite that, some residents at Tuesday’s hearing spoke against removing the provision, arguing the county faces an uphill battle competing with the Highway 2 corridor, adding that many workers already live outside the county in places like Sylvan Lake.
Another resident — speaking in opposition — bristled at the suggestion of the county having more authority over what farmers can do with their land.
“The only people who can afford [quarter sections] are not farmers — they’re people who can put a half-million dollar house on there,” she said. “If you only have two quarters and four children, how do we teach our children to love farming?”
Others said having three titles on a quarter section complicates matter when it comes to estate planning.
Council is expected to revisit the proposed changes at its April 28 meeting, where the bylaw could receive second and third reading.
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