Clearwater County has updated its Municipal Development Plan (MDP), with changes expected to impact the look and feel of future subdivisions.

A key amendment to section 10.2.2 removes the ability to create a third title on a quarter section of land.

Section 10.2.1 remains unchanged from a 2023 update, allowing a maximum of two titles per quarter section.

Council retains the authority to consider “fragmentation” on unsubdivided parcels that are physically separated from the remainder of the land by features such as water, roads or rail lines. Officials describe this as a controlled approach, noting not every subdivision would qualify.

Another section outlining guidelines for “agricultural small holdings” has been removed. Administration said existing rules around direct market sales are already covered under the county’s Land Use Bylaw. Acting director of Planning and Development Kim Gilham said there is nothing preventing small-scale activities on acreages, such as honey production, berries or eggs.

Even so, council will consider a future amendment to better define agricultural small holdings.

Councillor Bryan Cermak, while supporting many of the changes, opposed removing the third title option.

He said feedback from residents shows strong resistance, citing an informal survey opposed by a 10-1 margin.

That contrasts with previous comments from Deputy Reeve Drew McKay, who said the 2023 change allowing a third title was unpopular from the outset and suggested council moved ahead despite public opposition.

At an April 14 public hearing, Gilham presented results from a 2023 survey showing 52 per cent of respondents strongly disagreed with allowing three titles on a quarter section.

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In a last-minute effort to preserve the option, Cermak proposed an amendment to allow up to three titles instead of two. The motion was defeated, with only Cermak and Coun. Tyler McCauley in support.

Cermak also proposed limiting new residential parcels from abutting existing ones, but the amendment did not receive council support. Councillor Breanne Powell said it would amount to a preference rather than an enforceable rule.

Despite his concerns, Cermak agreed the MDP is ultimately about giving farmers more control over their land.

“Farming comes first in this community, and we need to enforce that,” he said, adding the changes could put pressure on heritage farms in favour of acreages.

Council passed second and third readings, with Cermak and McCauley opposed.

Mixed reaction at public hearing

Residents packed council chambers on April 14 to share their views.

Some supported removing the third title option, saying it would help protect agricultural land, limit fragmentation and prevent outside pressures.

Others argued it gives farmers more flexibility, making it easier for aging parents to stay nearby and for children to remain involved in family operations.

Some also noted unsubdivided land is often sold to buyers outside the county, pricing out local farmers.

One resident, who lives on an acreage on her son’s quarter section, urged council to take a balanced approach that supports both growth and agriculture. She also called for communication in plain language so residents can better understand what the changes mean.